CUP 16-06 CONDITIONAL USE PERMIT - 7275 HIGHWAY N Application: CUP16-06 Applicant: Premier Civil Engineering Property owner: HFS Revocable Trust Use Requested: Short Term Rehabilitation Facility Property Zoning: R1A, Single-Family Residential District Area: 5.68 acres Location: At the northeast corner of Monet Drive and Missouri State Highway N Council District: 3 Account No.: 425460A000 CONTENTS: Staff Recommendation Photo(s) of Site Aerial Photo Surrounding Zoning Map Preliminary Site Plan Building Elevations Letters Received: None
STAFF RECOMMENDATION To: St. Charles County Planning & Zoning Commission Prepared by: Cassie Harashe Application No.: CUP16-06 Date: August 17, 2016 GENERAL INFORMATION Owners: Applicants: Existing Zoning: Existing Land Use: Requested Action: Location: Size: Adjacent Land Uses and Zoning: Year 2025 Plan: Zoning History: HFS Revocable Trust Premier Civil Engineering, Matt Fogarty R1A, Single Family Residential, 1 acre minimum Single-Family Residential Conditional Use Permit for an Institution At 7275 Hwy N, being on the northeast corner of State Highway N and Monet Drive 5.69 Acres Direction Zoning District Existing Land Use North South East West Commercial. R1E, Single Family Residential - City of Dardenne Prairie R1A-PUD, Single Family Residential- City of O Fallon C-1, Commercial- City of Dardenne Prairie R1E, Single Family Residential- City of Dardenne Prairie Single Family Residential (Canvas Cove Subdivision) Institutional-Public Elementary School-across Hwy N and Hwy 364 Institutional-Private Elementary School Single Family Residential The property was zoned to R1A in 1973 with the adoption of the Revised Zoning Ordinance. SPECIAL INFORMATION Public Services: County Council District 3 Mike Elam School District Fort Zumwalt Fire District O Fallon Fire District Utilities: Water Public Water Supply District No. 2 Sewer Duckett Creek Sewer District Page 1 of 2
BACKGROUND A conditional use permit was approved for a similar use, senior congregate living residence, in 2000. Since development never occurred on the site, per the Unified Development Ordinance the conditional use permit expired after two years. ANALYSIS Section 405.510.B of the Unified Development Ordinance specifies the following factors in considering and reporting on Conditional Use Permit applications: Before authorizing the issuance of a conditional use permit, the County Council may impose such conditions and will, in the County Council s judgment ensure that the establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger public health, safety, or general welfare; that the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted nor substantially diminish and impair property values within the neighborhood; and that the establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. Staff finds that the proposed short term rehabilitation facility will meet the above requirements. Being located on Hwy N with access from Monet Drive will have minimal impact on subdivision traffic and provide safer ingress and egress from the site. There is a creek along the northern property line which will provide buffering between the residences and the facility. Lastly, a one story building design is being used which is more compatible with residential building heights. Section 405.090.C of the UDO requires that institutions, including rehabilitation centers, must be on a parcel of at least 5 acres, buildings must not occupy more than 50% of the site area, and buildings shall be set back a minimum of 50 feet from all property lines. These requirements were put in place to insure such uses would have minimal impact on adjacent residences. The project will require a formal site plan submission to be reviewed by county staff to ensure these requirements are met. The future land use plan does call for this area to be commercial and the proposed use is less intense than many commercial uses. Additionally there are other institutional uses adjacent to and slightly west of the property. When a similar type of development was approved in 2000 much of the existing development was in already in place. RECOMMENDATION The Planning and Zoning Division recommends this conditional use request for an assisted living facility be approved subject to the following conditions: 1. A site plan in conformance with the preliminary site plan must be submitted to and approved by the St. Charles County Community Development Department indicating the entrance, parking and location of all structures. 2. No conditional use shall be active until all conditions of the approval have been met. 3. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void. Page 2 of 2
CUP16-06
Application CUP16-06 - Aerial Subject Property
Application CUP16-06 - Zoning Subject Property
1 2 3 4 5 6 7 This drawing, as an instrument of professional service, is the property of BEECHER, WALKER & ASSOCIATES L.L.C. and shall not be used, in whole or part, for any other project without the written permission of an authorized representative of BEECHER, WALKER & ASSOCIATES L.L.C. Unauthorized use will be prosecuted to the fullest extent of the law. Copyright 2016 by BEECHER, WALKER & ASSOCIATES L.L.C. D1 A1 A202 SOUTH ELEVATION 1/16" = 1'-0" C2 A202 CUPOLA TRUSS BEARING 2 131' - 9" CUPOLA TRUSS BEARING 1 124' - 0" TRUSS BEARING 2 112' - 0" TRUSS BEARING 1 110' - 0" LEVEL 1 100' - 0" ELEVATION GENERAL NOTES: A. SEE SHEET A601 FOR DOOR AND WINDOW TYPES. B. COORDINATE WINDOW HEIGHTS WITH WINDOW SCHEDULE. C. MECHANICAL CONTRACTOR TO COMBINE FACE PLATES FOR DRYER VENT AND EXHAUST ON EXTERIOR OF BUILDING. E. STUCCO CONTROL JOINTS TO BE PLACED AS SHOWN ON ELEVATIONS BUT NO LENGTH SHOULD BE GREATER THAN 18 FT. IN EITHER DIRECTION BETWEEN JOINTS. F. NO STUCCO PANEL SHOULD EXCEED 144 SQ. FT. FOR VERTICAL APPLICATION. G. NO STUCCO PANEL SHOULD EXCEED 100 SQ. FT. FOR HORIZONTAL, CURVED, OR ANGULAR SECTIONS. H. NO STUCCO PANEL LENGTH-TO-WIDTH RATIO SHOULD EXCEED 2-1/2" TO 1" IN GIVEN PANEL. I. A STUCCO CONTROL JOINT SHOULD BE PLACED AT EACH HORIZONTAL FLOOR SUBSTRATE FRAMING CHANGE. MARK ISSUE DESCRIPTION ISS. DATE # REV. DESCRIPTION REV. DATE 06.27.16 PHASE 1 CITY 07.06.16 BID PACK 2 D D2 A203 CUPOLA TRUSS BEARING 2 131' - 9" CUPOLA TRUSS BEARING 1 124' - 0" D TRUSS BEARING 2 112' - 0" TRUSS BEARING 1 110' - 0" LEVEL 1 100' - 0" C1 EAST ELEVATION 1/16" = 1'-0" C B1 C2 A203 NORTH ELEVATION 1/16" = 1'-0" A1 A203 CUPOLA TRUSS BEARING 2 131' - 9" CUPOLA TRUSS BEARING 1 124' - 0" TRUSS BEARING 2 112' - 0" TRUSS BEARING 1 110' - 0" LEVEL 1 100' - 0" C SUNTERRA SPRINGS - INDEPENDENCE E. 37TH TERRACE S. INDEPENDENCE, MO 64057 B B D2 A202 CUPOLA TRUSS BEARING 2 131' - 9" 7/6/2016 3:37:58 PM C:\Users\jschultz\Documents\Independence Sunterra V16_jschultz.rvt A A1 WEST ELEVATION 1/16" = 1'-0" CUPOLA TRUSS BEARING 1 124' - 0" TRUSS BEARING 2 112' - 0" TRUSS BEARING 1 110' - 0" LEVEL 1 100' - 0" A BWA ARCHITECTS T 801.438.9500 F 801.438.9501 3115 EAST LION LANE, #200 HOLLADAY, UTAH 84121 BEECHERWALKER.COM PROJECT NUMBER Project Number DWN BY Author BID PACK 2 CHKD BY Checker EXTERIOR ELEVATIONS DRAWING NUMBER PRINTED AT 1 2 3 4 5 6 7