Belleville council denies variance to allow outdoor vehicle storage at 2339 Old Collinsville Road

The Belleville City Council voted to deny a zoning variance that would have allowed accessory temporary outdoor storage of vehicles at 2339 Old Collinsville Road.

The vote came after multiple nearby property owners and business operators told the council the change would damage the appearance and functioning of the commercial corridor. The Zoning Board of Appeals had earlier recommended approval subject to conditions, but council members and public speakers raised enforcement, drainage and public-safety concerns.

Gary Johnston, a nearby resident who gave his address as 2622 West Boulevard, told the council the variance request did not meet the tests on the application and said the property has been noncompliant "since the last time we were here." He warned that allowing the storage would be "an unpoliceable situation" and said stormwater would likely drain toward his building if the lot were graveled.

Ken Worth Johnston, a co-owner of an adjacent property and a real-estate appraiser, said allowing the lot to become a long-term parking area would "have a negative effect on the surrounding properties." Mark Crass, owner of Bridal Car Wash at a nearby address, described investments his business made to improve that parcel and said letting the neighboring lot resemble a junkyard would lower nearby property values and raise safety concerns. Kirti Patel asked the council to require paving rather than gravel if any parking permission were granted.

Clifford Cross, director of economic development, planning and zoning, said staff had noted "no outdoor storage" on the original business-occupancy application and that the comment came from staff based on the submitted business model. Cross told council members the underlying C-2 Heavy Commercial zoning typically does not permit long-term outdoor storage as a regular use.

Aldermen who had visited the area described repeated, recent noncompliance at the site and questioned how the city would monitor and enforce a 30-day turnover requirement. Aldermen noted the city could require enclosures or other conditions, but several said persistent noncompliance by the property operator weighed against approval.

After discussion the council adopted a motion to deny the variance. The motion passed on a roll call vote; the clerk recorded the vote as unanimous in favor of denial.

The denial leaves the property's allowed uses under the current C-2 zoning. Several speakers asked the council for stronger enforcement steps and for staff to follow up on ongoing code issues at the site.