Planning & Zoning Commission - Regular Meeting

Excuse me. We were muted. Uh, Commissioner Deppler for a roll call. We'll give them a second. Um, Commissioner Rubis here. Chair Batty here. Council member Brost and Mayor Gitano here. All right. Thank you. Um, does the Department of Planning have any opening comments, Mr. Chair? Thank you. Just as um just to advise you all, the city attorney is via Zoom tonight. Um he asked if that would be acceptable and I certainly said yes. So, if you have any questions, we do have the city attorney just via Zoom. Thank you. All right. Thank you. All right. Um, can I get an approval of the minutes from the April 7th meeting, please? Motion by Commissioner Hffrey, second by Commissioner Clayton. Any discussion? All those in favor say I. I. Any opposed? Any abstain? All right. Motion carries. Thank you. All right. Um, so at this point, we'll go into public comment session. Um, do we have any speaker cards? The department does not have any speaker cards, but I saw a couple of the petitioners coming in a little bit uh towards right at the beginning of the meeting. So, if they would like to speak, just indicate such. And no one on Zoom um has their hand raised. Can you change the screen on Zoom so I can see who's see the side list? Yeah, thank you. Appreciate

that. All right. Um, no hands raised and no comment cards. All right, we'll move on to the next. So, all right. PZ2-25, uh, G2 property holding Holdings. Mr. Newberry update on PZ2-25 G2 property holdings care of Martin L. Ule 2691 Joy Ridge Drive Chesterfield Missouri 63017 a request for a change in zoning from the C8 plan amended C8 planned commercial district to the second amended C8 planned commercial district for a property that is generally located at the terminus of Hawthorne Village Parkway side of state route 109 and also being south of State Route 100 PZ22-97 St. Properties Wildwood AutoArt property address 17109 Hawthorne Village Parkway, St. Louis County, locator number 23V1300042, amended C8 Plan Commercial District, Town Center Workplace District, thereby allowing amendments to the current governing ordinance to include new permitted uses and authorize other related accessory activities at the subject location proposed use warehouse facility with parking area and also being inclusive of the outdoor storage of equipment and related materials. WB one. Thank you, Mr. Newberry. Mr. Vinich. Thank you, Mr. Chair. Mr. Chair and members of the Planning and Zoning Commission, as you may be aware, at our April meeting, this particular matter was uh presented at public hearing. And at the public hearing, there are a number of comments relating to the current condition of the site, the future conditions of the site under a proposed reszoning, and then finally, the general architecture and design of the proposed building that would house this lawn maintenance business. Many of those questions could not necessarily be answered in the detail necessary to accommodate what I would consider the commission's support of proceeding forward with a information

report with recommendation from the department of planning as an ID. The commissioner was able to gather information from the manufacturer of the building and that information shows some of the changes components that can be added to it to lessen the look of it as a metal building and more as a stick build type. Also, the preliminary development plan has been updated based upon comments that were heard by the petitioner from the public hearing meeting in April. Tonight, the department is just providing that information in advance of the June meeting to have as much time as you need to review it and form any questions you'd like the department to answer between now and then or certainly that night in June. If there are any questions regarding this information and the next steps in the process, the department be glad to answer them at this time. Thank you. All right. Thank you, Mr. Vinich. Are there any questions from the commission? Thank you. All right. Um, seeing none, we'll move on to new business. PZ5-25. Uh, Mr. Vunich. Thank you, Mr. Chair. Mr. Mr. Chair, members of the commission, PZ5-25, Katie Kasein, 818027 Shepard Ridge Road, Wildwood, Missouri 6338, is seeking the review and action of the planning and zoning commission regarding an outdoor game court, pickle ball court, which is proposed to be located on a 3.4 4 acre parcel ground that is situated on the west side of Shepard Road northwest of its intersection with Shepard Ridge Spur. Street address 18027 Shepard Ridge Road, St. Louis County, locator number 21V630113 and zone NU non-urban resident

district. This request is to be reviewed in accordance with chapter 415.090 090 NU non- urban resident district regulations of the city of Wildwood zoning code which establishes standards and requirements for outdoor game courts relating to their considerations by the planning and zoning commission. The proposed outdoor game court constitutes an accessory use to the primary residential activity and is planned to be situated on the west side of the existing single family dwelling. This particular property is located in ward three. All right. Thank you, Mr. Vunich. Mr. Newberry. Thank you, Mr. Chair, Mr. Chair, members of the planning and zoning commission. The department will begin its presentation with a just brief slide presentation of the subject site. Um the site is outlined in red here. Um the aerial image shows that it is located off of um Shephard Road, which I'm trying to highlight with my cursor here. It's to the east of Shephard Road. Um, this is just a closer up view of the property with the topography lines. Here's a sketch site plan. The blue rectangle is the general area of the court um and the retaining walls that form the flat surface um for the court. Um this is a plan view of the court itself. Just a few items to note on the east side are a series of um landscape plantings. Um and then uh the basketball goal is located on the center of the east um length of the court and a proposed light standard on the west um length of the court. This is a combination pickle ball court, basketball court striped to be a pickleball court and the volleys would go north and south um for the pickleball court. Um this is a view standing at the um entrance of the driveway looking to the

south on Shephard Ridge Road. This is standing at the same location looking to the north. And this is standing at a very similar location looking um to the west towards the location of the court that is down the grade um that you see there beyond the beyond the driveway. And then this photograph is standing at the western edge of the court, generally speaking, um looking uh to the east towards the driveway um where the previous photo was taken. And then just a few side shots of the court. This is at the north east corner of the court looking across it. Um and then at the north um sorry southeast corner of the court looking um across the where the court would be created. And that concludes the slideshow presentation. If you just give me a moment. So Mr. Chair and members of the planning and zoning commission, the department has prepared for your consideration a report with recommendation um regarding the proposed outdoor game court. um that was just kind of described with the photograph presentation. As I mentioned, the proposed game court is planned to be striped for pickleball court with a single basketball goal. Um the flat area of the court will be created by a series of retaining walls um of varying heights. None of the walls will exceed six feet in height. And then as I mentioned, there is a proposed light standard uh that is 15 ft in height and has an LED fixture. The department has reviewed the proposed outdoor game court and is recommending that the planning and zoning commission support it but with some additional conditions that are outlined in the report. I'll summarize just a few of them here. Some of the recommended conditions are typical considerations that the the commission takes into consideration uh with any game court while others are specific to the

proposed pickle ball activity. Um so just first a few of the more general u conditions. Um, one of them is that with any type of work like this, we would typically require a um, engineered plan set be prepared um, which would allow the Department of Public Works to conduct a review um, under our grading code as well as any storm water management facilities that might be needed with the um, additional impervious surface. the department would note and it did in its report that the location is the site is located in the Cox Creek wershed. Um the most stressed watershed of our the city's nine wersheds. Um kind of to conclude the more general uh requirements um there are conditions outlined in the report relative to the required landscaping and the lighting being compliant with the city's outdoor lighting code. um as well as the addition of a timer on the lighting to shut off at 9:00 p.m. Um next set of items that the department wants to address um relate to the specific pickle ball activity. Um the department would note that as there's more and more interest in having pickle ball courts like this in residential settings, even on large lots, um there's a better understanding of the noise that is associated with the game of pickle ball. The noise that's associated with pickleball is regularly described as louder at a higher frequency um and a more distinct sound um than typical outdoor game court activity like basketball etc. So with that knowledge uh the department thinks it's important to address and mitigate the sound for the neighboring properties. So we have a set of conditions um in the report regarding that. One of which is the inclusion of a fence or a wall um to serve as a sound barrier um and placed of a height in a placement that would best mitigate the

sound and limit the impact on neighboring properties. We have also recommended that there is incre increased setback of 75 ft for the court um in lie of the typical 30oot side and rear setback in this location. the the location that has been proposed meets that requirement. Um, but we did include it in in the in the recommended action of the commission. Um, and then as I mentioned regarding the light, um, having a shut off time of 9:00 p.m., we've also recommended that there be a curfew established with the pickle ball activity to line up with that 900 p.m. um, curfew. So again, in reviewing uh the proposal for the outdoor game court, the department is recommending that the commission support it um with the set of conditions that are detailed in the report and some of them summarized um in the presentation tonight. And we're available for any questions if you have them. Thank you, Mr. Newberry. So you think that pickle ball creates more sound than say basketball? everything. We did research on this in preparation for this and other previous discussions. Um, and and the research that we conducted identifies the pickle ball noise as being louder from a decibel standpoint. Mh. And the striking of the ball against the paddle creates a higher frequency than typical noise. And there were some communities that do regulate this um type of activity specifically in their code and and they just identify it as kind of a distinct impulsive and can be annoying type sound is is the way it was colloquially described in several instances. I've only played once so I kind of get what you're saying com I I do feel like it's definitely louder than say if you're playing tennis the whiffle ball versus the tennis ball. Um, but I'm just

thinking I I feel like dribbling a basketball is probably could almost be even louder and shooting basketball shots off the backboard. I'm I'm just thinking of one night when my neighbor or some kids were banging on my neighbor's basketball hoop and I could hear it pretty well from inside my house. Um, but if I'll take your word for it, Commissioner Hellfrey. Well, first of all, I I was just curious if the petitioners here if they might want to speak at all. That's up to the chair. Um, if they have want to say anything, the petitioner's representative is here. I saw him walk in. We had a meeting this morning at the property. So, that Mr. Chair, that's at your discretion. Yeah, I'm willing to allow it. No. Okay. Okay. So, I am looking at on the the stuff that you guys gave us, page nine of 36. So, I'm just c because I just am trying to understand just a few things um from the pictures. So, the pickle ball court looks like it's down a little bit lower than the house right in the backyard and it's a little offset from the back of the house. Would that be accurate so far? Yes, ma'am. Okay. So the um the light would the light be closer to the house shining away from the house? Is that the side? Cuz I my northeast, south, and west is all off. So western side of the court, which is away from away from the house and away from the private street. So it's away from the house and it's shining back towards the court onto the court. Yes. Okay. And so they just have to meet a a standard with that. And you're saying 9:00? That is what the department has recommended at. Okay. And then the the trees, this the wall, the sound mitigation, what what does that look like in in your vision? Is it is it a stone wall? Is it

just with shruby? And is it all the way around all four sides or just one side? I think that that something that I failed to mention is that if the commission recommends approval for this tonight, one of the conditions that's mentioned throughout the report is that there would be a site plan review. also. Um so we would um work through those details um and and the commission would have the opportunity to to review those. Got it. Okay. Well, the I am all fine with everything. Uh I would offer to stay till 10:00 instead of 9. Just feel like nobody's in bed at 9, but whatever. That's all. Commissioner Con is can't hear me. Okay. Has work already begun on the course? So, the activity you see at the site today is relates to a septic system that had been approved by the city and has been installed and is in use. And then there's also um a patio area that's being improved substantially um behind the home. Um and the same company is that that has been contracted for the the court has started work on the patio and it's been authorized by the city. Yeah. With regards to noise, my wife and I play pickle ball and the loudest noise is my wife when she misses a shot. Not the sound paddle. Okay. So, the noise really isn't a factor. Just the participants. Okay. Thank you. That's my only comments. Thank you, Mr. Con. If I may, Mr. Chair. Yes, sir. Certainly when the department looks at a proposal and it has some unique characteristics, the department does do research to verify what it's thinking or what it believes might be appropriate to control those characteristics. And as Mr. Newberry mentioned, we did do some research.

There are several communities in the St. Louis County area that manage pickle ball courts in a very similar way. So, this isn't new requirements or new legislation. We're kind of staying close to the edge of the pool because we want to make sure what we require is reasonable. I always fall back on relative to noise that the large lot areas in Wildwood are some of the quietest areas that remain in St. Louis County. And we appreciate the fact that people want to have a range of activities on their properties, but anything that in terms of noise and lighting, those things that go beyond property lines fairly simply, we look at very, very hard. And that's what we're doing here. If we're going to error, we're going to er on the side of being cautious, not necessarily the other way. Thank you. Go ahead. Maybe it's a little bit off the subject, but if you're ever looking for another couple to play pickle ball with, um, my wife and I live on Shepard Road and back up to Shepherd Ridge Road and and we're available just in case you're short of play. Thank you. All right, any other questions or a motion? See, we make a motion based on the department's recommendation. All right. Motion by Mayor Garano. Is there a second? Second by Commissioner Clayton. Um, any further discussion? Seeing none, roll call vote. Commissioner Hilfrey, yes. Commissioner yes. Mr. Clayton, yes. Commissioner Jackson, yes. And don't forget the swear jar. Commissioner Rubis. Yes.

Commissioner. Yeah. All of a sudden I realized that we hid the Zoom screen. Commissioner Deppler. Yes. Chair Batty. Yes. And Mayor Garano. Thank you. Thank you. Option carries. All right. Um, PZ3-99, uh, West County Community Church. Mr. Newberry, a recommendation report of the Department of Planning regarding PZ3-99 West County Community Church, Inu Non-Urban Residence District with the Plan Residential Development Overlay District, PRD, Street address, street address 17770, Mueller Road and St. Louis County, locator number 23W410031, northeast corner of State Route 100 and Mueller Road, which supports the expansion of the current lobby area of at Fellowship of Wildwood's main sanctuary area and other modifications to current improvements to accommodate further additions. Ward one. Thank you, Mr. Newberry, Mr. Vunich. Thank you, Mr. Chair. Mr. Chair, members of the planning and zoning commission, the department has prepared for your consideration tonight a report with recommendation regarding a requested expansion of Fellowship of Wildwood. Fellowship of Wildwood is the new name of West County Community Church. But as you know, once we assign a planning and zoning commission number, that number travels with it regardless of any changes that might come along thereafter. Fellowship of Wildwood is located on the northeast corner of Mueller Road and State Route 100 west of Route 109. It is an approximately 30 acre area that forms the campus of this place of worship. On

the campus of this place of worship is the sanctuary building which contains accessory uses such as offices and others along with a two-story school building, a youth center, and then supporting activities and uses as well, including a storm water retention facility, a lake, a centralized wastewater treatment plant, and a large playground facility in association with the school. It is a very developed site in many ways, but still there is ample area that contains the preserved woodlands and then turf area that is used on occasion for athletic fields. Congregation continues to grow and it the desire of the place of worship to expand their lobby area to add three things. additional meeting space, more space for hospitality, and then additional seating. Along with the expansion to the entry area or lobby, they are also wanting to add a elevator to the existing school building in the vicinity of the existing school building. That footprint of the elevator shaft, the addition to the building is approximately 140 square ft. In the information provided by Fellowship of Wildwood, it is their intent to match the current architecture of the place of worship church as well as the school building that is brick primarily and the colors are to be identical as well. In reviewing the site development plan, the expansions, the two components are well within the buildable area of the site. No encroachment into the

setbacks. There is no change to the parking because again these areas are considered accessory for the primary use and that's the sanctuary seating and there are no changes to the access driveway that forms a circle. All in all, they're basically taking existing flat work and adding a building onto it. And so from the perspective of the department, it is compliant to the governing DRD, planned residential development overlay district, as well as the design criteria relative to the existing improvements that were authorized many, many years ago. So tonight you have a favorable recommendation relative to this requested expansion. I would conclude by saying this is scheduled before the architectural review board for this coming Thursday night, May 7th. And they will take a look at the architecture and we'll be able to ask questions about the site development plan based upon tonight's presentation and discussion and action. Again, if there are any questions or comments, Mr. Newberry and I are available to respond to them. Thank you. Thank you, Mr. Vunich. Any discussion or a motion? Commissioner Con? Yeah, with the expansion, kind of impact does that have on the parking ratio? Well, again when the parking ratio was calculated, we worked first and foremost from the number of seats in the sanctuary or the worship space. That is the primary determinant of parking associated with the site. When they did the twostory classroom building, we discussed how does that impact the parking. But as you know, most places of worship meet on Sunday. School is not in

session. So again we fell back to the place of worship. They have parked the facility for 500 seats. So there's ample parking and this additional expansion particularly just for the entry area appears to have no impact. Thank you. What is the is it number like one spot for two, three, four seats? Actually it's one space for every four seats. If there aren't seats per se, but there are seats in this particular situation, it's pew length. Okay. Yeah. Thank you, Mayor Garano. Yeah. And familiar with their parking lot. They have a lot of parking because it also goes around the back of the building. So, uh even when they have school events, they can accommodate it. Uh I'm happy to make a motion proceed with the department's recommendation. Okay. Thank you, Mayor Gardano. Second by Commissioner Hillefrey. Um, Commissioner Rubis, were you just throwing a second? Okay. Any other discussion? All right. Seeing none, roll call vote. Council member Con. Yes. Excuse me. I said council member. That's I don't normally misspe like that. Um, Commissioner, thanks for putting up with me. Um, Commissioner Clayton. Yes. Commissioner Deppler, yes. Thank you. Commissioner Jackson, yes. Commissioner Rubis, yes. Commissioner Hilfrey, yes. Chair Batty, yes. And Mayor Gitano, yes. Thank you. Motion carries. Thank you. All right. Um, next up, uh, the Highway 100 improvements. Mr. Newberry. A recommendation report from

the department of planning and public works on a 2025 capital improvement program project which is the construction of a state route 100 improvements inclusive of several J and left turn lanes on this arterial roadway that is maintained by the Missouri department of transportation MODOT which must be considered and acted upon by the planning and zoning commission per state statute that stipulates such review processes for municipalities with the master plan and exercises its allowable zoning authority wards one and six. Thank you Mr. Newberry. Mr. Vunich. Thank you, Mr. Chair. Before the department begins its presentation, Mr. Newberry would bring Mr. Brown onto screen. Thank you, Mr. Chair and members of the Planning and Zoning Commission. A report with recommendation has been prepared for your consideration tonight regarding a set of improvements to State Route 100. As you are aware, State Route 100 is maintained by the state of Missouri via the Missouri Department of Transportation and in many instances is the only limited access design roadway in the city of Wildwood, principally from the eastern edge of Wildwood, where it meets the city limits of Ellisville to approximately State Highway T. As part of the improvement many many years ago in the 1980s, access was purchased by the state to limit the number of curb cuts that could enter and exit the rightway area. South and west of State Highway T, State Route 100 is a two-lane roadway with shoulders and limited storm water management facilities. It is in many instances the most traveled road in all of Wildwood. Provides not only access to local homes, businesses and etc. But also acts as a

crosscount arterial, meaning people use it to head west Franklin County and beyond and the opposite direction depending on time of day. This particular matter has been front and center for our director of public works, Rick Rick Brown, and the Department of Public Works for many years. Projects involving the state of Missouri, particularly ones that are receiving federal funding through the efforts of the city of Wildwood, take many years to come to fruition. Part of the intent of these improvements is primarily safety. as speeds have increased across the board regardless of posted speed limits and the amount of traffic has increased over time as well. Certain intersections designed for a rural community may no longer be appropriate and those include Pond Road, Route 100, State Highway T, and Route 100. Also, many of our residents that live south and west of State Highway T and in this intersection with the arterial roadway have experienced problems in times when trying to make a lefthand turn and people are coming very close to rear ending them or they drive on the shoulder around them at high rates of speed. can be very unsettling if you're sitting there waiting for the oncoming traffic to clear so you can turn and you see someone traveling at a high rate of speed, apparently not slowing down enough to make you feel comfortable. All of these things led to the decision of city council to proceed forward with improvements to route 100. Two J turn two J turn locations are proposed. Those are the intersections I referenced. And then there is a grouping

of left turn lanes that will be added from approximately state highway T route 100 intersection to the Franklin County line. All of these are being funded in part by the state of Missouri through federal dollars and the city of Wildwood. It is a project long coming and along with the project the roadway which hasn't been in surface for many many many years will also be improved in that regard. The department would note that preliminary work has begun. It apologizes to the commission for bringing the report a little tardy, but again, things have been moving fast over the course of the last 5 months or so. And unfortunately, we weren't as moving as fast as them. With that, I'll conclude and then I'll ask Mr. Brown or Mr. Lee, our city administrator, if they'd like to add anything to the presentation provided by the department. But we are supporting these plans and believe it's a good project and will improve safety and save lives. Thank you. Thank you, Mr. Vinich. Um, Mr. Lee, Mr. Brown, do you have anything to add? Uh, with your permission, Chair, I can uh I'll let Mr. Brown, you know, speak to this since he is our city engineer. But, um, I would just concur with the these improvements are going to save lives. the uh highest fatality area the intersection anyways uh for the city and you know nonetheless the reasoning of how it happened uh is that intersection at pond and highway 100. So um adding these J turns there was a study that kind of kicked this whole uh thing off back at University of Missouri. It showed with the addition of J turns you can decrease fatal crashes by about 54%. Rick can correct me if I'm wrong, but u

that data is actually uh after some research on my own own part um in states like Wisconsin, Minnesota, some of the northern states, they've really implemented these J turns um as a you know where you're really meeting rural and non-rural areas of um you know the communities and the same statistics show across the board when you have these crossovers uh that are on highspeed ra uh roadways especially with 100 when you're going westbound. That typically see, you know, just per the police department, that's when people start to speed a little bit as they're heading to Franklin County. So, adding these J turns is specifically going to help the individuals coming off Pond Road and Highway T, you know, effectively get onto the road and make a uh make a turn. The left turn lanes, I think, speak for themselves. You're taking a roadway that you're stopping practically in traffic to make that left and you're now getting into a dedicated lane. So overall, these are great safety improvements. They're anticipated to be done this year. Um they've already started that preliminary work, which the only thing is we wish we got this report to you a little bit sooner, but other than that, um at least from the department administration side, we fully support this project. Rick, if you want to add anything. Um thank you, city admin. The only thing I would mention is this both these projects, we tend to look at them as Wildwood projects. They're Baldwood and Mod projects. They have been around since 2021. We applied for cost share program funding for both of these these improvement projects, the left turn lanes and the J turn. So they originated from a study that MDOT had done um around 2020 or thereabouts. We applied for cost share funds. So it's a MDOT and Wildwood project for both of these two improvements, the left turns and the J turns.

Thank you, Mr. Brown and Mr. Lee. Mayor Gan. Yeah, I will uh just add to that a lot of this work is being done because of the voice of our residents uh for those that live in those areas uh that have expressed concerns with the safety especially if they live in those areas there. So, a lot of feedback took place. We had an open house where we uh presented these plans and they provided their input and that even that input was included in the final product here. And then also um you know another big reason why we are doing this is because we have seen some serious accidents uh with some serious injuries in these areas. So between the feedback from the residents, the council members that represent uh the area, the areas that are impacted, uh this project is one that is greatly endorsed by the city uh to move forward. So uh with that, I'll go ahead and make a motion for the recommendation as well as noted by the department. All right. Thank you, mayor. Is there a second? Second by Commissioner Helfrey. Um, so I do have one do what? I saw Sorry, I saw her first. Um, but I I do have one concern, especially at Pond Road. Pond Road is heavily traveled by cyclists. And I have a concern that they may not be able to get across that intersection very easily after this is done. Are can there be anything done to keep a little path there so that they can get across

the road with without having to swerve around traffic? I'll defer to Mr. Brown. I can answer that to Oh. Oh, I Mr. Brown. Yeah, I think Mr. Lee's aware as well, but we we were aware of this concern early on um Mr. Batty. And so we did add a break wide enough such that the cyclist can get through at Pond Road and I believe at Route T as well. So we were we aware of the concern and and we did our best to address it. Okay. That's what that's what I wanted to make sure of. I just didn't want to was hoping that it wouldn't be a like a ditch graded in there in the middle after this is all said and done. So if if I'm good with it if you'll keep that path through there on both of those part of the plan sets. Okay. I I was trying to get it up and it was taken forever. So, Commissioner Rubis, in addition to the resurfacing of the roadway, are the shoulders going to be reconstructed, too? That is my understanding, but I'll defer to Mr. Brown, our expert. Well, I think Thank you, Joe. the U plans for the most of the um project essentially are going to overlay the shoulders by and large. Um obviously where we're doing the widening work, they're going to replace them in kind or remove them and replace them. So through the left turn lanes through the J turn areas um where we're doing widening work they'll be removed entirely. But elsewhere I believe they are being resurfaced overlaid with additional asphalt. Yeah. because a lot of the shoulders at least in Wildwood proper proper is they're crumbling and and I if you just overlay it I I I don't think that's

Yeah, they've gotten really bad the last two or three years. Um I think Mr. Lee, our city administrator, has said at one point that this may be the first major maintenance of Route 100 since it was constructed back in the 80s. This is definitely Yep. Sorry, Rick. Oh, go ahead. I was just going to say they did a little bit a few years ago and I think they may have maintained the shoulders a little bit, but it's just been the concrete patches that I've Yeah, Mr. Lee. Oh, it's just with your permission, Chair. Go ahead. Yeah. And Rick can correct me if I'm wrong, but I believe this is the largest uh capital project taking place on our stretch of Route 100 since when it was created back in the uh the late 70s. So that's what that's what that stat's coming from. But it's just the largest project. They've done some just touch-up work, but when it comes to actually doing the entirety of the road and adding in these safety improvements, I don't think anything like this has been done since its construction. Yeah, I I would believe that that concrete's looking old. If you're if you're fire resurfacing dates to about 2005. Okay. Um, all right. And then on the turn lanes, where they're putting in the turn lanes, are they going to widen the shoulders there also? The shoulders will be adjusted to accommodate the turn lanes. Okay. But in terms of wides, my my review of the plans indicate they'll be that standard width as is, but just adjusted so as to like if I mean all all I'm saying is that if the if it's a 10ft shoulder now, not saying it is or it isn't, but where they have the turn lanes, will there still be a 10-ft shoulder? That's my understanding of the review of the plans is it'll retain its current size or width. Mr. Brown. Am I saying that

correctly or I read the plans wrong, which is always a possibility, Joe? I believe that's correct. Yeah. Okay. Thank you. Thank I'm just I'm looking out for cyclist safety here because I know the road's well used. Certainly. And I would always caution cyclists on Route 100. Speed on that particular stretch of the highway doesn't leave much room for error. You know, I realize that, but I'm maybe I give too much confidence in the ability of this motorist to stay between the white and yellow line. Having that short wide shoulder, they can be going as fast as they want and it doesn't bother me usually. Well, Mr. Dubberry and I frequent Interstate 44, and we can probably tell you some stories about how hard it is to stay between those white lines. Yeah. I you know I I was driving to Nashville this weekend and I there were a few semis I'm like man he is swerving out there. Yeah. But okay. Um anyone think we can do a roll call vote at this point? Um go ahead traffic. Commissioner Clayton. Yes. Commissioner Dler. Yes. Commissioner Jackson. Yes. Commissioner Rubis. Yes. Commissioner Hry. Yes. Commissioner Conn. Yes. Chair Batty. Yes. And Mayor Garitano. Yes. Thank you. Right. Thanks everyone. All right. Um, next on the agenda, um, PZ 2627 and 28-23. Mr. Newberry. A recommendation report prepared by the site plan subcommittee for the planning and zoning commission regarding the site development plan package and related items for PZ 26 27 and 28-23 Fischer and Fractal Custom Homes LLC care of Christ 695 Trade Center Boulevard sweet 200

Chesterfield Missouri 63005 R4 7500T residence district town center neighborhood general district with a planned residential development overlay district PRD northeast corner of state route 100 and state route 109 St. Louis County locator numbers to our website. Oops. single family. Thank you, Mr. Newberry. Mr. Vunich, thank you again, Mr. Chair. Mr. Chair, members of the planning and zoning commission, the site plan subcommittee of the planning and zoning commission has authorized the preparation of a final recommendation report regarding this particular site development plan and related components. The related components as referenced in the report include the public space plan, the landscaping plan, the lighting plan, and a number of different reports relative to the geotechnical condition of the property, a traffic study, a phase one environmental environmental assessment, and then finally the required storm water pollution prevention plan. It's a comprehensive submitt from Fiser Frick Hill relative to this 8 plus acre site. The site plan subcommittee held its discussion on April 7th at the last meeting of the planning and zoning commission and at the conclusion of that meeting recommended a favorable

recommendation be prepared by the department of planning for presentation tonight. As was read into the record by Mr. Newberry. The 8 acre site will accommodate up to 30 home sites. 30 home sites are shown. The majority of those home sites and dwellings will match the type that has been constructed and occupied in village E of the villages at Brightley. Those are more of the villa types with maintenance shared by the homeowners association, not necessarily the individual property owners. The lots are generally smaller in size than the remainder of the four villages and villages of Bright Leaf. But again, there's an intended demographic or population that's um these are being provided for. The city council reduced the overall lot count from their recommended amount of 34 to 30. And in response to that reduction, there are a set of lots, those that abut the proposed retention basin lake, and those will be larger lots, wider in width, and accommodate a more craftsmanstyle type of house. So, there'll be two types or two distinct designs in terms of housing. Craftsmanstyle houses renderings were provided to the department as we discussed this change and they are very attractive and appealing. All of those will go through the city's architectural review board at a future date. The department would note that this particular site is designated in neighborhood general. Since the inception of the town center plan to 2018, it was intended to be commercial. However, improvements to Route 109 eliminated potential access off of that state arterial, requiring now any

commercial traffic to enter into a residential area. Therefore, the town center update team recommended that it be neighborhood general and this particular design and type of use is consistent with that designation. In the report, the department goes over the key characteristics of the project. some of which I've summarized. But ultimately in the report based upon the site plan subcommittee's discussion department has prepared a favorable recommendation. That recommendation is premised on compliance to the governing plan residential development overlay district, the PRD, and design criteria set forth for any type of residential subdivision, both in the design criteria manual and the city's subdivision and development regulations. It is important to note that other service providers that being the fire district, Missouri Department of Transportation along with the utilities have all submitted letters of service or support. It is also important to note a key component of many of our discussions relating to town center residential projects. There are 24 additional spaces beyond the four that are provided for each dwelling unit. Those 24 additional parking spaces are provided by the mailbox clusters and on one side of the street. The street is the minimum 26.1 ft in width. The landscaping component that is provided by the developer for this particular site has been described by the department as engaging and there are strategic placements of the landscaping around the perimeter to help screen from the two roadways as well as provide privacy along the rear of the lots

particularly those abuing the lake from the trail system that it that is nearby. The demand storm water management plan is a vast improvement over stack bio retention. We salute Fisher Fryto for doing a water feature which will add an aesthetic feature as well. The department would also note that the public space plan inter in integrates this particular project into the budding trail system of the cities along route 100 and route 109 but also provides sidewalks into the villages of Brightleaf and Taylor Road extension. It is an interconnected development. And finally, through some negotiations, Fischer FTL is considering making improvements to Taylor Road extension north of their site offsite, and that will be considered by our city council, I believe, on May 14th. All in all, the department finds the plan to be compliant to the governing ordinance that's sight specific to it. That all of the utilities and service agencies have reviewed the plan and provided comments which have been addressed. And from the standpoint of the underlying regulations for land use in the city, the plan complies. Therefore, tonight in support of the subcommittee's direction, Department of Planning is recommending approval of the package. If there are any questions or comments regarding the report prepared for the site plan subcommittee, Mr. Newberry, Mr. Brown, and I would be glad to answer them at this time. Thank you, Mr. Vich. Any discussion or a motion? Commissioner is You said that the developer is

considering the improvements to Taylor Road connecting to 109. What What does that mean considering? Well, improvements to Taylor load extension along the frontage of the subject site are required. Those will be done and they'll match what's across the street as part of Billy G. off-site improvements. the department via the and being now the city council have offered traffic generation assessment fee credits because as you know once you head or once you drive north of this particular area becomes more of a rural road and the reason I say is considering there is a development agreement that's in formulation um ultimately that's a decision of city council so I don't want to say they are until city council act Okay. And then one other question. Is the fountain lighted? Um, is the fountain according to Mr. Dance from Fisher FTL? Yes, it will be lit. All right. Commissioner Helffrey. Well, just as an aside, one of the questions that came up from one of the people that lived on Gala Road at the last meeting was that we discussed this was where the construction traffic was going to come. So, is it going to come off of Benchester and Taylor or is it going to come off of Taylor and 109? The ordinance requires that route 109 be the primary construction route to Taylor Road extension and then the temporary parking and access area to the site would be to the north end, not to the south end. So, the intent is to keep construction traffic out of the villages at Brightley. So, then Okay. So, let's follow the logic. And maybe I'm making this too difficult, but it seems to me that you just said this was a rural road and we have people

that act that live on that part of the road that's rural and now we're saying that's where all the construction traffic's going to be and that's where the parking's going to be. It seems to me that that could be problematic. I call it a rural road because it's a minimum two lanes of width. Um, at least on a the west portion of it, there's no sidewalk. There are limited storm water facilities on the east side, the development side, which includes Sandalwood Creek condominiums and Hickory Manor. So, it's not a true rural road, but it is not necessarily like Taylor Road Extension. What I would say is bringing the construction traffic through Taylor Road extension in the villages at Brightleaf that requires them to maneuver two roundabouts, two speed humps, and obviously be truly in a residential setting. Sandalwood Creek has homes that side to Taylor Road Extension. there is one existing home that faces it and then all of the ones at Hickory Manor back to it. So from the standpoint of the impact, the department measured the impact and felt it was lesser from Route 109 south versus from Route 100 through the villages of Brightley. Well, so I'm not I'm not stating that this that the city didn't look at that. All I'm bringing to the attention of everyone is that there is a house there. It is a very narrow road and this man felt enough to come in front of this group and say, "Hey, don't forget me." So, all I would ask is that when they do this is that they are very, very mindful of this man's property and the fact that he can get in and out and that no damage is done and and that they're mindful. you know, I mean, that's I'm just addressing it because he did and I feel like that's just fair to say that for him. And so I I'll make a motion if

there hasn't been one to approve this as the city's recommended. But I just wanted to address that because that homeowner felt the need to to bring it to our attention and the department appreciates that. Part of the storm water pollution prevention plan is Fisher Fuel will have to provide dedicated off- streetet parking for construction employees. They also have to provide a washdown area. So if vehicles do come into the site and it's muddy, they don't leave the site with mud. And as we found in villages at Brightleaf, Fisher Frictel does a good job of coming at the end of the day to make sure that the streets are clear. The additional traffic certainly it's a concern, but um we can't access off Route 109. We can't access off Route 100. So we're left with two options. And this seemed the least impactful of those two. The north edge is the shorter travel distance from the highways. So, good point. Thank you. Yeah. Uh, Mayor Gerano, director Vunage, could you uh speak to um during the development uh construction that is taking place, what uh kind of perimeter edge treatment will they uh do as far as trying to, you know, preserve at least or, you know, maintain the aesthetic of the area during that construction. I I've spoken with you before that I've seen some practices um in in other areas where they do a little bit more focus on some of the landscaping around the perimeter um so as to while the construction's taking place uh it it does help provide some a bit of a transition. Is there anything like that here? Well, the good news is that the

best buffer of woodlands is the set of trees that are in the public rightway, Route 100, Route 109. They will not be disturbed as any component of this project. The tree preservation plan shows the woodland areas, particularly on the north tip and some along what I would consider the southern boundary being retained. In terms of the sequencing of new landscaping, I think from the perspective of Fisher Fryto, it would probably work from west to east, meaning from the retention detention area to the to the roadway. I would probably suggest in this instance roadway is going to be the construction access. So that may be the last of the bunch. I can again Mr. against is here if he has any thoughts with the chair's permission I'll yield the podium it's a good question and deserves the best answer sure thank you on that I think what I've again the reason I bring it up is is that I I've seen this uh in other areas and kind of saw this and thought maybe we need to do a little bit more that inwood where you know you see a new subdivision going up but they'll they'll kind of have the perimeter already starting to look Nice. So that at least it um it it does provide a better aesthetic appeal. So uh but Joe, I think you answered the part about the trees. So that's helpful there. Uh good evening, chair, mayor, members of the commission. Uh my name is Chris Dance with Fisher and Bitchell. Um yeah, actually since the initial meeting that we had on this property uh with the DZRC, it's been um common concern terms of the perimeter and the landscape and sort of the visibility of that corner um from from both highways. So the

landscape plan is up now. You can see it's it's a very robust plan. um that is all the circles and so forth that you see are all new landscaping that we're installing. But as Joe mentioned, the tree mass that is really older, more established tree mass is all in the public rights of way. And those are areas that are not even part of our property. We won't be uh entering those areas whatsoever. There is a lot of um what do you call it? Second growth that was on this property. You know, St. Luke's has owned it for a long time. At one point, the highway went through this property before they built the overpass. So, there's a lot of um invasive Bradford pear type trees and other stuff that's in internal to the site that really isn't stuff that, you know, is necessary to be maintained. Um, but there, you know, anywhere around the trails, we're being very sensitive. any areas that we are removing, we're rebuilding with buffers to both buffer the trail, but also buffer noise and and uh visibility of the property. So, I think as Joe mentioned, everything that's on the point part of the property, we'll we will develop and then um reveate and landscape and then the housing will pretty much be up towards Taylor Road. So, um, and I'm not sure if that completely answers your question, but we can certainly be sensitive to how we're doing that. Um, you know, obviously when you build the the lake area, that will probably be the most visible uh activity that we have. Um, and, you know, we'll move through that and and try to reestablish those slopes with vegetation as quickly as possible. Okay. Thank you. All right. And I believe we're still looking for a second on Commissioner Hry's seconded by I'll give it to you, Miss Commissioner Rubis.

Any further discussion? All right, seeing none, roll call vote. Commissioner Jackson, yes. Commissioner Rubis, yes. Commissioner Hoffrey, yes. Commissioner Conn, yes. Commissioner Clayton, yes. Commissioner Deppler, yes. Chair Batty, yes. And Mayor Gitano, yes. All right. Motion carries. Thank you. And All right. So, an update schedule for the review and consideration of the master plan. Um, Mr. Vunich. Thank you, Mr. Chair. Mr. Chair, members of the planning and zoning commission. I'm sure as you are aware from our first set of meetings relative to the citizens oversight group for the master plan 2026 talked a lot about the history of the document the um next steps relative to the update and then finally the public input survey and the results from that survey. In preparing for the update of the master plan, Department of Planning started discussions relative to the process with the planning and parks committee of city council in the fall of 2024. And as part of that discussion, the department acknowledged that the past two updates 2006 and 2016, the technology that's available now and the software programs that also can complement that technology were not available. So it was the department's hope as well as I believe the council committee that we could engage that technology the programming and make this particular update in 2026 a little more engaging than just paper and pencil so

to speak. As we found in the first set of meetings that 23 individuals plus four staff members plus facilitator plus plus it's a large group and we're not managing our time as well as I had hoped. We now will have our May meeting and start our first element which is a little too concerning to the department of planning. The reason the department is presenting this to the planning and zoning commission tonight is that under state statute, you are the authority that adopts the city's master plan. It's forwarded from your adoption to the city council for endorsement and ratification, but ultimately you're the authority in regards to the first action and the action the state of Missouri recognizes this is its adoption. And so the department just wanted to go through a list of five items that it intends to address by the next meeting which is May 13th. And the first is we will be excluding the post-it note component. And we just felt that it would be great to get initial impressions from members, but it's taking much too long and not rendering information that really seems to be beneficial to the process. We also will eliminate the videos that were anticipated. We did one at the last meeting on the environment, the environmental element, the environment of Wildwood. Again, it took a great deal of time to prepare that video with our consultant, Silver Tablet Marketing. It took Miss Ripto, Mr. Newberry, Miss Keith, and myself time to review it. And for the most part, I thought it was well done, but there wasn't much comment

about it at all. Third, the intent is to kind of change the management structure of the meeting. Obviously, with the chair and vice chair, the department believes very strongly it's their role to manage the meeting. We're going to ensure that Mr. Routen and Mr. Loyal have that opportunity more so than in the past. And lastly, we are going to limit the agenda items. So you'll see a very different looking agenda in terms of the next steps and it'll focus almost entirely on reviewing an element if it's been completed at the previous meeting and then doing a new element and then just listing the next element that will be for consideration by the oversight group. Um it's difficult to mention these because the department's responsible for meeting function and the productivity associated with them. So I will apologize to the group next week that we've for all intents and purposes not achieved the goals that we had set out for at our January meeting. But it is the intent of the department to do its best to conclude this process as promised by the end of December 2025 and have an updated master plan to the planning and zoning commission and city council in early 2026. Again, it is being presented to you tonight because you are the ultimate authority and I think it's only fair that you understand the direction the department would like to go relative to the meetings. And certainly if you feel strongly that any of the four items should be retained, we can have that discussion. But otherwise, if you're supportive, you will see it implemented on May 13th. And with that, I will conclude. And if there are any questions or comments regarding the

memorandum and its content department, be glad to answer them at this time. Thank you. Thank you, Mr. Roach. Any questions? Thank you all. All right. Thank you. All right. Um motion to adjurnn. Motion by Commissioner Clayton. Um seconded by Commissioner Helffrey. All those in favor say I. I. Any opposed? Any abstain? All right. Have a good night everyone.