CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION October 1, 2014

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Planning and Zoning 1 October 1, 2014 CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION October 1, 2014 PRESENT: Wanda Drewel, Secretary/Treasurer Tad Skelton Cindy Coronado Dan Stauder Jim O Donnell

1, 2014, at 7:00 p.m. at Kirkwood City Hall, 139 South Kirkwood Road. Council Member Tim Griffin, City Planner Ryan Spencer, and Administrative Assistant Patti Dodel also attended the meeting. 1. Acting Chair Wanda Drewel called the meeting to order at 7:00 p.

1 Planning and Zoning 1 October 1, 2014 CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION October 1, 2014 PRESENT: Wanda Drewel, Secretary/Treasurer Tad Skelton Cindy Coronado Dan Stauder Jim O Donnell Madt Mallinckrodt Allen Klippel ABSENT: Gil Kleinknecht, Chairman Greg Frick, Vice Chairman Pursuant to notice of meeting duly given, the Planning and Zoning Commission convened on Wednesday, October 1, 2014, at 7:00 p.m. at Kirkwood City Hall, 139 South Kirkwood Road. Council Member Tim Griffin, City Planner Ryan Spencer, and Administrative Assistant Patti Dodel also attended the meeting. 1. Acting Chair Wanda Drewel called the meeting to order at 7:00 p.m. Mr. Kleinknecht and Mr. Frick were absent, and their absence was excused. 2. Motion was made by Mr. Stauder and seconded by Mr. Skelton to approve the minutes as written for the September 17, 2014, meeting. The motion was unanimously approved by the members present. 3. PZ SPECIAL USE PERMIT (EXPANSION OF NON-CONFORMING USE) AND SITE PLAN REVIEW-LINDELL STUDY CENTER, 700 WEST ESSEX Submitted: Automatic Recommendation: Petitioner, Margaret Buehrer (Subcommittee Ms. Drewel and Mr. Kleinknecht) Scott Krejci was present. Motion was made by Mr. O Donnell and seconded by Mr. Klippel to approve the special use permit and site plan for Lindell Study Center. Ms. Drewel read the Subcommittee Report: CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION SUBCOMMITTEE REPORT October 1, 2014

2 Planning and Zoning 2 October 1, 2014 PETITION NUMBER: ACTION REQUESTED: PETITIONER: PETITIONER S AGENT: PROPERTY LOCATION: ZONING: DRAWINGS SUBMITTED: PZ SPECIAL USE PERMIT & SITE PLAN REVIEW (EXPANSION OF A NON-CONFORMING USE) MARGARET BUEHRER, LINDELL STUDY CENTER SCOTT KREJCI 700 WEST ESSEX AVENUE R-3 SINGLE-FAMILY RESIDENTIAL DISTRICT SITE DEVELOPMENT PLAN PREPARED BY KREJCI ASSOCIATES ARCHITECTS. STAMPED "RECEIVED AUGUST 15, 2014, CITY OF KIRKWOOD PUBLIC WORKS PROPOSED PRELIMINARY FLOOR PLAN PREPARED BY KREJCI ASSOCIATES ARCHITECTS. STAMPED "RECEIVED AUGUST 15, 2014, CITY OF KIRKWOOD PUBLIC WORKS DESCRIPTION OF PROJECT: The petitioner is requesting an amendment to a Special Use Permit and Site Plan Review to expand a legal, non-conforming use to allow up to seven unrelated individuals to reside in the residence at 700 West Essex Avenue. The home currently has six bedrooms and the petitioner proposes to construct a two-story addition on the east side of the house with a library on the first floor and two bedrooms on the second floor for a total of seven bedrooms. A Special Use Permit was originally granted on February 28, 2013 (PZ-11-13) that permitted seven bedrooms for seven un-related individuals within the existing structure. The intent was to convert the third-floor attic space to a bedroom/study area, however fire and building code compliance made this plan unfeasible. The proposed addition meets all Zoning Code requirements. The single-family residence is owned and operated by the Corporation for Social and Educational Development (CSED). The activities carried out on the premises are reported to be under the spiritual guidance of Opus Dei, a Roman Catholic institution. The individuals who reside in the home are women who, when not engaged with their professional careers, provide after-school and weekend educational, social and religious programs to small groups of females in elementary school, high school and college.

3 Planning and Zoning 3 October 1, 2014 COMPREHENSIVE PLAN: This site is designated for Suburban Density Residential by the Vision 2015 Comprehensive Plan. While, the use in question is non-conforming per the regulations of the Zoning Code, the institutional nature of the residence is recognized by the Comprehensive Plan and is consistent with the policies presented by the Plan for such a use. LAND USE AND ZONING: The subject property is currently zoned R-3 Single-Family Residential District and is developed with a single-family home. Surrounding land uses and zoning include the following: To the south: Directly abutting the site are two single-family homes zoned R-3 Single- Family Residential District. To the north: Across West Essex Avenue is a parking lot for Kirkwood High School zoned R-3 Single-Family Residential District. To the east: To the west: Across Gabriel Drive are single-family homes zoned R-3 Single-Family Residential District. Directly abutting the site is a single-family home zoned R-3 Single-Family Residential District. DEPARTMENTAL/AGENCY COMMENTS: Electric: Engineering: Fire: Water: No Comments No Comments No Comments No Comments No outside agencies applicable. DISCUSSION: The petitioner s agent presented the plan at the September 17, 2014, Planning and Zoning Commission meeting; discussion was held and a subcommittee was appointed. The Subcommittee met on site September 22, 2014 with the petitioner, petitioner s agent and City Planner Ryan Spencer. Discussion concerned the following; the number of occupants, the number of bedrooms, in addition to building and fire safety issues. Notice of the meetings had been properly posted.

4 Planning and Zoning 4 October 1, 2014 RECOMMENDATION: The Subcommittee recommends that this petition be approved with the following conditions: 1. The project shall be constructed and maintained in accordance with the site development plans stamped Received August 15, 2014, City of Kirkwood Public Works, except as noted herein. Prior to the issuance of a building permit, revised plans that incorporate all conditions of approval herein shall be submitted to the Public Services Department. 2. A performance guarantee in the amount of $5,000 shall be submitted to the City of Kirkwood within six months of approval and prior to the issuance of any permits. 3. An administrative fee in the amount of $500 shall be submitted before acceptance of the performance guarantee by the City. The fee supports site inspection and project administration costs. 4. The legal, non-conforming use of the property is for a residence for unrelated, professional women who provide spiritual guidance and education programs to women. This use shall not be changed in any way unless it is to a similar or more restricted non-conforming use. 5. The single-family residence shall have no more than seven residents and no more than seven bedrooms. Respectfully submitted, Wanda Drewel Gil Kleinknecht The motion to approve the special use permit and site plan was unanimously approved. Motion was made by Mr. O Donnell and seconded by Ms. Coronado to approve the Subcommittee Report as read. The motion was unanimously approved by the members present (Mr. Kleinknecht and Mr. Frick were absent). 4. PZ SITE PLAN REVIEW - FILLMORE PLACE, FILLMORE AT BOUYER Submitted: Automatic Recommendation: Petitioner s Agent, Damon Femmer (Subcommittee - Mr. Skelton and Mr. Mallinckrodt) David Miller of Renaissance Property Group and his agent, Damon Femmer, were present. Motion was made by Mr. Skelton and seconded by Mr. Klippel to approve the site plan for Fillmore Apartments. Mr. Skelton and Mr. Mallinckrodt read the Subcommittee Report:

5 Planning and Zoning 5 October 1, 2014 CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION SUBCOMMITTEE REPORT October 1, 2014 PETITION NUMBER: ACTION REQUESTED: PROPERTY OWNER: PETITIONER S AGENT: PROPERTY LOCATION: ZONING: DRAWINGS SUBMITTED: PZ SITE PLAN REVIEW (FILLMORE PLACE APARTMENTS) DAVID MILLER RPG DEVELOPMENT, LLC DAMON FEMMER RPG DESIGN 337 S. FILLMORE AVENUE R-5 MULTI-FAMILY DISTRICT SITE DEVELOPMENT PLAN PACKAGE PREPARED BY RPG DESIGN. STAMPED "RECEIVED SEPTEMBER 5, 2014, CITY OF KIRKWOOD PUBLIC WORKS LANDSCAPE PLAN (SHEET L-1) PREPARED BY RPG DESIGN. STAMPED "RECEIVED SEPTEMBER 5, 2014, CITY OF KIRKWOOD PUBLIC WORKS TREE STUDY PREPARED BY RAY S TREE SERVICE. STAMPED "RECEIVED AUGUST 15, 2014, CITY OF KIRKWOOD PUBLIC WORKS FLOOR PLAN (SHEETS A-3, 4,10) PREPARED BY RPG DESIGN. STAMPED "RECEIVED SEPTEMBER 5, 2014, CITY OF KIRKWOOD PUBLIC WORKS LIGHTING PLAN (SHEET E1-A) PREPARED BY KRESSE LAMPRECHT CONSULTING ENGINEERS STAMPED RECEIVED SEPTEMBER 5, 2014, CITY OF KIRKWOOD DESCRIPTION OF PROJECT: The petitioner is requesting Site Plan Approval to construct 2, two story apartment buildings (16 units in total). This multifamily development is part of a larger project Life Skills Rehab Project within St. Louis County whereby the petitioner will rehabilitate 48 existing units and construct 16 new units. Within Kirkwood this includes the proposed 16-unit Fillmore Place apartment complex and the rehabilitation of the existing 16-unit Life Skills building located adjacent to the subject property. The rehabilitation and construction of these units will, in part, be supported by Federal HOME funds. The

6 Planning and Zoning 6 October 1, 2014 proposed apartment units will be age-restricted to residents 55 and older who qualify under the 60% AMI income limit and meet other leasing criteria. Apartment building A will consist of 8 units (One Bedroom), including an accessible and sensory-impaired accessible apartment unit, and have a gross square footage of 7,354sf. Apartment building B will also consist of 8 units (Two-Bedroom) and have a gross square footage of 9,845sf. Apartment building B will house a community room and a leasing office which accounts for the additional square footage. PARKING & TRAFFIC ANALYSIS: The proposed development will have one point of access onto Fillmore Ave and one point of access onto Bouyer Lane. The minimum parking requirement for the development is 37 parking spaces. 37 parking spaces are proposed with 2 of those spaces being handicap-accessible. SITE ELEMENTS ANALYSIS: ARCHITECTURE The proposed apartment buildings will consist of a mixture of hardi-board siding and structural brick with a pitched roof. The Architectural Review Board approved the architecture for the two buildings on September 2, LANDSCAPING The proposed landscaping plan shows a landscape buffer of varying width surrounding the property. In terms of new landscaping there are a total of 164 shrubs of 5 different varieties, 27 canopy trees, 10 understory trees and 3 evergreen trees. Based on the number of parking spaces a total of 800 square feet of interior open space is required. The submitted site plan shows a total of 28,938 square feet of green space provided. FENCING/RETAINING WALLS/DUMPSTER ENCLOSURE The submitted site plan shows three specific sections of retaining wall. The first section is a short retaining wall approximately 65 feet in length (4 feet in height) that will run from the northwest to the southeast in front of apartment building A. The second section of retaining wall consists of two walls separated by five feet of green space and is approximately 400 feet in length and generally follows the western and southern property lines. This retaining wall will vary from one to fourteen feet in height. The third section of retaining wall is located in the center of the property, adjacent to apartment building A approximately 80 feet in length (1-3 feet in height). There will be one dumpster enclosure on site dedicated for waste disposal. LIGHTING The submitted lighting plan indicates four, 14 feet high light poles in the vicinity of the proposed parking lot. The illumination levels of the site lighting adhere to the Zoning

7 Planning and Zoning 7 October 1, 2014 Code standard of 0.1 footcandles (fc) at the property line adjacent to residential uses and 0.5 footcandles (fc) at the property line adjacent to all other uses. COMPREHENSIVE PLAN: This site is designated for Suburban Density Residential use by the Vision 2015 Comprehensive Plan. While this type of development is not encouraged by the SDR designation the property was rezoned to R-5 Multi-Family several years ago by the City of Kirkwood and the proposed development would serve as an adequate buffer between the commercial uses to the east, light industrial to the north and the singlefamily residential to the south and west. LAND USE AND ZONING: The subject property is zoned R-5 Multi-Family District and is currently vacant. Surrounding land uses and zoning include the following: To the north: Abutting the site is City of Kirkwood Public Services facility zoned I-1, Light Industrial District. To the south: Abutting the site are single-family residences zoned R-4, Single-Family District. To the east: To the west: Across Fillmore Avenue are vacant lots zoned R-4 Single-Family District and commercial uses zoned I-1 Light Industrial District. Abutting the site is the Life Skills Building providing services to the developmentally disabled zoned R-4, Single-Family District. DEPARTMENTAL/AGENCY COMMENTS: Electric: Engineering: Fire: Water: MoDOT: See Exhibit C Staff investigated potential sight distance issues for northbound traffic on Fillmore Avenue with respect to the northern drive cut. A recommended sight distance design criteria of 295 was short by 70. Therefore, staff recommends a warning sign be installed for northbound traffic. Must meet fire flow requirements and Fire Dept. Access requirements for the 2009 I.F.C. N/A N/A

8 Planning and Zoning 8 October 1, 2014 DISCUSSION: A Zoning Matters sign were placed on the property on September 11, The petitioner s representative presented the plan at the meeting on September 17, 2014, before the Planning and Zoning Commission; discussion was held. The subcommittee met on site September 19, 2014; (see Exhibit B for an attendance list). The discussion focused on several topics including; the proposed width of Bouyer Lane, the potential for a sight distance issue for vehicles traveling northbound on Fillmore Avenue with respect to the northern driveway, the nature of the landscape maintenance, the potential for stormwater runoff from the development to affect Fillmore Avenue, the nature of involvement of the Missouri Housing Development Commission and the potential need for a fence along the southern retaining wall. Bouyer Lane (30 of right-of-way, 15 of pavement) has been maintained as public street and its current condition is poor. The subcommittee felt that the proposed asphalt reconstruction of Bouyer Lane to 18 in width was not appropriate and that street should be widened to at least 22 which is the equivalent of a two-way drive aisle width and would accommodate fire/safety vehicles. The petitioner s agent has agreed to a 22 width street built to city standards in terms of curbs, base material/thickness and surface material/thickness. RECOMMENDATION: The Subcommittee recommends that this petition be approved with the following conditions: 1. The project shall be constructed and maintained in accordance with the site development plans stamped Received September 5, 2014, City of Kirkwood Public Services, except as noted herein. Prior to the issuance of a building permit, revised plans that incorporate all conditions of approval herein shall be submitted to the Public Services Department. 2. A performance guarantee in an amount approved by the Public Services Director shall be submitted to the City of Kirkwood within six months of approval and prior to the issuance of any permits. 3. An administrative fee in the amount of reflecting 10% of the first $10,000 of performance guarantee plus 2% exceeding $10,000 shall be submitted before acceptance of the performance guarantee by the City. The fee supports site inspection and project administration costs. 4. Bouyer Lane (curb to curb) shall be reconstructed with asphalt paving (22 width) from the intersection of Kirkwood Road to the west approximately 190 feet. 5. Signage shall be installed by the City of Kirkwood, at the cost of the petitioner, indicating Limited Sight Distance for northbound traffic on Fillmore Avenue.

9 Planning and Zoning 9 October 1, Enclosures are required to screen all dumpsters and compactors on the site and shall be constructed of sight-proof materials (e.g. masonry, split-faced concrete masonry units, etc.) not less than six feet in height. Latching gates of similar or complementary materials shall be required to completely enclose the dumpster. The exact dimensions of the enclosure shall be approved by the Director of Sanitation prior to the issuance of any permits. 7. A land disturbance permit shall be required from the Missouri Department of Natural Resources prior to the issuance of any permits. 8. A consolidation plat approved by the City and recorded in the St. Louis County Office of the Recorder of Deeds shall be filed in the Public Service Director s office prior to the issuance of a building permit. 9. The Architectural Review Board shall approve all signs prior to the issuance of any building permits. 10. An in-ground irrigation system shall be installed to maintain required landscaping. 11. The petitioner shall comply with all standard conditions as listed in Exhibit A. Respectfully submitted, Tad Skelton Madt Mallinckrodt Acting Chair Drewel stated she received a letter today signed by Joe Goodmann stating that the neighbors on East Clinton Place are requesting a privacy fence in lieu of the landscape buffer. Ms. Coronado added that she received the same letter signed by four property owners and made a motion to add a condition of approval as follows: A sixfoot high sight-proof fence shall be constructed and maintained on the retaining wall along the southern property line beginning at the east end extending to the west end. The motion was seconded by Ms. Drewel. The motion failed five to two (In Favor: Coronado and Drewel; Opposed: Klippel, Mallinckrodt, O Donnell, Skelton, and Stauder; Absent: Frick and Kleinknecht). The motion to approve the site plan was unanimously approved by the members present. Motion was made by Mr. Stauder and seconded by Mr. O Donnell to approve the Subcommittee Report as read. Motion passed five to two (In Favor: Klippel, Mallinckrodt, O Donnell, Skelton, and Stauder; Opposed: Coronado and Drewel; Absent: Frick and Kleinknecht). In response to a question from Mr. Mallinckrodt, City Planner Spencer responded that the Fire Marshal approved the 22-foot wide street. If the buildings were taller, a 26-foot wide street would have been required. Mr. Mallinckrodt suggested the City improve the street to the western end.

10 Planning and Zoning 10 October 1, PZ SPECIAL USE PERMIT (RESTAURANT) AND SITE PLAN REVIEW DOMINO S, MANCHESTER ROAD Submitted: Automatic Recommendation: Petitioner, Mark Ratterman Mr. Rattermann stated he is proposing to renovate the building formerly occupied by Pasta Pronto for a sit down/delivery/carry-out restaurant. An 8 x16 walk-in cooler would be constructed at the rear of the building and painted to match the building. Mr. Mallinckrodt requested the petitioner submit a site plan showing the proposed cooler, easements, landscaping, fences, etc. The interior of the store in Rock Hill is similar to what is being proposed at this location. The hours of operation are from 11 a.m. to midnight and possibly open until 2 a.m. on the weekends. Acting Chair Drewel appointed Ms. Coronado (chair) and Mr. O Donnell (secretary) to the subcommittee, and they scheduled a site visit for Thursday, October 9, at 8:30 a.m. 6. BOARD AND COMMISSION TRAINING POLICY Mr. Mallinckrodt reminded everyone of the training session scheduled for October 29. Mr. Klippel, Mr. Mallinckrodt, Mr. O Donnell, and Ms. Drewel responded they will be attending the session. There being no further business, the meeting adjourned at 7:56 p.m. The next meeting will be held October 15, 2014, at 7 p.m. Wanda Drewel, Acting Chairman Secretary/Treasurer Upon request, these minutes can be made available within three working days in an alternate format, such as CD, by calling Minutes can also be downloaded from the City s website at then click on City Clerk, Boards and Commissions, Planning & Zoning Commission.

CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION MAY 4, 2016

May 4, 2016 Page 1 May 4, 2016 CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION MAY 4, 2016 PRESENT: Greg Frick, Chair Wanda Drewel, Vice Chair Allen Klippel, Secretary/Treasurer Gil Kleinknecht Cindy Coronado