Crestwood Planning and Zoning Commission Meeting - September 4, 2025

The Crestwood Planning and Zoning Commission met on September 4, 2025 (the agenda and transcript indicate September 3, 2025, but the provided instruction specifies this date). The meeting was called to order at 6:03 PM with a quorum present (Commissioners Charbonneau, Klosterman, Sabin, Averskurd, and Alderman Representative Grant Mavy; Commissioners Bundren, Zipfel, and Chairman Sweeney were excused). Key actions included approval of a final development plan for a new QuikTrip gas station and convenience store, approval of a sign exception for Zen Me restaurant, and continuation of a public hearing on Watson Road Overlay text amendments.

Consent Calendar

• Approval of Minutes (August 6, 2025): The minutes from the August 6, 2025 Planning Commission meeting were approved unanimously by voice vote.

Public Comments & Testimony

• Brent Boimer (Vice President of Real Estate, Dearburg Markets / Dearburg’s Crestwood Crossing LLC) spoke in support of the QuikTrip application, noting that QuikTrip was named in the redevelopment agreement executed with the city in January 2022. He described them as a “best in class” operator and expressed full support for their application.

Discussion Items

• FDP-1-25: Final Development Plan Review – Crestwood Crossing Partial Phase III – QuikTrip

  • City Planner Danny Danjuza presented the proposal for a new QuikTrip gas station with a 6,400 sq ft convenience store, 12 fueling dispensers, and 50 parking spaces on just over two acres at 9507 Watson Road. The plan required a parking exception (exceeding the maximum 29 spaces by 172%) and a right-turn in/out restriction for a curb cut on Watson Road per Modot coordination. Staff recommended approval with conditions.
  • Applicant Keene (QuikTrip) described the Gen 4 building design, including a walk-up window (not a drive-thru), safety/security features, and lighting. Commissioners discussed: (1) bollards along the building’s rear – applicant noted bollards only where needed for equipment; (2) lighting pole heights – a commissioner expressed concern about 22-ft poles near the residential area; applicant offered to work with staff to lower them; (3) painted steel vs. masonry sign base and light poles – the chair recommended masonry to match the corridor; applicant agreed to consider it. The commission also discussed a chain-link fence shown on the existing conditions survey (confirmed temporary).
  • Motion to approve as amended with two conditions: (1) a masonry base for the monument sign, and (2) the applicant to work with city staff on appropriate lighting pole heights. The motion passed 4-0 (roll call vote: Charbonneau, Klosterman, Sabin, Averskurd all yes).

• Sign Exception – 9250 Watson Rd (Zen Me Restaurant)

  • Austin Smith (applicant on behalf of Zen Me) requested approval for a box sign (illuminated background) instead of channel letters, citing fabrication issues and cost. The sign is 5 inches deep with vinyl graphics. The commission had no questions and approved the sign exception unanimously (4-0 roll call).

• Text Amendment – Section 26-18 Watson Road Overlay Area Use Regulations (Public Hearing)

  • City Planner Danjuza explained that staff intended to propose a text amendment to limit donation center activity to reduce public nuisance, but the language was not ready. The commission voted to continue the public hearing to the next meeting without discussion or a vote to close (since continued). The motion to continue carried by voice vote.

• General Discussion

  • A commissioner raised a concern about rooftop equipment (RTU) screening at new restaurants, noting that the code requires screening but recent developments may not have included it. The chair noted that the issue would be reviewed.

• Aldermanic Report

  • Alderman Representative Grant Mavy reported on recent Board of Aldermen actions: (1) a conditional use permit for Turkish Educational Foundation at 920 Watson was approved; (2) an amendment to the marijuana facility code allowing discretion on operating hours was approved, and a related amendment for Proper Cannabis extending hours by one hour was also approved; (3) the sign code revisions were postponed to the second September meeting; (4) a stormwater master plan update was approved, identifying $7 million in projects (2 million on MSD’s list, 5 million city-funded) with annual funding of ~$250,000, resulting in a ~25-year timeline; (5) the Cyborgs Run restaurant (Mexican STL) will hold a ribbon cutting on September 12, 2025.

Key Outcomes

• FDP-1-25 (QuikTrip): Approved 4-0 with conditions (masonry sign base, staff coordination on lighting heights). Parking exception granted.
• Sign Exception (Zen Me): Approved 4-0.
• Text Amendment (WROA Uses): Public hearing continued to the next meeting.
• General: The commission noted the need for improved RTU screening enforcement.