REPORT TO PLANNING & ZONING COMMISSION - CITY OF MARYLAND HEIGHTS

Transcription

1 APPLICATION NUMBER APPLICATION (PROJECT) NAME APPLICANT NAME PROPERTY OWNER NAME PDP REVOCUP DORSETT SQUARE Revocup c/o Nebyu Habteyes Dorsett Road, Maryland Heights, MO Berg Cahokia, LLC 1325 Queens Court, Saint Peters, MO APPLICANT S REQUEST Minor modification to Planned District Ordinance to allow outdoor seating at Dorsett Road. SITE LOCATION STREET ADDRESS PARCEL/LOCATOR NUMBER EXISTING ZONING DISTRICT TOTAL SITE AREA PLANNING AREA PLANNING DISTRICT Southwest quadrant of Dorsett Road and McKelvey Road Dorsett Road 14O and 14O PDC Planned District Commercial acres WEST RESIDENTIAL PLANNING AREA Dorsett/McKelvey Commercial Planning District MEETING DATE August 28, 2018 REPORT DATE CASE MANAGER RECOMMENDATION Michael Zeek, AICP APPROVAL

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3 DESCRIPTION OF EXISTING SITE CONDITIONS The site, located in the southwest quadrant of Dorsett Road and McKelvey Road, is occupied by Dorsett Square Shopping Center. The L-shaped shopping center currently contains a number of retail and service uses including, but not limited to, a restaurant, a fitness center, an automotive repair center, a hardware store, and a tanning salon. In the northwestern portion of the site is a freestanding McDonald s restaurant with drive-through facilities. REFER TO FIGURE 1 NEIGHBORHOOD CONDITIONS/LAND USE Adjoining the site to the northeast is a Shell gas station. North of the site, across Dorsett Road, are Dorsett Village Shopping Center, Commerce Bank and a Steak n Shake restaurant. At the northeast corner of Dorsett and McKelvey Roads is a Walgreen s store. East of the site, across McKelvey Road, are a Mobile service station and Creve Coeur Meadows Shopping Center. South of the site are single-family dwellings in the Foxborough subdivision. West of the site are two restaurants, Arby s and Casa Juarez. REFER TO FIGURE 2 ZONING CONTEXT The site is zoned PDC Planned District-Commercial and is governed by Ordinance # Dorsett Village Shopping Center to the north is also zoned PDC Planned Development-Commercial. Other surrounding commercial uses are zoned C-2 General Commercial District. The Foxborough subdivision to the south is zoned R-5 Single-family Residential District. REFER TO APPENDIX SUPPLEMENTAL MAPS AND EXHIBITS REFER TO FIGURE 3 EXISTING CONDITIONS MATRIX DIRECTION EXISTING LAND USE ZONING DISTRICT COMMENTS North Shopping center, bank, restaurant PD-C Dorsett Village, Commerce Bank, Steak n Shake East Gas station, service station, shopping center C-2 Shell, Mobile, Creve Coeur Meadows South Single-family dwellings R-5 Foxborough subdivision West Restaurants C-2 Arby s and Casa Juarez REVOCUP DORSETT SQUARE PAGE 3

4 BACKGROUND & REQUEST The Dorsett Square shopping center was constructed in A Planned District was first established in 1990 via the adoption of Ordinance This ordinance has been amended numberous times since, the most recent of which was in 2012 to expand the outdoor storage area for the hardware store. The current governing ordinance is , as amended by Ordinance The applicant, Revocup is a coffee shop which proposes to occupy Dorsett Road. The use, classified as a Snack and Nonalcoholic Beverage Bar, is permitted at this location. In conjunction with the use, they propose to establish a small outdoor seating area consisting of two tables. The outdoor area would be served from 9:00 a.m. to 6:00 p.m. according to the applicant s narrative (see the appendix of this report). Outdoor restaurant seating is typically a conditional use, but is already allowed in Dorsett Square at the McDonald s restaurant. Ordinance must be clarified that outdoor seating is also allowed in conjunction with the snack and nonalcoholic beverage bar. ANALYSIS The vision for the Dorsett/McKelvey Commercial Planning District is to: Maintain and enhance its place as the retail commercial core of the City, providing goods, services, and high-density housing opportunities for those in the community and visitors alike. The proposed coffee shop is in keeping with this vision as it provides a service of benefit to City residents, employees, and visitors. The proposed outdoor seating element is limited in scale and appropriate in conjunction with the coffee shop. Outdoor restaurant seating is already permitted in the Dorsett Village shopping center at the McDonald s restaurant. It is also noteworthy that outdoor seating is permitted just west of the site at Casa Juarez. The proposed seating area consists of only two tables, with four chairs each. The sidewalk in front of the tenant space is approximately 23 feet long and 11 feet deep. The tables can be accommodated in this location. The draft ordinance requires that an aisle approximately 5 feet in width be maintained along the building to ensure sufficient access to this and adjoining businesses. PAGE 4 APPLICATION FOR PLANNED DISTRICT AMENDMENT #PDP

5 FINDINGS AND RECOMMENDATION CONSISTENCY WITH COMPREHENSIVE PLAN 1. The City Planner finds that the proposed use is consistent with the vision of the Dorsett/McKelvey Commercial Planning District to maintain and enhance the commercial core by providing services for those in the community and visitors alike. IMPACT ON NEIGHBORHOOD CHARACTER 2. The City Planner finds that the proposed use, subject to the limitations set forth in the draft ordinance, will not result in a substantial adverse impact on the other uses within Dorsett Square. SITE DESIGN 3. The City Planner finds that the site is capable of adequately accommodating the proposed use, subject to the limitations of the draft ordinance. RECOMMENDATION The City Planner finds that the proposed use is compatible with the uses currently permitted by the Dorsett Square Planned District Ordinance and in operation on the site. Based on this finding the City Planner requests favorable consideration of the attached draft ordinance. Michael Zeek City Planner REVOCUP DORSETT SQUARE PAGE 5

6 APPENDIX SUPPLEMENTAL MAPS AND EXHIBITS PAGE 6 APPLICATION FOR PLANNED DISTRICT AMENDMENT #PDP

7 PROPOSED SEATING AREA FIGURE 1: AERIAL PHOTOGRAPH REVOCUP DORSETT SQUARE PAGE 7

8 FIGURE 2: EXISTING LAND USE PATTERN PAGE 8 APPLICATION FOR PLANNED DISTRICT AMENDMENT #PDP

9 C-2 PDC R-5 FIGURE 3: ZONING MAP REVOCUP DORSETT SQUARE PAGE 9

10 EXHIBIT A: APPLICANT S NARRATIVE PAGE 10 APPLICATION FOR PLANNED DISTRICT AMENDMENT #PDP

11 EXHIBIT B: APPLICANT S SITE PLAN REVOCUP DORSETT SQUARE PAGE 11

12 This is a photograph of the proposed location of the coffee shop, between Hotshots Bar and Grill and Great Clips. PHOTOGRAPH #1 - LOOKING WEST FROM PARKING AREA DESCRIPTION This is a photograph showing the area where the tables would be located. The draft ordinance requires that a five foot aisle be maintained along the building. PHOTOGRAPH #2 - LOOKING WEST FROM PARKING AREA DESCRIPTION PHOTOGRAPHIC INVENTORY PAGE 12 APPLICATION FOR PLANNED DISTRICT AMENDMENT #PDP

13 Recommendation of Planning Commission BILL NO. ORDINANCE NO DRAFT AN ORDINANCE AMENDING ORDINANCE TO ALLOW OUTDOOR SEATING FOR A COFFEE SHOP IN THE DORSETT SQUARE SHOPPING CENTER (Petition of Revocup with the consent of Berg Cahokia, LLC) WHEREAS, a Public Hearing was held before the Planning Commission regarding the proposed modification to the Planned District Ordinance; and WHEREAS, the Planning Commission has found that the proposed modification is consistent with the Comprehensive Plan and Zoning Code; and WHEREAS, the Planning Commission has recommended approval of regulatory standards to guide the future development of the Planned District; and WHEREAS, the City Council has reviewed the recommendation of the Commission and has determined that the proposed ordinance is in the best interest of the City. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MARYLAND HEIGHTS, MISSOURI, AS FOLLOWS: Section 1: Section 3.V, Limitations, of Ordinance is hereby amended by adding a new paragraph H as follows: H. Outdoor seating associated with the Snack and Nonalcoholic Beverage Bar at Dorsett Road is permitted provided that a minimum aisle of approximately five (5) feet is maintained along the building. Section 2: This Ordinance shall be in full force and effect from and after its passage and approval. PASSED BY THE CITY COUNCIL THIS DAY OF MAYOR/PRESIDING OFFICER APPROVED BY THE MAYOR THIS DAY OF ATTEST: MAYOR CITY CLERK City of Maryland Heights Ordinance No DRAFT Page 1 of 1