Planning and Zoning Meeting Agendas and Minutes
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Planning and Zoning Commission Meeting
PLANNING & ZONING COMMISSION MEETING
December 1, 2014 • 7:00 P.M.
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AGENDA / briefs
1. Call to Order
2. Approval of Minutes
3. 2015 Capital Budget
4. Z 14-05 Zoning Ordinance Change (Final PSD Development Plan Approval)
Westglen Court Subdivision, 855 Westglen Village Dr, Ballwin MO 63021
Mr. Teitelbaum has submitted a final PSD site development plan for the 9 lot Westglen Court subdivision. The preliminary PSD development plan and subdivision plat were approved by the Board of Aldermen on May 12, 2014.
5. Z 14-04 Zoning Ordinance Change (Zoning District Change from R-1 to PSD)
SUB 14-04 Subdivision
Vanderbilt Homes is proposing to change the zoning district classification of this 2.97 acre site from R-1 to PSD. A 7 lot detached single family subdivision with vehicular access from Ries Rd. is proposed.
(Front Yard Parking, Automobile and Motor Vehicle Service and/or Auto Repair Facility)
Mr. Travers is proposing to open an automobile and motor vehicle service business with front yard parking at this address. The property has been occupied by a series of oil change businesses from 1987 when the present site was developed until the summer of 2013.
RECORD OF PROCEEDINGS
The meeting of the Planning and Zoning Commission was called to order by Acting Chairman Mark Weaver at 7:00 p.m. Members in attendance were:
Approval of Minutes
A motion was made by Commissioner Karr and seconded by Mayor Pogue to approve the minutes of the October 6, 2014 meeting of the Planning & Zoning Commission as submitted. The motion received unanimous approval from the Commission members present.
2015 Capital Improvement Plan Budget (CIP)
Finance Officer Denise Keller presented the 2015 Capital Improvement Plan Budget (CIP) to the Plan-ning & Zoning Commission for review per Section 89.380 of the Revised MO Statutes, which states that all improvements to land, infrastructure and public facilities are to be reviewed by this commission before being approved by the Board of Aldermen.
Ms. Keller stated that the City of Ballwin’s CIP only includes true capital projects. These are defined as: land and building acquisitions, major land and building improvements with a cost of $250,000 or more, and systems reconstructions or replacements with a cost of $250,000 or more. Ballwin also includes all major street, culvert and bridge reconstruction projects that are partially offset by federal grants in the CIP.
Replacement of the HVAC system at The Pointe was completed this year using Capital funds. $2,000,000 of the $4,000,000 project was financed using a lease / purchase agreement with a three year repayment term. Payments of $679,032 on this lease will be made in 2015 and 2016, with a final half year payment paying off the lease in 2017. The remaining $2,000,000 was paid using a transfer of reserves from the operating fund.
Acting Chairman Weaver made a motion to approve the 2015 Capital Improvement Plan Budget to the Board of Aldermen. Mayor Pogue seconded the motion, which received unanimous approval from the commission members present.
Z 14-05 Zoning Ordinance Change (Final PSD Development Plan Approval)
Mr. Dan Wind of Wind Engineering addressed the Commission on behalf of the petitioner, requesting approval for the Final PSD Site Development Plan for Westglen Court Subdivision.
Acting Chairman Weaver opened the public hearing and asked if there was anyone to speak in opposition to Petition Z 14-05. No one came forward. Acting Chairman Weaver asked if there was anyone to speak in favor of the petition. No one came forward, and Acting Chairman Weaver declared the public hearing closed.
Mayor Pogue asked Mr. Wind if the petitioner is in agreement with all recommendations of the petition review report. Mr. Wind said the petitioner will comply with all issues raised in the petition review report.
Mayor Pogue made a motion to recommend approval of Petition Z 14-05 to the Board of Aldermen, pro-vided the petitioner complies with all the recommendations in the petition review report. Acting Chair-man Weaver seconded the motion, which received unanimous approval from the commission members present.
Z 14-04 Zoning Ordinance Change (Zoning District Change from R-1 to PSD)
Mr. Scott Paul of Vanderbilt homes addressed the Commission, requesting approval for the zoning district change from R-1 to PSD, and the subdivision petition for Westglen Court Subdivision.
Mr. Paul described the site and the surrounding neighborhood. He said that the developer intends to maintain the streetscape along Ries Road and maintain large open areas not occupied by buildings around the perimeter of the site. Mr. Paul said the street serving the subdivision will be opposite Essen Lane and will be called Essen Court. He showed the Planning & Zoning Commission proposed home elevations, and said the developer will meet or exceed the required side yard setbacks. The size of the homes will be between 2400 and 4000 square feet. Sale prices will start at $500,000 and will reach mid-$600,000. The common ground area will be over 17,000 square feet, which includes a buffer area along Ries Road.
Mr. Paul said that per the recommendation of the petition review report, a requested traffic generation report states that on an average weekday, there would be 70 trips per day with slightly lower numbers on the weekend.
Mr. Paul said there are mature trees along Ries Road right-of-way. In order to preserve those trees, the petitioner would like to add a sidewalk easement so they can install the sidewalk and not damage the trees. He said the petitioner can also save the trees on lots 1 and 7 as recommended in the petition review report.
Alderman Boland asked about the 20’ front yard setback. Mr. Paul said that the developer is trying to create a larger unbuilt perimeter to minimize impact on the adjoining properties. Alderman Boland said a smaller front yard with the larger homes the petitioner is proposing can seem intimidating. City Planner Aiken said there’s nothing inherently wrong with 20’ front yards; he brought it up in the petition review report simply because it isn’t consistent with the surrounding subdivisions.
Acting Chairman Weaver asked about minimum lot size. City Planner Aiken said the PSD zoning district does not mandate a minimum lot size. The Comprehensive Plan recommends a 12,000 square foot lot minimum.
Mayor Pogue asked about the sidewalk easement. Mr. Paul said the petitioner will build the sidewalk and serpentine it to save the mature trees. City Planner Aiken said this section does not have a sidewalk on that side of Ries Road. Mayor Pogue asked City Attorney Jones and City Engineer Kramer if there would be a problem with the petitioner designating monies for the sidewalk fund in lieu of putting in a sidewalk just in front of the subdivision. City Engineer Kramer said there is a sidewalk in front of the church to the north all the way to Manchester, so it would not be a floating sidewalk just in front of the subdivision. Mr. Paul said a sidewalk will encourage pedestrian traffic to Olde Towne Plaza. Mayor Pogue agreed that the petitioner should build the sidewalk.
Mayor Pogue said he feels strongly that the subdivision street should be built in a way that it could con-nect to Brookside to the south in the event of future development. Mr. Paul said it is not economically feasible to do so. Mayor Pogue said he is more interested in good planning practices than the developer’s economic hardship. Mr. Paul discussed several development scenarios and stated that no matter how the surrounding properties are developed, it would result in a gain of only one lot, which he feels makes future development that would extend the road unlikely. Mayor Pogue respectfully disagreed. City Planner Aiken said that optimally, subdivisions are built with expansion to surrounding properties in mind; how-ever, there’s no way to predict when the surrounding lots will be sold and if they will all be sold at one time.
Acting Chairman Weaver opened the public hearing, and asked if there was anyone to speak in opposition to Petitions Z 14-04 and SUB 14-04. No one came forward. Acting Chairman Weaver asked if there was anyone to speak in favor of the petition. No one came forward.
Mayor Pogue asked about the development meeting the open space requirement. Mr. Paul said that the area next to Lot 7 is common ground and will exceed the 6,000 square foot minimum. City Planner Aiken said that it is not clearly marked on the submitted plans.
Alderman Boland asked about the detention area – will it be planted as opposed to a concrete box? City Planner Aiken said that MSD will give direction on how it is built. They will not allow a concrete box unless it is going to be underground detention. Mr. Paul said that it will be a rain garden landscaped area. Alderman Boland asked if common ground consisting of the landscaped perimeter buffer and detention basin meets City standards? City Planner Aiken said there are no standards for dedicated common ground in the City’s subdivision/zoning regulations. The difference between “common ground” open space and “usable open space” is that common ground is land with no building or pavement in common ownership. Open space is private ground that is not covered with a building or pavement and “usable open space” is open space with a minimum slope requirement.
Mr. Paul addressed the petition review report recommendation of landscaping plans for individual homes. He said the petitioner is willing to do that, but feels it is money wasted, because the homeowners will re-place the landscaping with plants of their own choosing.
Alderman Boland asked if there is anything to prevent buyers from getting the same house style on ad-joining lots. Mr. Paul said they will not allow the same elevations and siding colors to be side-by-side. Alderman Boland asked if all the lots are large enough to accommodate a 4,000 square foot home. Mr. Paul said they are. Alderman Boland asked about the width of the street. City Planner Aiken said it will be a standard subdivision street, which is 26’ wide.
Acting Chairman Weaver asked about issues regarding garage doors dominating the roadway frontage. The developer is offering side entry garages, but what if no one chooses that elevation/floor plan? Mr. Paul said the petitioner is willing to stipulate that garage doors cannot exceed 50% of the frontage, and will also offer carriage-style garage doors to minimize their impact.
Mayor Pogue made a motion to recommend approval of Petition SUB 14-14 to the Board of Aldermen. Commissioner Utt seconded the motion, which received unanimous approval from the commission mem-bers present.
Mayor Pogue made a motion to recommend approval of Petition Z 14-04 to the Board of Aldermen. Al-derman Boland seconded the motion, which received unanimous approval from the commission members present.
Mr. Joe Dale addressed the Commission on behalf of the petitioner, requesting approval for the special use exception. He introduced Mr. Glenn Travers, owner of Premier Auto Service.
Mr. Dale said the facility was previously occupied by a series of oil change businesses and is currently vacant. He said the petitioner will restripe the parking lot and replace curbing as recommended in the petition review report. Regarding the cross access easement, Mr. Dale said that he feels there is nothing to be gained by doing so, as the lots are fully developed. An interconnection would result in the loss of parking. There is a street behind the businesses that serves the same purpose.
Acting Chairman Weaver asked City Planner Aiken if the cross-access easement is a recommendation of the Great Streets Plan. Mr. Aiken said that it is an outgrowth of the comprehensive plan and is consistent with the Great Streets Plan. However, given the existing roadway configuration serving the properties fronting on the north side of Manchester Road from Ballpark Drive to Holloway Road, an argument could be made for the Board of Aldermen to waive this requirement.
Alderman Boland asked if the petitioner is planning to do any other work to the building. Mr. Travers said he will make cosmetic changes to the building and replace the signage. He plans to upgrade the landscaping.
Commissioner Zimmerman asked what auto services will be offered. Mr. Travers said general mainte-nance and repairs will be done. Most will be done during the day. There may be some overnight parking if the repairs cannot be completed in one day. Alderman Boland asked if there are any environmental issues with the site. Mr. Travers said that inspections have been made and no issues have been raised in that regard. He noted that less traffic will be generated than previous occupants, as he is not pursuing in-and-out oil change business.
Acting Chairman Weaver asked about the hours of operations. Mr. Travers said the facility will be open Monday-Friday from 7:30 a.m. to 6:30 p.m., and Saturday from 8:00 a.m. to 3:00 p.m. It will be closed on Sunday.
Acting Chairman Weaver opened the public hearing, and asked if there was anyone to speak in favor of Petition SUE 14-02.
Mr. Hassan Jadali, 1703 Stifel Lane Dr, Chesterfield MO 63017, said that Mr. Travers does a great job with his buildings, and feels this business will be an asset to Manchester Road.
Acting Chairman Weaver asked if there was anyone to speak in opposition to the petition. No one came forward, and Acting Chairman Weaver declared the public hearing closed.
Commissioner Utt made a motion to recommend approval of Petition SUE 14-02 to the Board of Alder-men, provided the petitioner restripes the parking lot and repairs the curbing and trash enclosure, and waiving the cross-access easement requirement. Commissioner Zimmerman seconded the motion, which received unanimous approval from the commission members present.
Acting Chairman Weaver asked about progress on the shooting range. City Planner Aiken said the surety company providing the bond for construction had some issues with Ballwin’s bond form, and he and City Attorney Jones are in the process of resolving those issues. Building permits have been submitted and are in plan review.
Mayor Pogue moved to adjourn the meeting. Commissioner Utt seconded the motion, which received unanimous approval from the commission members present. The meeting was adjourned at 8:30 p.m.
Mark Weaver, Acting Chairman