Planning & Zoning Commission - Regular Meeting

Everyone, good evening everyone. I'd like to call to order the September 2nd uh 2025 meeting for the city of Fenton Planning and Zoning Commission. Uh our first order on the agenda is our pledge of allegiance. So, if you're able to stand, please do. Okay, thank you. Um, so next, uh, we actually have an oath of office for, uh, new commission members or returning commission members. Is that right? So, uh, Amy, uh, maybe I'll look for a little direction from you on this.

Sure. Uh just the reappoint of Deb Abbott and John Bilicki. We need to do their swearing in. So whoever would like to go.

All right. Mr. Bilicki will go first. I, John Bilick, do solemnly swear and affirm that I possess the qualifications prescribed by law to serve as a commissioner. Planning is only commission and that I support the Constitution of the United States of America. Oh, United States and the state of Missouri, the provisions of the state statutes affecting cities and fourth class and ordinances the city of Fenton. I shall fa faithfully conduct myself as a commissioner of the planning and zoning commission during the term ending August 2029 and respect the confidence and information that comes into my possession. And thank you. Right. Next we have Secretary Abbott. I, Debb Abbott, do solemnly swear and affirm that I possess the qualifications prescribed by law to serve as a commissioner of the planning and zoning commission and that I support the

constitutions of the United States and the state of Missouri provisions of the state statute. is affecting cities of the fourth class and the ordinances of the city of Benton. I shall faithfully conduct myself as a commissioner of the planning and zoning commission during the term ending August 2029 and respect the confidences and information that come into my possession. Thank you.

Thank you. [Music] So, I'll just take a minute while we're wrapping up to uh thank Commissioner Bilicki and uh Commissioner Abbott for stepping up again for another four-year term. Uh the commissioners serve voluntarily on this uh particular commission. So, appreciate you all uh being willing to do that again. Um, okay. Next item on the agenda is our uh roll call. Uh, Secretary Abbott, if you could do that, please. Um, Chairperson Yman

here. Vice Chairperson Cheryl here. Um, Alderman Harrell here. Mayor Morath here. Commissioner Whisrock here. Commissioner Vorhees here. Commissioner Glover is excused. Commissioner Nelson here. and Commissioner Bilicki here.

We have a quorum. And I would also like to point out that we do have Alderwoman Robin Hules and Alderman Bruce Rogers in the audience as well as Mike Abbott from the parks board. Thank you and welcome. Okay. Uh next on our agenda is our election of a uh chairperson, vice chairperson, and secretary. And we don't do this very often. So, um, my, uh, rules of order may be a little bit rusty on this, but, uh, maybe does anyone want to just offer a motion to kind of keep the existing offices the way they are? Okay, I see Commissioner Nelson's hand up.

I move we keep the offices officers the way they are. Okay. Is there a second? Second. Okay, I saw a second. Uh, do we need a roll call vote or can we just do it? Let's do a voice vote. All in favor? I. Any opposed? Okay. So, we'll retain officers as they currently are. Uh, moving along and congratulations, by the way, to uh

All right. Um, [Laughter] so next is our notice to the public uh and our ground rules. So, um, our ground rules are if you, uh, are a member of the public and you are not a petitioner and you wish to speak, uh, please pick up a speaker request form located in the back of the room. They are on the sign-in table. Uh, please complete the form and present it to Secretary Deb Abbott prior to the public comments section of the agenda, which will be coming up in a few minutes. Uh the chairperson will call your name during the public comments section of the agenda. Your comments and questions uh from members of the public will be limited to 3 minutes. You will not be recognized to speak until you have filled out the form. Please address all comments to the planning and zoning commission. If you have a question for a petitioner, please address that question directly to the commission. All questions will be referred to the petitioners at the end of the public comment portion of the agenda. The commission demands respect and courtesy for others during the proceedings. Inappropriate behavior will result in the forfeite of the speaker's allotted time and may result in removal from the proceedings. The planning and zoning commission wants to hear what you have to say about the items on today's agenda as it relates to cases at present. Okay. Um next is our notice to petitioners. A simple majority vote of the commission shall be necessary to constitute a positive recommendation to the board of alderman. The next board committee meeting is Thursday, September 11th, 2025. And the next board of alderman meeting and public hearing is Thursday, September 25th, 2025. Okay, that gets us through our notices. Uh, next is our approval of minutes from the August 5th, 2025 meeting. Did anyone have any questions or comments on the

minutes? None. Okay. So, then I will move that we approve the minutes from the August 5th, 2025 meeting. Can I get a second? Second. Uh, Secretary Abbott seconds. All in favor? I. Any opposed? Okay. The minutes are approved. All right. So, now we're on to our public comments section of the agenda. Did we have any public comment forms turned in? I do not have

Okay, I do see at least one dial in on our Zoom line. Uh, is that a petitioner or is there a member of the public on Zoom who has any public comments? Okay, then we shall move on. Uh, next is old business, of which we have none. So, we'll move on to new business. And our first case tonight is case 2025, SUP07, a petition by Joshua Lipincot, DC, to amend an existing special use permit approved via ordinance 2798 for medical chiropractic office located at 672 Gravo Bluffs Boulevard, Suite D. To expand the special use permit to include 672 Gravoy Bluffs Boulevard, Sweet E., The property is zoned C1 commercial district. Um Amy, did you have a summary?

Sure. Um Libincut Chiropractic has been operating at uh 672 Gravi Bluff Boulevard D since 2006 um under an SUP approved by ordinance 2798. They are now proposing to expand into the adjacent 1500 ft² tenant space. Um because the original SUP was only issued for suite D, it does require a new SUP to do the expansion into suite E. Um they did provide an interior uh depiction of the tenant space. Um but no changes to the operation are being proposed.

Okay. And um I can't recall from the write up, did you look at any need for an increase in parking associated with the expansion? No. Um there is sufficient parking um in this development to it exceeds the the existing uh retail and medical uses on site. Okay. Are there other questions for Amy before we ask if if I may um what was in that unoccupied space? Was there something in there prior?

I believe in Sweet E it's a a vape store. Okay. Other questions for Amy. Do we have a petitioner in the audience? Um, would you mind approaching the podium for a moment for some questions and to read some conditions into the record? And if you could state your name and address for the record, please.

Joshua Lipincot. My business address is 672D Gravo Bluff Boulevard at Missouri 630.

Okay. Thank you. Um, so I reviewed the diagram that was included and I have to confess I had a little trouble following the way this was laid out. Um, can you provide any additional explanation? Is the I I just don't think I understand the red lines versus the non- red lines. the uh the red lines are my existing space there uh and the existing uh the existing walls that will stay there. There won't be any changes to those. So the red lines are existing structures that will be stay in place there.

Okay. The stuff that's not red lines will be added. Okay. Okay. So, this represents the full space once That's right. everything's done. Yeah.

Okay. Um, any other questions about the layout related to this request? Okay. There are a few conditions related to this that I'd like to read into the record. If you could acknowledge them, please. Uh, first, this special use permit is solely for Joshua Lipincot DC to operate a medical chiropractic office at 672 Gravoy Bluffs Boulevard, Sweet D, as indicated on plans dated July 17th, 2025. Yes.

Uh, municipal zoning approval by the city of Fenton and a building permit from St. Louis County will be required for any proposed interior remodel or proposed signage. Yes. A separate occupancy permit will be required. Yes. And compliance with all other applicable city of Fenton codes and ordinances. Yes.

Okay. So, with those conditions, uh, I would like to move for approval of case 2025, SUP07, a petition by Joshua Lipincot, DC, to amend an existing special use permit approved via ordinance 2798 for medical chiropractic office located at 672 Gravo Bluffs Boulevard D to expand the special use permit to include 672 Grab Boy Bluffs Boulevard, Sweet E. The property is owned C1 Commercial District. Uh, can I get a second? I'll second. Okay, we have a second from Commissioner Cheryl. Uh, let's do a roll call vote. Chairperson Yman, I. Vice Chairperson Cheryl, I. Secretary Abbott, I. Mayor Morath, I. Alderman Harrell,

I. Commissioner Whisprock. Commissioner Vorhees. I, Commissioner Nelson, I. Commissioner Bilicky, I. Motion approved. All right. Thank you very much. Thank you. Best of luck to you. Okay. Next on the agenda is case 2025 SUP08, a petition by Chasing Clouds Vape Shop LLC for a special use permit to operate a tobacco shop at 98 Gravoy Bluff Circle Drive Suite F. The property is zon C1 Commercial District. Amy,

thank you. Um, as stated, the petitioner is proposing to uh operate a tobacco shop selling tobacco and vape products within a vacant retail space in the multi-tenant build building in Gravway Bluffs West um which was formerly occupied by Cricut Wireless. Um it is considered a tobacco shop um because it meets the definition um which is a retail establishment that primarily engages in the sale of smoking products or devices including tobacco products, alternative nicotine products or vapor products and related accessory products and supplies for consumption offsite. A tobacco shop does not include marijuana dispensary facilities and does not include the sale of marijuana or marijuana infused products. The definition also does not allow for the consumption of the product on site and does not include the sale of hemp or hemp derived products because those are regulated separately under the code. Um they did provide a site plan showing the tenant location um in the development.

Okay. And then on parking for this one, is the parking for this particular complex considered just what's encircled in blue or does it include surrounding parking that sort of helps Lowe's and Shnooks?

Typically, we'd look at at just what's within the parcel. However, we do allow for sharing of parking spaces as long as the parking is within 300 ft. Um these are all owned by the same property owner. So any sharing um concerns would I would not have any sharing concerns. But when looking at the number of parking spaces for a retail um establishment, a multi-tenant building, there are uh sufficient parking spaces for all retail.

Okay. Other questions for Amy before we ask the petitioner to come up? Do we have a petitioner? Anyone in the audience who is representing this? Okay. If you could provide your It's okay. If you could provide your name and address for the record, please. Uh Ibrahim Muhammad 98 uh for the business 98 Gravis Road.

Okay. Thank you. Okay. Uh can you describe in a little more detail what you are going to be selling at the store? So it's uh basically going to be vape products, tobacco products, uh accessories for for vaping and glass and glass. Yeah, glass issue like stuff for smoking or anything like that. Okay. tobacco related product. Yes. Okay. Um, and what are your operating hours expected to be?

So, operating hours should be anywhere from 8 to 9:00 p.m. The latest we'd open would be on the weekends, and that would be to 10:00 p.m. Okay. So 900 p.m. closing time, maybe 10:00 p.m. on weekends, and then 8:00 a.m. to 9:00 a.m. in the morning. Okay. Okay. Other questions for the petitioners? Can I ask about your signage? What kind of signage you're expecting to have in the It's just going to be a standard LED sign. LED sign.

Yeah. or not? Well, lights, whatever the city approves. Okay. So, I'm just going to go on the record here that there is a um ice cream parlor on the corner. Menches that is often frequented by teenagers and families. Anybody under the age of 21 is not allowed in the building. Okay. 21. Yes. We have multiple vape shops in Missouri.

Anybody under the age because they have to show ID to get in. If they don't have ID, they can't no access to the building at all. Even though Isn't the legal age still 18? No. 21.

It is. That must have changed. Okay. Other questions for the petitioner? So, while I appreciate that that's a restriction, we do have as a requirement, and I'm stating this for the record because it will be related to my personal vote on this, but it is a voting body, uh, that we are to consider the public health, safety, and general welfare as one of the factors that we consider. And I do have a concern under that clause about putting a tobacco shop within close proximity of a familyoriented store like a ice cream uh store. I realize that has nothing to do with your business and it's just happens to be where it is, but I do think that this is a very familyoriented section of Gravo Bluffs and I just have a concern that this establishment in that location doesn't fall under the public safety section of our public health rules. Now, um Aaron, if you have any comments that might help elaborate on whether or not that's uh I I don't know if you have any other thoughts to share or if it makes sense to go into that further, but that's my belief on it.

Um yeah, I mean I think that that would be the criteria that that concern would fall under. Okay. Then yeah, you're balancing it between the age restrictions. Okay. I I will note that this is a voting body, so everybody else on the commission can vote however they like. I just wanted to go on the record explaining where I land on this. It's got nothing to do with your business. No, no. here. If there's any concerns due to the fact that smoke shops sometimes do bring the attention of minors, uh we can restrict the use of signage on the windows, flashing lights to not attract minors even towards the vicinity of our doorways.

I mean, I I would I would like to see that as a condition um if uh others are agreeable to that. No, no flashing signs. Mhm. I'm going to add that. So, no flashing signs. That would attract minors. Okay. I Well, thank you for that. I'm still not sure it's going to affect my vote, but I it may affect the vote of others.

Uh, other questions? I don't I don't have any other questions. Um I do uh feel and believe that um this is not um good for individuals at any age. However, it is a legitimate business by the state of Missouri as I understand it.

Yeah. And you know, the purpose of a special use permit is to make sure that we are thoughtful about where businesses locate within an approved district. And obviously, this is a district that does permit a tobacco shop. But one of the judgments we have to make as a body is whether or not this is an appropriate location for it. So, um, I I think our vote will ultimately determine that. Uh, and I just wanted to explain my rationale. Okay. Um, so I do have some conditions I'd like I I believe uh we have someone who would like to speak on this if did you still want to speak, Bill? Yeah.

Okay. We have If you could just also give your name and address for the record.

I'm Bill Applebomb with GJ Grey, 9109 Watson Road. I appreciate what you're talking about with the signage and I just wanted to make sure that you understood our lease and you've seen all the signs at Gravaway Bluffs. We have a very stringent sign requirement in there. Everything would be individual letters on a raceway. We will not because we have to approve it before it ever comes to the city. We will not have anything that would go in there that would uh do anything to jeopardize what the city's presence wants it to be, much less our own with the investment we have at Gareway Bluffs. So, from a signage standpoint, I understand I understand your comments as it relates to the particular use. Uh, we do have 2 million square feet at Gravway Bluff with varying uses across the board. So, I'm not going to try to sway you on your personal opinion, but from a signage perspective, and I'm happy to give Amy what our sign criteria is that's attached to the lease as well, and you can use that going forward, you know, these guys or anybody else coming in.

I appreciate that. And Did I see uh Mr. Vorhees? Commissioner Vorhees, did you have a question? Okay. Okay. All right. So, I do have some conditions I'd like to read into the record, including the one we just mentioned. Uh and then we'll have a vote. Um first, approval of the special use permit is for Chasing Cloud Vape Shop LLC to operate a tobacco shop at 98 Gravoy Bluff Circle Drive. Sweet F as indicated on the plans provided with the application dated July 24th, 2025. Second, no sale of products containing hemp or hemp derived compounds is permitted. Third, municipal zoning approval by the city of Fenton and building permits issued by St. Louis County will be required for any proposed interior remodel or proposed signage.

Yes. A separate occupancy permit will be required before the tenant space can be occupied. Five, compliance with all other applicable city codes and ordinances. Yes. And then last, uh, no flashing signs that would attract minors. Yes. Okay. So, with those conditions read into the record, I will move for a vote on case 2025 SUP08, a petition by Chasing Clouds Vape Shop LLC for a special use permit to operate a tobacco shop at 98 Gravo Bluff Circle Drive, Suite F. The property is zoned C1 Commercial District. Do I get a second? A second.

We had uh Vice Chairperson Cheryl second. Can we do a roll call vote, please? Chairperson Yman. Nay. Vice Chairperson Gerald. Hi. Secretary Abbott. Hi. Mayor Morath. Hi. Alderman Harrell. Hi. Commissioner Whisprock. I. Commissioner Vorhees. I. Commissioner Nelson. I. Commissioner Bilicki. I. Motion approved. Motion's approved. Well, thank you for uh understanding my position and thank you. Best of luck to you.

Okay, moving on. Uh, next we have case 2025 SUP09, a petition by MS Goodwill for a special use permit to operate a used merchandise store at 685 Gravoy Bluffs Boulevard. The property is owned C1 Commercial District. Amy,

yeah, if you'll recall, in January of this year, um, the board did approve a special use permit for Goodwill to operate at 717 Gravoy Road. However, they no longer plan to locate there. they are going to locate um instead in Gravo Bluffs within a new tenant space where the Gourdman's Dick Sporting Goods um was previously located. This space has been divided into two new tenant spaces. Um the uh westernmost is occupied by Planet Fitness and then Goodwill is proposed to go in the easternmost space. Um, the space will get a new storefront. Um, and that will be considered under the next case, case 2025, SP6. They're also proposing a new drop off area that will include a new drop off door in the rear of the property. Um, as well as a drive lane um, a parking lane for the vehicles entering that um, uh, drop off area. Um, there's some depictions of of the area that they'll be using for their drop off space. Um the vehicle lane will be striped um to indicate the areas for the vehicles to enter the dropoff area. They will enter, this is the uh depiction of the flow of traffic. They will enter through existing um entrance entrances and then circle around the building. Um the petitioner has submitted those plans to Fenton Fire Protection District to make sure that they the area will not um impede access for emergency vehicles. And I believe that they've been in communication with Chris Teeman and staff suggests that the lanes be marked um to meet any regulations the Fenton Fire Protection District might have and to also indicate the flow of traffic into and out of that drop off area. Um similar to the conditions from the previous SU, staff is suggesting that donations only be accepted during business hours. Um that's to prevent the accumulation and storage of donated items into in the exterior property

areas. Okay, thank you. Um, any questions for Amy before we have the petitioner come up? Do we have a petitioner in the audience? You could give your name and address, please.

Um, Jason Ryback. Um, our business address is 1701 Boca Street, downtown. Um, okay. Real quick to speak on why we're moving from what we had approved to the other one. Uh, there was a, uh, Barnes & Noble had a clause in their lease that wouldn't allow for us to move into that shopping. So, that's why we stopped there and and moved up the hill. So, um, as you can see, uh, it's kind of similar similar idea to what we're going to do, uh, down below in the lower hill. Just our our retail store with donations in the rear. Um, we'll acquies to all the same provisions that we had in the other ones. Donation hours, uh, making sure we don't have things stored outside. Donations come in, we bring them in the building. So, as I mentioned before, donations are the lifeblood of everything we do. So, we treat them as such. Um, any questions, be happy to answer. So, I I really wish that there wasn't like miles of road to cover behind those buildings. It seems like that's the tough part of this is that I I had I have a sense that people are going to want to turn around and go back out the way they came in. And that feels like a little bit of a safety concern rather than driving all the way around the end of Walmart. Um, I don't, so we would love to take donations in the front. Uh, that's not that's not feasible. Um, but what I would tell you is if you're back there, the way the building splits and opens up um there, even if people did decide to turn around there, I wouldn't think it would create a a safety concern. A, there's not a lot of traffic back there, if any at all. Um, and the traffic that is back there is probably going to be our our folks donating. Um, and that's that's actually why we reached out to the fire department just to make sure they were comfortable with it. But if you go back there and kind of spend a little bit of time in there, it's it's it's more

spacious than than what you might imagine in there. Um, the one image that depicts kind of those cars sitting there. Um, and then the fire lane, that's those cars are sitting there. And then that that stripe section is kind of the the drive aisle, if you will. So you could I guess what I'm getting at is it's not tight back there. So, if someone was choosing to spin around back there, they could they'd be able to do it in a and not even be in that driving lane. Okay. And and if a car were starting to enter from the direction coming in and another car were exiting, is there generally enough space for the two to pass each other?

Sure. Yeah. More than enough space. And we'll and we'll signage this up with arrows and and I mean it'll there won't be any question about where the donor should be and and where the drive should be. So it'll be it'll be marked as such. One of the things that we kind of pride ourselves on is making donations very easy and convenient. We don't want it to be stressful, difficult, anything like that. So um we we usually spend a little bit more time and a kind of protecting that area and b just signing it up on the ground so people know exactly where to come and go.

Okay. Yeah, they did submit a a scaled site plan and the area that they have between the um on the pavement and between the building is uh sufficient to meet our drive aisle requirements um if cars were to turn around and try to exit out the other way.

Okay, that makes me feel better. Thank you. Um other questions, Mayor Morath. Um yes, on on the same subject, I think that was my biggest concern at the last location that you were looking at. Um what we realize now with one of the businesses that has a drop off, some of those folks will continue on if they're not their donations are not accepted only to find them dumping them around the corner. And I'm sure that you folks are going to police that on a regular basis in the event that somebody drops something off around the end. And I can almost guarantee you having heard Mr. Applebomb recently, they're going to be watching that as well. So that that that's our biggest concern, at least my biggest concern.

Yeah. I would two things I'd offer to that. One, we're there. This doesn't show up, but there's a dumpster enclosure that'll be back there, and typically those items are found in and around that dumpster enclosure. Um what we do two things right one we invest significantly in in surveillance video cameras. There'll probably be in this site maybe four video cameras uh probably three in the back and one in the front um for many reasons. One of those reasons is to monitor that and and reach out to the local authorities should we have illegal dumping happening. Um the other piece is is we we track and monitor uh our donations. So we we want to know how many cars, what time of day, how many like I can go back and tell you the last two years, how many cars, how many what hours of the day of every one of our locations because I said that those donations are critical to us. So we want we want that data. So we we surveil that and and heavily scrutinize that information. So um it benefits us to have that data, but it also allows us to reach out to uh the local authorities should we need to. Other thing I would tell you is that um when those things do happen, when things get dumped uh you know out of place at at night, we don't just wash our hands of it. We grab it, take it and usually take it to some type of a recycling center.

Right. Well, I appreciate that and you know your business is highly needed in today's society set of things going into the dumpster and all. So I do appreciate it. Thank you. Any other questions? Okay, hearing none, uh I'll go ahead and move for uh approval for a petition uh or case 2025 SUP9, a petition by MS Goodwill for a special use permit to operate a used merchandise store at 685 Gravaway Bluffs Boulevard. The property is zoned C1 Commercial District. Um can I get a second? Second.

Secretary Abbott seconds. Can we do a roll call vote, please? Um, can you read the the conditions into the record? The conditions. Okay. Sorry about that. I take back my No, it's fine. Okay. Uh, I do have a number of conditions. Um, come back up. If you could come back up to the podium. We've got a number. Sorry, I forgot to read these in while you're up there. And then actually, you might want to stay up there because I think you're after this one. Uh, yes, that's true. We have a second case with you. Just hang out there for

Thank you. So, first condition, uh, this special use permit is solely for MS Goodwill to operate a used merchandise store at 685 Gravo Bluffs Boulevard as indicated on plans submitted with the application dated August 4th, 2025. Yes. Second, municipal zoning approval by the city of Fenton and a building permit from St. Louis County will be required for any proposed tenant improvements. Separate site plan review will be required for the exterior remodel new storefront. Yes. Third, an occupancy permit through the city will be required before the space can be occupied. Yes.

Fourth, the donation drop off and vehicle queuing areas shall be properly striped and additional markings shall be provided to indicate one-way flow of traffic to and from the donation dropoff area. Yes. Fifth, any minor changes to the site plan required by Fenton Fire Protection District may be administratively approved by the community development director. Yes. Uh, six, merchandise donations may only be accepted during business hours. No exterior accumulation or storage of donated goods will be permitted. Yes. And last, compliance with all other applicable city of Fenton codes and ordinances. Yes.

Thank you. So, with that and the conditions, I will move for case 2025 SUP9, a petition by MS Goodwill for a special use permit to operate a used merchandise store at 685 Gravo Bluffs Boulevard. The property is zone C1 Commercial District. Uh, now, can I get a second including the conditions? I'll second that with the conditions. Okay. Secretary Abbott seconds. Uh, can we do a roll call vote, please? Chairperson Yman, I. Secretary Abbott, I. Vice Chairperson Cheryl, I. Mayor Morath. Hi, Alderman Harrell. Hi, Commissioner Westbrook. Commissioner Vorhees. Hi, Commissioner Nelson. Hi, Commissioner Bilicky. Motion approved.

Okay, super. So, we'll move right into case 2024, SP06, which is a petition by Dial Architects on behalf of MS Goodwill for site plan review of a proposed exterior building remodel at 685 Gravoy Bluffs Boulevard. The property is owned C1 Commercial District. Uh yeah, in conjunction with the previous SUP, this is a request for site plan review for an exterior remodel for Goodwill. A new storefront and entryway is proposed for the tenant suite. The plans provided show that the new storefront will consist of a new metal parapit on the front and the rear of the facades with in goodwill blue and a new canopy structure is proposed in the front um as well as an ephus entryway. All the materials meet the requirements of the district with the exception of Ephus. Um the petitioner is requesting site plan review for approval of the alternative material as allowed under section 415120. Um and it uh I don't know if you remember, but in December of last year, we also had site plan review for a new storefront for Burlington. However, that construction that that never went through, so this would replace that site plan review.

Okay. Thank you. Um, any questions for Amy or any questions for the petitioner? Right. Well, I do have some conditions for this one also. So, um, this approval would be strictly for the proposed exterior building remodel for Goodwill at 685 Gravoy Bluffs Boulevard as indicated on an elevation plan submitted with the application and dated August 4th, 2025. Yes. Uh, municipal zoning approval by the city of Fenton and building permit by St. Louis County for the proposed exterior remodel will be required. Yes.

Any proposed signage will require separate sign permits? Yes. A separate occupancy permit will be required for the proposed tenant. Yep. And compliance with all other applicable city of Fenton codes and ordinance. Yes. Okay. So, with those conditions, I would like to move for approval of case 2024 SP06, a petition by Dial Architects uh on behalf of Mers Goodwill for site plan review of a proposed exterior building remodel at 685 Gravo Bluffs Boulevard. The property is zoned C1 Commercial District. Can I have a second? Uh, we have a second from uh, Commissioner Vorhees. Uh, can we do a roll call vote? Chairperson Yman, I. Commissioner Vorhees, I. Vice Chairperson Cheryl, I. Secretary Abbott,

hi. Mayor Morath, hi. Alderman Harrell, I. Commissioner Westbrook, I. Commissioner Nelson, I. Commissioner Belli, I. Motion approved.

Okay. Thank you. And and thank you for standing. I hope your knee feels better. All right. Um, next we have uh case 2025 SUP10, a petition by Christine Wick of Wicked Fines Resale Consignment Shop to amend an existing special use permit approved via ordinance 4527 for a used merchandise store located at 630 Gravoy Road to expand the special use permit to include 624 6 and 626 or 624 through 626 Gravoy Road. The property is addressed as 624 Gravoy Road and is zoned OT2 Oldtown Commercial District. Amy,

um, in February of this year, the board approved a SUP for Wicked Fines to operate a resale consignment shop, and she is ready to expand already. Um, she is going to expand into 624 and 626. So, she will now occupy the entire building. Um, and no changes to the operation are proposed, but because the expansion um because the original SUP was only for 6:30, a new SU is needed to expand. Okay. Um, any questions for Amy? No. Parking's adequate, Amy? Yes. Yeah.

Okay. Um, so, uh, I do have a few conditions for Miss Wick as well. So, if you wouldn't mind approaching the podium. By the way, your business still stands out as one of the coolest names. Uh, I appreciate the pun, too.

Any questions for Miss Wick? Okay. Well, congratulations on your business success. Um, I'll go ahead and read a few conditions onto the record. So, first, uh, the special use permit is solely for Wicked Fines Resale Consignment Shop LLC to operate a used merchandise store at 624 to 630 Gravoy Road as indicated on the plan submitted with the application dated August 4th, 2025. Second, a separate occupancy permit will be required before the space can be occupied. And last, compliance with all other applicable city codes and ordinances. Okay. So, with those conditions, I would like to move for approval of case 2025 SUP10, a petition by Christine Wick of Wicked Fines Resale Consignment Shop to amend an existing special use permit approved via ordinance 4527 for a used merchandise store located at 630 Gravoy Road to expand a special use permit to include 624 through 626 Gravoy Road. Property is addressed to 624 Gravoy Road and is zoned OT2 Oldtown Commercial District. Can I get a second? Okay, we have a second from uh Commissioner Nelson. We do a roll call vote, please.

Chairperson Yman, I. Commissioner Nelson, I. Vice Chairperson Cheryl, I. Secretary Abbott, I. Mayor Morath, I. Alderman Herrell, I. Alderman Whisper, I. Commissioner Borhees, I. Commissioner Belgi, Motion approved. All right. Congratulations again. Thank you.

Okay. And last we have case 2025 TXT2, consideration of amendments to section 415.120. Wait a minute. Yes.20F2 and section 415.130F2 of the zoning code related to primary facade materials in the C1 and C2 commercial districts. This one sounds like a win, Amy. Um so during a recent review of the exterior building material um it was noted that the commercial districts C1 and C2 are the only nonresidential districts that do not allow Ephus. Um Ephus is allowed in the oldtown districts as an accent material and as a primary facade material in the business park, hospitality park, commercial park, and industrial park districts. Um, so in review of the city's records to kind of figure out what was going on or why this was kind of uh the way it was, um, the majority of the buildings in the C1 district do include um, Ephus um, on the storefronts or on other parts of the building. And it does look like when these buildings were constructed in the mid to um early to mid 2000s, um Ephus was not a a an allowed building material, but the code gave the director the ability to approve alternative building materials rather than coming before the planning and zoning commission for site plan review. And that's what appears happened with most of these buildings. So, um, it was administratively approved by the director. Um, so these buildings and storefronts are now considered legal non-conforming. Um, I did include a map showing all of the uh all the stars show the the locations of all of the buildings or

storefronts that have Ephus on them. Um, and I've also included some draft amendments um to the zoning code for the C1 and C2 districts. they mimic the other uh uh commercial park districts um the regulations for the Ephus. Um so approval of these amendments would make the existing ephus um conform to the code um and it would allow Ephas as a primary uh building material and maybe you wouldn't have to do so many site plan review um requests. Does seem popular. Oh

yeah. I'm not really sure why it was the only two districts that didn't allow it, but it is allowed in all other. But any other building material that's not permitted by code would still have to come before the planning and zoning commission, right, for for review. That seems like a very reasonable update to the code. Um I still don't know what Ephus actually looks and feels like if I'm being honest because I don't know that I've ever had a opportunity to little like stucco kind of. Yeah. Yeah. It's a It's a foam board with a plaster over it. Okay. To mimic concrete. Gotcha. Gotcha. Supposed to be pretty durable. Mr. Vorhees might know a lot about it. You paint a lot of it.

Okay. So, it's flexible in that way. Got it. Well, not that it affects my vote. I'm just more curious. So, uh um no, I just I have been doing a lot of uh recent review of some exterior remodels and um in the C1 district um and noted that we don't allow EPHUS and a lot of the the proposed remodels included Ephus, so they would have to come before you for site plan review. Um and the majority of the buildings already include it. So, we're just making those buildings conforming now. Yeah. never say no to it. So, yeah.

Okay. Any other questions? All right. So, I'll go ahead and move that we approve case 2025 TXT2, consideration of amendments to section 415.120 F2 and section 415.130F2 of the zoning code related to primary facade materials in the C1 and C2 commercial districts. Can I get a second? I'll second. Hey. Uh, that was Secretary Abbott, right? Okay. Um, we need to do a roll call vote on this. Chairperson Yman, I. Secretary Abbott, I. Vice Chairperson Cheryl, I. Mayor Morath, I. Alderman Harrell, I. Commissioner Wisprock. Commissioner Vorhees. I. Commissioner Nelson. I. Commissioner Bilicki.

I. Motion approved. Okay. That takes us to the uh conclusion of our new business and we'll move on to announcements. Uh first is our report from the community development department. Um we have at least two new petitions for the October meeting. Uh but the deadline is not until this Friday and I do anticipate getting a few more in before the deadline. Okay. Um well, thank you for that. Anything else?

Okay. Uh, next is our report from the chairperson on the subject of the October meeting. I know that I have a um work conflict which I apologize for. I feel like it's been a tougher year for me this year to make it to all the meetings, but um I will be absent for that meeting. Uh so if uh vice chairperson Cheryl can take over, thank you. Uh you you're newly elected vice chairperson. Uh uh but I don't have any any other uh reports. I appreciate everyone's uh input today. We had a lot to get through. Thank you. Uh next is our report from the mayor.

Oh, thanks again. [Laughter] Appreciate it. Thankf course. Uh a report from the mayor.

Um yes, I want to echo what the chairman had mentioned earlier. Thank you too for re-uping. You know, it's I know it takes a lot of time, but um something direly needed. Um I'm really in air and I feel bad about it. Uh I should have made known this earlier in the meeting before our pledge of allegiance, but I do want to report that Marty Dentleman, who used to sit on the planning and zoning commission for a number of years, um his son passed away rather tragically. and uh he wanted me to to let everybody know that uh um he'd like to have prayers his way. So, uh I'll be attending the funeral tomorrow, but Marty, longtime resident, always involved. So, uh he wanted me to pass that along.

Well, that's unfortunate news, but uh we we'll be thinking of him. Thank you. Um, next is our report from the planning and zoning liaison.

Thank you, chairman. Uh, last month, uh, the board of alderman a case approved case 20224 text 12, TXT12 consideration of the zoning code related to comprehensive development plan as well. Case 2025 REZ01 consideration of reszoning certain properties from OT5 Oldtown District to Oldtown 1 Old District. The parcels are addressed as follows. Two Gravoy Road, 10 Gravo Road, 12 Gravoy Road, 18 Gravo Road, 36 Gravo Road, 42 Gravoy Road, 462, and 64 Gravoy Road, 75 Ops Lane, 82 Ops Lane, 84 Ops Lane, 86, and 88 Ops Lane, and 220 South Highway 141. 226 Old and 388 South Old Highway 141 and also case 2025 REZ02. Consideration of reszoning of city- owned properties from Oldtown 5 district to PR parks Rec District. Parcels are addressed 80 Ops Lane, 92 Ops Lane, and 98. All pass. That's all I have. I

think you missed an address there. Can you read those again? There there should be 21 of them. 21 21 addresses. All right. Well, that's good. Thank you. Um, next is our report from other commissioners. I would just like to thank everybody for your confidence in me, secretary, and I do enjoy this very much. Pleasure. Thank you.

Yes. Well, thank you, and you do an excellent job. Um, okay. So, our next planning and zoning meeting is Tuesday, October 7th, 2025 at 7 p.m. at city hall. So, uh, with that final announcement, uh, I'd like to move that we adjourn our meeting tonight. Uh, can I get a second? A second. Uh, all in favor? I. Any opposed? Okay, meeting's adjourned. Thank you.