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Commission approves entrance‑design variances for gas station redevelopment at County Road CC and U.S. 67
Summary
The Planning and Zoning Commission unanimously approved two variances (VR25025 and VR25027) allowing a reduced throat length and curb radius for a gas station and convenience store redevelopment, subject to staff recommendations including 60‑foot striping and a 24‑foot ingress lane.
The Jefferson County Planning and Zoning Commission unanimously approved two variances to support a planned redevelopment of an existing fuel station at County Road CC and U.S. Highway 67 in Festus.
The petitioner sought relief from the county standard 60‑foot entrance throat length, proposing roughly 23 feet instead, and sought to reduce the curb radius at the entrance to 5 feet from the UDO requirement of 30 feet. Staff and the petitioner said the proposals were coordinated with Missouri Department of Transportation (MoDOT) improvement plans for the intersection and that the reduced dimensions fit the planned roadway configuration.
Staff recommended approval with conditions including that the throat length not be reduced further, painted striping for the length of 60 feet to delineate separate ingress and egress lanes, and that the ingress lane be approximately 24 feet wide to accommodate large trucks. Counsel for the petitioner, Evan Sullivan of Midwest Petroleum, and engineer Ryan Schweisshuth said the revised design accommodates the canopy and provides for vehicle circulation; Schweisshuth noted the diesel fueling area would remain behind the convenience store.
Commissioners asked about circulation patterns and confirmed that large trucks would proceed to the diesel fueling area in the rear. The commission accepted staff recommendations and approved VR25025 and VR25027; the motions were made and seconded by commissioners and passed unanimously.
The variances apply to a redevelopment that replaces an uncontrolled, wide existing entrance with a single controlled point of ingress/egress aligned with MoDOT’s planned improvements. The approvals include the staff condition requiring delineation striping for 60 feet and a 24‑foot ingress lane. The project will proceed to the county site development review and permit stage where detailed engineering and final coordination with MoDOT must be demonstrated.
