the property is located on the north side of the South Outer Road of Interstate 64, and the south side of Hawk Ridge Trail at Interstate 64; and

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1 Bill No Requested by: Wayne Anthony Sponsored by: Joe Brazil Ordinance No. AN ORDINANCE AMENDING THE ZONING DISTRICT MAP OF THE COUNTY OF ST. CHARLES, MISSOURI, BY REZONING LAND FROM C2/PUD, GENERAL COMMERCIAL DISTRICT WITH PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT, TO C2, GENERAL COMMERCIAL DISTRICT, AND GRANTING A CONDITIONAL USE PERMIT FOR SELF-STORAGE OR MINI WAREHOUSES & TRUCK AND TRAILER SALES AND RENTAL TO GERALD A. KEEVEN AND GLENNON J. KEEVEN, PROPERTY OWNERS; AND AMERCO REAL ESTATE COMPANY, APPLICANT; AS PER APPLICATION CUR WHEREAS, the St. Charles County Charter, Article II, Section (2014), grants to the County Council legislative power pertaining to planning and zoning in the part of the County outside incorporated cities, towns and villages; and WHEREAS, WHEREAS, the property is located on the north side of the South Outer Road of Interstate 64, and the south side of Hawk Ridge Trail at Interstate 64; and property to the north is Interstate 64; to the east is Interstate 64; to the south is the site of vacant land and Residential Condominiums; and to the west is the site of vacant land and Residential Condominiums; and 1

2 WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, a change in zoning of land located on the north side of the South Outer Road of Interstate 64, and the south side of Hawk Ridge Trail at Interstate 64, was requested by Gerald A. Keeven and Glennon J. Keeven, property owners; and Amerco Real Estate Company, applicant, through Application CUR ; and the tract to be rezoned is a 3.60-acre parcel currently zoned C2/PUD, General Commercial District with Planned Unit Development Overlay District; and the zoning sought for the tract to be rezoned is C2, General Commercial District; and the Planning and Zoning Commission of the County of St. Charles, Missouri, considered this petition for rezoning and on a vote of 7 ayes to 2 nays recommended the matter for approval to the County Council; and a conditional use permit was requested by Application CUR for the purpose of Self-Storage or Mini Warehouses, and Truck and Trailer Sales and Rental; and Self-Storage or Mini Warehouses, and Truck and Trailer Sales and Rental are conditional uses within the C2, General Commercial District; and the Planning and Zoning Commission of the County of St. Charles, Missouri, considered this petition for a conditional use permit and on a vote of 7 ayes to 2 nays the matter was recommended for approval to the County Council; and 2

3 WHEREAS, WHEREAS, if the requested Application CUR is not approved, the County Council shall request and approve Findings of Facts; and the conditional use permit application is contingent upon the approval of Application CUR to rezone this 3.60-acre property from C2/PUD, General Commercial District with Planned Unit Development Overlay District to C2, General Commercial District. NOW, THEREFORE, BE IT ORDAINED BY THE COUNTY COUNCIL OF ST. CHARLES COUNTY, MISSOURI, AS FOLLOWS: Section 1. The Zoning District Map of the County of St. Charles, Missouri, is hereby amended by making the following change: A 3.60 acre tract of land located on the north side of the South Outer Road of Interstate 64, and the south side of Hawk Ridge Trail at Interstate 64 is hereby rezoned from C2/PUD, General Commercial District with Planned Unit Development Overlay District to C2, General Commercial District. The tract of land is more particularly described on Exhibit A, attached hereto. Section 2. A conditional use permit for the purpose of Self- Storage or Mini Warehouses, and Truck and Trailer Sales and Rental for the property located the north side of the South Outer Road of Interstate 64, and the south side of Hawk Ridge Trail at Interstate 64; and further described on the Notice of Public Hearing, attached hereto as Exhibit A; is hereby granted to Gerald A. Keeven and Glennon J. Keeven, property owners; and Amerco Real Estate Company, applicant. 3

4 Section 3. The conditional use permit is approved based on the following conditions: 1. A site plan in conformance with the preliminary site plan must be submitted to and approved by the St. Charles County Community Development Department indicating the entrance, parking and location of all structures. 2. No conditional use shall be active until all conditions of the approval have been met. 3. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void. Section 4. Section 5. Section 6. The Council hereby finds that a public necessity exists for this conditional use. The Council hereby receives the following documents into the record: the St. Charles County Master Plan Year 2025, the Unified Development Ordinance of St. Charles County, Missouri and the documents attached hereto as Exhibit B, which Exhibit contains the plats and plans and any other documents relied on in reaching this determination of the Council. The Director of the Planning and Zoning Division is hereby authorized to acknowledge the approval and conditions of the conditional use permit on Application CUR

5 Section 7. This ordinance shall be in full force and effect from and after the date of its passage and approval. DATE PASSED DATE APPROVED BY COUNTY EXECUTIVE CHAIR OF THE COUNCIL ATTEST: COUNTY EXECUTIVE COUNTY REGISTRAR CommDev.PZ CUR Amerco Real Estate Company.Hwy Rezoning and CUP.4-16.B 5

6 DATE: March 28, 2016 TO: CC: Steve Ehlmann, County Executive Joann Leykam, Director of Administration Greg Dohrman, Acting County Counselor Donna Vogt, County Council FROM: Wayne Anthony, Director of Community Development RE: Item for April 11, 2016 County Council Meeting The Community Development Department is submitting the following item for the April 11, 2016 County Council Agenda. BILL FOR INTRODUCTION: 1) Planning and Zoning Commission recommends Approval, subject to conditions: REZONING AND CONDITIONAL USE PERMIT REQUEST - HIGHWAY 40/61 Application: CUR Property Owner: Gerald A. Keeven & Glennon J. Keeven Applicant: Amerco Real Estate Company, Randy Lopez Current Zoning: C2/PUD, General Commercial District with Planned Unit Development Overlay District Requested Zoning: C2, General Commercial District Requested Uses: Self-Storage or Mini Warehouses & Truck and Trailer Sales and Rental 2025 Land Use Map: Future Medium Density Residential ( dwelling units per acre) Area: 3.60 acres Location: Between the South Outer Road and I-64 at Hawk Ridge Trail, and adjoining the City of O Fallon Council District: 2 Account No.: A N. Second St. I St. Charles, MO I P I I F I ctypnz@sccmo.org I

7 EXHIBIT A AMENDING THE ZONING DISTRICT MAP OF SAINT CHARLES COUNTY MISSOURI AND CONDITIONAL USE PERMIT APPLICATION CUR APPLICATION NUMBER: THE PROPERTY IS PRESENTLY ZONED: IT IS REQUESTED THAT THIS PROPERTY BE REZONED TO DISTRICT: IT IS REQUESTED THAT A CONDITIONAL USE BE GRANTED FOR: OWNER OR OWNERS OF PROPERTY TO BE REZONED: LOCATION OF PROPERTY: CUR C2/PUD, GENERAL COMMERCIAL DISTRICT WITH PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT C2, GENERAL COMMERCIAL DISTRICT SELF-STORAGE OR MINI WAREHOUSES, AND TRUCK AND TRAILER SALES AND RENTAL GERALD A. KEEVEN AND GLENNON J. KEEVEN THE PROPERTY IS KNOWN AS HIGHWAY 40/61, AND IS LOCATED ON THE NORTH SIDE OF THE SOUTH OUTER ROAD OF I-64 AND THE SOUTH SIDE OF HAWK RIDGE TRAIL AT INTERSTATE 64. THE PROPERTY CONSISTS OF 3.60 ACRES AND IS LOCATED WITHIN COUNCIL DISTRICT 2. LEGAL DESCRIPTION OF THE SUBJECT PROPERTY: CHAIRPERSON MATTHEW EHLEN SECRETARY P. ROGER ELLIS ST. CHARLES COUNTY PLANNING AND ZONING COMMISSION

8 Application CUR REZONING AND CONDITIONAL USE PERMIT REQUEST - HIGHWAY 40/61 Application: Property Owner: Applicant: Current Zoning: Requested Zoning: Requested Uses: CUR Gerald A. Keeven & Glennon J. Keeven Amerco Real Estate Company, Randy Lopez C2/PUD, General Commercial District with Planned Unit Development Overlay District C2, General Commercial District Self-Storage or Mini Warehouses & Truck and Trailer Sales and Rental 2025 Land Use Map: Future Medium Density Residential ( dwelling units per acre) Area: Location: Council District: 2 Account No.: 3.60 acres Between the South Outer Road and I-64 at Hawk Ridge Trail, and adjoining the City of O Fallon A000 CONTENTS: Synopsis Staff Recommendation Photo(s) Aerial Photo Surrounding Zoning Map Land Use Map Site Plan Project Summary Narrative Applicant submitted photos of existing U-Haul Buildings Letters received: Opposition Letter - City of Lake St. Louis Opposition Letter Warden Opposition Letter Komonce Opposition Letter - Orlando Opposition Letter Prause Opposition Letter Twellman Opposition Letter - Holobaugh Planning and Zoning Commission minutes from March 16, 2016 meeting

9 March 28, 2016 This communication summarizes the following application and bill to be introduced at the April 11, 2016 County Council meeting: REZONING AND CONDITIONAL USE PERMIT REQUEST - HIGHWAY 40/61 Application: Property Owner: Applicant: Current Zoning: Requested Zoning: Requested Uses: CUR Gerald A. Keeven & Glennon J. Keeven Amerco Real Estate Company, Randy Lopez C2/PUD, General Commercial District with Planned Unit Development Overlay District C2, General Commercial District Self-Storage or Mini Warehouses & Truck and Trailer Sales and Rental 2025 Land Use Map: future Medium Density Residential ( dwelling units per acre) Area: 3.60 acres Location: Between the South Outer Road and I-64 at Hawk Ridge Trail, and adjoining the City of O Fallon Council District: 2 Account No.: A000 This application is for a Conditional Use Permit to construct a three-story building along I-64 providing selfstorage units accessed from interior hallways. According to the applicant, indoor access provides added security for users plus an aesthetic improvement over exterior access units. Additionally, a U-Haul vehicle rental business would be operated from the facility which would include outdoor storage of rental trucks and trailers. This site has high visibility from I-64. Condominiums within the City of O Fallon (Springhurst Terrace) are located to the southwest of this site across the South Outer Road. The concurrent rezoning would simply remove the existing Planned Unit Development Overlay while leaving the existing C2, General Commercial zoning in place. The Planning and Zoning Commission held a public hearing on the applications at their March 16, 2016 meeting and received the following public input: Speakers: 3 Support 2 Opposed 0 Concerns Letters on file: 0 Support 7 Opposed 0 Concerns Agency letters: 0 Having conducted the public hearing, the Planning & Zoning Commission voted as follows: Rezoning Request: 7 Approval 2 Denial 0 Abstentions Conditional Use Permit Request: 7 Approval 2 Denial 0 Abstentions Recommendation: The Planning & Zoning Commission recommends approval of both the rezoning and conditional use permit, subject to the following conditions: 201 N. Second St. I St. Charles, MO I P I I F I ctypnz@sccmo.org I

10 1. A site plan in conformance with the preliminary site plan must be submitted to and approved by the St. Charles County Community Development Department indicating the entrance, parking and location of all structures. 2. No conditional use shall be active until all conditions of the approval have been met. 3. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void. Sincerely, Robert Myers, AICP Director of Planning & Zoning Enclosures cc: Steve Ehlmann, County Executive Joann Leykam, Director of Administration Greg Dohrman, Acting County Counselor 201 N. Second St. I St. Charles, MO I P I I F I ctypnz@sccmo.org I

11 STAFF RECOMMENDATION To: County Planning and Zoning Commission Prepared by: Ellie Marr Application No.: CUR Date: March 16, 2016 GENERAL INFORMATION Owner: Applicant: Existing Zoning: Requested Zoning: Requested Action: Location: Size: Current Land Use: Adjacent Land Use and Zoning: Year 2025 Plan: Zoning History: Gerald A. Keeven & Glennon J. Keeven Amerco Real Estate Company, Randy Lopez C2, General Commercial District with Planned Unit Development Overlay District C2, General Commercial Rezoning and a Conditional Use Permit for Self-Storage or Mini Warehouses & Truck and Trailer Sales and Rental On the north side of the South Outer Road of I-64 and the south side of Hawk Ridge Trail at Interstate Acres Vacant Direction Zoning Land Use North I-64 Interstate 64 South C2 and Vacant and Residential Condos Incorporated East I-64 Interstate 64 West Incorporated Vacant and Residential Condos Medium Density Residential This property was zoned Residential and Agricultural with the inception of zoning in 1959 and was rezoned C2 in 1968 and a PUD in SPECIAL INFORMATION Public Services: County Council District 2 Joe Brazil School District R4, Wentzville School District Fire District Wentzville Fire District Utilities: Water Public Water Supply District #2 Sewer Duckett Creek Sewer District Page 1 of 2

12 ANALYSIS The proposed zoning change from the existing C2 and C2 with Planned Unit Development Overlay District to C2 with a conditional use permit for self-storage or mini warehouses and truck and trailer sales and rental is an appropriate zoning change for this parcel of ground. The land use plan for the area is medium density residential; however, with the property s proximity to I-64, and its current C2 zoning, the area is more conducive to commercial zoning and usage. Currently, uses surrounding the crossing of Hawk Ridge Trail over I-64 and are commercial in nature with residential properties buffered from the interstate by these commercial properties. A medium density residential area would not be appropriate in this area due to the need for necessary buffering from the interstate highway noises. Additionally, this property is an island between the service road of I-64 and the interstate making residential development unlikely. The residential area to the southwest of the property will not be affected by illumination from the site due to the County s lighting standards. Lighting on the site is regulated by Section of the Unified Development Ordinance. The standards for outdoor lighting at the site are: a. Intensity of illumination shall not exceed 0.5 foot-candles at the property lines, b. Light fixtures shall not exceed 20 or the height of the main structure, if less than 20. RECOMMENDATION Based upon the above discussion, staff recommends approval for the rezoning of this property to General Commercial with a Conditional Use Permit for self-storage or mini warehouses and truck and trailer sales and rental. The Planning and Zoning Division also recommends this conditional use request for self-storage or mini warehouses and truck and trailer sales and rental facility be approved subject to the following conditions: 1. A site plan in conformance with the preliminary site plan must be submitted to and approved by the St. Charles County Community Development Department indicating the entrance, parking and location of all structures. 2. No conditional use shall be active until all conditions of the approval have been met. 3. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void. Page 2 of 2

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14 Application CUR Aerial Subject Property

15 Application CUR Zoning Subject Property

16 Application CUR Future Land Use Plan Subject Property

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18 AMER 0. REAL ESTATE COMPANY 2727 NORTH CENTRAL AVENUE, 5-N PHOENIX, ARIZONA PHONE: FAX: NARRATIVE PROJECT SUMMARY U-Haul has prepared this application package for the opportunity to receive the St. Charles County participation and counseling in regards to a re-zone and conditional use permit application for self-storage and U-Haul truck rentals for the property located at 8004 Hawk Ridge Trail. The entire property is approximately 6.73 acre, currently bare land, and located west of US-40 and South of Hawk Ridge Trail. U-Haul is proposing to develop a portion of the property, approximately acres. The uses include self-storage and U-Haul truck rental. The project will include a multi-story building with interior self-storage units, a showroom, a couple bays for dispatch/receiving and hitch installations. U-Haul equipment will be parked on site in designated parking areas. This will allow U-Haul to better serve the storage needs of the community. The property is currently zoned General Commercial - C2 and General Commercial Planned Unit Development - C2 PUD. The proposed uses of selfstorage and U-Haul truck rental require a conditional use permit. The purpose of the re-zone is to remove the C2 PUD zone which does not allow either use and make the zoning consistent. We feel that U-Haul would be an appropriate use for the property and the proposal of services would be an asset to the community. There are proven benefits for allowing self-storage facilities in communities: Self-storage facilities are quiet They provide an excellent buffer between zones They create very little traffic They have little impact on utilities They have no impact on schools They provide a good tax revenue They provide a community service U-Haul moving and storage are convenience businesses. Our philosophy is to place U-Haul stores in high growth residential areas, where we fill a need for our products and services. Customers are made aware of the U-Haul store,

19 primarily via drive-by awareness, much like that of a convenience store, restaurant or hardware store. Attractive imaging and brand name recognition bring in area residents - by our measures, those who live within a four-mile radius of the center. Custom site design for every U-Haul store assures that the facility compliments the community it serves by architectural compatibility and attractive landscaping. Adherence to community objectives is key, so that the U-Haul store is a neighborhood asset, and is assured of economic success. THE U-HAUL STORE U-Haul stores characteristically serve the do-it-yourself household customer. In a typical day at U-Haul, the store will be staffed with a general manager and two to three customer service representatives. Families will generally arrive in their own automobiles, enter the showroom and may choose from a variety of products and services offered there. Families typically use U-Haul stores to store furniture, household goods, and sporting equipment or holiday decorations. Often prompted by moving to a smaller home, combining households or clearing away clutter to prepare a home for sale, storage customers will typically rent a room for a period of two months to one year. U-Haul stores also rent trucks and trailers for household moving, either intown or across country. Families who need packing supplies in advance of a move or to ship personal packages can choose from a variety of retail sales items, including cartons, tape and packing materials. Families who tow U-Haul trailers, boats or recreational trailers can select and have installed the hitch and towing packages which best meet their needs. Moving and storage are synergistic businesses. Over half of our storage customers tell us they used U-Haul storage because of a household move. Customers will typically rent U-Haul equipment or use their personal vehicle to approach the loading area and enter the building through the singular customer access. All new U-Haul stores are designed with interior storage room access, giving the customer the added value of increased security, and the community the benefit of a more aesthetically pleasing exterior. SIGNIFICANT POLICIES:

20 . Hours of Operation: Mon. - Thurs. Fri. Sat. Sun. 7:00 am. to 7:00 p.m. 7:00 a.m. to 8:00 p.m. 7:00 a.m. to 7:00 p.m. 9:00 a.m. to 5:00 p.m. All U-Haul storage customers are issued a card-swipe style identification card that must be used to gain access to their room. This is but one of many security policies which protect the customer's belongings and decrease the ability of unauthorized access to the facility. It is against policy for a business to be operated from a U-Haul storage room. Customers and community residents who wish to use the on-site dumpsters for disposing of refuse must gain permission to do so, and are assessed an additional fee. Items that may not be stored include: chemicals, flammables, and paints. U-Haul stores are protected by video surveillance. U-Haul stores are non-smoking facilities. U-Haul will provide added service and assistance to our customers with disabilities. U-Haul looks forward to working with St. Charles County and we look forward to your consideration of the re-zone and use permit application that we are submitting at this time. Please provide us with your feedback and any comments you may have.

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27 March 9, 2016 Ms. Jan Whipple St. Charles County Planning and Zoning Division 201 N. Second Street Room 420 St. Charles, MO Dear Ms. Whipple: I am writing on behalf of the Lake Saint Louis Mayor and Board of Aldermen. These officials discussed a letter sent by the County Planning and Zoning Division regarding Application CUR The property owner is Gerald A Keeven and Glennon i. Keeven. They are requesting 3.6 acres located on the north side of the South Outer Road of 1-64 and the south side of Hawk Ridge Trail at 1-64 be rezoned to allow self-storage or mini warehouses & truck and trailer sales and rental. Lake Saint Louis officials oppose this rezoning to these uses has been designated as a High Technology corridor by the County since We are very concerned that Mr. Keeven will utilize this property for outdoor storage and sales. A more appropriate use of the property in our view is for this to be zoned for office and/or retail that serves the areas office workers. Climate Controlled Storage is a business located along 1-64 at the intersection of Missouri Route 364. Lake Saint Louis granted a business license and special use permit in 1997 to that business. Outdoor storage was allowed. An extension of the special use permit was considered in 2015 and that permit was approved for indoor storage but not outdoor storage. All vehicles and other equipment have since been relocated either indoor or to other locations. It is our hope that this property will be redeveloped in the near future to a higher use compatible with the High Technology corridor goals. The use proposed by Mr. Keeven could negatively impact surrounding property that has not been developed. It will adversely affect the character of the corridor. For these reasons Lake Saint Louis officials respectfully request the County Planning Commission and the County Council deny this rezoning as proposed by the applicant. Sincerely, Paul Matkworth City Administrator c.c. Mayor Schweikert and the Lake Saint Louis Board of Aldermen Steve Schertel, Director of Community Development The City of Lake Saint Louis 200 Civic Center I)rive Lake Saint Louis, Missouri FAX: web site:

28 From: To: Subject: Date: Miranda Warden CTYPNZ Rezoning Permit Application # CUR Wednesday, March 02, :23:32 PM My name is Miranda Warden. I received a letter in the mail concerning a rezoning permit request for Highway 40/61, Application # CUR I would like to voice my concern and disapproval of this request. I feel that the requested use of this property will not only become an eyesore in front of my property, but also lower the property value. Please reconsider this request. Thank you for your consideration. Miranda

29 From: To: Subject: Date: Danielle Komonce CTYPNZ CUR Friday, March 11, :31:02 PM To Whom It May Concern, I would like to express my opposition of the building a Self Storage facility directly in front of the condos. This would drive down the value of our homes, which have already suffered astonishingly over the years and are only just beginning to improve, ever so slightly. I hope my opinion will be taken into consideration with everyone else's. I am curious if a protest form has been implemented and any other details you can offer surrounding this issue? I appreciate your time, Danielle Komonce Account number: A000, per the letter received.

30 From: To: Subject: Date: Melissa Orlando CTYPNZ Opposition to # CUR Rezoning & CUP app Tuesday, March 15, :43:38 PM Good Evening, I m a condo owner in the neighborhood of Springhurst at Hwy 40 & N in O Fallon, MO. I would like to share some concerns and request that # CUR is rejected. <!--[if!supportlists]--> <!--[endif]-->springhurst Homeowner s Association Bylaws do not allow trailer storage or commercial rental trucks sitting in lot. Potential to decrease property values. <!--[if!supportlists]--> <!--[endif]-->the view from my condo would be a multi-level building, also increasing the already heavy traffic on Hwy N. <!--[if!supportlists]--> <!--[endif]-->historically, storage/truck rental facilities tend to increase vandalism/crime/drug activity in the neighboring areas. We already have an increase in crime in the area, vandalism, break-in s, property damage to our neighborhood right now. <!--[if!supportlists]-->i selected to own a home in this area in 2006 with the hopes of neighboring shops/restaurants be built and it saddens me to see this is being looked at for a storage facility. Thank you for your time and consideration. Melissa Orlando Meliss8179@hotmail.com 2102 Spring Creek Lane O Fallon, MO 63368

31 From: To: Subject: Date: Amanda Prause CTYPNZ Rezoning & CUP App # CUR Opposition Thursday, March 10, :13:34 PM Good Afternoon I would like to respond to the rezoning & CUP application # CUR I am a resident of the adjacent neighborhood (Springhurst). I have several concerns that I feel make this a request that should be rejected. - Eyesore o Visible trailers & trucks (for the rentals) Springhurst HOA bylaws don t allow visible trailer storage (with respect to maintaining a uniform & aesthetically pleasing neighborhood). Visible trailers & trucks will be an eyesore o Multi-story building in direct view of condos - Trailer storage areas become run down, not a pleasant view o Trash & graffiti can become a problem o This is evidenced by previous trailer storage areas appearances - Using the storage location as a business o Summary indicates it is against policy for a business to be operated from a storage room o This doesn t indicate how this will be enforced and is very vague o Individuals running an unofficial business (side money) would create additional traffic, issues with security - Increase in theft/vandalism o Indicates there will be surveillance & security o Our area already has seen policy activity regarding burglary, car theft, property damage (including fences), etc. o A storage area is a new area for individuals to break into I feel that if this facility is built, it will not help property values (I am concerned this will decrease the value) and will possibly lead to increase theft & vandalism issues. It has been mentioned previously by residents this request is not viewed favorably. In discussing what would be viewed as positive is seeing more retail and dining establishments. These would fit the proposed area (and would be enjoyed by many local residents). Thank you for your time and consideration. Amanda Prause aprause@att.net

32 From: To: Subject: Date: alwaysyou32 CTYPNZ CUR Tuesday, March 15, :58:16 PM I am writing in regards to the application for a development of a self-storage or mini warehouse & truck and trailer sales and rental. This would be developed right behind my residential subdivision. I would like voice my concerns for this type of development which I dont believe it would enhance the surrounding community. It would also cause alot more traffic up and down hwy N. Hwy N is already a problem with the amount of accidents and for the residents trying to leave their neighborhoods with the amount of traffic traveling down hwy N currently. Thank you, Lorie Twellman Sent from my T-Mobile 4G LTE Device

33 From: To: Subject: Date: Becky Holobaugh CTYPNZ # CUR Wednesday, March 16, :50:04 PM Good Afternoon, We are home owner's in the neighborhood of Springhurst at Hwy 40 & N in O Fallon, MO. I would like to share some concerns and request that # CUR is rejected. * Historically, storage/truck rental facilities tend to increase vandalism/crime/drug activity in the neighboring areas. We already have an increase in crime in the area, vandalism, break-in s, property damage to our neighborhood right now. * Springhurst Homeowner s Association Bylaws do not allow trailer storage or commercial rental trucks sitting in our lot. This is due to the potential to decrease property values. We purchased a home in this area in 2006 with the understanding that locally owned shops/restaurants or community parks were to be built and it saddens us to see this is being looked at for another value depleting storage facility. Thank you for your time and consideration. James & Rebekah Holobaugh (314) , (636) Jim.Holobaugh@gmail.com Becky.Holobaugh@gmail.com 219 Shady Rock Lane O Fallon, MO 63368

34 MINUTES OF REGULAR MEETING ST. CHARLES COUNTY PLANNING & ZONING COMMISSION DATE: March 16, 2016 TIME: PLACE: 7:00 P.M. COUNTY EXECUTIVE BUILDING 300 N. THIRD ST. THIRD FLOOR COUNCIL CHAMBERS ST. CHARLES, MO MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: Kevin McBride; Roger Ellis; Kevin Cleary, Craig Frahm; James Leonhard; Thomas Kuhn; Robert McDonald; Gary Griffin; and David Hammond, County Council Member Ron Saettele Jan Whipple, Land Use Manager; Cassie Harashe, County Planner; Bob Hoeynck, Associate County Counselor; and Sheila Weiss, Recording Secretary SPEAKERS: Application CUR : Steve Langford, Applicant s Representative; Amanda Prause, 317 Wild Oak Dr.; Melissa Orlando, 2102 Spring Creek Ln.; Michael White, Lusher Road.; Gerald Keeven, Property Owner CALL TO ORDER Chairman Craig Frahm called the meeting to order at 7:00 PM. Following the Pledge of Allegiance, Chairman Frahm welcomed the audience; explained the procedures for speakers; and explained the functions of the Planning and Zoning Division, the Planning and Zoning Commission and the County Council. He explained to the audience that applications for Rezoning and Conditional Use Permit requests heard during the meeting would be voted on by the Planning and Zoning Commission, and the Commission s recommendation on the applications would then be introduced to the St. Charles County Council on Monday, April 11, 2016 for their final decision on the items. Chairman Frahm introduced the following documents into the record: The Unified Development Ordinance of St. Charles County (UDO), including zoning maps; and the Year 2025 Master Plan for St. Charles County, which includes the Year 2025 Future Land Use Plan Map. PUBLIC HEARINGS REZONING AND CONDITIONAL USE PERMIT REQUEST - HIGHWAY 40/61 Application: CUR Page 1 Planning & Zoning Commission Meeting, March 16, 2016

35 Property Owner: Applicant: Current Zoning: Requested Zoning: Requested Uses: Area: Location: Council District: 2 Account No.: A000 Gerald A. Keeven & Glennon J. Keeven Amerco Real Estate Company, Randy Lopez C2/PUD, General Commercial District with Planned Unit Development Overlay District C2, General Commercial District Self-Storage or Mini Warehouses & Truck and Trailer Sales and Rental 3.60 acres On the north side of the South Outer Road of I-64 and the south side of Hawk Ridge Trail at Interstate 64 Cassie Harashe, County Planner, described the zoning of the property, the surrounding zoning area, and the future land use plan. The proposed zoning change from the existing C2, and C2 with Planned Unit Development Overlay District; to C2, with a conditional use permit for self-storage or mini warehouses and truck and trailer sales and rental is an appropriate zoning change for this parcel of ground. The land use plan for the area is medium density residential; however, with the property s proximity to I-64, and its current C2 zoning, the area is more conducive to commercial zoning and usage. Currently, uses surrounding the crossing of Hawk Ridge Trail over I-64 and are commercial in nature with residential properties buffered from the interstate by these commercial properties. A medium density residential area would not be appropriate in this area due to the need for necessary buffering from the interstate highway noises. Additionally, this property is an island between the service road of I-64 and the interstate making residential development unlikely. The residential area to the southwest of the property will not be affected by illumination from the site due to the County s lighting standards. Lighting on the site is regulated by Section of the Unified Development Ordinance. The size of the property is 3.60 acres, and the minimum lot size for properties within the Planned Unit Development Overlay District is 5.0 acres, so staff recommends that the Planning & Zoning Commission recommend approval on the rezoning of this property to C2, General Commercial District, even if they do not recommend approval of the conditional use request. The Planning and Zoning Division also recommends this conditional use request for self-storage or mini warehouses and truck and trailer sales and rental facility be approved, subject to the following conditions: 1. A site plan in conformance with the preliminary site plan must be submitted to and approved by the St. Charles County Community Development Department indicating the entrance, parking and location of all structures. 2. No conditional use shall be active until all conditions of the approval have been met. 3. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void. For the record, the Planning & Zoning staff received seven written communications in opposition of this application for a rezoning and conditional use permit for a U-Haul business. Chairman Craig Frahm asked the Commission if they had any questions for the Planning and Zoning staff. Page 2 Planning & Zoning Commission Meeting, March 16, 2016

36 There being no questions for the staff, Chairman Frahm opened the public hearing and asked the applicant or their representative to approach the podium. Steve Langford, the applicant s representative, was sworn in. Mr. Langford stated that he is president of the U-Haul company in St. Louis, and has been running the company here for 21 years. He stated that there are currently three U-Haul stores in St. Charles County, and the company has outgrown the storage space available on their current properties. He stated that due to consumer demand, they are looking to open another location in St. Charles County. He stated that U-Haul storage buildings are not like traditional outdoor drive-up storage warehouses. These buildings are all state-of-the art storage facilities; that are located indoors, have on-site security, and have video surveillance systems. Mr. Langford presented photos of the of two existing U-Haul buildings located in the St. Charles County area, as well as photos of U-Haul buildings from other states to the Commission members. He stated that the building they are proposing on this site would be similar to the building located in Goodyear Arizona. Chairman Craig Frahm asked the Commission if they had any questions for the applicant s representative. Dave Hammond asked Mr. Langford if there will be moving trucks stored on the proposed site. Steve Langford affirmed that there will be moving trucks stored on the site, just as there are on the other two sites in St. Charles County. He added that the U-Haul company does not sell moving trucks, they only rent them. Kevin Cleary asked Mr. Langford if there would be security and/or staff on-site twenty-four hours a day. Steve Langford responded that there is staff on-site for approximately twelve hours each day. He stated that there is limited access allowed to the inside storage units after hours, by prior appointment only. Jim Leonhard asked the applicant what the monetary investment will be to build the proposed U-Haul facility. Steve Langford responded that the facility will cost in excess of three-million dollars to build. Gary Griffin asked Mr. Langford what part the applicant, Randy Lopez with Amerco Real Estate Company, will play in this development. Steve Langford responded that Amerco Real Estate Company is U-Haul s real estate company, and they will be the official property holder. He stated that he is the president of the U-Haul company here in St. Louis, and he will be the business operator. Gary Griffin stated that after reading the opposition letter received from the City of Lake St. Louis, he went met with City Administrator Paul Markworth to discuss why the Mayor and Board of Aldermen are opposed to this rezoning & conditional use permit request. He stated that after speaking with Mr. Markworth, he gets the impression that the City of Lake St. Louis feels there may be a more appropriate use for this property, one that would be more compatible with the surrounding High Technology corridor. He asked Mr. Langford if he has spoken to or met with anyone from the City of Lake St. Louis regarding their concerns. Steve Langford responded that he was not aware of this opposition letter until yesterday, and has not spoken to or met with anyone from the City of Lake St. Louis. He stated that this particular property is unique, in that the property is an island between the service road of I-64, and the interstate. He believes the options for developing this property are limited due to its location, and there are not a lot of other businesses that would be able to develop and use this property. He added that in reading the opposition letter from the City of Lake St. Louis, it appears they are comparing U-Haul to Climate Controlled Self Page 3 Planning & Zoning Commission Meeting, March 16, 2016

37 Storage. He stated that he if familiar with that business; and in the past they have had outdoor storage and sales of vehicles, boats, motor homes, equipment, and other business related items all over the exterior of that property. He stated that U-Haul is nothing like that business; there is no outside storage of anything on U-Haul properties except for moving trucks. Kevin Cleary asked Mr. Langford if the storage units are self-contained. Steve Langford responded that U-Haul buildings are state-of-the art, self-contained indoor storage units. The units are individually alarmed and have video surveillance, and they have never had anyone break into any of their existing St. Peters or O Fallon units. Gary Griffin asked Mr. Langford how many storage units the facility will have, and how many stories tall the building will be. Steve Langford responded that the building will have 653 storage units, and will be three stories tall. There being no further questions for the applicant, Chairman Frahm asked if there was anyone in the audience who would like to speak on this application. Amanda Prause, 317 Wild Oak Drive was sworn in. Ms. Prause stated that she is a resident of the Springhurst Subdivision, and is also a board member for the Springhurst Association. She stated she is concerned that a storage facility on this site will bring increased burglary, vandalism, and property damage to the surrounding residences. She also has concerns regarding graffiti and trash on the property, and persons running unofficial businesses out of the storage units on the site. She believes that a three-story building would not be aesthetically pleasing on this site. Melissa Orlando, 2102 Spring Creek Lane was sworn in. Ms. Orlando stated she is a resident of the Springhurst Subdivision, and is also a board member for the Springhurst Condominium Association. She stated that she is planning to sell her home this year or possibly next year, and is concerned that having a U-Haul storage facility on this site will bring down her property values. She is also concerned that a storage facility will bring increased crime to the area, and believes that a three-story building on the property would be an eyesore. She suggested that possibly the developer could compromise and build a two-story building with a basement instead of a three story building. Michael White, Lusher Road was sworn in. Mr. White stated that he is an employee of the U-Haul company in St. Louis, and he is in favor of this development. He stated that storage space within the St. Charles County area is in high demand, and many residents are having to travel outside of St. Charles County in order to find available storage space. He stated that this facility will also provide quite a few new jobs, and will support their sustainability clause by helping to save fuel and protect the environment. Gary Griffin asked Mr. White if the proposed facility will provide propane tanks refill service. Michael White responded that it most likely will, as the two existing St. Charles County locations offer propane tank refill service. Gerald Keeven, Property Owner was sworn in. Mr. Keeven stated that he also owns the adjoining acre parcel of land to the south of the subject site (759 Hillenkamp Drive), which was forcibly annexed into the City of O Fallon. Mr. Keeven stated that the City of O Fallon is not too concerned about this particular area being developed as part of the High Technology corridor because they told him they would zone that property C2, General Commercial District. There being no other speakers from the audience, Chairman Frahm asked the applicant s representative if he would like to address any of the concerns that were voiced by the speakers regarding this application. Page 4 Planning & Zoning Commission Meeting, March 16, 2016

38 Steve Langford approached the podium. He stated that in response to the concerns about increased crime and/or theft, the two existing locations within St. Charles County have had zero incidents with burglaries or vandalism. He stated the buildings have state-of-the art security and are very well lit, which is a strong deterrent for vandalism. In response to the concern that persons will be running unofficial businesses out of the storage units on the site, this would not be possible because the manager is on site 12 hours a day and knows when each customer comes and goes. In response to the concerns that a three-story building would not be aesthetically pleasing on this site, he stated that the proposed building would sit much lower than the condominium building because the proposed site has a lower elevation. The highest point of the U-Haul building would still be quite a bit lower than the condos. Chairman Frahm then closed the public hearing and called for discussion from the Commission. Dave Hammond stated that he can t help but notice that the existing U-Haul building located in Cave Springs is a much nicer looking building than the metal building proposed for this site. Mr. Hammond stated that his concern is that this is a highly visible area of St. Charles County that is close to the High Technology corridor. He stated that although this area has developed into more of a commercial area, his vision would have been for more high technology and high end retail developments to have been developed in this area of the County. Tom Kuhn stated that access to this property is not very good, and he is not sure what other types of developments would be feasible for this property. Although this property is visible from Highway 40, there is no access to the property from Highway 40. The property can only be accessed from Highway N, so this would make it difficult for people to be able to find their way in and out of the property. He stated that he does not believe any retail or restaurant would ever want to develop in this area due to this limited access. Roger Ellis stated that he has moved twice in the last couple of years, and he has done business at both of the existing St. Charles County U-Haul locations. He stated he found them both to be very well managed and well maintained. He stated the facilities are both secure and well lit, and he has never seen any evidence of vandalism or foul play on those sites. Gary Griffin commented that after hearing Gerald Keeven s comments; he believes that if the County does not approve this rezoning request for this property it will likely be annexed into one of the other municipalities and end up being zoned Commercial anyway. Dave Hammond stated that there is already a lot of traffic coming from across the highway and going to and from the existing commercial developments in this area. He stated that he cannot support this application for that reason. There being no further discussion, Gary Griffin made a motion to approve both the Rezoning Request, and the Conditional Use Permit Request for Application CUR The motion was made by Roger Ellis, and was seconded by Jim Leonhard. The vote on the motion was as follows: Gary Griffin - Yes Kevin Cleary - Yes Tom Kuhn - Yes Kevin McBride - Yes Jim Leonhard - Yes Robert McDonald - Yes Roger Ellis - Yes Craig Frahm - No Dave Hammond - No Page 5 Planning & Zoning Commission Meeting, March 16, 2016

39 Application No. CUR was recommended for APPROVAL by a vote of 6 Yeas, 2 Nays, and 0 Abstentions; subject to the Staff Recommended Conditions listed above. Craig Frahm, Chairman Roger Ellis, Secretary Page 6 Planning & Zoning Commission Meeting, March 16, 2016