APPLICATION NUMBER APPLICATION (PROJECT) NAME APPLICANT NAME PROPERTY OWNER NAME CUP16-0013 POHLMAN, LLC Pohlman, LLC 140 Long Road, Chesterfield, Missouri 63005 JDDC, Ltd. 8677 Tyler Boulevard, Mentor, Ohio 44060 APPLICANT S REQUEST Amendment to Conditional Use Permit Ordinance 2014-3949 to allow a machine shop in the M-1 Office, Service, and Light Manufacturing District SITE LOCATION STREET ADDRESS PARCEL/LOCATOR NUMBER EXISTING ZONING DISTRICT TOTAL SITE AREA PLANNING AREA East side of Schuetz Road, between Adie Road and Westline Industrial Drive 2316 Schuetz Road 14N120283 M-1 Office, Service, and Light Manufacturing District 6.74 acres WESTPORT PLANNING AREA PUBLIC HEARING October 11, 2016 REPORT ISSUED CASE MANAGER RECOMMENDATION Michael Zeek, AICP APPROVAL
DESCRIPTION OF EXISTING SITE CONDITIONS The 6.74 acre subject site is located on the east side of Schuetz Road, between Adie Road and Westline Industrial Drive. It is developed with a 96,000 square foot building which was formerly owned and occupied by Davidson Surface/Air. There are large paved parking and loading areas to the north, south, and west of the building. A creek runs along the northern and eastern limits of the site. The northern parking lot was fenced and screened for outdoor storage of aircraft parts. REFER TO FIGURE 1 NEIGHBORHOOD CONDITIONS/LAND USE North of the site are multi-tenant office buildings. East of the site is a machinery manufacturer (Hydromat). South of the site is a three-building office park. West of the site, across Schuetz Road are a commercial bakery and restaurant (Companion) and a pharmaceutical company (Nesher Pharmaceuticals). REFER TO FIGURE 2 ZONING CONTEXT The site and properties to the north and west are zoned M-1 Office, Service, and Light Manufacturing District. Properties to the east are zoned PDM Planned District Manufacturing. Properties to the south are zoned PDO Planned District Office. REFER TO APPENDIX SUPPLEMENTAL MAPS AND EXHIBITS REFER TO FIGURE 3 EXISTING CONDITIONS MATRIX DIRECTION EXISTING LAND USE ZONING DISTRICT COMMENTS North Multi-tenant office M-1 East Machinery manufacturer PDM Hydromat South Office park PDO West Commercial bakery and Restaurant; Pharmaceutical company M-1 Companion; Across Schuetz Road POHLMAN, LLC PAGE 3
BACKGROUND AND REQUEST Pohlman produces high volume precision machined metal components for the Tier 1 Automotive Suppliers. Pohlman s products are used in vehicle safety systems, engines, transmissions, driver controls, and steering systems. The business started in this area in 1947, moved to Chesterfield in 1987, and now plans to move their operations to the subject site. Pohlman currently has 42 employees and has plans to increase employment over the next three to five years. The business operates on 3 shifts Monday through Friday with frequent weekend shifts. The proposed use is considered a machine shop which requires a Conditional Use Permit in the M-1 Office, Service, and Light Manufacturing District. Therefore, an amendment to Conditional Use Permit Ordinance 2014-3949 is required to permit the use. ANALYSIS In presenting any application for a Conditional Use Permit, the applicant must demonstrate that the proposed use meets the burden of proof criteria contained in Section 25-5.8, Burden of Proof, of the Zoning Code. An analysis of the five criteria contained in the Code follows. 1. CONSISTENCY. THE CONDITIONAL USE IS DEEMED CONSISTENT WITH GOOD PLANNING PRACTICE IN THAT IT: A. ADVANCES THE GOALS, OBJECTIVES, AND POLICIES OF THE COMPREHENSIVE PLAN. B. ADVANCES THE PURPOSE AND INTENT OF THE UNDERLYING ZONING DISTRICT. C. MEETS THE REQUIREMENTS CONTAINED IN THE ZONING CODE FOR THE SPECIFIC USE. COMPREHENSIVE PLAN The objectives of the Comprehensive Plan applicable to the current request are as follows: Encourage a diversified mix of businesses to support a vibrant local economy. Encourage and support redevelopment and adaptive reuse of the Westport industrial area, as well as at Westport Plaza. Provide opportunities for existing businesses to expand and grow. Encourage projects that produce quality jobs. The proposed use is consistent with these objectives. Pohlman provides high quality manufacturing jobs and intends to grow 50% over the next three to five years. This is a great example of adaptive reuse of a building and site which has been either vacant or underutilized for many years. M-1 DISTRICT The stated purpose of the M-1 Office, Service, and Light Manufacturing District is: This zoning district is composed of those areas of the City whose principal use is or ought to be general office, hotel, entertainment, light manufacturing, warehousing, and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive, radioactive and other hazards, and harmful or obnoxious matter. The proposed use is consistent with the purpose of the M-1 District. It is a light manufacturing use and will not adversely impact adjoining properties. PAGE 4 APPLICATION FOR CONDITIONAL USE PERMIT CUP16-0013
ANALYSIS (Cont.) REPORT TO PLANNING & ZONING COMMISSION ZONING CODE REQUIREMENTS The Zoning Code does not contain any specific requirements for the proposed use, other than required parking. See additional discussion under Infrastructure on the next page. 2. OPERATIONAL IMPACTS. THE CONDITIONAL USE CAN BE OPERATED IN A MANNER THAT IS NOT DETRIMENTAL TO THE PERMITTED DEVELOPMENTS AND USES IN THE DISTRICT. IN DETERMINING THE IMPACTS OF THE PROPOSED USE ON SURROUNDING PROPERTIES, THE FOLLOWING FACTORS SHALL BE CONSIDERED: A. NOISE; B. ODOR; C. TRAFFIC; D. OPERATIONAL SCHEDULE; AND/OR E. OTHER SIMILAR FACTORS RELATED TO THE NATURE OF THE OPERATION. The proposed use can be operated in a manner that is not detrimental to surrounding uses. The machines involved in the operation produce a certain amount of noise, but this would not be heard outside the building. While the business operates twenty-four hours a day, there are no external impacts such as outdoor storage. The subject site is located in an established commercial/ industrial area and no control over the hours of operation is warranted. 3. VISUAL IMPACTS. THE CONDITIONAL USE CAN BE DEVELOPED AND OPERATED IN A MANNER THAT IS BOTH VISUALLY COMPATIBLE WITH THE PERMITTED USES IN THE SURROUNDING AREA AND PROTECTS OR ENHANCES THE PUBLIC VIEWSHED. IN DETERMINING THE VISUAL IMPACT OF THE PROPOSED USE ON SURROUNDING PROPERTIES, THE FOLLOWING FACTORS SHALL BE CONSIDERED: A. DENSITY. EITHER THE NUMBER OF UNITS AND/OR SITE COVERAGE IN RESPECT TO THE IMMEDIATE NEIGHBORHOOD; B. MASSING AND SCALE. THE LOCATION, FLOOR AREA, AND/OR HEIGHT OF THE STRUCTURES ASSOCIATED WITH THE PROPOSED CONDITIONAL USE; AND C. SCREENING AND BUFFERS. THE USE OF LANDSCAPING, FENCING, SETBACKS OR OTHER DESIGN FEATURES TO MITIGATE THE VISUAL IMPACT OF THE PROPOSED CONDITIONAL USE. The proposed use will have no adverse visual impacts. The previous use on the subject site, Davidson Surface Air, stored aircraft parts outdoors. No outdoor storage is proposed in conjunction with the proposed use, so the site s appearance will be improved. 4. INFRASTRUCTURE. ADEQUATE FACILITIES EITHER EXIST OR WILL BE PROVIDED, INCLUDING BUT NOT LIMITED TO: A. ACCESS B. PARKING AND LOADING C. EMERGENCY SERVICES D. UTILITIES E. DRAINAGE Sufficient infrastructure is provided for the proposed use. From a parking standpoint, machine shops are parked at one space per employee on the maximum shift. The parking area in front of the POHLMAN, LLC PAGE 5
ANALYSIS (Cont.) building contains 36 parking spaces. The parking area to the south of the building is only partially striped but includes sufficient area to provide more than enough parking spaces to meet the requirement even as the business grows. 5. GENERAL WELFARE. THE CONDITIONAL USE IS DEEMED ESSENTIAL, CONVENIENT, OR DESIRABLE TO PRESERVE AND PROMOTE THE PUBLIC HEALTH, SAFETY, AND GENERAL WELFARE OF THE CITY OF MARYLAND HEIGHTS. The Conditional Use Permit promotes the general welfare of the community by allowing a business with quality jobs to move to Maryland Heights while protecting the public health, safety, and general welfare. FINDINGS AND RECOMMENDATION CONSISTENCY WITH COMPREHENSIVE PLAN 1. The City Planner finds that the request is not inconsistent with the Comprehensive Plan. CONSISTENCY WITH ZONING CODE 2. The City Planner finds that the request is consistent with the purpose of the M-1 Office, Service, and Light Manufacturing District. IMPACT ON NEIGHBORHOOD CHARACTER 3. The City Planner finds that the proposed use have a positive impact on neighborhood character. BURDEN OF PROOF 4. Overall, the City Planner finds that the request meets the burden of proof criteria for Conditional Use Permits. RECOMMENDATION Based on the above findings, the City Planner recommends approval of Conditional Use Permit Application CUP16-0013, Pohlman, LLC, subject to the conditions of the draft ordinance attached to this report. The draft ordinance repeals Ordinance 2014-3949 and adopts a new Conditional Use Permit Ordinance in lieu thereof. Michael Zeek City Planner PAGE 6 APPLICATION FOR CONDITIONAL USE PERMIT CUP16-0013
APPENDIX SUPPLEMENTAL MAPS AND EXHIBITS POHLMAN, LLC PAGE 7
FIGURE 1: AERIAL PHOTOGRAPH PAGE 8 APPLICATION FOR CONDITIONAL USE PERMIT CUP16-0013
FIGURE 2: EXISTING LAND USE PATTERN POHLMAN, LLC PAGE 9
M-1 PDM PDO FIGURE 3: ZONING MAP PAGE 10 APPLICATION FOR CONDITIONAL USE PERMIT CUP16-0013
EXHIBIT A: APPLICANT S NARRATIVE POHLMAN, LLC PAGE 11
Recommendation of Planning Commission BILL NO. ORDINANCE NO. 2016-DRAFT AN ORDINANCE REPEALING ORDINANCE 2014-3949 AND ENACTING A NEW CONDITIONAL USE PERMIT IN LIEU THEREOF TO PERMIT A MACHINE SHOP AT 2316 SCHUETZ ROAD (Petition of Pohlman, LLC with the consent of LDDC, Ltd.) WHEREAS, a Public Hearing was held before the Planning Commission regarding the proposed Conditional Use Permit contained in this Ordinance; and WHEREAS, the Planning Commission has determined that the proposed development is in general conformance with the goals of the Comprehensive Plan of the City of Maryland Heights; and WHEREAS, the Planning Commission has determined that the proposed use satisfies the criteria for conditional uses as set forth in the Zoning Code of the City of Maryland Heights; and WHEREAS, the Planning Commission has recommended approval of the conditions contained in this Ordinance; and WHEREAS, the City Council has reviewed the recommendation of the Planning Commission and has determined that the Conditional Use Permit is appropriate NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MARYLAND HEIGHTS, MISSOURI, AS FOLLOWS: Section 1: Ordinance 2014-3949 is hereby repealed. Section 2: A Conditional Use Permit is approved for real estate in the City of Maryland Heights in the M-1 Office, Service, and Light Manufacturing District for a 6.74 acre parcel of land located at 2316 Schuetz Road with a legal description as follows: A tract of land being Lot 8 and part of Lot 9 of Westport Industrial Subdivision 1'' Addition, according to the plat thereof recorded in Plat Book 106 pages 12 and 13 of the St, Louis County Records in Township 46 North, Range 5 East, St. Louis County, Missouri and being more particularly described as: Beginning at the intersection of the South line of Lot 2 of Resubdivision of part of Lot 7 of Westport Industrial Subdivision 1st Addition and part of U. S. Survey 358, a subdivision according to the plat thereof recorded in Plat Book 257 page 19 of the St. Louis County Records, with the East line of Schuetz Road 60 feet wide, said point being also the Northwest corner of aforesaid Lot 8 thence Eastwardly along the said South line of Lot 2, North 87 degrees 25 minutes 00 seconds East 489.77 feet to the Northeast corner of said Lot 8; thence along the East line of said Lot 8 and Lot 9 the following course and distances; South 31 degrees 18 minutes 00 seconds East 34.56 feet, South 07 degrees 50 minutes 00 seconds East 59.70 feet, South 07 degrees 44 minutes 00 seconds East 28.63 feet, South 32 degrees 13 minutes 00 seconds 67.62 feet, South 08 degrees 46 minutes 00 seconds West 107.00 feet, South 32 degrees 06 minutes 00 seconds East 120.75 feet, South 25 degrees 18 minutes 00 seconds East 47.83 feet and South 23 degrees 10 minutes 00 seconds 55.94 feet to the Northeast corner of property conveyed to Alberta White Trustee, recorded Parcel No. 1 in Deed Book 6724 page 137 of the St. Louis County Records: thence Westwardly along the North line of said White property, South 60 degrees 50 minutes 00 seconds West 465.47 feet to a point in the aforesaid East line of Schuetz Road, 60 feet wide; thence Northwardly along the said East line of Schuetz Road, 60 feet wide the following courses and distances, North 29 degrees 10 minutes 00 seconds West 219.83 feet, along a curve lo the right whose radius point bears North 60 degrees 50 minutes 00 seconds East 1038.28 feet from the last mentioned point, distance of 481.13 feet and North 02 degrees 36 minutes 00 seconds West 31.20 feet to the point of beginning according to a survey by Volz, Inc. during November, 1998. City of Maryland Heights Ordinance No. 2016-DRAFT Page 1 of 3
EXCEPTING THEREFROM that portion conveyed to St. Louis County, Missouri by instrument recorded in Book 13548 page 709. Section 3: The Conditional Use Permit is granted subject to all rules and regulations and to conditions set forth for the property described in Section 1 as follows: I. PERMITTED USES A. All permitted land uses in the M-1 Office, Service, and Light Manufacturing District. B. A Machine Shop (LUC # 332710), subject to the limitations set forth in this ordinance. II. USE LIMITATIONS The Machine Shop shall be limited as follows: A. All activities (other than parking and loading) shall be performed inside the building. B. No outdoor storage of parts, equipment, or materials shall be permitted. C. The outside storage or parking of vehicles unrelated to the permitted use(s) on the site shall be prohibited. D. The occupant shall secure and maintain all necessary certifications from the Occupational Safety and Health Administration (OSHA), Maryland Heights Fire Protection District, St. Louis County, and other applicable agencies/entities. III. GENERAL LIMITATIONS A. Penalties for noncompliance and abandonment shall be governed by Section 25-5.17, Time Limit of Conditional Use Permit. B. In the event of a disagreement between any owner/operator and the City Planner as to whether the use of the site meets the criteria or conditions set forth in this ordinance, such disagreement shall be submitted to the Planning Commission for recommendation to the City Council, which shall make the decision on such disagreement, provided the Developer shall have the right to appeal such decision pursuant to Article 9, Variances, of the Zoning Code and to pursue any other available legal or equitable remedy. IV. MAINTENANCE A. The building and site shall be maintained in accordance with the Property Maintenance Code. B. Landscaped areas shall be properly maintained. Plant materials shall be replaced or replanted as determined by annual inspection of the site by the City Planner or his assigns. V. MISCELLANEOUS A. Every use, activity, process or operation on the site shall comply with the performance standards prescribed in Article 17, Environmental Standards, of the Zoning Code. B. No new business license or occupancy permit for the conditional use(s) permitted herein shall be approved in connection with a change of owner/operator or expansion without verification by the City Planner that the use of the site will continue to meet the conditions of this ordinance. City of Maryland Heights Ordinance No. 2016-DRAFT Page 2 of 3
Section 4: This Ordinance shall be in full force and effect from and after its passage and approval. PASSED BY THE CITY COUNCIL THIS DAY OF 2016. MAYOR/PRESIDING OFFICER APPROVED BY THE MAYOR THIS DAY OF 2016. ATTEST: MAYOR CITY CLERK City of Maryland Heights Ordinance No. 2016-DRAFT Page 3 of 3