PLANNING AND ZONING COMMISSION AGENDA FOR REGULAR MEETING November 23 rd , 2020 PLANNING AND ZONING COMMISSION: Lindsey Devereux, Chair Steve Hollander, Vice-Chair Derek Kessler, Secretary Mayor Dan Borgmeyer Mary Ann Ohms, City Council Liaison Missy Palitzsch Keith Hazelwood Julie Bartch Jason Hughes Commission Members: The regular meeting of the St. Charles Planning and Zoning Commission will be held on Monday, November 23 rd , 2020, beginning at 6:30 p.m. on the fourth floor of City Hall Chambers, 200 North Second Street, St. Charles, Missouri. 1. Call to order and the roll. 2. Approve the minutes of the October 26 th , 2020 Planning and Zoning Commission regular meeting. ____________________________________________________________________________________ PUBLIC HEARING: Conditional Use 3. Case No. CU-2020-12. (Sharon Jeffries) An application for a Conditional Use Permit from §400.210(C)(1)(k) for a dog beauty parlor/grooming service within the I-1 Light Industrial District located at 1751 Scherer Parkway. The subject property is located in Ward 3. PUBLIC HEARING: Conditional Use 4. Case No. CU-2020-13. (Vivian Lee Motors – Gary Newton) An application for a Conditional Use Permit from §400.220(C)(1)(c) for a motor vehicle sales use within the C-2 General Business District located at 2531 W Clay Street. The subject property is located in Ward 2. THIS ITEM HAS BEEN TABLED UNTIL THE DECEMBER 21 ST , 2020 MEETING. PUBLIC HEARING: Conditional Use 5. Case No. CU-2020-14. (Ken Youngermann) An application for a Conditional Use Permit from §400.220(C)(1)(e) for a microbrewery use within the C-2 General Business District located at 405 Droste Road. The subject property is located in Ward 9. THIS ITEM HAS BEEN TABLED UNTIL THE DECEMBER 21 ST , 2020 MEETING.
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PLANNING AND ZONING COMMISSION
AGENDA FOR REGULAR MEETING
November 23rd, 2020
PLANNING AND ZONING COMMISSION:
Lindsey Devereux, Chair
Steve Hollander, Vice-Chair
Derek Kessler, Secretary
Mayor Dan Borgmeyer
Mary Ann Ohms, City Council Liaison
Missy Palitzsch
Keith Hazelwood
Julie Bartch
Jason Hughes
Commission Members:
The regular meeting of the St. Charles Planning and Zoning Commission will be held on Monday, November 23rd,
2020, beginning at 6:30 p.m. on the fourth floor of City Hall Chambers, 200 North Second Street, St. Charles,
Missouri.
1. Call to order and the roll.
2. Approve the minutes of the October 26th, 2020 Planning and Zoning Commission regular meeting.
PROPOSED USE: Dog Beauty Parlor/Grooming associated with a permitted
Kennel/Boarding use
SUMMARY/ANALYSIS
This request is specifically to add Dog Beauty Parlor/Grooming services to an approved
Kennel/Boarding use (Camp Bow Wow) at 1751 Scherer Parkway. The Conditional Use (CUP)
is specific to the Dog Beauty Parlor/Grooming land use only and is not applicable to the other
uses permitted by right. The subject property is approximately one acre and is zoned I-1 Light
Industrial District. This property is located within Ward 3, and is surrounded by other
industrially zoned properties on the south side of Highway 94 between Pralle Lane and Friedens
Road. The property was developed in 1978 as an industrial/warehouse building, and the current
business, Camp Bow Wow, received Site Plan approval from the Planning and Zoning
Commission on October 26th, 2020 (SP-2020-16) for exterior modifications to the building and
site to better accommodate the new dog daycare facility. At the time of writing this report, Camp
Bow Wow has also applied for a building permit for the site improvements/tenant finish and has
been in contact with the City regarding the process to obtain a Business License. The applicant is
now wishing to add Dog Beauty Parlor/Grooming services within the existing building in order
to offer a complete range of services at one location.
CU-2020-12 Page 2
1751 Scherer Pkwy
Consistency with Comprehensive Plan
The St. Charles Comprehensive Plan adopted in 2002, and updated in 2012, recommends that
land use decisions be based on a project’s location and compatibility with surrounding
development. The Comprehensive Plan identifies 15 activity centers in the city, locations
characterized by elevated levels of development, density and activity. The activity centers are the
most prominent, visible and intensely developed locations in the city. The plan recommends that
development should gradually decrease in density as distance from an activity center increases.
The activity centers should be surrounded by land uses that gradually decrease in levels of
activity, traffic and density. Proposed new uses should be judged based upon its distance from
the nearest activity center, its compatibility with what surrounds it, and whether the level of
development it will generate contributes to a gradual decline in density or acts counter to that
goal. This property is located between Activity Center #8 (I-70/Highway 94) to the northeast and
Activity Center #10 (Page Avenue/Highway 94) to the southwest. The proposed dog beauty
parlor use at this location is in conformance with the density, intensity, and activity guidelines
provided above.
Consistency with Conditional Use standards
Section 400.980 of the City Code outlines standards of review for the conditional use
application. The standards are as follows:
a) How the proposed conditional use (the use in general) is in harmony with the purposes,
goals, objectives, policies and standards of the Comprehensive Plan, and any other plan,
program, or ordinance adopted, or under consideration pursuant to official notice by the
city.
b) Whether the proposed conditional use (in its proposed location) is in harmony with the
purposes, goals, objectives, policies and standards of the Comprehensive Plan, and any
other plan, program, or ordinance adopted, or under consideration pursuant to official
notice by the city.
c) Whether the proposed conditional use, in its proposed location and as depicted on the
required site plan, results in a substantial or undue adverse impact on the adjacent
property, the character of the neighborhood, environmental factors, traffic factors,
parking, public improvements, public property or rights-of-way, or other matters
affecting the public health, safety, or general welfare, either as they now exist or as they
may in the future be developed as a result of the implementation of the provisions and
policies of the Zoning Ordinance, Comprehensive Plan, or any other plan, program, or
ordinance adopted or under consideration pursuant to official notice by the city.
d) Whether the proposed conditional use maintains the desired consistency of land uses,
land use intensities, and land use impacts as related to the environs of the subject property
as directed by the Comprehensive Plan.
e) Whether the proposed conditional use is located in an area that will be adequately served
by, and will not impose an undue burden on, any of the improvements, facilities, utilities
or services provided by public agencies serving the subject property.
f) Whether the public benefits of the proposed conditional use outweigh the potential
adverse impacts of the proposed conditional use as identified above, after taking into
consideration any proposal by the petitioner and any requirements recommended by the
CU-2020-12 Page 3
1751 Scherer Pkwy
petitioner and/or City Staff to ameliorate such impacts.
Furthermore, the City Code allows the Planning and Zoning Commission to recommend
conditions of approval to protect surrounding properties, as well as to give consideration with
respect to location and site plan in the recommendations. The proposed use complies with the
above standards.
STAFF RECOMMENDATION
This conditional use can operate in conformance with City requirements, is compatible with
surrounding land uses and complies with the Comprehensive Plan of the City of St. Charles.
Staff recommends approval of the proposed conditional use for Dog Beauty Parlor/Grooming
services subject to the following conditions:
1. This conditional use permit for a Dog Beauty Parlor/Grooming use is issued for 1751 Scherer
Parkway only and is not transferable to another location.
2. Non-compliance with any building codes, property maintenance codes, fire codes or
conditions of this approval is grounds for revocation of the conditional use approval.
Recommended Motion:
Motion to forward the Conditional Use Permit application for a Dog Beauty Parlor/Grooming
use at 1751 Scherer Parkway to the City Council with a favorable recommendation, subject to
the conditions recommended by staff.
Figure 1: Aerial photo of the subject property.
CU-2020-12 Page 4
1751 Scherer Pkwy
Figure 2: Subject site from Scherer Pkwy.
andrew.stanislav
Text Box
CU-2020-12
November 6th, 2020
CFH LLC
725 RIVERVIEW LN
ST CHARLES MO 63301
Dear Property Owner:
As the owner of adjoining property or property within 300 feet, you are hereby notified that
the City of St. Charles has received an application from Sharon Jeffries with Camp Bow
Wow. The application is Case No. CU-2020-12 for a Conditional Use Permit from
§400.210(C)(1)(k) for a dog beauty parlor/grooming service within the I-1 Light Industrial
District, located at 1751 Scherer Parkway. The subject site is approximately 1 acre and is
located in Ward 3.
The St. Charles Planning and Zoning Commission will hold a public hearing on this
application on Monday, November 23rd, 2020 at 6:30 p.m. on the fourth floor of City
Hall, 200 North Second Street, St. Charles. You may attend the public hearing and make
comments concerning the proposal, or you may forward written comments to the Planning
and Zoning Commission through the Department of Community Development, 200 North
Second Street, Room 303, St. Charles, MO 63301. Following the public hearing, the
Commission is expected to forward a recommendation on this application to the City
Council. A public hearing on this application before the City Council is scheduled for
Tuesday, December 1st, 2020 at 7:00 p.m. on the fourth floor of City Hall. You will have
an opportunity to make comments at that hearing as well. The final decision on this
application will be made by the City Council.
All information regarding this application is available for public inspection in the office of
the Department of Community Development, 200 North Second Street, Room 303, St.
Charles, MO 63301. If you have questions regarding this letter or the referenced
application, you may contact the Department of Community Development at 636-949-
3222. In any communication regarding this matter, please refer to the case number given
above.
Andrew Stanislav
City Planner
Community Development Department
Planning and Zoning April 2020
Owner SiteAddres MailingAdd CITYSTATE ZIPCFH LLC 1717 FORD LN 725 RIVERVIEW LN ST CHARLES MO 63301ROTENBERG MARVIN S*ROTENBERG NANCY 1755 FORD LN 1755 FORD LN ST CHARLES MO 63303-3831ST CHARLES COUNTY AMBULANCE DISTRICT SCHERER PKWY 825 MARYVILLE CENTRE STE 300 CHESTERFIELD MO 63017FLOOD ELECTRIC LLC 1710 SCHERER PKWY 2330 CANYON DR ST CHARLES MO 63303J AND S HOLDINGS LLC 1700 SCHERER PKWY 3053 ROCKWOOD TRL ST CHARLES MO 63303T AND R ELECTRIC INC 1720 SCHERER PKWY 1720 SCHERER PKWY ST CHARLES MO 63303R C BROOKS INVESTMENTS LLC 1737 SCHERER PKWY 601 WOODBRIAR LN ST PETERS MO 63376ROBJAN PROPERTIES LLC 1751 SCHERER PKWY 17 MOORINGS DR LAKE ST LOUIS MO 63367CERMAK PROPERTIES LLC 1759 SCHERER PKWY 457 CASTLE AVE FAIRFIELD CT 6825B & H INVESTMENT PROPERTIES LLC 1743 SCHERER PKWY 820 RAMBLING PINE DR ST CHARLES MO 633031716 SCHERER PARKWAY LLC 1716 SCHERER PKWY 52 CHESTERFIELD LAKES RD CHESTERFIELD MO 63005PKKA INVESTMENTS LLC 1724 SCHERER PKWY 1724 SCHERER PKWY ST CHARLES MO 63303PETERS MARY LU 1714 SCHERER PKWY PO BOX 8 ELSAH IL 62028WHITTOM PROPERTIES LLC 1665 SCHERER PKWY 131 BRANDI LYNN DR FORISTELL MO 63348SHURLOCK A ASSOCIATES LTD PARTNERSHIP II 855 FRIEDENS RD 18433 EDISON AVE CHESTERFIELD MO 63005SCHROEDER MELVIN E*SCHROEDER KATHLEEN A LIV TRUST 1713 FORD LN 320 LIBERTY LN ST CHARLES MO 63303-6130ALL PRO PROPERTY MANAGMENT LLC 1769 SCHERER PKWY 1769 SHERER PKWY ST CHARLES MO 63303WILSON TOOL AND DIE INC 1779 SCHERER PKWY 1418 COLONIAL DR ST CHARLES MO 63304
200 North Second Street Saint Charles, MO 63301 Ph: 636.949.3222 Fax: 636.949.3557
www.stcharlescitymo.gov
AGENDA ITEM #4
Memorandum
To: The Planning and Zoning Commission
From: Andrew Stanislav, City Planner
Date: November 18, 2020
Subject: Case No. CU-2020-13. (Vivian Lee Motors – Gary Newton) An application for
a Conditional Use Permit from §400.220(C)(1)(c) for a motor vehicle sales use
within the C-2 General Business District located at 2531 W Clay Street. The
subject property is located in Ward 2.
The above application will need to be tabled until the December 21, 2020 agenda. The applicant
has requested additional time to address comments and work with the property owner.
200 North Second Street Saint Charles, MO 63301 Ph: 636.949.3222 Fax: 636.949.3557
www.stcharlescitymo.gov
AGENDA ITEM #5
Memorandum
To: The Planning and Zoning Commission
From: John Boyer, Planning Manager
Date: November 18, 2020
Subject: Case No. CU-2020-14. (Ken Youngermann) An application for a Conditional
Use Permit from §400.220(C)(1)(e) for a microbrewery use within the C-2
General Business District located at 405 Droste Road. The subject property is
located in Ward 9.
The above application will need to be tabled until the December 21, 2020 agenda. Upon research
by staff, the incorrect parcel was identified in the public hearing notice.
AGENDA ITEM #6
STAFF REPORT
CONDITIONAL USE NO. CU-2020-15
WINEOLOGY WINE BAR
BAR/COCKTAL LOUNGE USE
3767 NEW TOWN BLVD
NOVEMBER 23RD, 2020
BY ANDREW STANISLAV
APPLICANT: Lori Cheatham
3448 Brookside Crossing Dr.
St. Charles, Missouri 63301
OWNER: Pax Diogi Center LLC
McKelvey Properties
17280 N Outer Rd.
Chesterfield, Missouri 63005
ADDRESS/LOCATION: 3767 New Town Boulevard
Ward 8
ACREAGE/SIZE: 3.41 acres (Retail Center Parcel)
1,253 sq. ft. (Tenant Space - 3767 New Town Blvd)
CURRENT ZONING: I-2 Heavy Industrial District and within the WHP Wellhead
Protection District overlay
PROPOSED USE: Bar/Cocktail Lounge (specifically a Wine Bar)
SUMMARY/ANALYSIS
This request is for a Bar/Cocktail Lounge use, specifically a Wine Bar (Wineology), at 3767
New Town Boulevard which is within the I-2 Heavy Industrial District just north of Highway
370. The Conditional Use (CUP) is specific to the Wine Bar land use only and is not applicable
to the other uses permitted by right. The applicant intends to operate a Wine Bar associated with
a retail use for the sale/sampling of local products from Missouri wineries. The subject tenant
space (3767 New Town Blvd) is approximately 1,253 square feet, and the overall
retail/restaurant/office development is on a 3.41 acre parcel. This property is located within
Ward 8, and is surrounded by other industrially zoned properties and commercial developments
along both New Town Boulevard and Elm Street south of Highway 370. The property was
developed in 2005 as a commercial/retail center with tenants including restaurants, medical
offices, salons, and other similar uses.
The applicant proposes to operate a retail store (permitted by right) promoting locally packaged
products and wineries in Missouri while also operating a Wine Bar/lounge as a portion of the
CU-2020-15 Page 2
3767 New Town Blvd
business to allow customers to sample wines/products. The applicant also intends to offer
prepared food options including charcuterie boards and pastries. Hours of operation are intended
to be Wednesday through Sunday from 11am to 7pm, with the exception of closing at 11pm on
Friday and Saturday. The applicant has also provided a narrative statement that further details the
products and services offered at Wineology which is attached to this report.
Consistency with Comprehensive Plan
The St. Charles Comprehensive Plan adopted in 2002, and updated in 2012, recommends that
land use decisions be based on a project’s location and compatibility with surrounding
development. The Comprehensive Plan identifies 15 activity centers in the city, locations
characterized by elevated levels of development, density and activity. The activity centers are the
most prominent, visible and intensely developed locations in the city. The plan recommends that
development should gradually decrease in density as distance from an activity center increases.
The activity centers should be surrounded by land uses that gradually decrease in levels of
activity, traffic and density. Proposed new uses should be judged based upon its distance from
the nearest activity center, its compatibility with what surrounds it, and whether the level of
development it will generate contributes to a gradual decline in density or acts counter to that
goal. This property is located adjacent to Activity Center #15 (370 Corridor - West) and at the
border with Activity Center #14 (370 Corridor – East) at New Town Boulevard/Elm Street. The
proposed Wine Bar use at this location is in conformance with the density, intensity, and activity
guidelines provided above.
Consistency with Conditional Use standards
Section 400.980 of the City Code outlines standards of review for the conditional use
application. The standards are as follows:
a) How the proposed conditional use (the use in general) is in harmony with the purposes,
goals, objectives, policies and standards of the Comprehensive Plan, and any other plan,
program, or ordinance adopted, or under consideration pursuant to official notice by the
city.
b) Whether the proposed conditional use (in its proposed location) is in harmony with the
purposes, goals, objectives, policies and standards of the Comprehensive Plan, and any
other plan, program, or ordinance adopted, or under consideration pursuant to official
notice by the city.
c) Whether the proposed conditional use, in its proposed location and as depicted on the
required site plan, results in a substantial or undue adverse impact on the adjacent
property, the character of the neighborhood, environmental factors, traffic factors,
parking, public improvements, public property or rights-of-way, or other matters
affecting the public health, safety, or general welfare, either as they now exist or as they
may in the future be developed as a result of the implementation of the provisions and
policies of the Zoning Ordinance, Comprehensive Plan, or any other plan, program, or
ordinance adopted or under consideration pursuant to official notice by the city.
d) Whether the proposed conditional use maintains the desired consistency of land uses,
land use intensities, and land use impacts as related to the environs of the subject property
as directed by the Comprehensive Plan.
CU-2020-15 Page 3
3767 New Town Blvd
e) Whether the proposed conditional use is located in an area that will be adequately served
by, and will not impose an undue burden on, any of the improvements, facilities, utilities
or services provided by public agencies serving the subject property.
f) Whether the public benefits of the proposed conditional use outweigh the potential
adverse impacts of the proposed conditional use as identified above, after taking into
consideration any proposal by the petitioner and any requirements recommended by the
petitioner and/or City Staff to ameliorate such impacts.
Furthermore, the City Code allows the Planning and Zoning Commission to recommend
conditions of approval to protect surrounding properties, as well as to give consideration with
respect to location in the recommendations. The proposed use complies with the above
standards.
STAFF RECOMMENDATION
This conditional use can operate in conformance with City requirements, is compatible with
surrounding land uses and complies with the Comprehensive Plan of the City of St. Charles.
Staff recommends approval of the proposed conditional use for the Bar/Cocktail Lounge use
subject to the following conditions:
1. This conditional use permit for a bar/cocktail lounge use is issued to the applicant (Lori
Cheatham) only at 3767 New Town Boulevard and is not transferable to another location
and/or tenant/business.
2. Non-compliance with any building codes, property maintenance codes, fire codes or
conditions of this approval is grounds for revocation of the conditional use approval.
Recommended Motion:
Motion to forward the Conditional Use Permit application for a Bar/Cocktail Lounge use at
3767 New Town Boulevard to the City Council with a favorable recommendation, subject to the
conditions recommended by staff.
CU-2020-15 Page 4
3767 New Town Blvd
Figure 1: Aerial photo of the subject site (subject tenant space in blue).
Figure 2: Photo of subject tenant space (3767 New Town Blvd).
andrew.stanislav
Text Box
CU-2020-15
Business Name: Wineology
I have been in the Missouri Wine Industry for approximately five years, I absolutely fell in love with
every aspect. The best part is bringing people together over a glass of wine and building relationships
with not only guests but the amazing people in this industry.
I would like to bring my love for the Missouri Wine Industry to St. Charles, my home, and share it with
the community! My plan is to open a “Wine Bar”/Lounge carrying 95% local Missouri made products.
I will be selling wine, beer, and spirits by the package. You can also taste a variety of wines at our tasting
bar and enjoy a glass in our lounge or seating area. Our specialty at Wineology will be mixing wine and
spirits to make winetails (cocktails with a wine base).
Along with a glass of wine, winetail or beer you can Build Your Own- Charcuterie Board! We will offer
three different sizes and an extensive list of meats, cheeses, nuts, breads, crackers, spreads and more to
choose from. You can also add chocolates or a pastry from our local baker.
I am using the term “bar” loosely in this description for lack of a better word. I will have simple hours
and not be open past 11PM on weekends. Listed are our hours of operation at opening:
Wine down Wednesday 11am to 7pm
Thursday 11am to 7pm
Friday 11am to 11pm
Saturday 11am to 11pm
Sunday 11am to 7pm
The location itself is 1253 sq ft, including a front room for merchandise displays and point of sale station.
There is a small office and storage room to the side of that. The back room is a large open space where
seating and a lounge area will be along with our tasting bar and food prep area. In warmer months we
will offer outdoor seating on our 20x20 front patio.
The setting for Wineology will be an industrial vibe where you can stop in to shop our adorable
merchandise, grab a bottle of wine to take home or stay and relax with a winetail and charcuterie board
while listening to an acoustic guitarist on weekend evenings. Bring your own board game or enjoy our
game of Wine Checkers with a friend!
Wineology will also offer wine courses, special events or space rental ideal for bridal showers or
corporate meetings.
Thank you for your consideration in approval of my new business venture, I look forward to serving you
in the future!
Lori Cheatham
Owner-Wineology
November 6th, 2020
GLOBAL HOSPITALITY LLC
150 FOUNTAIN LAKE BLVD
ST CHARLES MO 63301
Dear Property Owner:
As the owner of adjoining property or property within 300 feet, you are hereby notified that
the City of St. Charles has received an application from Lori Cheatham. The application is
Case No. CU-2020-15 for a Conditional Use Permit from §400.210(C)(1)(e) for a
bar/cocktail lounge use within the I-2 Heavy Industrial District, located at 3767 New Town
Boulevard. The tenant space is approximately 1,253 square feet and is located in Ward 8.
The St. Charles Planning and Zoning Commission will hold a public hearing on this
application on Monday, November 23rd, 2020 at 6:30 p.m. on the fourth floor of City Hall,
200 North Second Street, St. Charles. You may attend the public hearing and make comments
concerning the proposal, or you may forward written comments to the Planning and Zoning
Commission through the Department of Community Development, 200 North Second Street,
Room 303, St. Charles, MO 63301. Following the public hearing, the Commission is
expected to forward a recommendation on this application to the City Council. A public
hearing on this application before the City Council is scheduled for Tuesday, December 1st,
2020 at 7:00 p.m. on the fourth floor of City Hall. You will have an opportunity to make
comments at that hearing as well. The final decision on this application will be made by the
City Council.
All information regarding this application is available for public inspection in the office of
the Department of Community Development, 200 North Second Street, Room 303, St.
Charles, MO 63301. If you have questions regarding this letter or the referenced application,
you may contact the Department of Community Development at 636-949-3222. In any
communication regarding this matter, please refer to the case number given above.
Andrew Stanislav
City Planner
Community Development Department
Planning and Zoning April 2020
Owner SiteAddres MailingAdd CITYSTATE ZIPGLOBAL HOSPITALITY LLC 150 FOUNTAIN LAKES BLVD 150 FOUNTAIN LAKE BLVD ST CHARLES MO 63301MIDLAND STATES BANK ELM ST 1201 NETWORK CENTRE DR EFFINGHAM IL 62401PAX ENTERPRISES LC*DIOGI LLC 3761 NEW TOWN BLVD 17280 N OUTER 40 RD SUITE 201 CHESTERFIELD MO 63005FOUNTAIN LAKES DEVELOPMENT COMPANY LLC 3721 NEW TOWN BLVD 3721 NEW TOWN BLVD ST CHARLES MO 63301COLE MM ST CHARLES MO LLC SCHATTDECOR DR 721 W MAIN ST BELLEVILLE IL 62220-1514MOTO INC 3760 NEW TOWN BLVD 721 W MAIN ST BELLEVILLE IL 62220MILLSTONE COMPANY THE CHARBONNEAU DR PO BOX 16070 ST LOUIS MO 63105