- to the flag of the United States of America and to the Republic for which it stands, one nation under
- God, indivisible, with liberty and justice for all.
- Here. Here. Here. Here. Here. Here. Okay, the first item on our agenda is the monthly conflict of interest
- statement. Does anyone have a conflict of interest that they need to report about any of the items on
- our agenda tonight? Seeing none, we have no old business.
- New business, the first item is petition for voluntary annexation of 8640 West Flatwoods Road totaling
- 73.286 acres. The petitioner is Larry Knighty and the case number is PC25-27. Thank you. First on the
- agenda this evening is annexation request by Larry Knighty to voluntarily annex a parcel totaling
- approximately 73.286 acres.
- acres of land, subject parcels located at 8640 West Flatwood Road, Cosport. This is a super voluntary
- annexation. The proposed annexation area is 37% contiguous to the town of Ellisville, and 100% of the
- property owners are parties to the petition. The properties are currently zoned AGR,
- agricultural residential by Monroe County and is recommended to be designated as agricultural
- upon annexation. Property will be located in council ward one. Plan commission action shall be in the
- form of a favorable, no unfavorable or no recommendation to town council which takes the final action
- on the annexation petition.
- Staff recommends a favorable recommendation be forwarded to town council with a recommended zoning of
- agricultural upon annexation. Petitioner could not be present and I volunteer to answer any questions
- you may have. Okay, does anybody have any questions for Denise? Okay, seeing none.
- I mean, basically for me, annexations are pretty much no brainers. I mean, it doesn't cost us anything
- and eventually it will help out the tax base. Yes. Is there anyone from the public who would like to
- comment on this petition? Seeing none.
- I will make a motion that we approve the petition for voluntary annexation of 8640 West Flatwoods Road,
- case number PC25-27. Okay, we have a motion and a second. Roll call, please. Yes. Yes. Yes. Yes. Yes.
- Yes. Yes. Yes. Yes.
- Okay, I forgot the approval of the minutes. Do we have a motion to approve the minutes for October 2nd?
- Second. Okay, we have a motion and a second. All those in favor say aye. Aye. Opposed? Motion carries.
- Thank you. I didn't catch exactly. Next item on the agenda is primary plan approval for eight lots of
- 3.33 acres.
- in the Buyers Road major subdivision, phase one. Former address of 4599 North Thomas Road. The petitioner
- is value-built construction. Case number is PC 25-23. This is a request by value-built construction
- for primary approval of the Buyers Road major subdivision. Subject property is located at 4599 North
- Thomas Road.
- Petitioners requesting primary plat approval for a total of eight lots totaling 2.58 acres.
- Lots are zoned R1, single family residential. Subdivision is accessed from North Thomas Road. Lots meet
- all size and dimensional requirements of the unified development ordinance. Tech review committee met
- on September 16th at Town Hall and all items have been addressed. The plan commission action on the
- primary plat
- can be in the form of approval, approval with conditions, denial, or to continue the hearing. The plan
- commission has the final say in these matters. It is a staff opinion that the proposed plat will meet
- all required zoning and subdivision regulations. Therefore, staff recommends that the plan commission
- approve the primary plat for Byers Road major subdivision, and petitioner is present if you have any
- questions.
- Does anyone have any questions for Denise? Is lot one access off the drift court? No. Well, is it?
- It is, sorry. And the rest of them are access off of Ponds Road? Correct, and seven plus seven and eight
- will share driveway because of the site distance. Okay, any more questions for Denise?
- Would the petitioner like to say anything? Does anybody have any questions for the petitioner? Okay,
- once again, this seems pretty simple to me. So I will make a motion that we approve PC 25-23, the buyer's
- row major subdivision. I'll second it.
- Okay, we have a motion and a second. Roll call, please. David Drake. Yes. Dan Swarbrick. Yes. Zach Michael.
- Yes. Pamela Samples. Yes. Brian Skaggs. Yes. Pat Wieslowski. Yes. Thank you. Okay, our next item is
- primary plan approval for two lots, 11.44 acres in the short two lot subdivision.
- formerly 4444 North Triple Crown Drive. The petitioner is Chuck Short. The case number is PC-25-28.
- This petition is a request by Chuck Short for consideration of primary flat approval of the short two
- lot subdivision lot two, amendment one. Subject property is located at 4444 North Triple Crown Drive.
- Petitioners requesting primary plat approval for a total of two lots totaling 11.44 acres. Lots are
- zoned agricultural, subdivision is accessed from North Triple Crown Drive. The plan commission action
- on the primary plat can be in the form of approval, approval with conditions, denial or to continue
- the hearing. The plan commission has the final say in these matters.
- It is the staff opinion that the proposed plat will meet all required zoning and subdivision regulations.
- Therefore, staff recommends that the plan commission approve the primary plat for the short two lot
- subdivision, lot two, amendment one, and this is a minor subdivision. And petitioner is present. Didn't
- we do this once before? Yeah, you originally split it into two lots and this is further splitting one lot.
- They're gonna be what, five and a half acre lots? That's 11 acres total? 11. When you're ready for AJ,
- he can explain the subdivision. Okay, any questions for Denise? If not, we'll move on to the petitioner.
- So we'll be splitting it into two lots,
- One lot will be two and a half acres and the other one will be 8.94. The two and a half acre lot is
- the lot where the petitioner built his home. He's just separating his house from the remaining parcel.
- The remaining parcel eventually will be added to the Charlestown Manor lots. I think there's gonna be
- five lots that are gonna be accepting some of that property through a Platt Amendment. So right now
- we're just doing this plot to set it up so we can go ahead and do the Platt Amendment. Another plot
- at the same time.
- to do that property transfer, essentially. So you'll be back. Yes. It's a process to get the developer
- where he wants to be. Is that a pond? That's a pond, isn't it? That's what? That's the next petition.
- It's what? That's the next petition.
- So are they gonna add all that property to the Charleston Manor lot, or just part of it? No,
- not all of it. Just part of it. Our papers are mixed up. It's a lot. It's just gonna be the very end
- of the lot two, very, this way's north on this, very south side is gonna go to one parcel down there,
- and then there's gonna be four little 80 foot parcels that are gonna be added to lot 108.
- 107, 106, and 105 at Charlestown Manor. And then he's just gonna retain ownership of the remaining land
- on lot two after the next flat. His house is a little piece that looks like a piece of a jigsaw puzzle.
- Yeah, I've seen it, yeah. Okay, did you have a question, Pat, or the petitioner?
- No, he explained it. Okay. Thank you. Thank you. So one question real quick. Sorry. So when you do do
- lot two, where is the road going to come through? There will be no road. So there's not any proposed
- development with either this platter any of the future class. They're going to be added to the parcels
- with the frontage on looks like it's Seabiscuit and Triple Crown.
- So it's basically gonna be extending the existing lots further into that property. Okay. All right,
- thanks. Okay, unless there's more questions, do we have anyone from the public who wants to address
- this? Seeing none, might as well go ahead and do this one too.
- I make a motion to approve PC 25-28, the short two lot subdivision, amendment one. I'll second it. We
- have a motion and second, roll call please. Yes. Yes. Yes. Yes. Yes. Yes. Motion carries. Thank you.
- The next item on our agenda is case number PC25-29, a zoning map amendment, a request by MG3 properties
- LLC to rezone one parcel from C2 commercial to I1 light industrial. The subject partial is located adjacent
- to 8325 West State Road 46.
- Thank you. This is a request by MG3 properties, LLC, or Steve Grow to rezone one parcel from C2 commercial
- 2 to I1 light industrial. Subject parcels located on West Flatwoods Road adjacent to 8325 West State
- Road 46. Parcel has now been given an address of 8631 West Flatwoods Road. The property is currently
- vacant with a pond on it.
- Petitioner intends to construct self-storage units on the property. Petitioner will be seeking approval
- for self-storage units from the Board of Zoning Appeals at its November 12th meeting. The Ellisville
- Comprehensive Plan designates the land to be general business with primary uses that include large-scale
- businesses such as light industries, warehousing and distribution centers which incorporate an array
- of modern, low-impact industrial uses that include
- warehousing, distribution, and wholesale facilities. Storage units will be a low-impact use and fits
- the general business topography. The UDO, however, prohibits storage units in a C2 zoning district.
- I-1 allows them by special exception. The unified development, oh, I just repeated myself, parcels owned
- by petitioner
- MG3 properties LLC, which is Steve Grove. He also owns the adjacent property, which is Ava's trash removal.
- Analysis of required findings. Comprehensive plan is substantially in compliance with the existing
- comprehensive plan. I explained that earlier. The change of zoning is based on the current conditions
- of the property and the surrounding character of the land.
- Industrial zoning is recommended because of the proposed use of self-storage units. Self-storage units
- have been constructed on the property to the west and have been approved for the property to the south.
- Use of the property, the change in zoning does result in allowance of the most desirable use of the
- property. The designation of industrial one zoning aligns with the proposed use of the land.
- conservation of property values, the use or value of adjacent properties and those throughout the town
- will not be affected in a substantially adverse manner. The rezoning of this property to industrial
- one, light industrial should have no effect on neighboring properties along West Flatwoods roads, which
- are either undeveloped or commercial. Number five, responsible development. The change in zoning does
- promote the responsible development and growth of the property.
- The proposed use of the property is self storage units. The zoning map amendment will align with the
- adjacent parcel owned by the petitioner, which is owned commercial to their self storage business to
- the West and property South was approved for self storage units. The plan commission action shall be
- in the form of a favorable unfavorable or no recommendation to town council, which takes final action
- on the zoning map amendment petition.
- Zoning of industrial one or I one is covered in a general business section of the else feel comprehensive
- plan. There is has stated before there's a self storage business to the west and the property of the
- south was approved for self storage units. The adjacent property is owned by the petitioner.
- The area will accommodate the use, proposed use of the property which is self storage units. Therefore
- staff recommends a favorable recommendation be forwarded to town council to amend the zoning for the
- parcel outlined in paragraph one from C2 general business to I1 light industrial and petitioners here
- if you have any questions. Okay, does anybody have any questions for Denise?
- Did you say that they have to go to the BZA after this? Yes, because when we drafted DUDO under the
- I-1 light industrial, we made storage units only permitted by special exception in I-1 or I-2 districts,
- but there's no need for this to be an I-2 because it just won't have heavy traffic. What happens if
- they deny it at the BZA?
- Then he'll have to regroup, I guess. He'll have a conditional approval at the BZA if they decide to
- approve it because he's going to the BZA the 12th. It won't go to town council till the 24th for the
- rezone. So if they approve it at BZA, it'll be a conditional approval based on town council's approval
- of the rezone. Okay.
- off of Flatwoods Road. Any other question I have? How come it's the lot goes right through the pond,
- right? Because we go by the GIS that the county uses and it's not exact. It just gives you an approximate
- location. So he's looking to put
- were houses in the front of that, then I guess. No, he's going to drain the pond, fill it in, and then
- build the storage units. And he did contact the DNR at my request about draining the pond, and the DNR
- said they do not regulate private ponds. And AJ, when he comes to speak, if you wanna know the process
- for draining the pond, he can explain it to you a little better.
- I'm sure that pond was manmade anyway, back in the day. You said storage units to the south, but they're
- not allowed in C2, is that because they're grandfathered in? Right. Prior to the UDO? Yes,
- that was under, in fact that was some time ago and the owner came in earlier this year to discuss maybe
- still doing that. But yes, that was with old zoning codes.
- And you said they do own the parcel to the east. And that's Ava's trash removal. So if they drain the
- pond, that's still part of their. Correct. And when they, I've requested improvement to their parking
- for the business. So when they do the development plans for the storage units, they will also be doing
- increasing their parking for me. So the two lots will have to, if I get this right, share a retention
- pond. It'll be fixed so that, or constructed so that the water from Ava's will then flow into their
- retention pond for the new storage units. Where is retention pond gonna be at?
- He can explain it better when he comes out. Okay, let's hear from the petitioner. Yeah, so the purpose
- of this rezone, self storage is only allowed in I-1 and I-2 zoning with special exceptions. We actually
- started this project back in 2023.
- right before the building moratorium started for self storage. So it got tabled. Now the developers
- wanting to start back up with the design of it. When the new UDO came out, all C3 zoning went to C2
- zoning and self storage isn't allowed in that C2 zoning. So that's why we're going for the rezone. As
- Denise mentioned, we'll be filling in the pond and we'll be hiring a geotech
- engineering firm to give us the To do a geotech investigation and provide design recommendations for
- filling that to have the structural capacity for the site They'll have one entrance onto Flatwoods will
- be gated with an automatic gate And the retention facility will be at the far west side in between our
- self storage and the self storage to the west. Oh I misunderstood I thought Avis
- You're gonna have one at Ava's. Well, it's gonna be a tiered system. So it's really gonna be two ponds.
- There'll be one smaller pond between Ava's parking or their existing gravel parking and the new self
- storage and that pond will eventually drain into the larger pond for self storage. Okay. Are there fish
- in it? No idea. Is that a spring fed pond? Don't know yet.
- All that will be figured out during the geotech investigation of it. I can tell you, he has people trespass
- periodically to fish. Probably. They'll go. I have no idea. They'll probably go to somebody else's pond,
- I would say. How many units does he find a putting in here? I don't know the final unit count. We're
- still working on that. There'll be five buildings total.
- 280 feet long and I think they are 30 feet wide. Will he have to come back here for that? Yes. Yes,
- so we'll be coming back if not December, January with the full plan set for that. And the plan set will
- also incorporate the parking improvements to Ava's as well. We have to do both of them at the same time.
- So there's gonna be two pounds on there yet? Yes. They will be dry ponds, so they're not gonna hold
- water. It's gonna be a retention ponds? Yes, with an under-drain system to treat the water and then
- manage the discharge rates. Then where would that water go? To the west, and it goes underneath. There's
- an existing culvert. I'm not sure on the size. It's either probably a 24 or 36 inch culvert under the
- existing self-storage.
- So we'll be matching the same drainage patterns, ultimately discharging through that culvert. Okay,
- any more questions for the petitioner? Seeing none, is there anyone from the public that would like
- to speak on this? All right, seeing none, I will make a motion that we
- Forward to the town council a favorable recommendation for PC 25-29 for MG3 properties on Flatwoods
- Road. Okay, we have a motion and a second roll call please. Yes.
- Yes. Thank you. Before we move on to the resolution, I may have neglected to ask if there was public
- comment for the first two items on our agenda. I don't know what's wrong with me tonight, I'm out of
- it. Was there anyone who wanted to speak on either one of those items? Okay, seeing none.
- Our next item on the agenda is resolution 04-2025, a resolution recommending an amendment to the unified
- development ordinance to change the development standards for minor and major subdivisions. This is
- case number 2025-26. Darla, do you want to speak to this?
- reading of the unified development ordinance defines a minor residential subdivision as three or fewer
- lots. And the whole purpose of a minor residential subdivision is to allow for an expedited process
- for the subdivision process for developers if they meet certain conditions. So it has to be, for example,
- exclusively for single family residential use.
- that doesn't involve the opening or creation of new public rights away, public infrastructure, or utility
- main extensions. So the purpose of this proposed change to the UDO would change the definition of a
- minor residential subdivision from three or fewer lots to four or fewer lots. And it would give the
- developers a little more flexibility is the purpose.
- So then that changes the definition of a major residential subdivision to five or more persons instead
- of the current four or more persons. Okay, does anybody have any questions for Darla? How does change
- come about? With annexation,
- discussions of some future annexations of agricultural where there are two acres or more and they may
- have four. And so it may be just a shared driveway. So four units would force at this currently four
- parcels would put in curbs and sidewalks, et cetera. So this is to,
- If you have a minor subdivision, you do not have to do these things. Correct. Okay, any more questions?
- The Plain Commission's choice, send it to the town council with a positive recommendation, no recommendation
- or a negative recommendation.
- Okay, any more questions from Darla or Denise about this? Any questions or comments from the public?
- Seeing none, I might as well make a clean sweep and make a motion that we adopt resolution, or we forward
- resolution 04-2025 to the town council with a favorable recommendation. Second. Okay, we have a motion
- and a second. Roll call, please.
- Yes. Yes. Yes. Okay. Our next meeting is December 4th, 2025. We have privilege of the floor. Go ahead.
- We may or may not have new business,
- I think we'll meet anyway to conclude our end of the year business, set our meeting dates for next year.
- That's all I wanted to say. Okay. Is there anyone in the public that would like to address us on anything
- that wasn't on our agenda tonight? Seeing none, are there any planning commission comments?
- Hearing none, we're adjourned.