MINUTES PLANNING & ZONING COMMISSION ST. PETERS JUSTICE CENTER, 1020 GRAND TETON DR, ST PETERS, MO 63376 MEETING OF OCTOBER 5, 2016 6:30 P.M. CALL TO ORDER: Chairman Keith McNames called the meeting to order at approximately 6:30 p.m. INVOCATION: A moment of silent prayer was observed. PLEDGE OF ALLEGIANCE: All in attendance said the Pledge of Allegiance. ATTENDANCE: Those in attendance were: Chairman Keith McNames; Chris Winslow; Bill Yoffie; Marilyn Shaikewitz; Michael Utter; Larry Sachse; Gary Westhoff; Denise O Mara, Steve Snarzyk, Alderman Patrick Barclay; Julie Powers; Director of Planning, Community and Economic Development; Ken Braunfeld, Planning Coordinator; Liane Sargent, City Engineer; Roger Stewart, Building Commissioner; and Melissa Vollmer, Recording Secretary. Janet Shetterly, Steven Bailey and Pat Kelley were absent. MINUTES: A motion was made by Mr. Westhoff and seconded by Ms. O Mara to approve the minutes of the September 7, 2016 Planning and Zoning Commission meeting. COMMUNICATIONS AND REPORTS OF OFFICERS: Chairman Keith McNames explained the procedures for this evening s meeting. Ms. Powers noted that the items on the agenda requiring Board of Alderman action would be on the October 13th Board of Alderman Meeting Agenda. Ms. Powers also noted that there will be an opportunity for training and that she would forward the information on to the Commission members when she gets it. OLD BUSINESS: 1. Site Plans: a. Mid Rivers Trade Park Resubdivided Lot 6: Southeast corner of Mid Rivers Trade Park and Ecology Drive. Mr. Matt St. John, Ecology Investors, LLC, presented this to the Commission for approval. Mr. St. John explained that the subject site is part of a development that is located on an 8.5 +/- acre parcel along Mid Rivers Trade Court, south of Ecology Drive. One lot of the development is developed with a one story office/warehouse building. The subject parcel Lot 6 is located near the front of the development along Ecology Drive. Mr. St. John noted they are proposing overflow parking and a fenced storage lot. A connector drive between Ecology Drive and Lot 5 is also proposed. Mr. Winslow made a motion and Mr. Yoffie seconded to add the following contingency: Work with staff on the specific fencing type. The motion carried unanimously. Mr. Westhoff made a motion and Ms. O Mara seconded to approve this site plan with the following contingencies: 1. Finalize the paved/non-paved area with staff and obtain a variance for a non-paved surface.
2. Indicate grass area on the site. 3. Provide engineering details including entrance radii and water quality features. 4. Submit a record plat or easement document establishing cross access between Lot 5 and Lot 6 prior to utilization of the parking area. 5. Work with staff on the specific fencing type. b. Meadowridge Apartments: South side of Route 364, east of Robertridge Drive. Mr. Cliff Heitmann, Bax Engineering, presented this to the Commission for approval. Mr. Heitmann explained that the subject site and adjacent apartment complex, Aventura at Mid Rivers, were originally part of a Planned Urban Development proposed in 2006; that development did not move forward. The site is currently undeveloped and the applicant is requesting an amended PUD to allow for development of multiple family units. At the September Planning and Zoning Meeting, the Commission held action on the site plan for the applicant to consider modifying the site plan in response to neighbor input. Adjacent property owners had requested that some multiple family buildings be shifted away from the single family homes, and the pool and clubhouse be shifted closer. Mr. Heitmann noted that he has revised the site plan which shifts the buildings as requested. A large detention area is near the development entrance adjacent the clubhouse and pool. The four buildings that were in this area have been shifted closer to Highway 364. The grade for the buildings on the eastern portion of the site will be lowered by 3 to 6 feet to help with the scale of the buildings. A white vinyl fence is planned along the south property line adjacent to the Meadow Ridge subdivision. In addition, a buffer area is planned along the fence as required and to allow the retention of existing trees. Chairman McNames opened the public comment period at 6:48 p.m. and asked anyone wishing to comment to please come forward. Mr. Mike Speicher, 4680 Kellykris Drive, spoke in opposition to this site plan citing issues with drainage issues and increased traffic in the area. Mr. Greg Gaeng, 4690 Kellykris Drive, spoke in opposition to this site plan citing issues with increased traffic, the need for additional buffer between the developments and had concerns with the hours of operation for the swimming pool. Seeing no one else present to comment, Chairman McNames closed the public comments at 6:57 p.m. Mr. Heitmann addressed the issues raised during the public comments. The developer noted that the hours of operation for the swimming pool/clubhouse would be from 9:00 a.m. to 9:00 p.m. Mr. Winslow recused himself from the vote. Mr. Yoffie made a motion and Ms. O Mara seconded to approve this site plan with the following contingencies: 1. Work with the Engineering and Utility Departments on final site details related to storm water management, water quality features, and water service. 2. Review the location of the entrance on Robertridge to better align with the entrance across the street. 3. Obtain final approval of the landscape plan including compliance with Chapter 535 Tree and Landscape regulations. 4. Work with staff on final building elevation details. NEW BUSINESS: 1. Home Occupations: a. Piano Artistry Studio (piano lessons/instruction): Christopher Abshier, 3241 Windwood Trails Drive.
Mr. Christopher Abshier presented this to the Commission for approval. Alderman Barclay made a motion and Mr. Winslow seconded to approve this application with the following contingency: 1. All clients must park in the driveway. b. Clover Integrated Systems (online sale of cell phone signal amplifiers): Kathryn Hood, 90 Julie Ln. Ms. Kathryn Hood presented this to the Commission for approval. Mr. Westhoff made a motion and Ms. O Mara seconded to approve this application with no contingencies. c. Impulse Media (online marketing): Michelle Andaya and Jason Mullen, 1688 Coupru Court. Mr. Jason Mullen presented this to the Commission for approval. Mr. Winslow made a motion and Mr. Westhoff seconded to approve this application with no contingencies. 2. Public Hearings: a. Petition 16-16 - St. Peters, MO (SWC S. St. Peters and Woodstone, LLC: A request for a change of zoning from the I-1 Light Industrial District to the C-3 General Commercial District for an 8 +/- acre parcel. The subject site is located on the south side of Route 364, west of Woodstone Drive. Mr. Ed Gebauer, InSite Real Estate, presented this to the Commission for approval. Mr. Gebauer explained that the proposed site is located on the south side of Route 364, west of Woodstone Drive. The site is undeveloped and is the front yard of a large site developed with the United Methodist Church of the Shepherd zoned I-1 Light Industrial District. Adjacent to the site is commercial development, including Wal Mart and Aldi, zoned C-3 General Commercial District. Further to the west is a commercial development including Kohls and several fast food restaurants. To the east is a large undeveloped tract zoned C-3 General Commercial District; to the southeast are a mix of commercial uses along Harvester Road including a Walgreens drugstore, a former service station and a church. To the south is the United Methodist Church of the Shepherd and a United State Postal Service facility. Mr. Gebauer explained that they are proposing a plan for three commercial users. A plan for the corner lot is proposed tonight; it will include a grocery store. Also, a record plat is proposed that will establish the three lots. Mr. Gebauer explained that the redevelopment of the site in a commercial manner is consistent with the City s Comprehensive Plan, which states that future development in this area will include substantial commercial development along Highway 364. The visibility and access, coupled with the location at a major intersection, make the site ideal for commercial users. Chairman McNames opened the public hearing at 7:19 p.m. and asked anyone wishing to speak on this rezoning petition to please come forward. Chairman McNames noted that the Commission received an e-mail from Mr. William Bath, President of the Woodstone Estates Homeowners Association, in opposition to this rezoning, citing issues with increased traffic. Seeing no one present to comment, Chairman McNames closed the public hearing at 7:19 p.m. Mr. Winslow made a motion and Ms. O Mara seconded to recommend approval of C-3 General Commercial District zoning for this parcel.
3. Preliminary and Record Plats: a. Proposed Subdivision: West side of Jungermann Road, north of Boone Hills Drive. Ms. Julie Powers presented this to the Commission for approval. Ms. Powers explained that the subject site is located on Jungermann Road, north of Boone Hills Drive. The site was originally part of the Koenig orchards and was retained when the balance of the site was developed into the Manors at Orchard Glen. The site contains 7.483 acres which will be divided into two lots. Lot 1 will be 2.483 acres and will be obtained by the City of St. Peters. A creek and floodway are within this property and the City will be able to correct piping done in the past and maintain the floodway area in a natural state. The balance, a 5 acre site, will be retained by the owners for future commercial development. Mr. Winslow made a motion and Ms. O Mara seconded to recommend approval of this record plat to the Board of Aldermen with the following contingencies: 1. Show all existing and proposed utility easements. 2. Finalize the subdivision name. 3. Prior to recording: a. Provide seal and signature on the plat. The motion carried unanimously b. Resubdivision of Lot 8 of The Resubdivision of Lot 4 of Wal-Mart s First Addition to the City of St. Peters: south side of Route 364, west of Woodstone Drive. Mr. Ed Gebauer, InSite Real Estate, presented this to the Commission for approval. Mr. Gebauer explained that the subject site is located on the south side of Route 363, west of Woodstone Drive. The plat will create three lots with frontage on Route 364; Lot 1 will be developed with a grocery store which is addressed in the site plan section later tonight. The other lots are available for development. Mr. Westhoff made a motion and Mr. Snarzyk seconded to recommend approval of this record plat to the Board of Aldermen with the following contingency: 1. Prior to recording: a. Provide seal and signature on the plat. c. Mid Rivers Trade Park Resubdivision of Lot 4: Terminus of Mid Rivers Trade Court, south of Ecology Drive. Mr. Matt St. John, Ecology Investment Partners, presented this to the Commission for approval. Mr. St. John explained that the site is part of the Mid Rivers Trade Park subdivision; the subject lot will be used by Mid West Gunite which had a site plan approval in August. A separate lot is needed for that purchase and development. Mr. Winslow made a motion and Ms. O Mara seconded to recommend approval of this record plat to the Board of Aldermen with the following contingencies: 1. Include perimeter easements around all lots. 2. Prior to recording: a. Provide seal and signature on the plat.
d. Resubdivision of Lot B Mid Rivers Mall Site Common Plat One: South side of Interstate 70, east of Mid Rivers Mall Drive site of Chili s restaurant. Mr. Rich Jones, Sherrill Associates, presented this to the Commission for approval. Mr. Jones explained that the subject site is the location of Chili s restaurant at Mid Rivers Mall. The proposed plat will create a lot for the restaurant building and required parking. There will be no changes to the building or site layout. Mr. Westhoff made a motion and Mr. Yoffie seconded to recommend approval of this record plat to the Board of Aldermen with the following contingencies: 1. Show all existing and proposed utility easements. 2. Work with staff regarding a possible cross access/parking easement. 3. Provide state plane coordinates. 4. Prior to recording: a. Provide seal and signature. 4. Site Plans: a. 2000 Premier Parkway: South side of Premier Parkway, east of Executive Centre Parkway. Mr. Ryan Hodges, Duke Realty, presented this to the Commission for approval. Mr. Hodges explained that the proposed project will be a continuation of development within the Premier 270 Business Park. The project includes a one-story, 252,000 square foot office/warehouse building. Access to the site will be from two curb cuts to Premier Parkway with truck access controlled by a guard house. It is noted that in March of 2015 a site plan for a speculative office/warehouse building was approved for this same general area. The previously approved project will be replaced by this current proposed development. Access to the office area of the building is planned along the north side of the building. Car parking is predominately located on the north side of the building and totals 125 spaces with the ability to add an additional 34 spaces in front and 96 spaces to the rear of the site for a total of 130 car parking spaces. The building will have 37 loading docks on the east and 37 loading docks on the west for a total of 74 loading docks. Parking for an additional 80 trailers will be constructed on the site. An additional 25 truck cabs will also be provided for on site. For security a ten foot tall vinyl coated chain link fence with three strands of barbed wire will be installed around the entire perimeter of the loading dock and trailer parking area. The site will employ a number of different water quality features including native vegetative swales and bio-retention areas. The overall design of the building is tilt-up concrete construction and is attractive and consistent with other large scale modern office/warehouse developments in Premier 370. Mr. Westhoff made a motion and Alderman Barclay seconded to approve this site plan with the following contingencies: 1. Add wheel stops for parking areas where there is no curb shown for water quality drainage. 2. Coordinate the final landscape plan with the Planning Department. 3. Provide parking calculations and show handicapped sign detail including $300.00 fine sign. 4. Provide setback information and show the location of the easements on the site. 5. Provide fence, light standard, and fixture detail. 6. Call out the type of trash system and show its location screened.
b. SWC St. Peters and Woodstone: South side of Route 364, west of Woodstone Drive. Mr. Ed Gebauer, InSite Real Estate, presented this to the Commission for approval. Mr. Gebauer explained that the planned development is a grocery store which will be 161,267 square feet in area. Parking will be to the sides of the store and also in front of the store on the north side of the entrance drive. The entrance drive will extend to the west to connect with the future development and to the entrance from South St. Peters Parkway. The building design is an attractive building with predominately masonry treatment. The front of the building has a country look with barn-like doors, pitched roof elements, and standing seam metal treatment. The building, coupled with the detailed landscape plan, will be an attractive development for this prominent corner. Mr. Westhoff made a motion and Ms. O Mara seconded to approve this site plan with the following contingencies: 1. Work with the Engineering and Utility Departments on final design details in conjunction with the engineering plan submittals. 2. Obtain final approval from MoDOT for the entrance from South St. Peters Parkway. 3. Work with staff on final building design. A motion was made by Mr. Yoffie and seconded by Mr. Winslow to adjourn the meeting at 7:52 p.m. The motion carried unanimously. Respectfully submitted: Melissa M. Vollmer, Recording Secretary Chairman Keith McNames Planning and Zoning Commission