Crestwood Planning and Zoning Commission Meeting - October 3, 2024

The Crestwood Planning and Zoning Commission met on October 3, 2024, at the Aldermanic Chambers, Crestwood Government Center, 1 Detjen Drive, Crestwood, MO. (Note: The meeting agenda and transcript list the date as October 2, 2024; the meeting metadata specifies October 3, 2024, which is used here.) The commission approved the September 4, 2024 minutes, held two public hearings, considered a fence exception request, and received an informational presentation on a proposed Accent Solutions expansion.

Call to Order, Roll Call, and Minutes

• Meeting called to order at approximately 6:00 PM; the Pledge of Allegiance was recited and a quorum was established.
• Motion to approve the September 4, 2024 minutes carried without additions, deletions, or corrections.

Public Comments & Testimony

• No members of the public spoke during the general public comment period.
• Tyler Merkel of Wilson Elser Moskowitzman and Dicker LLP, representing Life Storage LP, spoke in support of CUP-8-24, stating his client purchased the property under the assumption that the 2013 city approval meant there were no zoning issues. He asked the commission to make clear that future interior plan work would not trigger an additional onerous approval process.
• Susan Miller, property owner of 9538 Lodge Pole Lane, requested a fence exception, explaining she was replacing a fence on one side of her yard and wanted it to match her existing fence.
• During the Accent Solutions discussion, Jason, the business owner, presented his company's expansion concept and answered commissioner questions.

Public Hearing: CUP-8-24 Life Storage Accessory Residential Unit (9900 Big Bend Blvd)

• Staff described the request: an approximately 1,000-square-foot, two-bedroom, two-bathroom accessory residential unit used as a 24-hour building manager's apartment within the existing self-storage facility. The facility and residential unit have been in operation since 2015.
• Construction permits were issued in 2013; construction was completed in 2015; the original occupancy permit did not list the residential unit. A 2022 re-inspection led city staff to determine the unit was not permitted in the M-1 district, and accessory dwelling units were not previously allowed in any zoning district.
• In 2023, the city amended its zoning code to allow on-site residential staff living quarters as an accessory use for self-storage facilities through the conditional use permit (CUP) process, subject to criteria including a single unit in the M-1 district, occupancy by an employee of the storage company, compliance with residential occupancy, building, and fire codes, and a new occupancy inspection whenever the tenant changes.
• The applicant's attorney sought clarity that conditions C and E—requiring city approval of any interior plans or drawings—would not force an onerous new process for the existing approved unit. Staff and the fire marshal recommended conditioning the permit on an occupancy inspection at each change of tenancy.
• The commission approved CUP-8-24 by roll call vote with conditions, including the requirement for an occupancy inspection at every change in tenancy and restriction of the unit to an employee of the self-storage facility.

Public Hearing: TEXT-1-24 Text Amendment - Conditional Use Permit Procedures (Section 26-11)

• Staff presented proposed amendments to Section 26-11 regarding conditional use permit procedures, developed in response to prior commission input.
• Commissioners discussed the ability of the commission to add design-related stipulations to CUPs and to make recommendations to the Board of Aldermen. Commissioner Angela (Seven) stated she was comfortable with the edits and the resulting language, including the removal of a previously discussed provision.
• A motion to approve the text amendment and forward a recommendation of approval to the Board of Aldermen was carried by roll call vote.

New Business: FENCE-4-2024 Fence Exception Request (9538 Lodge Pole Lane)

• Susan Miller requested an exception to install an uncoded galvanized steel chain link fence along the west side lot line, covering approximately one-third of the boundary, in order to match an existing fence while replacing it in sections.
• Staff recommended denial, finding that the request did not meet the fence exception criteria: the strict application of the fence code would not substantially impair reasonable use and enjoyment; the exception would not be in harmony with the fence code; and the exception could be injurious to surrounding property or public welfare.
• Commissioners discussed whether the fence code addresses full-fence replacement versus partial repairs, noting that a section-by-section replacement could create aesthetic inconsistencies. One commissioner commented, "I don't see the exception. I think it was the right decision," while another expressed being "of two minds" because limiting repairs could force an unattractive mismatch. A commissioner suggested the code may need a definition distinguishing repair from new construction.
• No motion or roll call vote on the fence exception is recorded in the transcript; the record reflects discussion and apparent support for staff's denial.

Discussion: Accent Solutions Expansion Concept

• Jason, representing Accent Solutions, described the company as a general warehouse and full fulfillment facility that builds e-commerce platforms for various businesses, owns two printing companies in Missouri, and has a facility in Boca Raton, Florida.
• He explained the proposed addition on the west side of the building, which may be reduced in size following conversations with the fire chief to provide a fire access road, and the installation of underground stormwater chambers to comply with MSD requirements.
• Commissioners commented that NOS (September events) use the church across the street for overflow parking, which is an amenity but challenging for people with strollers; one commissioner asked whether a parking arrangement could be worked out with the business. Another commissioner noted the expansion presents a different look to a historic building and said that if Rico is a public street, the city may need to consider making public improvements if the space is opened to the community.
• This item was informational; no formal action was taken.

Key Outcomes

• Approved the September 4, 2024 meeting minutes.
• Approved CUP-8-24 (Life Storage accessory residential unit) by roll call vote, conditioned on an occupancy inspection at each change of tenancy, employee occupancy, and compliance with residential and fire codes.
• Approved TEXT-1-24, forwarding a recommendation of approval to the Board of Aldermen.
• Fence exception FENCE-4-2024: staff recommended denial; commissioners voiced support for the denial, but no final vote is recorded in the transcript.
• Accent Solutions expansion: informational discussion only; no vote was taken.