Crestwood, Missouri Planning and Zoning Commission Meeting – April 3, 2025

The Crestwood Planning and Zoning Commission met on Thursday, April 3, 2025, at the Aldermanic Chambers of the Crestwood Government Center, 1 Detjen Drive, Crestwood, Missouri. (Note: the published agenda was dated Wednesday, April 2, 2025, and the official meeting timestamp is April 3, 2025; the transcript references the agenda date.) The commission approved a fence exception, recommended approval of a rezoning and preliminary development plan for Crestwood Crossing, approved the companion subdivision plat, discussed draft residential fence code amendments, and received an informal aldermanic report.

Call to Order and Roll Call

• The Pledge of Allegiance was recited, roll call was taken, and a quorum was confirmed.

Consent Calendar

• Approval of the February 5, 2025 Planning Commission meeting minutes: no additions, deletions, or corrections were offered, and the minutes were approved.

Public Comments & Testimony

• No member of the public spoke during the general public comment period for non-agenda items.

New Business: Fence Exception Request – 9253 Lurline Drive (Fence-1-25)

• Staff reviewed the request for a fence exception and stated that the strict application of the fence code would substantially impair the reasonable use and enjoyment of the property, and that the exception would be in harmony with the code's purpose; in staff's view, the applicant meets the criteria for approval.
• No public testimony was offered.
• The commission voted unanimously by roll call to approve the fence exception.

Public Hearing: Crestwood Crossing Phase 3 and Partial 2B – Change of Zoning and Preliminary Development Plan (ZON-1-25)

• Applicant Deerberg's Crestwood Crossing LLC requested a change of zoning to a PDC (Planned Development Commercial) District for outparcels at 9291 Watson Road, 9415 Watson Road, and part of 9507 Watson Road, accompanied by a preliminary development plan to construct freestanding commercial retail and restaurant buildings on the outparcels as Phase 3 and part of Phase 2B of the Crestwood Crossing development.
• Staff reported that the TIF agreement called for a Quick Trip gas station within the redevelopment plan and that the city would reasonably consider and support a zoning change to permit that use.
• Staff recommended applying C1 base district regulations with one modification: increasing the rear yard setback from 25 feet to 50 feet to establish a more generous buffer between the commercial uses and the single-family homes to the north. All proposed buildings are one story, and staff recommended limiting each lot to one curb cut, with no more than one curb cut onto Watson Road.
• Staff noted that a 25-foot-wide landscape buffer cannot fit between the proposed commercial development and the single-family homes to the north.
• The applicant stated the section was always intended for development after the initial phase (the Deerberg's grocery store and the western outparcels, which include two restaurant users); explained that the applicant had not previously controlled the subject parcel (the former City Music parcel), which is why the rezoning and preliminary development plan are sought now; and stated no end users have been finalized for any of the sites. The applicant also noted the city and MoDOT are actively working on sidewalk and pedestrian access improvements.
• Written public comments were submitted, including one from a nearby resident questioning the buffer and its landscaping.
• Commissioner discussion included: prior uses on the outparcels were not as heavily trafficked as the proposed uses; a commissioner stated 100% agreement with the applicant's addition of a 30-foot drive at the end to remove left-turn movements; questions about whether drive-through restaurants could be approved on all of the lots or only some; and a question about replacing required plantings with arborvitae, which the applicant said was driven by concern that the root systems could threaten the structural integrity of the retaining wall.
• The commission recommended approval of the preliminary development plan and PDC rezoning by roll call vote; the recommendation will go to the Board of Aldermen for final action.

Public Hearing: Crestwood Crossing Plat Two (PLAT-1-25)

• Deerberg's Crestwood Crossing LLC also submitted a subdivision plat to resubdivide lots, including part of Crestwood Crossing Adjusted Lot A and two additional tracts.
• Staff recommended approval of the subdivision plat.
• No public comment was offered.
• The commission approved the plat with staff recommendations by roll call; the recommendation will go to the Board of Aldermen for final action.

Discussion: Residential Fence Code Amendments

• Staff presented draft amendments to the residential fence code, including: allowing minor sections of fence to be repaired without permit approval, typically to match the existing fence material, without bringing the entire fence up to code; and a proposed rule that if a neighbor's driveway is within 20 feet of a proposed side-street front-yard fence, the fence must be set back at least 20 feet, or placed 10 feet back with an open-style material.
• Staff added red-line language cross-referencing the property maintenance code for additional emphasis.
• Commissioners discussed how many properties in the city would be affected (for example, five versus twenty lots) and compared the city's rules to the City of Kirkwood's approach.
• No vote was taken; the item was presented for commission discussion.

Aldermanic Report

• Alderman Kennedy provided an informal report, covering two Board of Aldermen meetings held since the commission last met, including: the city is not intending to use eminent domain, and most if not all residents are interested in selling voluntarily; the parking design preserves almost all of the trees, with perhaps a single tree to be removed; the new Crestwood Community Center went out to bid after about a year of preparation; and the White Cliff Bridge contract requires completion before Memorial Day weekend or the contractor will pay massive penalties to the city, with no negative reports received to date.
• Alderman Kennedy will attend the next commission meeting informally to say his goodbyes.

Key Outcomes

• Approved the February 5, 2025 meeting minutes.
• Approved Fence-1-25 (fence exception, 9253 Lurline Drive) by unanimous roll call.
• Recommended approval of ZON-1-25 (Crestwood Crossing Phase 3 and Partial 2B rezoning and preliminary development plan) with staff recommendations by roll call; forwarded to the Board of Aldermen.
• Approved PLAT-1-25 (Crestwood Crossing Plat Two) with staff recommendations by roll call; forwarded to the Board of Aldermen.
• Discussed draft residential fence code amendments; no action taken.
• Noted that no new development applications are expected for the next meeting, and Alderman Kennedy will make a farewell appearance.