APPLICATION NUMBER APPLICATION (PROJECT) NAME APPLICANT NAME PROPERTY OWNER NAME CUP17-0007 SITEONE LANDSCAPE SUPPLY SiteOne Landscape Supply 2135 Schuetz Road, St. Louis, Missouri 63146 MKN, LLC 14500 S. Outer 40, Suite 410, Town & Country, Missouri 63017 APPLICANT S REQUEST Amendment to Conditional Use Permit Ordinance 2000-1872 to allow outdoor storage of landscaping supplies in the M-1 Office, Service, and Light Manufacturing District SITE LOCATION STREET ADDRESS PARCEL/LOCATOR NUMBER EXISTING ZONING DISTRICT TOTAL SITE AREA PLANNING AREA East side of Schuetz Road, between Lackland Industrial Drive and Lackland Road 2135 Schuetz Road 15N420331 M-1 Office, Service, and Light Manufacturing District 1.92 acres WESTPORT PLANNING AREA PUBLIC HEARING October 24, 2017 REPORT ISSUED CASE MANAGER RECOMMENDATION Michael Zeek, AICP APPROVAL
DESCRIPTION OF EXISTING SITE CONDITIONS The 1.92 acre subject site is located on the east side of Schuetz Road, approximately 165 feet south of Lackland Industrial Drive. It is developed with a 10,000 square foot building which was formerly occupied by Aetna Coatings. There are large paved parking and loading areas to the east, north, and west of the building. The western parking lot was fenced and screened for outdoor storage of equipment related to an abrasive blasting and coatings business. The fence s screening (slats and fabric) is showing signs of deferred maintenance. REFER TO FIGURE 1 NEIGHBORHOOD CONDITIONS/LAND USE North of the site are multi-tenant buildings. East of the site, across Schuetz Road are multi-tenant buildings. South of the site is a multi-tenant building and an electrical goods wholesaler (Electrorep-Energy Products). West of the site is an industrial machinery and equipment merchant wholesaler (Central Power Systems) and a home furnishings merchant wholesaler (Carpet Cushions and Supplies). REFER TO FIGURE 3 ZONING CONTEXT The site and all surrounding properties are zoned M-1 Office, Service, and Light Manufacturing District. REFER TO APPENDIX SUPPLEMENTAL MAPS AND EXHIBITS REFER TO FIGURE 4 EXISTING CONDITIONS MATRIX DIRECTION EXISTING LAND USE ZONING DISTRICT COMMENTS North Multi-tenant buildings M-1 East Multi-tenant buildings M-1 Across Schuetz Road South Multi-tenant building; electrical goods wholesaler M-1 Electrorep-Energy Products West Industrial machinery and equipment wholesaler; home furnishings wholesaler M-1 Central Power Systems; Carpet Cushions & Supplies SITEONE LANDSCAPE SUPPLY PAGE 3
BACKGROUND AND REQUEST SiteOne Landscape Supply seeks to reoccupy the subject site, formerly occupied by Aetna Coatings. The company is a wholesale distributor of landscaping supplies. The Zoning Code classifies their use as a farm supplies merchant wholesaler which is a permitted use in the M-1 District. However, the business wishes to store landscaping supplies outdoors. Specifically, they wish to keep block material, pipes for irrigation systems, and loose gravel outdoors. Most items would be in bins, on pallets or on racks. Conditional Use Permit Ordinance 2000-1872 limits outdoor storage to: Only vehicles and associated blasting equipment or machinery. Therefore, an amendment to Conditional Use Permit Ordinance 2000-1872 is required to permit the outdoor storage of landscaping materials. ANALYSIS In presenting any application for a Conditional Use Permit, the applicant must demonstrate that the proposed use meets the burden of proof criteria contained in Section 25-5.8, Burden of Proof, of the Zoning Code. An analysis of the five criteria contained in the Code follows. 1. CONSISTENCY. THE CONDITIONAL USE IS DEEMED CONSISTENT WITH GOOD PLANNING PRACTICE IN THAT IT: A. ADVANCES THE GOALS, OBJECTIVES, AND POLICIES OF THE COMPREHENSIVE PLAN. B. ADVANCES THE PURPOSE AND INTENT OF THE UNDERLYING ZONING DISTRICT. C. MEETS THE REQUIREMENTS CONTAINED IN THE ZONING CODE FOR THE SPECIFIC USE. COMPREHENSIVE PLAN The objectives of the Comprehensive Plan applicable to the current request are as follows: Encourage projects and features that enhance the identity and image of the City. Ensure the character and image of the City of Maryland Heights is perpetuated in new development and redevelopment proposals. Encourage a diversified mix of businesses to support a vibrant local economy. Encourage and support redevelopment and adaptive reuse of the Westport industrial area, as well as at Westport Plaza. The proposed use presents an opportunity to reoccupy 2135 Scheutz Road with a permitted use in the M-1 District. The outdoor storage proposed by SiteOne Landscape Supply will be less intense than the previously approved outdoor storage by Aetna Coatings. The draft ordinance requires that the slats/fabric be bolstered to better screen the storage from Schuetz Road and adjoining properties. M-1 DISTRICT The stated purpose of the M-1 Office, Service, and Light Manufacturing District is: This zoning district is composed of those areas of the City whose principal use is or ought to be general office, hotel, entertainment, light manufacturing, warehousing, and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive, radioactive and other hazards, and harmful or obnoxious matter. The proposed use is consistent with the purpose of the M-1 District. It is a wholesale distribution PAGE 4 APPLICATION FOR CONDITIONAL USE PERMIT CUP17-0007
ANALYSIS (Cont.) REPORT TO PLANNING & ZONING COMMISSION use that would not adversely impact adjoining properties, subject to the conditions of the draft ordinance. ZONING CODE REQUIREMENTS The Zoning Code does not contain any specific requirements for the proposed use, other than required parking. See additional discussion under Infrastructure on the next page. 2. OPERATIONAL IMPACTS. THE CONDITIONAL USE CAN BE OPERATED IN A MANNER THAT IS NOT DETRIMENTAL TO THE PERMITTED DEVELOPMENTS AND USES IN THE DISTRICT. IN DETERMINING THE IMPACTS OF THE PROPOSED USE ON SURROUNDING PROPERTIES, THE FOLLOWING FACTORS SHALL BE CONSIDERED: A. NOISE; B. ODOR; C. TRAFFIC; D. OPERATIONAL SCHEDULE; AND/OR E. OTHER SIMILAR FACTORS RELATED TO THE NATURE OF THE OPERATION. The proposed use can be operated in a manner that is not detrimental to surrounding uses. The site is surrounded by other industrial uses and the use would not produce substantial levels of noise, odor, or traffic. No limitation on the site s operational schedule is warranted. 3. VISUAL IMPACTS. THE CONDITIONAL USE CAN BE DEVELOPED AND OPERATED IN A MANNER THAT IS BOTH VISUALLY COMPATIBLE WITH THE PERMITTED USES IN THE SURROUNDING AREA AND PROTECTS OR ENHANCES THE PUBLIC VIEWSHED. IN DETERMINING THE VISUAL IMPACT OF THE PROPOSED USE ON SURROUNDING PROPERTIES, THE FOLLOWING FACTORS SHALL BE CONSIDERED: A. DENSITY. EITHER THE NUMBER OF UNITS AND/OR SITE COVERAGE IN RESPECT TO THE IMMEDIATE NEIGHBORHOOD; B. MASSING AND SCALE. THE LOCATION, FLOOR AREA, AND/OR HEIGHT OF THE STRUCTURES ASSOCIATED WITH THE PROPOSED CONDITIONAL USE; AND C. SCREENING AND BUFFERS. THE USE OF LANDSCAPING, FENCING, SETBACKS OR OTHER DESIGN FEATURES TO MITIGATE THE VISUAL IMPACT OF THE PROPOSED CONDITIONAL USE. Staff would typically be concerned about the visual impacts produced by outdoor storage on Schuetz Road and/or surrounding properties. In this case, however, it was authorized for Aetna Coatings in 2000. Since that time, the screening has fallen into disrepair and must be remedied prior to issuance of an occupancy permit. Overall, staff s opinion is that the outdoor storage proposed by SiteOne Landscape Supply will be less intense than the previously approved outdoor storage by Aetna Coatings. In addition to requiring that the screening (slats or fabric) be repaired, the ordinance requires that loose material be within bins and piled no more than six feet in height. Stacked or racked materials that exceed six feet in height must be placed directly behind the building or near the southwest portion of the site to result in the least visual impact on Schuetz Road. SITEONE LANDSCAPE SUPPLY PAGE 5
ANALYSIS (Cont.) 4. INFRASTRUCTURE. ADEQUATE FACILITIES EITHER EXIST OR WILL BE PROVIDED, INCLUDING BUT NOT LIMITED TO: A. ACCESS B. PARKING AND LOADING C. EMERGENCY SERVICES D. UTILITIES E. DRAINAGE Ample access, parking, and loading are provided for the proposed use. 5. GENERAL WELFARE. THE CONDITIONAL USE IS DEEMED ESSENTIAL, CONVENIENT, OR DESIRABLE TO PRESERVE AND PROMOTE THE PUBLIC HEALTH, SAFETY, AND GENERAL WELFARE OF THE CITY OF MARYLAND HEIGHTS. The Conditional Use Permit promotes the general welfare of the community by allowing a new business to move to Maryland Heights while protecting the public health, safety, and general welfare. PAGE 6 APPLICATION FOR CONDITIONAL USE PERMIT CUP17-0007
FINDINGS AND RECOMMENDATION CONSISTENCY WITH COMPREHENSIVE PLAN 1. The City Planner finds that the request is generally consistent with the Comprehensive Plan. CONSISTENCY WITH ZONING CODE 2. The City Planner finds that the request is consistent with the purpose of the M-1 Office, Service, and Light Manufacturing District. IMPACT ON NEIGHBORHOOD CHARACTER 3. The City Planner finds that the proposed use will not result in substantial adverse impacts. BURDEN OF PROOF 4. Overall, the City Planner finds that the request meets the burden of proof criteria for Conditional Use Permits. RECOMMENDATION Based on the above findings, the City Planner recommends approval of Conditional Use Permit Application CUP17-0007, SiteOne Landscape Supply, subject to the conditions of the draft ordinance attached to this report. The draft ordinance repeals Ordinance 2000-1872 and adopts a new Conditional Use Permit Ordinance in lieu thereof. Michael Zeek City Planner SITEONE LANDSCAPE SUPPLY PAGE 7
APPENDIX SUPPLEMENTAL MAPS AND EXHIBITS PAGE 8 APPLICATION FOR CONDITIONAL USE PERMIT CUP17-0007
FIGURE 1: AERIAL PHOTOGRAPH SITEONE LANDSCAPE SUPPLY PAGE 9
FIGURE 2: CLOSE UP AERIAL PHOTOGRAPH PAGE 10 APPLICATION FOR CONDITIONAL USE PERMIT CUP17-0007
FIGURE 3: EXISTING LAND USE PATTERN SITEONE LANDSCAPE SUPPLY PAGE 11
M-1 FIGURE 4: ZONING MAP PAGE 12 APPLICATION FOR CONDITIONAL USE PERMIT CUP17-0007
EXHIBIT A: APPLICANT S NARRATIVE SITEONE LANDSCAPE SUPPLY PAGE 13
EXHIBIT A: APPLICANT S NARRATIVE (CONTINUED) PAGE 14 APPLICATION FOR CONDITIONAL USE PERMIT CUP17-0007
EXHIBIT A: APPLICANT S NARRATIVE (CONTINUED) SITEONE LANDSCAPE SUPPLY PAGE 15
PHOTOGRAPH #1 - LOOKING WEST ON SUBJECT SITE This is a view of the fenced storage yard. The telecommunications tower on site is also visible. DESCRIPTION Slats are missing in portions of the fence. PHOTOGRAPH #2 - LOOKING SOUTH FROM ADJOINING PROPERTY DESCRIPTION Fabric is missing or installed improperly in portions of the fence. PHOTOGRAPH #3 - LOOKING NORTHWEST FROM ADJOINING PROPERTY DESCRIPTION PHOTOGRAPHIC INVENTORY PAGE 16 APPLICATION FOR CONDITIONAL USE PERMIT CUP17-0007
Recommendation of Planning Commission BILL NO. ORDINANCE NO. 2017-DRAFT AN ORDINANCE REPEALING CONDITIONAL USE PERMIT ORDINANCE NUMBER 2000-1872 AND ENACTING A NEW CONDITIONAL USE PERMIT ORDINANCE IN LIEU THEROF REGARDING OUTDOOR STORAGE AT 2135 AND 2139 SCHUETZ ROAD (Petition of SiteOne Landscape Supply) WHEREAS, a Public Hearing was held before the Planning Commission regarding the proposed Conditional Use Permit amendment contained in this Ordinance; and WHEREAS, the Planning Commission has determined that the proposed use satisfies the criteria for conditional uses as set forth in the Zoning Code of the City of Maryland Heights; and WHEREAS, the Planning Commission has recommended approval of the conditions contained in this Ordinance; and WHEREAS, the City Council has reviewed the recommendation of the Planning Commission and has determined that the Conditional Use Permit is appropriate. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MARYLAND HEIGHTS, MISSOURI, AS FOLLOWS: Section 1: Conditional Use Permit Ordinance 2000-1872 is hereby repealed. Section 2: A Conditional Use Permit is approved for real estate in the City of Maryland Heights in the M-1 Office, Service, and Light Manufacturing District for a 1.92 acre parcel of land located at 2135 and 2139 Schuetz Road with a legal description as follows: Part of Lot 3 of Lackland Industrial Park, according to plat thereof recorded in Plat Book 101 page 94 of the St. Louis County Recorder s Office, and described as follows: Beginning in the South line of Lot 3 at the Southwest corner of a tract conveyed to Max Schneider and wife by deed recorded in Book 5834 page 257: thence West along the South line of Lot 3, 248.90 feet to the Southwest corner thereof; thence North along the West line of said Lot 3 a distance of 175 feet, more or less, to the intersection with the Western prolongation of the North line of said Schneider tract, aforesaid: thence East along said prolongation line 250 feet, more or less, to the Northwest corner of said Schneider tract and thence South along the West line of said 174.49 feet to the point of beginning. This property is now the Southern part of Lot 4 of the Resubdivision of lots 3 and 4 Lackland Industrial Park, according to the plat thereof recorded in Plat Book 119 page 57 of the St. Louis County Records. This ordinance also includes Part of Lot 3 Lackland Industrial Park, according to the plat thereof recorded in Plat Book 101 page 94 of St. Louis County Recorder s Office and described as follows: Beginning in the West line of Schuetz Road, 60 feet wide, at the Southeast corner of said Lot 3; thence West along the South lot line a distance of 242.22 feet to a point; thence North at a right angle, a distance of 174.49 feet to a point; thence East a distance of 228.90 feet to a point in the West line of Schuetz Road, distance 175 feet from the point of beginning, and thence South along said road line a distance of 175 feet to the point of beginning, City of Maryland Heights Ordinance No. 2017-DRAFT Page 1 of 4
according to a survey made by Spence and Weinel, Inc., on September 14, 1965, and also known as Lot 3 of the Resubdivision of Lots3 and 4 of Lackland Industrial Park, according to the plat thereof recorded in Plat Book 119 page 57. Section 3: The Conditional Use Permit is granted subject to all rules and regulations and to conditions set forth for the property described in Section 2 as follows: I. PERMITTED USES The following uses shall be permitted: A. All permitted land uses in the M-1 Office, Service, and Light Manufacturing District. B. Outdoor Storage of Materials (Land Use Code #236000), subject to the limitations of this ordinance. C. Wireless Communication Tower & Antenna (LUC #517219), subject to the limitations of this ordinance. II. SPECIFIC DEVELOPMENT REQUIREMENTS A. Structure Setbacks No new structures, except dumpster enclosures, fences, retaining walls, light standards, signage or other structures as otherwise approved by the City Planner shall be located within the following setbacks. 1. Thirty (30) feet from the Schuetz Road right-of-way. 2. Ten (10) feet from the north property line. 3. Ten (10) feet from the south property line. 4. Thirty-five (35) feet from the west property line. B. Parking Setbacks No new parking or internal access drive, excluding points of ingress and egress, shall be located within the following setbacks. 1. Fifteen (15) feet from the Schuetz Road right-of-way. 2. Five (5) feet from the north property line. 3. Five (5) feet from the south property line. 4. Ten (10) feet from the west property line. C. Access Access to this site shall be provided from Schuetz Road via an existing two-way, crossaccess driveway. D. Parking and Loading 1. Off-street parking spaces shall be provided in accordance with the provisions of Article 14, Parking and Loading Regulations, of the Zoning Code. 2. The outside storage or parking of vehicles unrelated to the permitted use on the site shall be prohibited. City of Maryland Heights Ordinance No. 2017-DRAFT Page 2 of 4
III. USE LIMITATIONS A. Wireless Telecommunications Tower & Antenna 1. The tower shall be subject to the provisions of Article 27, Wireless Communication Regulations, of the Zoning Code. 2. The tower shall be limited to a height of seventy (70) feet above the surrounding grade. 3. The radio antenna and related equipment must be camouflaged or painted a neutral color. The camouflaged technique and/or color of the antenna and related equipment shall be subject to the review and approval of the City Planner. B. Outdoor Storage of Materials 1. Outdoor storage shall be limited to materials associated with a landscaping supplies wholesaler. 2. Outdoor storage shall be confined to the existing fenced area. 3. The fence shall include slats or fabric to provide screening from Schuetz Road and adjoining properties, subject to the review and approval of the City Planner prior to issuance of an occupancy permit. 4. Storage of loose landscaping materials (such as gravel or mulch) is restricted to storage bins. 5. Storage bins shall not exceed six (6) feet in height. 6. Stockpiles of landscaping materials within storage bins shall not exceed six (6) feet in height. 7. Salt stockpiles shall be covered with a weatherproof material at all times except when being accessed or replenished. 8. Storage of materials over six (6) feet in height (such as packaged materials or materials stored on racks) shall be limited to the area directly behind the building and/or the southwest portion of the site to result in the least visual impact on Schuetz Road, subject to the review and approval of the City Planner. IV. MAINTENANCE A. The building and site shall be maintained in accordance with the Property Maintenance Code. B. Landscaped areas shall be properly maintained. Plant materials shall be replaced or replanted as determined by annual inspection of the site by the City Planner or his assigns. C. The slats or fabric screening the outdoor storage area shall be properly maintained at all times to provide sufficient screening from Schuetz Road and adjoining properties as determined by the City Planner. V. MISCELLANEOUS A. Every use, activity, process or operation on the site shall comply with the performance standards prescribed in Article 17, Environmental Standards, of the Zoning Code. City of Maryland Heights Ordinance No. 2017-DRAFT Page 3 of 4
B. No new business license or occupancy permit for the conditional use(s) permitted herein shall be approved in connection with a change of owner/operator or expansion without verification by the City Planner that the use of the site will continue to meet the conditions of Section 25-5.8, Burden of Proof, of the Zoning Code. Section 4: This Ordinance shall be in full force and effect from and after its passage and approval. PASSED BY THE CITY COUNCIL THIS DAY OF 2017. MAYOR/PRESIDING OFFICER APPROVED BY THE MAYOR THIS DAY OF 2017. ATTEST: MAYOR CITY CLERK City of Maryland Heights Ordinance No. 2017-DRAFT Page 4 of 4