Planning and Zoning Commission - Regular Meeting

Okay, I guess we'll get started. Can you please stand for the pledge of allegiance? Pledge allegiance to the flag of the United States of America and to the republic for which it stands. Okay, roll call. Mark Favaza here. Jack Shelton here. Brian Nolan here. Lisa Sharing here. Jeff Moore here. Sherry Bilderbeck here. Matt Foreman. Not yet. Okay. And Carl Carlin

here. Is that quorum? We're good. We have quorum. We'll see if Matt shows up. Okay. Uh did everyone get a chance to review the uh agenda? Good. Okay. Uh how about the Do we need to? We need Okay. Uh motion to approve. All in favor? Opposed? No. Someone needs to make the motion. Okay. All righty. want to change. Okay. Okay. Do we have a motion to approve the agenda? So moved. Okay. Second. Second.

Second. All in favor? I opposed. Okay. Agenda's approved. Okay. Uh did anyone see the minutes from the March 11th meeting? Any changes? We have a motion to approve. So moved. Second. Second. Uh all in favor? I I

opposed. Okay, approved. Um, do we have any citizens in the audience uh with any comments that is not on tonight's agenda? Don't see anyone. Anyone online? Nope, no one online. Okay. Old business, case number 26006 for the site development plan uh for the town home development. Um, it looks like there has been a request to postpone. So, do we have a motion a motion for that? Correct. Yes. I move that we

I move that we postpone the review of the site development plan for the town home development at 8815 match until the May planning and zoning commission meeting. Second. Second. Okay, we can do that by no. Yeah, voice. All in favor? I opposed. Okay. New business case number 26-12. Um is the applicant Oh, for the uh is that the code red dance company? Uh is the applicant here? Please come to the podium and state your name and address. Hi, I'm Anthony Ray Williams and the address is 8510 Manchester.

Okay. Um is it the your report first or Well, he can talk. He can talk about his tell us uh what you're looking for.

So right now I have a dance studio in city. It's a commercial hip-hop dance studio and company code red dance studio. Um I have been there for 5 years and we just need a bigger space. So um the company has grown a little well fairly a lot. A little bit about myself. I'm a professional choreographer creative director from St. Louis, Missouri. Um came back to St. Louis um back in 2007. served at Koka for 15 years as the uh artistic director and creative director of their hip-hop programs. Um started my own company 2017, opened up my studio in 2021. It's been 5 years now and the space has we just outgrown the space. Um yeah, and I just want somewhere a little more uh sustainable. Um something that feels a lot more safe. Um yes that we can grow into and um you know create new memories.

Okay. Um so now we get the report.

Um yes and I forgot to click share so I will just try to walk you through it. Um, the applicant is seeking a conditional use permit for a 2600 square foot dance studio at 8516 through 8518 M Road. Um, on the property addressed as 8500 within the strip center. Um, there was a strength works weightlifting and training gym at this location that closed in December. Um and the property did receive approval for a comprehensive sign plan on August 19th, 2024. Uh property is zoned MC Manchester corridor commercial district where um enclosed recreational uses including dance studios are a conditional use for properties over one acre and the property is 1.1 acre. If they're not making any changes to the exterior of the building or the site, the review is limited to just parking. Um there are 74 parking spaces available on site and in a reviewing of all of the different uses. Um, if we conclude time for if we include the vacant former sideline bar as a restaurant for future use, they have a total required parking of 91 spaces. However, the code does allow for a 20% reduction. And it is important to note that should a restaurant locate in this space, it would require coming back to you um for review of the conditional use permit. So we can look at the parking again at that time with it being vacant. If it converts to a a retail use or an office use then that would lower the parking to required for all of the uses to 59 spaces. So at this time they do

not have a parking uh concern on this site. As I indicated, they did receive a comprehensive sign plan that allows for the main sign to be over their main entrance. And then the side space available to this tenant would be um some sort of logo, minor logo in review of that comprehensive sign plan. Um they did not show any signage at that time, but I'm just making everyone aware of that. discussion. Any discussion or questions?

I have a question for the applicant. So, with what our planning and zoning director just described as far as possibly having to have a conditional use permit in the future if the park, you know, if the other tenant then goes back in as like a restaurant use. And you're comfortable knowing that at this point, knowing that there may be some shift in the future? Yes, I'm I'm okay with that. Okay. Thank you. I have no questions, Mr. Chairman. Thank you. I'd like to make a motion to approve it. Okay. We have a motion. Second. Second. Oh, but then we got to do audience. Oh, yes. Uh public comments.

Yes. Anyone in the audience have any discussion or questions or online? No attendees online. No attendees online. Okay. So, I don't see anyone. So, we have a motion and we have a second, I believe. Okay. Um, so let's take a vote. Uh, Jack Shelton, yes. Ryan Nolan, yes. Lisa Shearing, yes. Jeff Moore, yes. Sherry Bilderbeck, yes. Uh, Matt Foreman's not here. Carl Carlin, yes. Uh, motion is approved. All right. Thank you. Thank you. And this will go before the what? Board of alderman

at the May meeting. At the May board of alderman meeting. Okay. Thank you. Uh next new item of business. Case number 26-013 for the subdivision of one Brentwood Prominade Court to create two new two new out parcels. Is the uh applicant here? Okay. Please come to the podium. State your name and address.

Uh good evening. Patrick Eckleamp with Hush Blackwell representing the applicant. My address is 8001 Forsythe, Clayton, Missouri 63105. Sweet 1500 if you need it. Uh yes. Uh thank you commissioners and good evening. Uh I'm here tonight on behalf of uh HRP Brentwood LLC. That is the uh affiliated entity that bought the Brentwood prominade that you guys know back in July of 2025. Um that is Havford Real Retail Partners. They are headquartered in Pennsylvania. Uh the Brentwood Prominade was their first venture into the state of Missouri. Just to give you a little bit of background, they are a vertically integrated real estate company. Uh they've done over 100 transactions with uh valued at over $2.5 billion. So just gives you a little bit of background on on who owns the Prominade and uh what they're doing in your community. So, uh, we're here tonight on a really simple, I believe straightforward, uh, request, and that is to, uh, subdivide, uh, an existing, uh, parcel into, well, there's one large parcel, which I have handouts if you guys need those, um, or if you're familiar with what was in the packet. Um, so the parent parcel is approximately 15 acres. Um and what we're requesting this evening is to um subdivide the UNB bank, which would be at the northwest corner of the property and the Chase into two smaller lots. So there would then be three parcels made out of that one larger 15 acre parcel. Um nothing would change about the use, operations, maintenance, landscaping, lighting or parking. uh there's no you know building improve no additional expansion of the buildings there's nothing like that so the request is straightforward approval of the subdivision of one Brentwood proven court to create two new outlots um just a little bit of background if this were to be approved the westernmost parcel

would be a little over a half an acre which would be the UNMB bank that's the one with the drive-thru uh and then the eastern parcel would be six uh 67 acres so that would leave the parent parcel that was a little almost 16 acres down to about 14 acres. Um, and then so that that parcel that we're talking about is owned or it has Trader Joe's, Ulta, World Market, PetSmart, Five Below. So, it's the it's that uh line of uh stores there. The Target parcel is its own separate parcel already. And then the Dobs parcel on the southern portion of the development is its own parcel as well. So, the zoning code does allow for lots less than one acre if there are uh certain unique circumstances such as unusual shape or proportion or if the board finds that it's in the best interest of the development and the general public interest. So, there's a couple things driving this um why it has to be less than one acre. So, if obviously you guys are familiar coming off of Eager Road, that access drive is right there. We wanted to keep that um with the larger parcel. That makes sense. And then on the western side, the UNMB bank parcel, there's 44 parking spaces just to the west of the UNMB bank parcel, and that's actually on the target parcel already. So, we didn't want to mess with both of those. So, we kept that the same. So um again this subdivision the request for that is you know due to the financing and the ownership structure uh provides a little bit more flexibility moving forward as they acquired this uh you know if they need different entities or different financing for these outlots. Um that is the request. Um if you have any questions please let me know. Um, so that is I would respectfully request uh that you guys find that the commissioners find this uh subdivision in furtherance of the overlay district that it is in compliance with the overlay or furthers the purpose of the overlay district find that it's in the general public interest and I request your favorable

consideration uh of this request and recommend approval of the subdivision. I'm happy to answer any questions. As I mentioned, I have uh some handouts if you need a visual. Uh other than that, thank you for your time. Uh, do we need staff report before we get into discussion? Um, sure. Okay. Um, although Mr. Echamp covered most of it. Okay.

But as he indicated, the Brentwood prominade originally was originally redeveloped and reszoned to the PD plan development overlay district in 1999. Um, by ordinance 3497. It might have been 1997, I'm sorry. Um the entire Brentwood prominade development is 25.74 acres with run one Brentwood prominade as which is this parcel under consideration is 15.94 acres and 25 Brentwood prominade which is the target site at 9.8 acres. Um, the section 4001380 of the plan development overlay district does comp state that it requires that properties within the PD overlay district comprise of a minimum lot size of 1 acre, provided, however, that the minimum lot size may be waved by the board of alderman if the parcel in question has certain unique characteristics such as but not limited to significant topographic change, significant trees, wooded areas, wetlands, flood planes, or soil oil conditions, water courses or utility easements, unusual shape or the proportions or if the board should determine such waiver to be granted in the general public interest. Um, it's important as the applicant has indicated that overall the two parcels will still be within the Brentwood Prominade development. So any changes to those sites would have to come back to this board for approval. Um, at this time they're not foreseeing any and the parking is reviewed in a shared parking agreement and that will not change as well.

Okay. Uh, Commissioner Bilderbeck.

Thank you, Mr. Chairman. I have kind of a big picture question. So, back when the development was originally done, uh, one of the the things about it was like, oh, we're going to own it all together and we'll maintain it. we're part of the community, that sort of thing. Uh, obviously things have changed over time and we're we're pleased obviously to welcome your client as the owner of the prominade. And what I would ask is if we're creating different lots and things like that, what are the intentions or the possibilities as far as selling to parts of it to different owners even if it would remain subject to the general requirements of the Brentwood Prominade from the beginning? Uh how many potential other owners could we be dealing with down the road in the future for this one development?

Yeah. Yeah, that's a very good question. Uh in talking with our client, they don't have any intention of selling these. I mean, of course, things can happen. I don't want to say that they're never going to sell it. Obviously, they would like the flexibility again, as with the uh financing and the ownership structure. Um, I do believe that the target was recently sold. I do believe that um was the case again. So, under this the I call it ECR, but under this declaration, uh they are still, you know, the primary party that's responsible for the maintenance operations and um landscaping and all that. So there will still be a party that you can go to if you need, you know, accountability, if you need to talk to somebody. They have the most vested ob behind the city of Brentwood, they have the most vested interest in this uh in this facility. So you can always I gave you my phone number and my email address, so you can also call me if anything comes up like that.

Thank you. So really, even if they were to sell off a couple of these parcels down the road, they would still maintain a major interest in the property and as far as a whole with the prominade. Is that correct? That's correct, Commissioner. Yes. Okay. Thank you very much. Thank you. That's all my questions. Yes, Commissioner Moore.

Thank you, Mr. Chairman. Um, but today are both buildings occupied by long-term lease tenants? That that that's correct, Commissioner. I drove out there just before this. I work over in Clayton, but came down here before and yeah, there's a UNMB on the western side and then the looks I think it was an old mattress spot, but now it's a Chase Bank that is occupies the eastern one. So, between the UNMB bank and then the pylon or the monument sign.

I understand. Uh I guess my curiosity is whether or not there's some interest in uh different tenants for buildings and particularly are we looking at an instance where we're going to have drive-thru lanes or

Yeah. Yeah. So um there is a drive-thru on the on the western portion as I'm sure you're aware on the UN bank that already has a drive-thru. Uh, and if they I've not had any discussions with them about coming back for like building modifications or uh trying to get I presume under the code it would be a conditional use to to have a drive-thru. So, they would be back before you. Um, that has not come up in my discussions with them. They I don't think they're um contemplating that right now because they already have a tenant, but um if they did, I fairly confident they'd have to come back before you again for another approval.

And I am too. U just for the benefit of the commission. And I mean just I believe that you wouldn't do this unless you were trying to set something up for another play. Just my two thoughts the back.

Thank you. Um and that's exactly why I was asking but not necessarily about the idea and which is not directly related to discussion today about you know what future tenants could possibly be but if they were to sell the parcels in the future and they wanted to have it be let's say for example um a high impact drive-thru a fast food restaurant then the parking in the Brentwood prominade has been a huge just giving you some background. A huge issue over time. Uh the compact parking spaces are really tight. We probably um this was our first major development project back in the day and we probably should not have allowed as many compact car spaces as we did. But it is a PD district, so we did that and it's very robust and it's very successful center obviously one of the most successful targets I believe for example. So but with that said, it's really busy. It's really congested. There's a lot of parking and it would be I don't want to speak for any of the other commissioners, but just as a heads up, it would be a tough nut to crack to get something like that approved on this site under a conditional use permit. Just to follow up on my colleagues comments as foreshadowing.

Yeah, absolutely. I appreciate that. Just to give everybody some context, when I first got engaged by a client, uh I told them you're not messing with the parking. Like if that's your plan, we're not it's not worth it. Uh in my first conversation with uh Whitney, I told her, "We're not trying to do anything with parking or changing the use the building sizes or anything like that." And uh they're fully aware that that's probably that's a tough tough road to hoe. Uh so um again I think that to go back to a larger question um you know when people buy these retail centers and um there's like a separate interest and you know if it's just like a single tenant net lease with a bank or something rather than a strip center. So they again nothing is under contract. Nothing has happened. I've been working with them since they bought the property back in July and it hasn't been up for discussion on selling these. It was just again we bought it. let's get in there and and try to make uh some changes to what to to our new ownership.

And it's a very successful project, so they made a good decision. Yeah, they're very happy with St. Louis. So, great. Thank you very much. I told him I was there on Saturday. Uh any other questions? Yeah, I just had a quick question uh for staff. You mentioned in the report that the setback requirements weren't looked at. Would subdividing these properties cause any issue for the sites? I mean, obviously I understand the parking is okay because that's cross parking, but specifically that western parcel, the building is like right next to the property line.

Um, in the PD district, um, that that western parcel is actually existing, pre-existing, so they're not making any changes to that. Um, the buildings are set back at the 50-foot building setback along Eager Road. Um, and since not making any changes to the site, I did not do a a dive into the setbacks. Um, the only new line is the middle line um between the two properties set back. I'm sorry. Um, since the as a plan development overlay, the the board can look at waving some of those requirements set back as part of the larger development.

It just and commissioner just to answer your question. Yeah. So that goes back to why it's kind of funky like this, why it's a little um that that line is right there and that's not moving and that's a part of the the target parcel which again where those 44 parking spaces are. So as as I know you're aware like there's a parking and vehicular ingress and egress easements. So and does Target own that to the west of that site or to that? Yeah, they do. Yeah. So that's um I have a like that parking lot right there. Right. Right. Yeah. I know. I know the lot. You have the handouts. Why don't you give them to everybody? Perfect.

I also have a a a really really big one if anybody wants it. So, just while y'all look at that, I can um under section um of the plan development overlay 400380E5B, the side and rear yards. Um you know, site landscaping treatment, grading, and any visual provided in any side or rear yard shall be determined by the recommendation of the planning and zoning commission and the board site plan approval. the setback and buffer be less than 10 or rear property line. The board of alderman may wave this requirement where the use and development of the abiding properties is defined and provided for in a site plan for approval. Therefore, since the whole site was already developed al together,

uh, Commissioner Shelton, I just have a question for staff, too. Whitney, are you familiar or aware of where this maybe has been done in the past? The like a precedent for allowing less than one acre subdivided site or would this be creating a precedent for that? I know it might be a unique situation, but just not sure if you were aware off the top of your head.

I I I it's a good question. I can speak to that. So, the the Chick-fil-A just to the east, that's uh 0.9 acres, I believe. And then the Dobs, which is just to the south and that in that same development, that is um wrote that went down. Uh that is about uh 8 acres I believe. And then the HomeGoods store itself to the east over closer to the Deerbergs, which has the same zoning overlay, that's a little less than one acre as well. So yes, thank you. Very good question. Thank you.

Uh thank you, Mr. Chairman. I I mean I feel like the subdivision of the lots as far as that goes is wholly consistent with the whole vision that we had from the beginning. I mean and and as long as as far as ownership down the road as things are under the general development agreement, I think that we've got that protection. So whenever we get to that point, I'd love to make a motion, Mr. Chairman. Okay. Um any other commissioners? Uh I don't see anyone in the audience. No one online. Okay. Sure. Thank you, Mr. Chairman. I'm

Oh, there is. Would they like to comment or have a question? Hear anything? So, uh, okay. Uh, Mr. Mr. Chairman, I move to recommend approval of the subdivision of one Brentwood Prominade Court to create two new outlots of 0.53 and 0.67 acres as presented at the April 8th, 2006 Planning and Zoning Commission to the Board of Alderman. I have a second. Second. Second. Okay. Uh, Commissioner Shelton, yes. Uh, Commissioner Nolan, yes. Commissioner Shearing, yes.

Commissioner Moore, yes. Commissioner Bilderbeck, yes. Commissioner Carlin, yes. It is unanimous. It passes. Thank you. Thank you very much for your time. Okay. Uh, next order of business, almanic report. I don't see any alderman here. Uh, and, uh, director of planning and zoning.

Yes. Um, our next meeting is May 13th. So, we will have the site plan for the 9 unit town new town home development um at 8815 match. Um the deadline actually for the May meeting is next week. So, um we will probably have other applicants as well. Yes. And nomination of officers. Thank you. You're welcome. I can always count on Jerry to remind me. That's next month we do that. Yes. Okay. We do the nominations in May and June and vote in June. Okay, got it. Okay, I don't see anything else on the agenda.