Bridgeton City Council on July 2 considered two linked land‑use requests at 11200 Saint Charles Rock Road: an amendment to a previously approved special‑use permit to exclude Lot 2 and a rezoning request to change Lot 2 from B‑4 General Commercial to B‑2 Community Business, a change that would allow a drive‑through coffee use without a special‑use permit.

Zach Greitens, planning and zoning officer for the city, told the council the request to amend the special‑use permit (application 25PZ05) would reduce the permit area from 6.34 acres to 5.44 acres to exclude a recently subdivided Lot 2. Greitens said the planning commission recommended approval of both items at its June 9 meeting by a 13‑0 vote and that the proposal would not change any of the existing on‑site uses that currently operate under the special‑use permit. He described surrounding uses and zoning and noted that condition language from ordinance 12‑23 would remain in effect for the retained area.

Scott Felt, civil engineer with Premier Design Group and the applicant’s representative, confirmed the owner intends commercial development on the newly platted Lot 2. Developer Ryan Knowles of Knowles Properties said the prospective tenant is Dutch Bros, a corporate drive‑through coffee operator based on the West Coast that opened a store in O’Fallon, Missouri, earlier this year. Knowles said the tenant expects heavy initial demand and that the site design will include an extended stack lane and substantial parking.

Greitens and the applicant said a traffic‑impact study has been submitted and reviewed by the Missouri Department of Transportation; Greitens reported MoDOT had no comments or objections. Greitens also noted that rezoning to B‑2 would let the applicant proceed directly to site plan and permitting steps, which will include stormwater and traffic reviews. The applicant said it hoped to begin construction before winter and that final permitting remains contingent on approvals from Metropolitan St. Louis Sewer District and city permitting.

Council members asked about process and timing, including whether the special‑use amendment or rezoning must come first and whether the council could waive rules to hold a second reading the same night. City Attorney Mr. Talas advised that the council could suspend rules for a second reading only by unanimous vote of all members present and recommended following the standard two‑week process. Several council members asked detailed questions about traffic, parking and how the special‑use permit conditions would apply to the remaining property.

After closing public testimony — during which no members of the audience spoke in favor or opposition — Council Member Luther moved to table the ordinance amending the special‑use permit (bill 6497) and the rezoning ordinance (bill 6498); Council Member Luke seconded both motions. Both tabling motions passed by voice vote and were recorded as tabled for future consideration.

The planning staff record entered into the hearing included the planning commission report, staff report, minutes of the June 9 planning commission meeting, the applicant’s site plan, and reference to Ordinance 70‑25 (zoning ordinance amendments through 01/17/2024).