Creve Coeur panel approves preliminary plat for three-lot 'Bacon Estates' on South Mason Road

Creve Coeur’s Planning and Zoning Commission voted to approve a preliminary plat that would divide a 3.1-acre parcel at 350 South Mason Road into three single-family lots, a project the applicant said will be marketed for sale rather than developed by the current owner.

Hershey Feldstein, a board member representing the property owner Bene and Luna, told the commission the intention is to partition and sell two of the new parcels to developers. "We are not developing this property. We are just marketing and selling it," Feldstein said, seeking preliminary plat approval so the final plat can be recorded and the lots marketed.

City planner Ebony Moore outlined the subdivision details: the site would be split into three lots, each roughly 1.2 acres and meeting the A-district minimum of 1 acre; access will be directly from South Mason Road with no new public road; the project will proceed as a preliminary plat tonight, followed by final plat review at City Council and submission of subdivision improvement plans before building permits are issued.

Moore described site protections and utilities: the preliminary drawings show proposed rain gardens and an easement to use an existing detention basin for stormwater; sanitary sewer connections are indicated but would require easements from neighboring property owners. She also presented the site's tree-conservation plan, noting 83 trees of 6-inch diameter or greater exist on the parcel; the landscape architect recommended keeping 23 and removing about 60 trees judged to be in poor condition. "At this time they are removing 0% of viable trees," Moore said, adding that replacement requirements would be triggered if later work removes more than 50% of viable trees.

The commission asked whether the proposed Lot D abuts an existing building and whether the project will meet buffer requirements. Moore said a 40-foot buffer yard will apply along Lot D where the conditional use is adjacent to residential property; the buffer must remain landscaped and free of impervious surface.

Gabe DuBois, director of civil engineering at THD Design Group, answered technical questions about a small area of pavement that crossed the rear property line and confirmed the owners intend to adjust the line. DuBois said the project team will grant a stormwater detention easement over the existing basin and design stormwater measures to meet MSD requirements for detention, channel protection and water-quality treatment.

A commissioner moved to approve the preliminary plat for Bacon Estates with the conditions outlined in the staff report (preliminary plat received 07/15/2024, application 24002); the motion was seconded and passed by voice vote. The roll call recorded Miss Hall, Miss Richter and Mister Builter voting "aye," and the chair also voting "aye." Moore said any stormwater details that require further conditions will be addressed in the subdivision improvement-plan review prior to permits.

Next steps: the applicant will return for final plat approval by City Council and will submit subdivision improvement plans, which must address detailed grading, utilities, required easements, and any tree-replacement obligations that arise when house sites are located.