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.