CITY PLAN COMMISSION STAFF REPORT SUBJECT: Site Development Plan in a C Commercial District FROM: Matt Ament, Senior Planner MEETING DATE: August 4, 2014 PETITION: 14-PC-19 Gasmart LOCATION: 7996 Big Bend Blvd. APPLICANT: Gasmart (Mike Jabbar) Proposal Summary A request has been filed by Gasmart (Mike Jabbar) for approval of a Site Development Plan in a C Commercial District in order to utilize an existing approximately 3,100 sq. ft. building for a convenience store and gas station (with limited beer and wine sales) and other site improvements at 7996 Big Bend Blvd. The former service station area will be redeveloped into the convenience store and new gas pump canopies will be constructed following the approval of the Site Development Plan and the issuance of a building permit. Requested Action Following the adoption of a Conditional Use Permit, a site development plan shall be submitted for review and approval by staff per Section 53.177. Staff has the discretion to determine whether the plan submitted complies with each of the conditions set forth in the Ordinance approving it. The site plan submitted shall contain the minimum requirements established in the conditions of the Ordinance approving the conditional use. No building permit or authorization for improvement or development of any property subject to a conditional use shall be issued prior to the approval of a site plan. The City Plan Commission is requested to review and approve a Site Development Plan. There are no substantial changes to the site plan and no public hearing is required. Recent City Actions The Plan Commission recommended approval of the CUP on October 7, 2013 with a series of conditions. The City Council adopted Ordinance #8817 on November 19, 2013. 1
Staff Comments The building layout, setbacks, height, and parking layout are consistent with the site plan submitted with the conditional use permit and approved by Ordinance #8817. Soil Remediation For many months, plans to redevelop the site were delayed due to soil remediation issues from the underground storage tanks. The applicant hired a third party to assess the soil remediation impact to the subject property. Their report concluded that No Further Action would be required by the applicant. The report was forwarded to the Missouri Department of Natural Resources (DNR) for approval. DNR after asking for additional information and a secondary report agreed with the report that No Further Action would be required. Architectural Review Board The applicant originally submitted architectural plans to the Architectural Review Board (ARB) in December 2013. After five (5) meetings, the ARB gave final approval to the applicant in February 2014. The approved plans are attached. Parking As required by Ordinance #8817, a total of sixteen (16) parking spaces are proposed for the subject property, which meets the minimum parking requirements for the convenience store and gas station. Plans for the parking lot also include new curbed parking islands. The addition of the new parking islands will add pervious area to a lot which is currently 100% impervious. One (1) handicap parking space and one (1) van accessible aisle have been identified on the site plan, which meets the ADA requirements. Landscaping A conceptual Landscape Plan was reviewed by the City Horticulturist. Conceptually, the plan will be able to meet the tree preservation and landscape requirements of the code. The City is currently working with the applicant for final approval of the landscape plan for changes in the tree types and plant materials and maximization of the green space. Lighting A detailed parking lot lighting has been provided with the site plan. Currently, several on-site parking lot lighting poles are located throughout the parking lot, including light fixtures under the proposed new canopies. Several areas along the property line indicate foot candles exceeding the requirements allowed. These issues can be mitigated with shields on the light fixtures. The City is currently working with the applicant for final approval of the lighting plan. Sidewalk Improvements In maintaining the beautification of the Old Orchard business district, the City has installed 6 x 6 terra cotta-colored concrete tiles spaced at regular intervals within a patterned, plain and exposed aggregate sidewalk. These tiles contain the stamped markings of WG or a tree. Currently, the sidewalk along the Big Bend and Murdoch frontage of the subject property has the special concrete tiles and patterned sidewalk. With the proposed closure of the westernmost entrance to Big Bend Blvd., the applicant will be required to construct sidewalk 2
improvements within the entrance area and meet the special sidewalk design requirements. Staff has provided the applicant with the technical specifications for the entrance closure and new sidewalk. Staff Recommendation Staff recommends approval of the Site Development Plan. Action Action on this item will be in the form of a motion to approve, to approve with conditions, or to hold pending submittal of specific additional information and/or revised plans. Attachments: 1. Site & Landscape Plans dated March 14, 2014. 2. Architectural Renderings 3