Minutes - Agenda

Transcription

Minutes - Agenda

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PLANNING AND ZONING COMMISSION MEETING
CITY OF CREVE COEUR, MISSOURI
MONDAY, MAY 20, 2002
7: 00 P.M.
1.
ROLL CALL
Mr. Richard Meyer, Chair
Mr. David Bangert
Mr. Larry Kaplan
Mr. Carl Moskowitz
Mr. Gene Rovak, Vice Chair
Mrs. Linda Sher
Ms. Wendy Timm
Mr. Dudley McCarter, City Attorney
Mr. Scott Haley, AICP, Director of Community Development
Mr. William Schwer, E. I.T., Assistant City Engineer
Mr. Matt Brandmeyer, Planner
Ms. Ellen Whitworth, AICP, Planner
Mrs. Judy Pass, City Council Representative
Mrs. Pat Rosenblatt, Secretary
Pursuant to Section 610. 022 RSMO, the Planning and Zoning Commission could, at any time during the
meeting, vote to close the public meeting and move to closed session to discuss matters relating to litigation,
legal actions and/ or confidential or privileged communications with the City Attorneys as provided under
Section 610. 021( 1) RSMO.
2.
CONSENT ITEM
01 -014. SPOEDE ROAD PROFESSIONAL BLDG.
REP:
MR. CHRIS PAGANO
Pagano Development, Inc.
851 North Spoede Road
103 Clermont Road
St. Louis, MO 63124
Re:
314) 432 -3344
180 -day SDP Extension
01 -028. ST. PAUL' S EVANGELICAL CHURCH
REP:
MR. STEVE ANTON
KRJ, Inc.
9801 Olive Boulevard
St. Louis, MO 63141
Re:
314) 432 -7020
180 -day SDP Extension
02 -023. CREVE COEUR PAVILION, PHASE II
NE Corner of Olive and Old Olive
REP:
MR. BRUCE POEHLMAN
Poehlman & Prost
P. O. Box 8340
9280 Dielman Industrial Drive
St. Louis, MO 63132
Re:
Boundary Adjustment Plat
314) 997 -5777
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02- 025. 10825 & 10831 LADUE ROAD
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REP:
MR. DAN MILES
Claybridge Homes
501 -A Old State Road
St. Louis, MO 63021
Re:
3.
636) 227 -0880
Boundary Adjustment Plat
UNFINISHED BUSINESS
None
4.
NEW BUSINESS
02 -027. STREET TREE REQUIREMENTS
REP:
P & Z COMMISSION
City of Creve Coeur
300 N. New Ballas Road
Re:
Creve Coeur, MO 63141
Text Amendment —Subdivision Ordinance
THE HALLMARK OF CREVE COEUR
REP:
MS. NANCY RODNEY
ACl/Boland, Inc.
E. Side of Craig Road
11477 Olde Cabin Rd., Ste. 100
St. Louis, MO 63141
Re:
5.
314) 821 -6222
Eliminate Fence along Craig Road
OTHER BUSINESS
A. PLANNING DIVISION REPORT
REP:
MR. MATT BRANDMEYER
B. CITY ATTORNEY REPORT
REP:
MR. DUDLEY McCARTER
C. CITY COUNCIL REPORT
REP:
MRS. JUDY PASS
6.
APPROVAL OF MINUTES OF A REGULAR MEETING OF APRIL 15, 2002
7.
ADJOURNMENT
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MINUTES OF A REGULAR MEETING
PLANNING AND ZONING COMMISSION
CITY OF CREVE COEUR, MISSOURI
MAY20, 2002
A regular meeting of the Planning and Zoning Commission of the City of Creve Coeur,
Missouri was held on Monday, May 20, 2002 at the Creve Coeur Government Center, 300 North New
Ballas Road. Chairman Richard Meyer called the meeting to order at 7: 10 p.m.
MEMBERS PRESENT:
Mr. Richard Meyer, Chair
Mr. David Bangert
Mr. Larry Kaplan
Mr. Carl Moskowitz
Mr. Gene Rovak, Vice Chair
Ms. Wendy Timm
OTHERS PRESENT:
Mr. Dudley McCarter, City Attorney
Mr. Scott Haley, AICP, Director of Community Development
Mr. Matt Brandmeyer, Planner
Mrs. Ellen Whitworth, AICP, Planner
Mrs. Judy Pass, City Council Representative
Mrs. Pat Rosenblatt, Secretary
Hearing no objection to a motion made by Mr. Moskowitz, at the request of the Applicant, Item 01028 St. Paul's Evangelical Church was moved from " Consent Business" to " New Business ". Mr.
Bangert motioned to move 01 -014 Spoede Road Professional Building from " Consent Business" to " New
Business ", and Mr. Kaplan also requested that 02 -023 Creve Coeur Pavilion, Phase H be moved from
Consent Business" to " New Business ".
2.
CONSENT ITEM
01 -014
SPOEDE ROAD PROFESSIONAL BUILDING - Moved to NEW BUSINESS
01 -028
ST. PAUL' S EVANGELICAL CHURCH - Moved to NEW BUSINESS
02 -023
CREVE COEUR PAVILION, PHASE II -Moved to NEW BUSINESS
02 -025
10825 &
10831 LADUE ROAD
02 -025
10825 &
10831 LADUE ROAD
Mr. Dan Miles, of Claybridge Homes, requested approval of a Boundary Adjustment Plat for
properties addressed as 10825 and 10831 Ladue Road.
Per Section 26 -30. 5 of the Zoning Ordinance, a minimum lot width of 150 feet is required in the
A" Single Family Residential District. The Applicant received approval from the Board of Adjustment
to reduce the lot widths to 120 feet each. Currently the width of 10825 Ladue Road is 140 feet and 10831
Ladue Road is 100 feet.
0
P & Z MINUTES - MAY 20, 2002
0
Mr. Moskowitz made a motion to approve the requested Boundary Adjustment Plat; said motion
was seconded by Mr. Bangert and unanimously carried.
3.
UNFINISHED BUSINESS
NONE
4.
NEW BUSINESS
01 -014
SPOEDE ROAD PROFESSIONAL BUILDING - Moved from CONSENT BUSINESS
01 -028
ST. PA UL' S EVANGELICAL CHURCH - Movedfrom CONSENT BUSINESS
02 -023
CREVE COEUR PAVILION, PHASE H - Movedfrom CONSENT BUSINESS
02 -027
STREET TREE REQUIREMENTS
01 -014
SPOEDE ROAD PROFESSIONAL BUILDING
Mr. Ken Rothman, Attorney, assisted Mr. Chris Pagano in a request for approval of a 180 -day
extension for the approval period of the Site Development Plan for the Spoede Road Professional
Building at 851 North Spoede Road.
Mr. Bangert asked Staff if the City had held up construction for a year as implied in a letter to
Mr. Haley from Mr. Pagano dated May 3, 2002. Mr. Haley responded by saying he did not think Mr.
Pagano felt the City's review process had taken a year, explaining that there were a variety of code
compliant issues. Mr. Haley pointed out that such extensions have been granted on a variety of projects
and felt the two on this evening' s Agenda have legitimate extension questions and should be granted at
least 180 days. Mr. Rothman stated that the building had been removed and changes had been made to
the plans. Mr. Kaplan referred to the long delay with The Hallmark (formerly One New Ballas Place)
project and the discussions the Commission has had for requiring applicants to post a Performance Bond
in the event the project is not completed.
Mr. Moskowitz made a motion to approve the extension for 180 days. Said motion was
seconded by Mr. Rovak and unanimously carried.
01 -028
ST. PAUL' S EVANGELICAL CHURCH
Mr. Steve Anton, of KRJ, Inc., requested a 180 -day extension for the approval period of the Site
Development Plan for St. Paul' s Evangelical Church, located at 9801 Olive Boulevard.
Mr. Haley explained that Mr. Anton's request is for a 12 -month extension instead of six months,
and thatv he had requested the item be moved from Consent Business so as to allow for discussion. Mr.
Anton stated the need for the additional extension is due, in part, to the soil report and presence of
asbestos in the area. St. Paul' s is also undertaking a fund -raising effort.
Mr. Haley pointed out that if the 12 -month extension is granted, the new expiration date would
be August 13, 2003. Construction is expected to begin in the spring of 2003.
Mr. Rovak moved approval of the requested 12 -month extension. Said motion was seconded by
Mr. Moskowitz and unanimously carried.
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02 -023
0
CREVE COEUR PAVILION, PHASE II
Mr. Brandmeyer explained the layout of the site, pointing out the Boundary Adjustment would
move the southeast property line of Phase II of the Creve Coeur Pavilion to the south, which would
include newly acquired property from MoDOT. Mr. Haley stated that this transaction occurred many
months ago and they are now legally putting the properties together.
Mr. Moskowitz made a motion to approve the requested Boundary Adjustment Plat. Said
motion was seconded by Ms. Timm and unanimously carried.
Upon a request from Chairman Meyer, the Commission members had no objection to hearing
the application of The Hallmark of Creve Coeur before Street Tree Requirements.
Ms. Nancy Rodney, ACUBoland, represented Brookdale Living Communities in a request for
approval to eliminate the previously approved fence along Craig Road for The Hallmark of Creve Coeur,
located on the south side of Olive Boulevard and the east side of Craig Road.
Ms. Rodney presented a brief background. She pointed out that one of the amenities was a
grove of trees next to the new entry on New Ballas Road, which is endangered by the encroachment of
the lake and the fence. Ms. Rodney displayed pictures of the site, stating that Brookdale is very proud of
their projects, which are very up- scale, home -like developments. She stated that they felt the fence was
less of an amenity and more of an obstruction, referring to it as a barrier next to the sidewalk.
Mr. Rovak inquired about the slope into the lake, from the sidewalk to the water' s edge, and Ms.
Rodney replied that it was probably a 3 to 1 slope. Mr. Kaplan expressed concern with safety, and the
need for some kind of barrier. Ms. Rodney suggested some type of shrubbery, stating that she felt a fence
would send a message of "keep out ". A brief discussion followed.
Mr. Bangert moved approval of the request to remove the fence along Craig Road, as described
in the Staff Memo dated May 17, 2002. Said motion was seconded by Ms. Timm with the resultant vote
as follows:
Mr. Kaplan - nay
Mr. Bangert - nay
Mr. Moskowitz - nay
Mr. Rovak - aye
Ms. Timm - nay
Chair Meyer - nay
Motion to remove the fence failed by a vote of 1 aye and 5 nays.
02 -027
STREET TREE REQUIREMENTS
Mr. Brandmeyer referred to the May 6 Work Session when the Commission discussed the need
for a change to the street tree requirement in the Subdivision Code, from 40 feet to 30 feet on center, to be
consistent with the landscaping section of the Zoning Ordinance. The Commission agreed to bring this
forward to the regular Planning and Zoning meeting as a Text Amendment to the Subdivision and Land
Development Regulations.
Mr. Moskowitz made a motion to approve the change to the street tree requirement in the
Subdivision Code from 40 feet to 30 feet, per the Staff memo dated May 20, 2002. Said motion was
seconded by Mr. Bangert and unanimously carried.
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Mr. Haley noted that an amendment to the Subdivision Code does not require a Public Hearing,
but that an ordinance will be forwarded to City Council for the June 10 meeting.
5.
OTHER BUSINESS
A.
PLANNING DIVISION REPORT
Mr. Brandmeyer announced that the applicant for the Olive /Tempo submittal has requested
more time in order to prepare engineering documents and would be on the Agenda in June.
Chair Meyer pointed out that only four members would be present at the June 17 meeting.
B.
CITY ATTORNEY REPORT
Mr. McCarter had no report.
C.
CITY COUNCIL REPORT
Mrs. Pass reported on the recent actions by City Council.
6.
APPROVAL OF MINUTES OF A REGULAR MEETING OF APRIL 15, 2002
Mr. Moskowitz moved approval of the Minutes of April 15, 2002. Said motion was seconded
by Mr. Bangert and unanimously carried.
Chair Meyer acknowledged that this would be Larry Kaplan's last meeting, stating he had
enjoyed working with him for the last three years. The Commission members presented Mr. Kaplan with
a Gift Certificate.
7.
ADJOURNMENT
There being no further business to come before the Planning and Zoning Commission, upon
motion being made and duly seconded, the meeting was adjourned at 7: 50 p.m.
ichard C. Meyer, C airman
Transcribed by:
Pat Rosenblat ,-Secretary
4-
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N
CREVE CO
300 North New Ballas Road •
314) 432 -6000 •
Creve Coeur, Missouri 63141
Fax ( 3 14) 872 -2539 •
Relay MO 1- 800 -735 -2966
www. creve - coeur. org
1949'
Mayor
R
Date:
May 20, 2002
To:
Planning and Zoning Commission
From:
Matthew Brandmeyer, Planner '.
Subject:
01 -014 SDP Approval Extension
Title:
Spoede Road Professional Building
Location:
851 N. Spoede Road
Annette Kolis Mandel
Council Members
1st Ward
Michael Barton
David Kreuter
GC" General Commercial District
Zoning: "
2nd Ward
Owner:
Chris Pagano
Judy Pass
Pagano Development, Inc.
Pati Trout
103 Clermont Road
St. Louis, MO 63124
3rd Ward
David Kassander
Sam Page
Chris Pagano, of Pagano Development, has requested an extension
for the
approval period of the Site Development Plan for the Spoede Road Professional
4th Ward
Laura Bryant
Richard J. Wolkowitz
Building. Planning and Zoning Commission originally approved the plan on May
21, 2001. According to Section 26 -115. 6 of the Zoning Ordinance, the period of
validity for a Site Development Plan is twelve ( 12) months. The Planning and
Zoning Commission, and the City Council when required, may grant extensions
not exceeding twelve ( 12) months. Only Planning and Zoning Commission
approval is necessary for an extension in the " GC" district.
Mr. Pagano requests an extension of 180 days or 6 months.
City Administrator
Mark C. Perkins
extension will continue until November 21, 2002.
If approved, the
The extension deadline is one
year and six months after the original approval date.
One year is granted when
the plan is approved, and the six months is the request of the applicant.
City Clerk
LaVeme Collins
On November
21,
2002,
the
applicant
must
have
commenced
substantial
construction, which includes clearing of the site, completion of footings, building
or basement slab and inspection of such work.
The applicant has razed the
structure on the property and has submitted construction documents to the City.
J:\ P & Z Commission \Reports \01 -014 SDP Ext. Spoede Bldg.doc
May
03
02
Pagano
04: 31p
Development, Inc.
314 - 432 - 3131
May 3, 2002
Scott P. Haley, AICP
Director of Community Development
City of Creve Coeur
300 N. New Ballas Road
Dear Mr. Haley;
We would like to request a 180 day extension for the approval of our Site Development
Plan.
Since our original approval in May of 2001, we have demolished the vacant house that
was on the property at 851 North Spoede Road.
We are asking for the extension due to the many months we have spent involved with
plan reviews, finalizing blueprints to meet city criteria and the time that elapsed during
the review process for various reasons. The architecture work was slowed by his
previous work committments.
In the next few months, we anticipate our architect answering all the twenty -seven points
necessary for our plans being approved and the building permit being issued. The next
step will then be to proceed with ground breaking and building construction.
Thank you for considering our request for an extension.
Sincerely,
Chris J. Pa
o
p. I
VE
C'
C0
CREVE C
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o
314) 432 -6000 • Fax ( 314) 872 -2539 •
1
Relay MO 1- 800 -735 -2966
www• creve- coeur. org
09494l
April 25, 2002
Mr. Chris Pagano
Mayor
Pagano Development
103 Clermont Court
St. Louis, MO 63124
Council Members
Re:
1st Ward
Dear Mr. Pagano:
Site Development Plan - 851 Spoede Lane
David Kreuter
Maryellen May
ad Ward
Sue Kroeger
This letter is to remind you that the approval for the Site Development Plan for 851
Spoede Road ( 01 -014) will expire on May 22, 2002, unless " substantial construction"
has commenced. Section 26 -115 defines Substantial Construction as the following:
Substantial Construction shall be deemed to consist of clearing the site, completion of
footings, basement or building slab and inspection ofsuch work.
Judy Pass
Section 26- 115. 6( b) also states "
The Planning & Zoning Commission, and the City
Council when required, may grant extensions not exceeding twelve ( 12) months each
3rd Ward
Eleanor Glovinsky
Sam Page
4th Ward
Laura Bryant
upon written request oforiginal applicant prior to the expiration ofsuch period and
resubmission of the application ifthe application is resubmitted is substantially the
same as the initially approved application. " Should you desire to request an extension,
please forward a written request to the Department of Community Development, no
later than May 5, 2002. However, I still recommend that you pursue satisfying the
substantial construction requirement prior to May 22, due to the fact that any extension,
by the Planning & Zoning Commission, is purely discretionary and not automatically
granted.
Should you have additional questions, please contact me.
Sincerely,
City Administrator
CITY
Mark C. Perkins
F CREVE COEUR
n
cott P Haley, Direc or
City Clerk
Com unity Development
LaVerne Collins
SPH /pr
cc:
Richard Meyer,,P & Z Chair
Matt Brandmeyer, Planner
Bill Schwer, Assn' t. City Engineer
Steve Unser, Building Division Manager
Brad Holmes, Plans Examiner
Ed Bay, Building Inspector
P & Z File # 01 - 014
VE
CO
cilf,
o
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CREVE C
Q(
Relay MO 1- 800 - 735 - 2966
www. creve- coeur. org
1949 •
Mayor
314) 432 -6000 • Fax ( 314) 872 -2539 •
Date:
May 20, 2002
To:
From:
Matthew Brandmeyer, Planner
Subject:
01 -028 SDP Approval Extension
Title:
St. Paul' s Evangelical Church
Location:
Council Members
1st Ward
Michael Barton
David Kreuter
Zoning: "
2nd Ward
Owner:
Steve Anton
KRJ, Inc.
Judy Pass
Pati Trout
St. Louis, MO 63141
3rd Ward
David Kassander
Sam Paae
Steve Anton, of KRJ, Inc., has requested an extension for the approval period of
the Site Development Plan for St. Paul' s Evangelical Church. Final Approval for
4th Ward
Laura Bryant
the Site Development Plan was originally granted on August 13, 2001. According
to Section 26 -115. 6 of the Zoning Ordinance, the period of validity for a Site
Development Plan is twelve ( 12) months. The Planning and Zoning Commission,
and the City Council when required, may grant extensions not exceeding twelve
12) months. Only Planning and Zoning Commission approval is necessary for an
extension in the " GC" district.
Mr. Anton requests an extension of 180 days or 6 months.
City Administrator
Mark C. Perkins
extension will continue until February 13, 2003.
If approved, the
The extension deadline is one
year and six months after the original approval date.
One year is granted when
the plan is approved, and the six months is the request of the applicant.
13,
2003,
the
applicant
must
have
commenced
substantial
City Clerk
On February
LaVeme Collins
construction, which includes clearing of the site, completion of footings, building
or basement slab and inspection of such work.
JAP &Z Commission \Reports \01 -028 SDP Ext. St. Pauls. doc
RECEW - -
9
MAY 0 3 2002.
KROMM, RIKIMARU AND JOHANSEN, INC.
ARCHITECTS
PLANNERS
C.C. COWNUN! ! .,
J -
INTERIORS
May 1, 2002
Mr. Scott Haley
City of Creve Coeur
300 N. New Ballas Rd.
RE:
St. Paul' s Evangelical Church
Additions and Renovation
Ordnance #2138
Dear Mr. Haley,
St. Paul' s would like to request a 180 day extension to the 8/ 13/ 02 start of construction
The Church has been actively fundraising and has secured
approximately 80% of their goal in pledges from the congregation. The Church recently
authorized KRJ, Inc. to proceed with construction document drawings. Construction is likely to
begin in the spring of 2003. Thank you for your consideration.
date. (Ordinance date is 8/ 13/ 01.)
Sincerely,
Steve Anton
KRJ, Inc.
CC: Scott Dieckgraefe, St. Paul' s Church
Ron Kadane, Clayton Engineering.
9374 OLIVE BOULEVARD
ST. LOUIS, MISSOURI 63132
PHONE: 314 /
432 7020
FAX: 314 /
432 6131
613--V,E
CO
city
0
1
CREVE CO
J •
Q(
314) 432 -6000 •
Fax ( 314) 872 -2539 •
Relay MO 1- 800 -735 -2966
1949 •
Mayor
R
Date:
May 20, 2002
To:
From:
Matthew Brandmeyer, Planner /
Subject:
02 -023 Boundary Adjustment Plat
Title:
Creve Coeur Pavilion, Phase II
Location:
Olive Boulevard
Annette Kolis Mandel ,
Council Members
1st Ward
Michael Barton
David Kreuter
Zoning: "
2nd Ward
Centrum Properties, Inc.
Owner:
Judy Pass
225 West Hubbard Street
Pati Trout
Chicago, IL 60610
Representative:
3rd Ward
Bruce Poehlman
Poehlman and Prost
David Kassander
9280 Dielman Industrial Drive
Sam Page
St. Louis, MO 63132
4th Ward
Laura Bryant
An application has been submitted for a Boundary Adjustment Plat for Creve
The proposed adjustment is the result of Old Olive
Department of
property owned by the Missouri
Coeur Pavilion, Phase II.
Associates
acquiring
Transportation.
City Administrator
Mark C. Perkins
The plat area encompasses the California Pizza Kitchen and Stir Crazy, which is
currently under construction. The property is zoned " GC" General Commercial.
If the plat is adjusted, it continues to substantially meet the City' s minimum
standards.
acres.
City Clerk
LaVeme Collins
The current plat area is 2. 86 acres, and the adjusted area is 3. 156
Creve Coeur
An,
Phase II BAP
0
Page 2
Suggested Requirements for Approval
Should the Planning and Zoning Commission motion to approve the submitted Boundary
Adjustment Plat, staff recommends the following conditions:
1.
The applicant shall submit three copies of the recorded plat to the Department of
Community Development.
Action
Action on this item will be in the form of a motion of approval, approval with conditions or
denial. No action by the City Council is required.
J:\ P &Z Commission\ Reports \02 -023 BA CC Pavillion Phase II.doc
o
J .
Q(
314) 432 -6000 •
Fax ( 314) 872 -2539 •
Relay MO 1- 800 - 735 -2966
1949 •
Mayor
R
c RE v E C
o
Date:
May 20, 2002
To:
From:
Subject:
02 -025 Boundary Adjustment Plat
Title:
10825 and 10831 Ladue Road
Location:
10825 and 10831 Ladue Road
Zoning: "
A" Single Family Residential
kits
Council Members
1st Ward
Michael Barton
David Kreuter
2nd Ward
Representative:
Judy Pass
Dan Miles
Claybridge Homes
Pati Trout
501 -A Old State Road
St. Louis, MO 63021
3rd Ward
David Kassander
Sam Pa, e
An application has been submitted for a Boundary Adjustment Plat for the
properties located at 10825 and 10831 Ladue Road. The applicant proposes to
Laura Bryant
adjust the boundary between the properties in order to allow both lots to have a
lot width of 120 feet. Currently, the lot widths are 140 feet, 10825 Ladue Road,
and 100 feet, 10831 Ladue Road.
4th Ward
The properties are zoned " A"
City Administrator
Mark C. Perkins
Single Family Residential, which requires a
minimum lot width of 150 feet, per Section 26 -30. 5 of the Zoning Ordinance.
On May 16th, the applicant received approval from the Board of Adjustment to
reduce the lot widths to 120 feet. If the Commission approves the boundary
adjustment, the applicant will remove the vacant structures and build two new
homes.
The applicant has responded to a homeowner' s request to not obstruct
the rear yard view of homes on Shardue Lane by placing the homes 175 feet
from Ladue Road, between homes on Shardue Lane. Suggested Requirement # 1
City Clerk
addresses this concern.
LaVeme Collins
Please find the report, which was presented to the Board of Adjustment for the
16th
May
meeting, attached to this document.
10825 and 1083Oue Road BAP
Page 2
Suggested Requirements for Approval
Should the Planning and Zoning Commission motion to approve the submitted Boundary
Adjustment Plat, staff recommends the following conditions:
1.
The new homes on the properties shall be setback a maximum of 175 feet from Ladue
Road.
2.
The applicant shall submit three copies of the recorded plat to the Department of
Community Development.
Action
Action on this item will be in the form of a motion of approval, approval with conditions or
denial. No action by the City Council is required.
J:\ P & Z Commission\ Reports \02 -025 BA 10825 and 10831 Ladue.doc
citv
4+
C RE VE C 0
J •
Q(
314) 432 -6000 •
R
Fax ( 3l4) 872 -2539 •
Relay MO 1- 800 - 735 - 2966
1949 •
Date:
May 16, 2002
Continued from April 18, 2002)
To:
Board of Zoning Adjustment
From:
Matthew A. Brandmeyer, Planner
Subject:
Minimum Lot Width
Location:
10825 & 10831 Ladue Road
Section:
26- 30. 5( a) Lot Width
h
Mayor
Zoning:
A', Single Family Residential
Council Members
Applicant:
Dan Miles
Claybridge Homes
1st Ward
317 Cabin Grove Lane
Michael Barton
David Kreuter
TheThe appealappeal ofof Mr.Mr. DanDan Miles,Miles, onon behalfbehalf ofof thethe homeowners,homeowners, forfor aa variance variance ofof SectionSection 26-262nd2nd WardWard
30.30. 5(5( a),a), Minimum Minimum LotLot Width,Width, CityCity ofof CreveCreve CoeurCoeur OrdinanceOrdinance No.No. 1903,1903, ZoningZoning Code.Code.
JudyJudy PassPass
PatiPati TroutTrout
TheThe ApplicantApplicant seeksseeks aa variancevariance toto thethe MinimumMinimum LotLot WidthWidth requirementrequirement byby reducing reducing thethe
lotlot widthwidth fromfrom 150150 feetfeet toto 120120 feetfeet forfor propertiesproperties locatedlocated atat 1082510825 andand 1083110831 LadueLadue
Road.Road. TheThe propertiesproperties areare zoned'zoned' A',A', SingleSingle FamilyFamily Residential Residential District.District.
3rd3rd WardWard
DavidDavid KassanderKassander
SamSam PagePage
TheThe propertiesproperties areare zonedzoned
' ' A',A', SingleSingle FamilyFamily ResidentialResidential District.District. TheThe followingfollowing zoningzoning
regulationsregulations apply:apply:
StandardStandard
`
` A'A' Dist.Dist. Regs.Regs.
4th4th WardWard
Min Lot Size
LauraLaura BryantBryant
MinMin FrontFront YardYard SetbackSetback
RichardRichard J.J. Wolkowitz Wolkowitz
Min Side Yard Setback
15 ft.
MinMin RearRear YardYard SetbackSetback
30 ft.
CityCity AdministratorAdministrator
MarkMark C.C. PerkinsPerkins
City Clerk
Laveme Collins
1 - acre ( 43, 560 sq. ft.)
50 ft.
Min. Lot Width
150 ft.
Min. Lot Depth
150 ft.
Mr. Miles has requested the lot width variance in order to remove the existing structures
and build two new homes. The lots are 140 and 100 feet wide and are currently non conforming since the minimum lot width is 150 feet.
If the Board approves the variance, the Planning and Zoning Commission will review the
application in order to adjust the boundaries.
including
setbacks,
preservation.
building configuration,
During Commission' s review, items
grading, driveway access, and tree
10825 & 1083 *
ue Road, Minimum Lot Width •
Page 2
For the Board' s information, the applicant plans to build two 2 -story homes on the site. The homes will
meet Single Family " A" setbacks. They will front Ladue Road and be turned -in slightly towards the
other.
One of the curbcuts on Ladue Road will be removed and access will be shared by both homes
through a single drive. The site will have minimal grading and thus also have minimal tree loss.
The applicant has provided sketches of the existing parcels with improvements and the proposed lot
configuration. The applicant has also provided a letter further explaining the appeal and a letter that was
sent to adjoining property owners, particularly residents on Shardue Lane. At the meeting, the applicant
will provide elevations of the proposed structures and proposed boundary adjustment plats.
HARDSHIP
The applicant cites the following hardships influencing the variance request:
1.
2.
3.
4.
The condition existed prior to present -day lot width regulations.
New homes cannot be built on either property without a variance.
The condition is not typical to the parcel development in the City of Creve Coeur.
There is no impact upon the neighboring properties.
VARIANCE CRITERIA
As per Section 26 -118.4 of the Zoning Ordinance of the City of Creve Coeur, the Board of Adjustment
shall not grant a variance unless it makes specific written findings of fact directly based upon the
particular evidence presented to it that supports all of the following conclusions:
a) The variance requested arises from a condition which is unique to the property in question and
which is not ordinarily found in the same zoning district;
b) The variance requested is because of a unique hardship not created by the applicant nor the owner
of the property;
c) The granting of the variance shall not adversely affect adjacent property owners or residents;
d) The strict application of the provisions of the Zoning Ordinance from which a variance is
requested, will cause severe practical difficulty or extreme hardship for the property owner
represented in the application;
e) The variance desired will not adversely affect the public health, safety, order, convenience, or
general welfare of the community, and
f) Granting the variance desired will not violate the general spirit and intent of this Chapter.
STAFF' S ANALYSIS
Although a variance is required for the submittal, the applicant' s proposal accomplishes two aims of the
City. First, past applicants proposed additional units to be built on the lots.
The current application
maintains the existing density, which is a policy established by the City' s Comprehensive Plan. Second,
the removal of the two homes on the site complies with requests by the Building Division to demolish the
structures due to property maintenance issues.
Please note that if approved by the Board of Adjustment and the Planning and Zoning Commission and
the homes are built, future subdivision, rezoning or other development of this property is not likely to
occur.
Since a single developer will develop the lots, the lot widths can be reduced to offer symmetry between
the properties. If two parties, acting on their own behalf, requested variances from the Zoning Ordinance,
the lots would remain at 100 and 140 feet wide. The boundary adjustment will allow the redevelopment
of the properties without creating an adverse impact on the neighboring property.
10825 & 10831 *
ue Road, Mininuun Lot Width •
Pahe 3
Figures 1 and 2: The properties
from Ladue Road looking north.
10825 & 1083we Road, Minimum Lot Width
Page 4
Figure 3: 10825 Ladue Road from
the front yard.
Figure 4: 10825 Ladue Road,
backyard and pool.
10825 & 1083*
e Road, Minimunt Lot Width
Page 5
Figure 5: The backyards of both
properties, taken from the northeast
corner of 10825 Ladue Road.
ACTION
The Board of Adjustment is requested to consider the variance application, the information/ evidence
presented and entered into the meeting and either approve, approve with modifications, deny, or defer this
request.
J: \ BOA \Staff Reports \10825 & 10831 Ladue Road. doc
mbrandmeyer
05/ 10/ 02
0
c a
o
e!
CREVE CO
3 14) 432 -6000 •
Fax ( 3 14) 872 -2539 •
Relay MO 1- 800 -735 -2966
I949'
Mayor
R
DATE:
May 17, 2002
TO:
PLANNING AND ZONING COMMISSION
FROM:
Scott Haley, Director of Community Developmeng
SUBJECT:
Elimination of the Approved Fence
TITLE:
The Hallmark of Creve Coeur
LOCATION:
East Side of Craig Road at North New Ballas Road
ZONING:
CB, Core Business District
Council Members
1st Ward
Michael Barton
David Kreuter
2nd Ward
APPLICANT:
Judy Pass
Nancy Rodney,
ACI /Boland, Inc.
Pati Trout
11477 Olde Cabin Road Suite 100
3rd Ward
David Kassander
Sam Page
4th Ward
Laura Bryant
REQUEST:
Brookdale Living Communities is requesting that the P & Z Commission
authorize the elimination of the approved fence along Craig Road. A fence
ornamental in nature) has been part of the approved site development plans
over the past four years.
It is staff' s opinion that the elimination of the approved fence is considered a
substantive change" and can not be administratively removed from the plans
without the P & Z Commission' s authorization. A substantive change is
defined in the City's Zoning Ordinance as "a modification to an approved site
City Administrator
development plan which... significantly alters, modified or changes material
Mark C. Perkins
aspects of the plan."
PROJECT DESCRIPTION:
City Clerk
The subject property consists of 11. 2 acres located on the eastside of Craig
LaVeme Collins
Road, across from the North New Ballas Drive extension, north of the West
Oak Square shopping center. The Hallmark of Creve Coeur is an apartment
complex for elderly residents, in a multilevel residential structure varying in
height of up to 6 stories, and currently under construction on the eastside of
0
0
Craig Road, just north of the West Oak Dierberg' s. Brookdale Living
Communities purchased the parcel and development plans for One New
Ballas Place from the original developer, Craig Capital, L. P. in early 2000.
ACTION:
The Planning & Zoning Commission has the following options:
1) Concur with the Brookdale Living Communities request and eliminate the
fence in its entirety
2) Maintain the fence requirement as per the approval Site Development
3)
Plan and deny the subject request.
Modify the type, limits, and /or other elements of the previously approved
fence.
ACI 1 h BOLAN -
NC.
ACI / FRANGKISER HUTCHENS, INC.
hlwolnonul 9-,,
on
ARCH ITCCTU RE
PLANNING
INTI RIORS
May 15, 2002
Mr. Scott Haley
City of Creve Coeur
300 N. New Ballas
St. Louis, MO 63141
Re:
Request for Planning and Zoning Approval
ACI /Boland Project No. 200030
Dear Scott:
20th
Please accept this letter as a request for The Hallmark of Creve Coeur to appear on the May
Planning and Zoning Agenda. Brookdale Living Communities is requesting the deletion of the fence
along Craig Road, previously approved by Planning and Zoning.
The fence, as illustrated in the attached rendering, provides a separation between the pedestrian traffic
along the Craig Road sidewalk and the amenities of the site. The site has a rolling aspect down to the
lake and is quite accessible from numerous points along the sidewalk. The deletion of the fence would
open the full length of the site as a public amenity, in lieu of creating a private, enclosed appearance to
the property.
I have attached 16 copies of the project rendering, as well as 16 copies of the Site Grading Plan with
the fence area highlighted and noted, to accompany this request. I plan to provide photos of the project
for the meeting to further illustrate the site concepts.
I appreciate your courtesy in allowing us access to the agenda with short notice. If I can provide further
information, please call.
Sincerely,
ACI /Boland, Inc.
pr",'
I
U
IVED
I
Nanc
MAY f q 2002
ney
Associate
1=. C. COMMUNITY OEVLp
Attachment
Cc:
Mr. Jim Merkey, Brookdale Living Communities
Mr. Bill Henry, Brookdale Living Communities
11477 Olde Cabin Road, Suite 100
St. Louis, Missouri 63141
11229 Nall, Suite 140
4306 Doctor Greaves Road
Leawood, Kansas 66211
Grandview, Missouri 64030
314 821. 2522 Fax
913 338. 2003 Fax
816 763 9757 Fax
314 821. 6222
913 338. 2300
816 763. 9600
eta
O
CREVE COEIJR
314) 432 -6000 •
Fax ( 314) 872 -2539 •
Relay MO 1- 800 - 735 -2966
www. creve -coeur. org
j949'
April 26, 2002
Ms. Nancy Rodney
Mayor
Associate
ACI /Boland, Inc.
11477 Olde Cabin Road, Suite 100
Council Members
1st Ward
David Kreuter
Maryellen May
Saint Louis, Missouri 63141
RE:
Brookdale Living Communities
Fence along Craig Road
Dear Nancy:
2nd ward
Sue Kroeger
This letter is in response to your April 4th letter. As I have indicated to you
Judy Pass
during previous conversations over the past several months and in my April
2nd email to you, that it is still my opinion that the fence identified on the
SDP is required. Furthermore, the fence shall be erected prior to occupancy
of the facility, unless modified by the Planning and Zoning Commission. The
3rd Ward
Eleanor Glovinsky
San, Page
subject fence was identified on the stamped " APPROVED" Site Development
Plan ( SDP), which was approved by the City of Creve Coeur Planning & Zoning
Commission.
Laura Bryant
Suggesting the fence be eliminated, I believe, is a " substantive
change" to the SDP and would require Planning & Zoning Commission
approval. " Substantive Change" is defined in the City's Zoning Ordinance as
a modification to an approved site development plan which...significantly
alters, modifies or changes material aspects of the plan ".
4th Ward
On several occasions in your April 4th letter, you indicate multiple
City Administrator
Mark C. Perkins
conversations, meetings and contacts involving MoDOT and various city staff
members regarding why the approved fence was required. The fence was
originally submitted, and eventually approved by the Planning & Zoning
Commission, as an aesthetic element to the site. It was not until after the
approval of the SDP that the Department Highway and Traffic of St. Louis
County ( not the Missouri Department of Transportation as you have
referenced) raised several issues with the development. Some of those issues
City Clerk
Laverne Collins
included the connection of the entrance with Craig and Ballas Road, the
proximity of the guardhouse, the width and stacking of the proposed entrance
drive, and the need for a physical barrier along the property.
Your letter also indicates that the City should accept the removal of the fence
based on a previous understanding. As you and I have discussed the past
several months, neither you nor the owner's representatives have any letters
or correspondence to or from the City that the fence may be eliminated from
the project. Also, the City's files do not acknowledge this understanding as
well.
To summarize, it still my belief that only the Planning & Zoning Commission
can authorize the reduction or removal of the ornamental fence that is
identified on the approved SDP. The Planning & Zoning Commission is
scheduled to convene on May 20th. I suggest either the fence be
incorporated as identified on the SDP or request that the Commission
eliminate the fence or reduce the limits of the fence. As I have indicated to
you that a reduction in the length of the fence may be warranted and that the
Commission may concur in doing so.
Please let me know if you would like to be placed on the May 20th Planning &
Zoning Commission meeting agenda.
Should you have any questions with contents of this letter, please feel free to
e.
I
Cc:
r
aley, Dire
nt of Community Development
Richard Meyer, P& Z Chair
Mark C. Perkins, City Administrator
William Schwer, Asst. City Engineer
Steve Unser, Building Division Manager
Jim Heines, Construction Inspector
0p`
CREVE CO&
g
o
9
3 14) 432 -6000 •
Fax ( 314) 872 -2539 •
Relay MO 1- 800 - 735 - 2966
1949'
Mayor
R
Date:
May 20, 2002
To:
From:
Subject:
02 -027 Text Amendment
Council Members
ib
1st Ward
Michael Barton
Street Trees, Section 22A -30 of Subdivision and
Title:
Land Development Regulations
David Kreuter
2nd Ward
Judy Pass
As discussed at the May 6, 2002 Planning and Zoning Commission work session,
Pati Trout
the street tree requirement, in the Subdivision Ordinance ( Section 22A -30),
conflicts with the street tree requirement in the Zoning Ordinance ( Section 2662. 6a). At the work session, the Commission requested that this item be reviewed
3rd Ward
at its May
20th
meeting.
David Kassander
Sam Page
The Subdivision Ordinance requires street trees to be not less than one ( 1) tree for
each forty (40) feet of street frontage. On the other hand, the Zoning Ordinance
requires that one street tree be planted for every thirty ( 30) lineal feet.
4th Ward
Laura Bryant
In order to provide consistency in the development review process, it is
recommended that the forty -foot regulation in the Subdivision Ordinance be
changed to thirty feet.
City Administrator
Mark C. Perkins
In order to make an amendment to City Code, a bill may be sponsored by the
Planning and Zoning Commission, Section 26 -113 of the Zoning Ordinance.
Commission will provide City Council with a recommendation, after which a
formal bill will be heard before Council. Please find proposed legislation
attached to this report.
City Clerk
LaVeme Collins
J: T &
Z Commission \Reports \02 -027 TA Street Trees 22A- 30.doe
BILL NUMBER.
ORDINANCE NUMBER.
AN ORDINANCE TO AMEND SECTION 22A -30 STREET TREES
OF THE CREVE COEUR SUBDIVISION AND LAND
DEVELOPMENT REGULATIONS OF THE CITY OF CREVE
COEUR RELATING TO THE NUMBEROF TREES PLANTED
ALONG RESIDENTIAL SUBDIVISION STREETS
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CREVE COEUR, MISSOURI
AS FOLLOWS:
WHEREAS, the Planning and Zoning Commission of the City of Creve Coeur, Missouri has
recognized the need for a revision of the provisions of Ordinance Number 1045, relating to modifications
of Article III, Land Development Standards, Section 22A -30 Street Trees by reducing the minimum
requirement for the planting of trees along residential subdivision streets to one ( 1) for each thirty (30);
WHEREAS, the Planning and Zoning Commission reviewed and recommended approval of the
subject amendment at its meeting on Monday, May 20, 2002, and
WHEREAS, the City Council of the City of Creve Coeur, Missouri, also being cognizant of a
need for these changes in the zoning regulations, held a Public Hearing thereon at the Creve Coeur
Government Center on June 10, 2002, beginning at 7: 30 p.m. or immediately following the close of the
previous Public Hearing, after having given fifteen ( 15) days prior public notice of the time, place and
2002, and in
purpose of said hearing by publication in the St. Louis Countian on May ,
the West County Journal on May ,
2002, newspapers of general circulation in the City of Creve
Coeur and after other written notice was given all according to the provisions of law made and provided
for such notices and hearings, and
WHEREAS, all persons who presented themselves at said Public Hearing and desiring to be
heard were given an opportunity to be heard and a copy of the proposed ordinance has been made
available for public hearing prior to its consideration by the City Council; and this Bill having been read
by title in open meeting three times before final passage by the City Council, and
WHEREAS, the City Council being fully informed finds that amending the City Code of
Ordinances would be in harmony with and bear a substantial relation to the public welfare, health, safety,
comfort and convenience of the citizens of the City of Creve Coeur and in the public interest and in good
zoning practice.
NOW, THEREFORE, be it ordained by the City Council of the City of Creve Coeur, Missouri
that the Zoning Ordinance of the City of Creve Coeur be amended as follows:
SECTION
1:
The minimum requirement for the planting of street trees along residential
subdivision streets shall be reduced to one ( 1) tree for each thirty (30) feet of street frontage under Section
22A -30 as follows:
0
a
Text Amendment
Section 26 -30
Page 2
Section 22A -30 Street trees.
The developer shall plant trees along all streets in new residential subdivisions or along the street
frontage of any land development. The trees shall be provided in the ratio of not less than one ( 1) for
each €erg (40) thirty (30) feet of such frontage. Before any trees are planted, a plan of such planting
shall be submitted to the Commission as part of the Improvement Plans for its study and recommendation.
Factors to be considered by the Commission in reviewing the plan shall include, but shall not be limited
to, prevention of the planting of certain species that would become nuisances because of insects or disease
or because of their roots unduly interfering with the sewer mains or other underground utilities, or
location of the trees obstructing sight distances for vehicles at intersections or making the installation of
utilities, sidewalks or similar improvement costly or difficult, or similar locational features that may be
undesirable. In no case shall a tree be planted that has a trunk diameter of less that two and one -half (2 ''/ 2)
inches as measure six ( 6) inches above the ground.
Recommended species of street trees include
Thornless Honey Locust, Red Maple, Sugar Maple, Green Ash and Little Leaf Linden.
SECTION 2.
BE IT FURTHER ORDAINED THAT all ordinances in conflict with this
ordinance are hereby repealed to the extent of the conflict.
SECTION 3.
BE IT FURTHER ORDAINED THAT this ordinance shall become effective
fifteen ( 15) days from adoption and approval in accordance with Section 3. 11 ( G) of the City Charter.
ADOPTED THIS
DAY OF
52002
DAVID KREUTER
PRESIDENT OF CITY COUNCIL
ADOPTED THIS
DAY OF .
2002
ANNETTE KOLIS MANDEL
MAYOR
ATTEST:
LAVERNE COLLINS, CMC
CITY CLERK

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