APPLICATION NUMBER: PDP17-0007 APPLICATION (PROJECT) NAME: QuikTrip Store #644R APPLICANT: QuikTrip Corporation 2255 Bluestone, St. Charles, MO 63303 PROPERTY OWNER NAME: APPLICANT S REQUEST: Robert J. Heitz Trust dated 11/7/95 & Loretta H. Tucker Trust dated 2/19/10 13109 Conway Grove Lane, St. Louis, MO 63141 Rezoning from M-1 Office, Service, and Light Manufacturing to PDC Planned District - Commercial for a gasoline station with convenience store and future commercial uses SITE LOCATION: 12200 Dorsett Road PARCEL/LOCATOR NUMBERS: Parcel ID# 140610365 EXISTING ZONING DISTRICT: TOTAL SITE AREA: PLANNING AREA: PLANNING DISTRICT: M-1 Office, Service, and Light Manufacturing Approximately eight (8) acres Westport N/A PUBLIC HEARING DATE(S): July 11, 2017 and REPORT DATE: PROJECT MANAGER: RECOMMENDATION: Hilary Perkins, AICP Consideration of the draft ordinance QUIKTRIP PAGE 1
DESCRIPTION OF EXISTING SITE CONDITIONS The site is an approximately 8 acre tract located at 12200 Dorsett Road. The northern portion of the site is vacant and on the southern portion of this site there is an existing manufacturing building. The building is currently unoccupied. REFER TO FIGURE 1 NEIGHBORHOOD CONDITIONS/LAND USE Land use around the site is primarily commercial. To the west is the campus of Edward Jones, the Drury Inn and Suites, and Bandana s Barbeque. To the east is a self-storage facility. Across Dorsett to the north is a strip center featuring a variety of commercial businesses. The south end of the property abuts Edward Jones campus. REFER TO FIGURE 2 ZONING CONTEXT The subject site is zoned M-1 Office, Service, and Light Manufacturing, as are much of the surrounding parcels. The Edward Jones property to the west is zoned PDO Planned District - Office. Across Dorsett to the north properties are zoned PDC Planned District - Commercial, M-1 Office, Service, and Light Manufacturing, and PDM Planned District - Manufacturing. REFER TO APPENDIX A - SUPPLEMENTAL MAPS AND SITE DATA REFER TO FIGURE 3 EXISTING CONDITIONS MATRIX DIRECTION EXISTING LAND USE ZONING DISTRICT COMMENTS Retail including Waffle House and PDC, M-1, North a strip retail center PDM South Edward Jones PDO Across Dorsett Road East Self-storage, US. Post Office M-1 West QUIKTRIP Drury Inn and Suites, Bandana s Barbeque, Edward Jones PDO PAGE 3
REQUEST The applicant is proposing a Generation 3 (GEN3) QuikTrip Store. The store would only use approximately 2.43 acres at the north end of the property, fronting on Dorsett Road. Once ownership is acquired, QuikTrip plans to re-plat the property into two parcels. The applicant s narrative suggests a variety of uses for the southern property including office buildings, restaurants, or retail stores. The Planned District - Commercial is requested as the proposed QuikTrip store cannot meet the setback requirements of the current M-1 zoning. This zoning would grant the flexibility needed to develop the project as designed. ANALYSIS AND DRAFT ORDINANCE APPROACH Staff previously examined the project s consistency with the Comprehensive Plan in the City Planner s Report to the Planning Commission dated June 28, 2017 finding that the request is consistent with the Comprehensive Plan as recently updated for development in the Westport Planning District. The intent of this report is to address any remaining issues and discuss the approach taken by staff in preparing the attached draft ordinance. PERMITTED USES The draft ordinance separates the site into two Planning Areas: Planning Area 1 at the north end of the site includes the gasoline station with convenience store. Planning Area 2 at the south end of the site includes all uses permitted in the M-1 Office, Service, and Light Manufacturing district, but restricts the following high traffic uses: PAGE 4 REQUEST FOR PDC QUIKTRIP #PDP17-0007
Convenience Store Pharmacies and Drug Stores with Drive Through Services Gasoline Stations with Convenience Store Gasoline Stations with Car Wash Other Gasoline Stations Fuel Dealers Commercial Banking with Drive Through Services Credit Unions with Drive Through Services Fast Food Restaurants with Drive through Services FINAL DEVELOPMENT PLAN PLANNING AREAS The Final Development Plan will be the document that governs the overall layout and design aspects of this project. In addition to the typical requirements for any Final Development Plan, the ordinance requires walkways consisting of differential surface treatment, such as stamped concrete or asphalt. This plan is intended to ensure the Planning Commission s expectations of landscaping on in both Planning Area 1 and 2 are met. Submittal of the Final Development Plan is required within 12 months of the ordinance s adoption. A separate final development plan may be submitted for Planning Area 2. GENERAL DEVELOPMENT REQUIREMENTS The ordinance requires that environmental standards, utilities and mechanical equipment, stormwater management, and sanitary sewers shall be in compliance with all applicable municipal codes and with the requirements of each applicable utility. QUIKTRIP PAGE 5
Traffic studies prepared by the applicant and reviewed by staff indicate the PM peak northbound traffic may be higher than what is currently present. However, should conditions change as development occurs, traffic issues may be revisited. The ordinance states that the City may require a traffic impact study prior to issuance of an occupancy permit for any use or development in Planning Area 2. This study may be used to consider the appropriateness of uses which generate substantial traffic and/or to limit such uses. St. Louis County Department of Transportation has indicated that a formal Concept Plan approval followed by a detailed construction plan approval and Special Use Permit will be required to be obtained from St. Louis County prior to the start of any work in County road right-of-way. The Metropolitan Sewer District has indicated that: Bioretention has been integrated onto the site near the western boundary of the site that abuts Dorsett Road. This conceptually addresses the requirement for runoff volume reduction BMPs noted in the letter. There is an existing public sanitary sewer that runs beneath the location of the proposed fuel canopy as depicted on the plan we reviewed last year as well as the current plan you have. We noted in the conceptual review that the main would need to be relocated under this proposed site configuration. The applicant has submitted an updated landscaping plan that meets the City s point requirements, once irrigation is taking into account. The ordinance requires that elements of this plan, such as the masonry columns, be repeated in Planning Area 2. UPDATED LANDSCAPING PLAN (SEE APPENDIX) PAGE 6 REQUEST FOR PDC QUIKTRIP #PDP17-0007
FINDINGS AND RECOMMENDATIONS CONSISTENCY WITH COMPREHENSIVE PLAN 1. The City Planner finds that the project is consistent with the Comprehensive Plan. IMPACT ON NEIGHBORHOOD CHARACTER 2. The City Planner finds that the project will not have a substantial adverse impact on adjoining properties, subject to the conditions of the ordinance. SITE DESIGN 3. The City Planner finds that the site design is consistent with the standards of the Zoning Code, subject to review and approval of the Final Development Plan. BUILDING DESIGN 4. The City Planner finds that the building design is consistent with the purpose and intent of the Building Design Standards. RECOMMENDATION Staff recommends that the draft ordinance attached hereto be considered for adoption by the City Council. Michael Zeek, AICP City Planner Hilary E. H. Perkins, AICP Planner and Project Manager QUIKTRIP PAGE 7
APPENDIX A SUPPLEMENTAL MAPS AND SITE DATA PAGE 8 REQUEST FOR PDC QUIKTRIP #PDP17-0007
N QUIKTRIP FIGURE 1: AERIAL PHOTOGRAPH PAGE 9
N FIGURE 2: EXISTING LAND USE PATTERN PAGE 10 REQUEST FOR PDC QUIKTRIP #PDP17-0007
PDO M-1 PDO PDO N QUIKTRIP FIGURE 3: ZONING MAP PAGE 11
PAGE 12 FIGURE 4: CONCEPTUAL DEVELOPMENT PLAN REQUEST FOR PDC QUIKTRIP #PDP17-0007
QUIKTRIP FIGURE 5: LANDSCAPING PLAN PAGE 13
Recommendation of Planning Commission BILL NO. ORDINANCE NO. 2017-DRAFT AN ORDINANCE ENACTING PDC PLANNED DISTRICT-COMMERCIAL ZONING FOR QUIKTRIP STORE #644R ON 8.07 ACRES LOCATED AT 12200 DORSETT ROAD (PETITION OF QUIKTRIP CORPORATION) WHEREAS, Public Hearings were held before the Planning Commission regarding the proposed Planned District-Commercial; and WHEREAS, the Planning Commission has found that the proposed rezoning is consistent with the Planned District-Commercial zoning; and WHEREAS, the Planning Commission has found that the proposed rezoning advances the purpose and intent of the Comprehensive Plan; and WHEREAS, the Planning Commission has recommended approval of regulatory standards to guide the future development of the Planned District-Commercial zoning 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: The zoning of real estate in the City of Maryland Heights for 8.07 acres of land located at the southeast corner of Dorsett Road and Progress Parkway, as more specifically described in Exhibit A attached hereto, is zoned "PDC" Planned District-Commercial on the condition that said development is carried out in accordance with this Ordinance. This zoning shall be recorded on the Official Zoning Map of the City. Section 2: Purpose The purpose of this Planned District-Commercial zoning is to permit the development a gasoline station with convenience store and future commercial uses. For this purpose, this Planned District- Commercial District shall be divided into two (2) Planning Areas as shown in Exhibit "B" attached hereto. Each Planning Area may be developed independently. Section 4: This zoning is subject to all applicable City ordinances, and the conditions that follow: I. PERMITTED, CONDITIONAL, AND ACCESSORY USES A. Unless otherwise noted, all Permitted (P), Conditional (C), and Accessory (A) uses shall be in accordance with those of the "M-1" Office, Service, and Light Manufacturing District, subject to the conditions and limitations of this ordinance. City of Maryland Heights Ordinance No. 2017-DRAFT Page 1 of 8
B. In Planning Area 1, a Gasoline Station with Convenience Store (447110) shall be permitted, subject to the conditions of this ordinance. A Fast Food Restaurant (722516) and Outdoor Restaurant Seating (722000) shall be allowed as accessory uses. C. In Planning Area 2, the following uses are prohibited: 445120 Convenience Store 446111 Pharmacies and Drug Stores with Drive through Services 447110 Gasoline Stations with Convenience Store 447111 Gasoline Stations with Car Wash 447190 Other Gasoline Stations 454310 Fuel Dealers 522111 Commercial Banking with Drive through Services 522131 Credit Unions with Drive through Services 722517 Fast Food Restaurants with Drive through Services II. FINAL DEVELOPMENT PLAN REQUIREMENTS A. Within twelve (12) months of approval of this Mixed Use District and prior to the approval of site improvement plans, the Final Development Plan shall be submitted to the City Planner for review and approval. Where due cause is shown by the applicant, the time interval may be extended by the City Planner. B. The Final Development Plan shall meet the requirements of Section 25-6.10, Final Development Plan, of the Zoning Code. In addition, the Final Development Plan shall contain the following information: 1. Landscaping - Proposed landscaping improvements according to the requirements of Section IV.H, Landscaping, of this ordinance. C. Independent Final Development Plans may be submitted for developments in Planning Areas 1 and 2. III. SITE IMPROVEMENT PLAN SUBMITTAL REQUIREMENT A. A site improvement plan shall be required for each phase of development. B. No building permits, other than demolition permits, shall be issued prior to approval of the site improvement plan for that phase. C. Plan review shall be in accordance with Article 4, Site Plan Review, of the Zoning Code. D. Improvement plans shall illustrate compliance to the development requirements as set forth herein. E. Prior to approval of the site improvement plan, verification of any necessary approvals from the St. Louis County Department of Highways and Traffic, the Metropolitan St. Louis Sewer District, the Missouri Department of Transportation, and Maryland Heights Fire District shall be received by the City Planner. City of Maryland Heights Ordinance No. 2017-DRAFT Page 2 of 8
1. A formal Concept Plan approval followed by a detailed construction plan approval and Special Use Permit will be required to be obtained from St. Louis County prior to the start of any work in County road right-of-way. IV. SPECIFIC DEVELOPMENT REQUIREMENTS A. Building Height - Building height requirements shall be in accordance with those of the "M-1" Office, Service, and Light Manufacturing District. B. Access 1. On Dorsett Road, access is limited to three quarter access with restricted left turns out, subject to the approval of St. Louis County Department of Transportation. 2. New access to this development from Progress Parkway shall be restricted to one (1) bidirectional commercial entrance located to provide adequate sight distance approximately 575 feet south of Dorsett Road and constructed to St. Louis County Standards, subject to the approval of the City Engineer. 3. The driveway at the east leg of Progress Parkway at the Progress Parkway South signal shall be full access, subject to the approval of the City Engineer. 4. The developer shall provide a sidewalk conforming to St. Louis County ADA standards adjacent to Progress Parkway as directed by the City Engineer. 5. Installation of Landscaping and Ornamental Entrance Monument or Identification Signage construction shall be reviewed by the Saint Louis County Department of Transportation for sight distance consideration and approved prior to installation or construction. 6. Prior to Special Use Permit issuance by the St. Louis County Department of Transportation and a Right of Way Use Permit from the City of Maryland Heights, a cash escrow or a special escrow supported by an Irrevocable Letter of Credit, shall be established by the developer with both the County and the City of Maryland Heights to guarantee completion of the required roadway improvements. 7. Adequate temporary off-street parking for construction employees shall be provided. Parking on non-surfaced areas shall be prohibited in order to eliminate the condition whereby mud from construction and employee vehicles is tracked onto pavment causing hazardous roadway and driving conditions. 8. Information regarding vehicle usage, including truck turning layouts to verify ingress and egress, from Progress Parkway shall be required on the Final Development Plan. C. Building Design - Any new building shall be designed in accordance with Article 13, Building Design Standards, of the Zoning Code. Additionally: City of Maryland Heights Ordinance No. 2017-DRAFT Page 3 of 8
1. The building elevations for Planning Area 1 must be largely compatible with the renderings submitted with the Conceptual Development Plan, subject to the review and approval of the City Planner prior to the issuance of a building permit. 2. Gasoline station canopies shall be architecturally compatible with the convenience store building by: i. Incorporating the same color scheme as the building. ii. Incorporating the same materials as the building, including but not limited to masonry elements. iii. Be located on the site as shown in the Conceptual Development Plan. F. Parking & Loading - Off-street parking and loading spaces shall be provided in accordance with Article 14, Parking and Loading Regulations, of the Zoning Code. Additionally: 1. The outside storage or parking of vehicles unrelated to the permitted uses on the site shall be prohibited. 2. Walkways a. Walkways consisting of differential surface treatment, such as stamped concrete or asphalt, may be required between the building and the public sidewalk for the following purposes: i. To encourage pedestrian safety by clearly denoting the safest path of travel. ii. To alert motorists to pedestrian activity. b. The location and design of these walkways shall be subject to the review and approval of the City Planner on the Final Development Plan. G. Signs - Signs shall be in accordance with Article 15, Sign Regulations, of the Zoning Code. Additionally: 1. Sign Package a. Prior to issuance of a permit for any permanent sign, a sign package shall be submitted for the review and approval of the City Planner meeting the requirements of 25-15.5.B, Sign Package, of the Zoning Code. b. Said sign package shall include both existing and proposed signs within each Planning Area. c. Said sign package shall meet the following design goals: i. Signs shall legibly convey their messages without being excessive, distracting, or unsafe to motorists or pedestrians reading them. City of Maryland Heights Ordinance No. 2017-DRAFT Page 4 of 8
ii. Signs shall be designed not to compete with one another, but to contribute to the convenience of the public and the attractiveness of the site and streetscape. iii. Signs shall be an integral architectural element of the buildings they identify. iv. Signs shall be consistent with, and not detract from, the overall character of the site. 2. Signs in Planning Area 1 shall be in accordance with Section 25-15.13, Sign Package for Service Stations and Convenience Stores with Gasoline Pumps, of the Zoning Code. H. Landscaping 1. Landscaping shall be provided for proposed improvements in accordance with Article 16, Landscaping Design Standards, of the Zoning Code, except the Landscape Plan prepared by Landscape Technologies, received on 08/01/17 is hereby approved. 2. Landscaping shall be subject to the review and approval of the City Planner on the Final Development Plan and Site Improvement Plans for each phase of development. 3. Elements of the landscaping plan for Planning Area 1 shall be incorporated in Planning Area 2. Such elements include, but are not limited to, the masonry columns along Progress Parkway. I. Environmental Standards - Every use, activity, process or operation on the site shall comply with Article 17, Environmental Standards, of the Zoning Code. J. Exterior Lighting 1. New or replacement lighting shall be in accordance with Article 18, Lighting Design Standards, of the Zoning Code, except the Photometric Site Plan prepared by Haideman Associates, dated 08/31/16 is hereby approved. 2. Lighting/photometric plans shall be submitted for review and approval in conjunction with the site improvement plan for each phase of development. K. Outdoor Storage - No outside storage of materials or equipment shall be permitted, other than refuse or recycling placed within enclosures meeting the requirements of Section 25-25.4, Screening of Outdoor Storage, Mechanical Equipment, and Utilities, of the Zoning Code. City of Maryland Heights Ordinance No. 2017-DRAFT Page 5 of 8
L. Utilities and Mechanical Equipment 1. Any new permanent electrical, telephone, data transmission and distribution lines shall be installed underground within the Planned District. 2. Mechanical equipment and above ground utility boxes, meters, or similar items shall be screened in accordance with the provisions of Section 25-25.4, Screening of Outdoor Storage, Mechanical Equipment, and Above Ground Utilities, of the Zoning Code. M. Stormwater - Adequate provisions shall be made for the disposal of stormwater, in accordance with the specifications and standards of the Metropolitan St. Louis Sewer District. N. Sanitary Sewers V. MAINTENANCE 1. Sanitary sewer facilities shall be provided in accordance with the requirements of the Metropolitan St. Louis Sewer District. 2. Extension of public sewer lines may be necessary to serve all properties at this site. Private sewer laterals should not cross property lines. A. The buildings and site shall be maintained in accordance with the Property Maintenance Code. B. The landscaped areas shall be maintained in accordance with landscaping delineated on the Final Development Plan. Plant materials shall be replaced or replanted as determined by annual inspection of the site by the City Planner or his assigns. VI. USE LIMITATIONS A. The following limitations shall be placed upon the permitted uses in Planning Area 1: 1. Motor Vehicle Oriented Businesses Motor Vehicle Oriented Businesses shall comply with Article 23, Motor Vehicle Oriented Businesses, of the Zoning Code except as follows: a. Ten (10) gasoline pump islands shall be permitted, with the option to expand to 12, subject to the approval of the City Planner. b. The minimum with of parking stalls shall be 9.5 feet wide. 2. Outdoor Restaurant Seating 1. The location of the patio area(s) shall be reviewed and approved by the City Planner on the site improvement plan. City of Maryland Heights Ordinance No. 2017-DRAFT Page 6 of 8
2. The design of the patio area(s) including, but not limited to, hardscaping, landscaping, and fencing shall be reviewed and approved by the City Planner on the site improvement plan. 3. A minimum five (5') foot wide pedestrian walkway aisle shall be maintained at all times through or adjacent to the outer edge of any outdoor dining area. 4. Outdoor dining areas shall be separated and protected from vehicular traffic by decorative fencing, bollards, and/or curbs, as approved by the City Planner on the site improvement plan. 5. With the exception of incidental signage, no signage or other form of advertising shall be allowed in the outdoor dining area. B. The City Planner may require a traffic impact study prior to issuance of an occupancy permit for any use or development in Planning Area 2. Said study may be used to consider the appropriateness of uses which generate substantial traffic and/or to limit such uses. VII. PLANNED DISTRICT LIMITATIONS Limitations regarding failure to commence construction, abandonment, and extension of development schedule shall be in accordance with the provisions of Section 25-6.14, Limitations, of the Zoning Code. VIII. RIGHTS OF APPEAL In the event of a disagreement between any Developer and the City Planner and/or the City Engineer as to the criteria or conditions set forth in this ordinance and/or the Zoning Code, 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 the City of Maryland Heights Zoning Code and to pursue any other available legal or equitable remedy. IX. RECORDING Within fifteen (15) days from the approval of the Final Development Plan, and prior to the issuance of any building permit, the property owner shall record a copy of the approved Final Development Plan, and any subsequent amendments thereto, with the St. Louis County Recorder of Deeds. Upon written request, this time period may be extended by the City Planner. An electronic copy of the recorded plan shall be provided to the Department of Community Development. City of Maryland Heights Ordinance No. 2017-DRAFT Page 7 of 8
Section 5: This Ordinance shall be in full force and effect from and after its passage and approval. PASSED BY THE CITY COUNCIL THIS TH DAY OF AUGUST 2017. MAYOR/PRESIDING OFFICER APPROVED BY THE MAYOR THIS DAY OF AUGUST 2017. ATTEST: MAYOR CITY CLERK City of Maryland Heights Ordinance No. 2017-DRAFT Page 8 of 8