MINUTES
PLANNING & ZONING COMMISSION
ST. PETERS JUSTICE CENTER, 1020 GRAND TETON DR, ST PETERS, MO 63376
MEETING OF DECEMBER 7, 2016
6:30 P.M.
CALL TO ORDER:
Chairman Keith McNames called the meeting to order at approximately 6:30 p.m.
INVOCATION:
A moment of silent prayer was observed.
PLEDGE OF ALLEGIANCE:
All in attendance said the Pledge of Allegiance.
ATTENDANCE:
Those in attendance were: Chairman Keith McNames; Chris Winslow; Bill Yoffie; Marilyn Shaikewitz; Pat
Kelley; Larry Sachse; Gary Westhoff; Denise O’Mara; Janet Shetterly; Steven Bailey; Alderman Patrick
Barclay; Julie Powers; Director of Planning, Community and Economic Development; Ken Braunfeld, Planning
Coordinator; Liane Sargent, City Engineer; Roger Stewart, Building Commissioner; and Melissa Vollmer,
Recording Secretary.
MINUTES:
A motion was made by Mr. Westhoff and seconded by Mr. Kelley to approve the minutes of the November 2,
2016 Planning and Zoning Commission meeting. The motion carried unanimously.
COMMUNICATIONS AND REPORTS OF OFFICERS:
Chairman Keith McNames explained the procedures for this evening’s meeting. Ms. Powers noted that the items
on the agenda requiring Board of Alderman action would be on the December 15th; however, the Central School
Road annexation/setting of zoning approval would be on the January 12th Board of Alderman Meeting Agenda.
NEW BUSINESS:
1.
Home Occupations:
a.
Mary Jo’s Breakfast in Bed (breakfast delivery): Kathryn Henry, 2 Fawn Lake Drive.
Ms. Kathryn Henry presented this to the Commission for approval. Ms. Powers noted that the City’s Health
Department has concerns regarding this home based business and would like to meet with Ms. Henry before her
business license is issued. Mr. Westhoff made a motion and Mr. Winslow seconded to approve this application
with the following contingency:
1. Comply with all applicable Health Dept. regulations
The motion carried unanimously.
b.
Chiodini Remodeling (construction – residential): Mark Chiodini, 817 Willott Road.
Mr. Mark Chiodini presented this to the Commission for approval. Mr. Yoffie made a motion and Ms. O’Mara
seconded to approve this application with the following contingencies:
1. No outside storage of any materials or products.
2. All equipment stored on/or in the business vehicle shall be screened from public view with an
appropriate cover.
Planning and Zoning Commission Meeting Minutes
December 7, 2016
3. No cleaning of equipment shall be done at the residence.
4. No employees shall meet at the residence.
The motion carried unanimously.
2.
Public Hearings:
a.
Petition 16-19 - National Retail Development, LLC: A request for a change of zoning from C-2
Community Commercial District to I-1 Planned Urban Development (PUD) for a 5.58 +/- acre parcel.
The proposed uses include indoor self storage units, vehicle storage and commercial uses including retail
uses. The subject site is on the west side of Jungermann Road, north of Willott Road (850 Jungermann
Road).
Mr. Richard Monteforte, American Self Storage, and Mr. David Soto, Atwater Group, presented this to the
Commission for approval. Mr. Monteforte explained that the proposed site is currently a developed 5.5 acre tract
located at the intersection of Willott Road and Jungermann Road. Currently the site is being used as a furniture
store. The proposed reuse of the site and building includes storage units, vehicle storage, and retail sales. The
retail sales would be limited to accessory components of the storage nit business – boxes, packing materials, etc.
Future outlot uses could include commercial users such as retail or restaurant uses. The project plan includes
modification of the building interior to create individual storage spaces and the addition of garage doors to allow
climate controlled vehicle storage. The exterior of the building will be upgraded to include a new entrance and
sign band. New doors will be painted a blue accent color and the brick will be cleaned as needed. Chairman
McNames opened the public hearing at 6:57 p.m. and asked anyone wishing to speak on this petition to please
come forward. Mr. Mike Brucker, 43 Delray Court questioned the need for the zoning change. Mr. Dan
Sweeney, 12 Monique Court, spoke in opposition to the zoning change citing concerns with increased traffic at
the intersection and questioned whether or not they would be storing/selling propane. Chairman McNames noted
that the Commission received e-mails in opposition to this petition from the following: Dennis Conlin, Kathleen
Koesterer, Julie Schippers, Jean Gregory, Cheryl Strout and Richard and Beverly Groneck. Seeing no one else
present to comment, Chairman McNames closed the public hearing at 7:05 p.m. Mr. Monteforte and Mr. Soto
addressed the concerns raised during the public hearing. Mr. Winslow made a motion and Ms. O’Mara seconded
to amend Item 9 in the PUD to read as follows: The uses permitted on the Property shall include self storage
units, indoor vehicle storage, and retail and commercial uses including office, restaurant and retail. The motion
carried unanimously. Mr. Westhoff made a motion and Ms. Shetterly seconded to recommend approval of this
rezoning and PUD to the Board of Aldermen. The motion carried unanimously.
b. Petition 16-20 – Payne Family Homes, LLC: A request for an amended Planned Urban Development (PUD)
for a 16.8 +/- acre parcel. The proposed use is single family homes. The subject site is located on the north
side of Route 364, east of Harvester Road.
Mr. Marvin Glore, Bax Engineering, presented this to the Commission for approval. Mr. Glore explained that
the proposed site is an undeveloped 16.8 acre parcel divided by roads into four tracts and located north of North
St. Peters Parkway/Route 364 at Terrasini Drive. The site is part of the original Bella Vista development. The
four tracts that are subject to this petition were identified for future commercial development in the original PUD
Agreement. With the final layout and development of Route 364 and the related one way outer roads, the
commercial viability of the subject tract has lessened. At this time Payne Family Homes is proposing the
development of single family homes on the subject property. Payne Family Homes is proposing the
development of fifty-eight single family homes on lots ranging from 6,300 square feet to 18,000 square feet –
with most lots near the 8,000 – 10,000 square feet size. The existing road configuration will remain including the
connection to Waterside Crossing to the east and the future connection to the west. Mr. Glore noted that the
homes would be comparable in style to the existing homes in the Bella Vista subdivision; however, these new
homes would be maintenance free, with the homeowners association maintaining the exterior of the homes.
Planning and Zoning Commission Meeting Minutes
December 7, 2016
Chairman McNames opened the public hearing at 7:20 p.m. and asked anyone wishing to speak on this petition
to come forward. Mr. Daniel Ramirez, 140 Siena Drive, questioned if the tree line behind his property would be
impacted and if the road configuration would change. Mr. Anthony Cage, 409 Sorano Way, questioned if
parking would be allowed on Terrasini Drive and if this new subdivision would be a separate subdivision from
Bella Vista. Mr. Dan Stocker, 146 Siena Drive, questioned if a sound wall would be installed at the entrance to
this new subdivision to help with the noise from Route 364. Ms. Marilyn Gibson, 313 Madeira Court, had
concerns with the water pressure in the area, increased traffic and whether or not a subdivision sign could be
erected for the Bella Vista subdivision. Seeing no one else present to comment, Chairman McNames closed the
public hearing at 7:30 p.m. Mr. Glore addressed the issues raised during the public hearing and noted that the
road configuration will not be changing. Mr. Winslow made a motion and Ms. O’Mara seconded to recommend
approval of this PUD to the Board of Aldermen. The motion carried unanimously.
c.
Intent to establish zoning for newly annexed properties: Service and Schulte property, south
Central School Road, west of Kisker Road.
side of
Ms. Julie Powers and Mr. William Levinson, President of Benton Homebuilders, presented this to the
Commission for approval. Ms. Powers noted that the proposed annexation includes 13.658 acres on the south
side of Central School Road, west of Kisker Road. The City is requesting PUD Planned Urban Development
zoning for this property. Mr. William Levinson explained that the proposed development includes multiple
family units in fourteen building; a total of 187 units are proposed. The building will be a “large house” concept
which includes garages for some of the buildings. Multiple recreation facilities are planned including a
clubhouse and pool in addition to two fire pits and two playgrounds located throughout the development. Mr.
Levinson noted they are requesting a PUD which will allow modification of two areas of the development – the
height and unit size. The proposed buildings include a mix of materials – fiber cement siding with two finishes,
stone and metal accents. Chairman McNames opened the public hearing at 7:43 p.m. and asked anyone wishing
to speak on this petition to come forward. Mr. John Letourneau, 317 Laramie Drive, spoke in opposition to this
petition citing increased traffic and storm water control issues. Mr. Jim Chisholm, 316 Laramie Drive, spoke in
opposition to this petition citing issues with increased traffic. Ms. Celeste Anders, 191 Hunters Point Drive,
spoke in opposition to this petition citing issues with increased traffic. Ms. Lindsay Underwood, 553 Highfield
Drive, spoke in opposition to this petition citing issues with increased traffic and what the property could
become in the future. Chairman McNames noted that the Commission received a letter in opposition from
Cheryl Stroud. Seeing no one else present to comment, Chairman McNames closed the public hearing at 7:49
p.m. Mr. Winslow made a motion and Ms. O’Mara seconded to recommend approval of PUD zoning to the
Board of Aldermen. The motion carried unanimously.
3.
Preliminary and Record Plats:
a.
A Resubdivision of Adjusted Lot 2A of a Boundary Adjustment of Lots 2A and 2B of I-70
Executive Centre: south side of Veterans Memorial Parkway, east of St. Peters Centre Boulevard.
Mr. Doug Tieman, Bax Engineering, presented this to the Commission for approval. Mr. Tieman explained that
the properties contained within the subject plat are all owned/operated by subsidiaries of the Napleton
Automotive Group. The subject plat will subdivide the previous boundary adjusted Lot 2A into two lots. New
Lot 1 will contain 0.606 acres and be used for the proposed Maserati Dealership. New Lot 2 will be 5.835 acres
and contain the existing Dodge, Chrysler, Jeep dealership. Adjusted Lot 2B will remain the same size at 2.309
acres and contain the existing Kia dealership. Mr. Westhoff made a motion and Mr. Kelley seconded to
recommend approval of this plat to the Board of Aldermen with the following contingency:
1. Items to be provided prior to recording:
a. Provide seal and signature on the plat.
b. Provide verification that the taxes have been paid on the property.
Planning and Zoning Commission Meeting Minutes
December 7, 2016
c. Provide a digital media copy of the plat.
The motion carried unanimously
b.
Harvester Road Subdivision/Consolidation Plat: south side of Route 364, west of Harvester Road.
Chairman McNames made a motion and Mr. Westhoff seconded to postpone this item until the January 2017
Planning and Zoning Commission meeting. The motion carried unanimously.
4.
Site Plans:
a.
Regions Bank: east side of Mid Rivers Mall Drive, north of North St. Peters Parkway.
Mr. Mark Naylor, The Roberts Group, presented this to the Commission for approval. Mr. Naylor explained that
the proposed development is a one-story, 2,645 square foot bank with drive-through services. The facility will be
located on a 0.664 acre tract of ground that fronts to Mid Rivers Mall Drive, north of Highway 94/Rte 364.
Access to the site will be to the shopping center’s internal driveway which connects to a signalized intersection
at Mid Rivers Mall Drive. The vacant Sonic fast food restaurant and all existing site improvements will be
removed and replaced with the new bank facility. The new banking facility will be brick, glass, EFIS and
decorative metal panels to create a very modern appearance. The primary building will be a stately gray with
black trim with floor to ceiling windows. The canopy will be bright green to match the corporate colors for
Regions Bank. Mr. Yoffie made a motion and Mr. Winslow seconded to approve this site plan with no
contingencies. The motion carried unanimously.
b.
Wainwright Building Addition: east side of Highway 79, south of Cermak Boulevard.
Mr. Cliff Heitman, Bax Engineering, presented this to the Commission for approval. Mr. Heitman explained that
Wainwright Industries is proposing a 20,000 square foot addition to their existing 108,000 square foot facility.
The facility includes office, light manufacturing and warehousing. The proposed 20,000 square foot addition
will be used for new warehousing space. In addition a new concrete ramp and external dock platform will be
constructed. The site currently contains a non-conforming gravel drive on the west side of the property. As part
of this project the gravel area will be paved as needed for truck circulation with the remainder returned to a lawn
like condition. Mr. Westhoff made a motion and Ms. Shetterly seconded to approve this site plan with no
contingencies. The motion carried unanimously.
c.
The Crossings at Bella Vista: north side of Route 364, east of Harvester Road.
Mr. Marvin Glore, Bax Engineering, and, Mr. Tom Cummings, Payne Family Homes, presented this to the
Commission for approval. Mr. Glore explained that the proposed site is an undeveloped 16.8 acre property
divided by roads into four tracts and located north of North St. Peters Parkway/Route 364 at Terrasini Drive. The
site is part of the original Bella Vista development. The four tracts that are the subject of this site plan were
identified for future commercial development in the original PUD agreement. At this time the applicant is
proposing the development of single family homes on the subject property. The applicant is proposing fifty-eight
single family homes on lots ranging from approximately 6,300 square feet to 18,000 square feet with most lots
near the average 8-10,000 square feet size. The existing road configuration will remain including the connection
to Waterside Crossing to the east and the future connection to the west. There was general discussing regarding
the names of the roads within this future development. Chairman McNames made a motion and Mr. Winslow
seconded to add the following contingency: Work with staff on the names of the roads within the development.
The motion carried unanimously. Mr. Winslow made a motion and Ms. O’Mara seconded to approve this site
plan with the following contingencies:
1. Coordinate water quality features and final site engineering with the Engineering and Utility
Planning and Zoning Commission Meeting Minutes
December 7, 2016
Departments upon submittal of engineering plans.
2. Submit a record plat to establish lots and easements.
3. Work with staff on the names of the roads within the development.
The motion carried unanimously.
d.
Central School Road Apartments: south side of Central School Road, west of Kisker Road.
Mr. Cliff Heitman, Bax Engineering, presented this to the Commission for approval. Mr. Heitman explained that
the proposed development includes 13.658 acres on the south side of Central School Road, west of Kisker Road.
The site is currently divided into two tracts which are developed with single family residences and accessory
buildings. The proposed development includes multiple family units in fourteen buildings; a total of 187 units
are proposed. The buildings will be a “large house” concept which includes garages for some of the buildings.
Multiple recreation facilities are planned including a clubhouse and pool in addition to two fire pits and two
playgrounds located throughout the development. Central School Road has been improved by St. Charles
County and can accommodate significant traffic. An existing signal at the entrance of the proposed development
will be modified by the developer to add the development as the fourth component of the signal. Mr. Yoffie
made a motion and Ms. Shetterly seconded to approve this site plan with the following contingencies:
1. Obtain final approval of the landscape plan from the Parks Department.
2. Coordinate water quality features and final site engineering with the Engineering and Utility
Departments upon submittal of engineering plans.
3. Submit a record plat for lot consolidation and the establishment of easements.
4. Coordinate the final building design with the Planning Department.
The motion carried unanimously.
5.
Election of Officers:
Mr. Yoffie made a motion and Ms. Shetterly seconded to keep the Officers as they are: Keith McNames,
Chairman; Chris Winslow, Vice Chairman; and Pat Kelley, Secretary. The motion carried unanimously.
A motion was made by Mr. Bailey and seconded by Ms. O’Mara to adjourn the meeting at 8:30 p.m. The motion
carried unanimously.
Respectfully submitted:
Melissa M. Vollmer, Recording Secretary
Chairman Keith McNames
Planning and Zoning Commission