Arnold Planning Commission Backs Andy’s Frozen Custard and Century Credit Union, Rejects Lonedell Road Rezoning

The Arnold Planning Commission considered several development proposals during its October 13 meeting, voting to recommend approval of a new Andy’s Frozen Custard location and a Century Credit Union branch while rejecting a controversial residential rezoning request along Lonedell Road.

The meeting featured lengthy discussions about traffic safety, neighborhood development, commercial growth, and the challenges of balancing new construction with the concerns of existing residents.

Although the commission supported both commercial projects, the proposed residential rezoning drew opposition from nearby homeowners who questioned whether additional development would worsen traffic and safety conditions along Lonedell Road.

Andy’s Frozen Custard Moves Forward on Jeffco Boulevard

Arnold could soon welcome an Andy’s Frozen Custard location at 1134 Jeffco Boulevard, on the former Arnold Bowl property next to the recently completed Planet Fitness.

The proposal calls for a 1,700-square-foot, single-story building featuring a drive-through, outdoor patio, and walk-up ordering window. The restaurant would not offer indoor dining, although a restroom would be available for patio customers.

City staff explained that restaurants are already permitted under the property's commercial zoning. However, the proposed drive-through and outdoor dining area required a conditional use permit.

The development would share an existing access point with Planet Fitness rather than creating another entrance onto Jeffco Boulevard.

According to the presentation, the drive-through would provide stacking room for 19 vehicles, exceeding the city's minimum requirement of 10. Representatives of Andy's explained that the company's service model emphasizes moving customers through the line quickly.

Commissioners expressed concerns about the large retaining wall bordering the property, particularly given a previous retaining wall failure elsewhere in Arnold.

Staff said engineering reports for the Planet Fitness development had been reviewed and that improvements associated with Andy's would undergo similar engineering scrutiny. Significant changes required by engineering considerations could result in the plans returning for further review.

Traffic entering and exiting Jeffco Boulevard was another concern.

Several commissioners described difficulties making left turns along that stretch of roadway and questioned whether the additional restaurant traffic could create further congestion.

Staff reported that the plans had been provided to the Missouri Department of Transportation and the city engineer, with no significant traffic-related objections received.

The commission ultimately voted 7-0 to recommend approval of the conditional use permit.

A separate record plat involving the Planet Fitness and Andy's property is expected to be considered at the November 10 Planning Commission meeting.

Century Credit Union Plans New Arnold Branch

The commission also unanimously supported a conditional use permit for Century Credit Union to establish a branch with drive-through banking at 310 Plaza Way.

The proposed development would occupy approximately 1.17 acres of vacant commercial land near West Outer Road, south of Vogel Road.

Century Credit Union already maintains a presence in Arnold near the intersection of Jeffco Boulevard and Telegraph Road. The proposed development would represent its first Arnold location offering drive-through service.

Plans show a drive-through capable of accommodating six vehicles, meeting the city's minimum stacking requirements. The building would feature cast stone, large glass windows, and metal architectural elements.

Commissioners raised questions about the clearance between the building and a proposed trash enclosure, particularly whether the drive aisle would satisfy the city's width requirements.

An additional condition was discussed to ensure that the drive aisle meets the satisfaction of the city engineer and city staff.

With that clarification, commissioners voted 7-0 to recommend approval of the project.

Lonedell Road Rezoning Rejected After Residents Raise Safety Concerns

The meeting's most contentious discussion involved a request to rezone approximately nine acres along Lonedell Road from R-2 to R-4 residential zoning.

The property, near Elizabeth Drive and Ella Drive, is currently zoned for single-family residential development on lots of at least 21,780 square feet.

The proposed R-4 designation would reduce minimum lot sizes to 10,000 square feet.

The applicant submitted a conceptual subdivision plan containing 23 homes, approximately four more than could be constructed under the existing zoning.

City staff emphasized that commissioners were considering the zoning change itself, not approving a final subdivision plan.

The request previously appeared before the commission on August 11, when members postponed a decision pending additional traffic information.

A subsequent study by CBB Transportation Solutions recorded approximately 2,850 vehicles traveling Lonedell Road during a 24-hour period on September 1.

The study projected that the proposed 23-home subdivision would generate approximately 210 additional daily vehicle trips.

City staff reported that Arnold's city engineer considered the increase negligible in relation to the roadway's existing traffic volume.

Shawn White, a professional engineer with CBB Transportation Solutions, attended the meeting and described the study's methodology.

White explained that the projected subdivision traffic would add approximately 20 to 25 trips during peak hours, a relatively small increase by conventional traffic engineering standards.

White also acknowledged that sight-distance issues along the roadway deserved additional examination during the development planning process.

However, several residents argued that the study did not adequately address the conditions they experience daily.

Residents speaking against the rezoning emphasized the importance of protecting the safety and character of established neighborhoods. Several argued that future development should account for the experiences of those already living along Lonedell Road, rather than relying solely on projected traffic volumes.

Among their concerns were speeding vehicles, limited visibility near hills and driveways, school bus stops, pedestrian and bicycle safety, and the potential for additional traffic congestion during commuting hours. Residents described existing difficulties entering and exiting their driveways, with some reporting vehicles traveling at excessive speeds and leaving the roadway.

Residents also questioned whether emergency vehicles could safely navigate the two-lane road during periods of congestion. One resident described an incident in which a fire truck was temporarily delayed while another vehicle maneuvered out of its path during roadway construction. Others expressed concern that increased traffic, raised curbs, and limited shoulders could complicate emergency access.

Although staff recommended approval, several commissioners indicated that maintaining the existing larger-lot zoning would be more consistent with the surrounding neighborhood.

During the voting portion of the meeting, a motion to approve the rezoning failed unanimously, with all seven commissioners voting against it.

Commissioners then voted 6-1 to recommend denial of the rezoning request to the Arnold City Council.

The vote represents the commission's recommendation rather than a final determination by the City Council.

Commission Supports Lower Commercial Parking Requirements

In another unanimous vote, the commission recommended changes to Arnold's commercial parking regulations intended to encourage redevelopment and make better use of existing commercial properties.

The proposed amendment would reduce minimum parking requirements for retail businesses in the C-2 and C-3 commercial districts from 4.5 spaces to 4 spaces per 1,000 square feet of building area.

City staff explained that the existing requirements can complicate redevelopment proposals, particularly when developers seek to reuse commercial properties with limited available space.

The amendment also addresses an inconsistency in the city's zoning ordinance involving the definition of a parking space.

Under existing language, a parking space is defined as requiring 300 square feet, despite the ordinance establishing minimum parking-space dimensions of 10 feet by 19 feet, or 190 square feet.

Staff proposed replacing the conflicting definition with language referring to the dimensional requirements elsewhere in the ordinance.

Officials said the changes are only the beginning of a broader review of parking regulations.

Staff eventually hopes to consolidate commercial parking standards, currently scattered throughout multiple zoning districts, into a dedicated section of the zoning ordinance.

The commission voted 7-0 to recommend the amendments to the City Council.

Additional Development Proposals Expected in November

Planning and Community Development Director Sarah Turner told commissioners that the October 27 meeting may be canceled because no items were currently scheduled for consideration.

However, the November 10 meeting is expected to feature a substantial agenda.

Potential items include the record plat for the Planet Fitness and Andy's Frozen Custard properties, additional residential subdivision matters, a proposed water district facility expansion, a possible dispensary application, and rezoning of recently annexed property near Old Lemay Ferry Road and Vogel Road.

The latter proposal could accommodate a development similar in character to Cedarhurst, according to Turner's remarks.

Turner also noted that the commission's regular calendar does not include second meetings in November or December because of the holidays.

The October 13 meeting concluded after commissioners completed their development recommendations and discussed the upcoming schedule.

For Arnold residents, the evening highlighted two competing priorities facing the growing community: attracting new commercial investment while ensuring that residential development remains compatible with existing neighborhoods and infrastructure.

With the commission's recommendations now moving forward, the City Council will have the opportunity to consider the proposed commercial projects, parking amendments, and disputed Lonedell Road rezoning.