Fenton planning commission approves Chipotle site with conditions at Gravois Bluffs

The Fenton Planning and Zoning Commission on June 2 approved a site plan for a new commercial building with a drive‑through pickup window at Gravois Bluffs Boulevard, clearing the way for a proposed Chipotle tenant.

The commission’s motion to approve case 2026SPRO4 — a petition by Gravois Bluffs East Lot 9B LLC for site plan review of a new commercial building with a drive‑through facility at the property currently referenced as 695 Gravois Bluffs Boulevard — passed by roll call. The approval includes a set of conditions staff and commissioners read into the record.

The building was described in the record as a roughly 6,077‑square‑foot commercial structure that will house about 3,500 square feet of office/retail space and a 2,600‑square‑foot restaurant with a drive‑through pickup window only. Staff told the commission the lot meets C‑1 district setback and lot‑coverage rules and exceeds the zoning code’s green‑space requirement: the code requires 15% and the plan provides 17% after development. The plan shows 61 parking spaces, including two accessible spaces, and eight drive‑through queuing spaces (the code minimum is five).

Bill Applebaum, representing the petitioner (GJ Gruey), said the proposed restaurant tenant is Chipotle and described operational expectations: “They usually have about a 160 customers a day. Service time is less than 2 and a half minutes because of the way it's done,” and that typical on‑site queuing is short. Applebaum said the tenant’s ordering will be app‑based and “no reader boards, no order boards” are planned.

The commission imposed several specific conditions before final administrative sign‑off: the site plan must be amended to indicate the required 12‑foot width for the drive‑through lane (the plan showed 11.5 feet); an exit‑only sign must be installed at the left‑turn exit from the drive‑through lane; additional directional signage and pavement markings must be added for safe traffic circulation; and when in compliance with code the community development director may administratively approve minor changes required by reviewing entities such as the Fenton Fire Protection District or MSD. The chair also noted that separate building, land‑disturbance and sign permits will be required through the City of Fenton and St. Louis County, and the project must comply with all other applicable city codes and ordinances.

The petitioner noted one outstanding administrative item: St. Louis County had not yet provided or agreed to the legal street address for the lot, though a 695 address is being used in the application materials. The chair read the approval as applying to the plans submitted with the application dated May 4, 2026.

Commissioners asked a range of operational and design questions during the exchange, including whether two accessible spaces are sufficient (staff said the number is set by minimum parking calculations and additional spaces can be required at occupancy), where the trash enclosure would be located (the petitioner pointed to a corner location on the plan and said truck access should not be a problem), and how future tenant changes would be handled (the petitioner said a future, different drive‑through configuration would require meeting city requirements at that time).

Votes were recorded by roll call with affirmative votes recorded and the motion approved. The commission also reminded the petitioner that additional permits and reviews at the county and fire district level remain required before construction or occupancy.

The commission moved on after the approval; the community development office noted petition deadlines for the July meeting and discussed possible rescheduling of the August meeting due to the primary election.