Forest Park planning commission approves stream-buffer variance for warehouse at 2000 Anvil Block Road

The Forest Park Planning Commission on March 20 approved a variance permitting limited intrusion into stream buffers at 2000 Anvil Block Road to allow construction of a proposed 281,880-square-foot warehouse distribution facility, a city planning staff member said during the hearing.

The variance, identified in the agenda as Case AR2025-03, applies to a roughly 22.4-acre parcel (parcel 12204204004, Ward 3) owned by Blue Star Fort Gillum LLC in the Gillum District. The developer — Scannell Properties LLC, represented at the hearing by Jacob Holdemann of Canal Properties LLC — sought the variance to construct a driveway and extend a box culvert where the site crosses Stream 1, the staff member said.

Staff recommended approval subject to a condition that the applicant provide an updated site plan showing new lot lines after a pending lot-combination application. "Staff recommends approval of the stream buffer variance request, but we do want to add a condition," the city planning staff member told commissioners. The applicant responded that the site plan in the packet already reflects the proposed lot-line adjustment and said the new plat would be recorded the next morning.

Why it matters: The requested variance would allow two separate infringements into protected stream-buffer areas along Stream 1 to permit site access for truck circulation and associated grading. Under the city's stream buffer protection ordinance cited by staff, the planning commission may grant variances after a public hearing if it makes written findings that the variance will not injure public health or adjacent property values and that strict application of the ordinance would create practical difficulty.

Details from the hearing: The staff presentation described the site as a gently sloped, partially wooded lot bordered to the south by a stream and detention pond and to the west by recently constructed warehouse and production-studio uses. The request covered two buffer zones adjacent to Stream 1: - A 0-to-50-foot buffer infringement comprising roughly 4,600 square feet of combined impervious and pervious area (staff described the first area as including about 1,900 square feet of impervious surface and 2,700 square feet of pervious area) for a short driveway section and culvert extension. - A 50-to-75-foot buffer infringement of roughly 4,900 square feet total, including about 3,400 square feet of impervious surface and 1,500 square feet of pervious area, for additional driveway construction. Staff said the applicant had shifted the driveway as far south as practicable but could not shift further because of safety concerns related to an existing curb cut and an adjacent truck terminal on Moreland Avenue.

Staff referenced specific code provisions during the presentation, including a provision permitting intrusions necessary to provide access to property (identified in the staff presentation as section 8-9-4(c)(1)(c) of the stream buffer protection ordinance) and variance criteria in the city's code (cited as sections 8-8-193(a)(1)-(3) in the agenda packet). The staff presentation recommended approval with the condition for an updated site plan after the lot re-parceling was completed.

Applicant remarks and condition status: Jacob Holdemann, representing the applicant, said the agenda packet already included the proposed lot-line adjustment. "The site plan that we did submit actually shows the proposed lot line," Holdemann said. He told commissioners he was available to answer questions and confirmed the applicant planned to record the finalized plat the following morning.

Commission action: A commissioner moved to approve the variance for the stream-buffer infringements and associated driveway and culvert work; another commissioner seconded. Commissioners voiced "Aye," and the motion passed. The planning staff noted the applicant had met the condition regarding the updated site plan.

What the approval does and next steps: The variance approval allows the applicant to proceed with grading, driveway construction and extension of the box culvert in the areas described in the variance request, subject to any city permitting and inspection requirements. The applicant stated the lot-combination plat would be recorded the next day and that the site plan in the packet already reflects the new lot lines.

Votes at a glance: Case AR2025-03 — Motion to approve stream-buffer variance to permit driveway construction and box culvert extension for a proposed 281,880-square-foot warehouse at 2000 Anvil Block Road; outcome: approved (motion passed by voice vote; commissioners voiced "Aye").