Planning and Zoning Meeting - Regular Meeting

Mute all electronic devices, including cell phones. Also, at this time, I would invite each of you to stand with me for the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Thank you. Applications for resoning requests will be heard during tonight's meeting and the commission will vote on those applications and make a recommendation to the county council. Public comment should be limited to three minutes per person for the sake of time. We will ask the public not to repeat previous testimony. If you're planning to speak, please fill out one of our speaker cards which are located over here um and return them to uh Miss Hayes uh here at this desk. Uh applications will then be uh scheduled to be introduced before the county council at the Monday, June 9th, 2025 county council meeting. Applications for preliminary plats heard during tonight's meeting will be voted on by the planning and zoning commission during the meeting. The vote on preliminary plat is final. Only a recommend recommendation for denial of a preliminary plat will be heard before the county council at their June 9th 2025 meeting. The following documents are introduced as a matter of record for this evening's public hearing and regular meeting of the planning and zoning commission. Those documents are the unified development ordinance of St. Charles County, including zoning maps, the year 2030 master plan for St. Charles County, which includes the year 2030 future land use plan map, and the rules of order and procedure for the

planning and zoning commission as adopted by resolution 21-01. I see we have a quorum. Is there a motion to open a meeting? Is there a second? Second. Uh motion been made and seconded to open a meeting. All in favor sign I. I. I. Okay, we're in business. A little brief rundown is how we conduct the meeting. Uh I read into the record the application. Uh and then I will ask the staff uh for their report uh regarding the application. Uh the members of the commission may or may not have questions at that time. Uh then we'll ask the applicant to come forward and present their application, answer any questions that members of the commission uh may have. Uh then we will open the public hearing. Okay. Uh if you're going to speak, I said already, fill out one of our cards. But with the public hearing, I have to swear you in. Okay. uh in the public uh during part of the public hearing. Uh once uh the public hearing is closed uh then we will ask the ask the applicant to come back and address any issues that may have come about during the public hearing. Okay. But once the public hearing is closed uh unless there's a request by a member of the commission, we'll take uh no more comments from from the the the public. Um and then after that uh we will um consider the application and we'll vote. Uh so that's sort of a rundown of how uh how this meeting is is operated. So the first item uh on there's no changes to the agenda. So the first item is a zoning map amendment request located at 3150 and 3152 highway T. This is application RZ25-04. The property owners are Pintel

Properties LLC uh which is 3150 Highway T and English Square Residence Building LLC which is 3152 Highway T. The applicants are Pintel Properties Greg Faren and Joseph Faren and English Square Residence Building LLC Dustin English. The current zoning is C1 Neighborhood Commercial District. The proposed zoning is C2 general commercial district. Uh the 2030 master plan recommends commercial land uses. The reasonzoning would be 1.77 acres which consists of the two parcels. The location is 3150 and 3152 highway T located on the north side of the intersection of Highway D and Highway T. One. Uh this is one mile east of the Warren County line. This is located in council district 2. staff. Good evening everybody. Purpose of this uh application is the reasonzoning of two adjacent parcels totaling 1.77 acres from C1 Neighborhood Commercial District to C2 general commercial district. As you said, the location intersection of Highway T and Highway D, one mile east of the Warren County line. Um the two adjacent parcels are 3150 and 3152 Highway T. Letters were sent to the land owners in a thousand foot radius around the subject parcels. Um and agencies were notified, fire districts, school districts, and um utility agencies. Um zero responses for this application. Um this area of the county is southwest county. This little node is kind of like a small rural commercial node here. Um the subject parcel is 3150 Highway T. Centerfield's convenience store um that was constructed in 1982. and TND Tavern is a 3152 highway T and that was constructed in 1936. These

parcels have actually been zoned commercial since the inception of zoning uh from the county since uh 1959. Um interesting about these two parcels is the larger 80acre parcel that wraps around the subject parcels on the three sides. This parcel here was reszoned from agricultural district to C2 general commercial district back September 2023 with a conditional use permit that was associated with it for an outdoor storage yard that um no developments happened u still remains an open field. The applicant's intent, as staff understands, is to purchase some of this land that zone C2 to the north of these subject parcels to um u build additional parking, which I'm sure maybe they can discuss more when they come up. Um some quick analysis on why the resoning is not anticipated to cause land use conflicts per per staff. The permitted and conditional land uses would be consistent while having uniform C2 zoning north of this intersection. Um the area surrounding this uh commercial nodes largely undeveloped. So there's only a few neighbors mostly cultivated farm plots and a few um commercial low commercial uses. Um forgot to mention the little auto repair shop to the south there of the intersection is the other commercial use. Um limited utilities at this intersection. So no public sewers which really prohibits um the intensity and scale of the commercial uses that can be built here at this time. And lastly, the lack of parcel depth with these parcels um also inhibits the intensity and scale of any commercial development when you think about accommodating the need for sewage systems and drainage fields that would have to be put on this uh on these parcels. Um as uh as you said, the master plan u future land use plan within the county's master plan recommends commercial land uses. Although note that the master plan does

not differentiate between commercial uses, but does recommend commercial uses here at um at this intersection here in these two subject parcels. Um for this uh resoning application, staff recommends approval. Any questions for staff? I have I have one. If we put these two parcels together, will we have the problem that we've had like a month or two months ago with adjoining streets or the um where was that? Um are you talking about access dwelling? What's that? Dwell d Yeah. Okay. Highway in highway in the way I understand it, they're just doing the application under they're they're not combining. They're just applying under the same application. Okay. So, we're not joining. We're just taking both lots and changing, right? Yeah. I mean, if they just don't want their lots to be split zoned if they buy some land from that C2 parcel to the north, then we'd have a situation where we got two C1 and C2 parcels that are It'd be kind of a split zone situation. So, Okay. Yep. Uh, we'll ask the applicant to come forward. Please raise your right hand. Do you solemnly swear or affirm that you'll tell the truth, the whole truth, and nothing but the truth in these proceedings and the pains and penalties of perjury? I do. Please state your names and address for the record. Uh Greg Faren with uh Pentel Properties, 3150 Highway Toristell, Missouri 63348. Okay. And uh my name is Dustin English. Um, I am at address uh one or excuse me 3152 highway T. Um, and that's off at intersection of TND. Okay. Is there Go ahead. Yeah, I

was uh going to follow up. Uh the main reason was to change the zoning from C1 to C2 because of the adjacent land that is uh undeveloped and with the hopes of purchasing additional acreage to make it three acres to also move our septic because of the there's no utilities out there and expand it and upgrade that. And that's the main reason for the 3150 highway T currently oper operates as a gas station convenience store and there's really no changes to you know as far as the business. Uh it's just mainly just trying to upgrade some areas. Okay. Parking and septic etc. Okay. Do you I just second that you know. So okay I'm just Yep. Yes sir. Any questions for the applicants? Hearing none. Thank you. Okay, second. We will now open the public hearing for RZ25-04. Anyone wishing to speak? Do you solemnly swear or affirm that you tell the truth, the whole truth, and nothing but the truth in these proceedings or the pains and penalties of perjury? Yes, I do. Please state your name and address for the record. Thank you very much, Mr. Chairman, members of the commission. My name is Ry C AC ACD Doof, County Public Advocate. Um, this resoning is for a use of a current gas station, convenience store, and a tavern. Uh, it appears that they want to uh purchase additional land to expand their parking lot. Um, and they're asking to go to a uh C2 uh commercial district. Um it aligns with our 2030 future comprehensive and uh future land use plan and map. The recommendation of the staff is to approve and my recommendation is it has

little to no impact on the neighborhood um um of changing the uh zoning. It has little change in consequences and therefore ask for unanimous approval of a recommendation of the county council by the planning and zoning commission. Thank you, Mr. Chairman. Thank you. Anyone else wishing to speak regarding RZ25-04? Anyone? Seeing no one, we'll close the public hearing and bring this back to the commission. Anyone have any questions for the applicants? Any questions for staff? Uh the chair will entertain a motion to approve RZ25-04, which is uh changing the current zoning of 3150 highway T and 3152 highway T from C1 uh neighborhood commercial district to C2 general commercial district. Is there a motion? So moved. Mr. Shell made the motion. Is there a second? Second. Mr. made the second. Miss Bar, how do you vote? Yes. Uh, Mr. Trump, yes. Mr. Shell, yes. Uh, Miss Kushner, yes. Mr. Baker, yes. Uh, and Mr. Cornwell, yes. And I vote yes. That application passes. Uh, next on our agenda is zoning map amendment request located at uh, 3216 Highway Z. This is application RZ25-05. Property owner is Douglas David Hollander rev revoke re revocable living trust. Uh applicant is Bax Engineering. The current zoning is a agricultural district. The proposed zoning is RR single family residential district minimum 3acre lots. The 2030 master plan recommends rural residential land uses. Uh the reszoning area is

52.146 acres. Uh the location is 3216 Highway Z located on the east side of Highway Z at the intersection of Dyer Road. This is also located in council district 2. Staff. All right. The purpose of this application is the reszoning of five adjacent parcels totaling 52.146 acres from a agricultural district to rural residential single family residential district with the intent to develop a 15 lot subdivision. Um per application PE2 TAC06 which will be heard today. Um that plat that's been submitted is consistent with rural residential zoning. The location is 3216 Highway Z. We're just on the east side of Highway Z and the intersection of Dyer Road. Notification letters were sent out. This is a 2,000 ft radius that the notification letters were sent out. Um 146 of them. Um all agencies were notified, school, fire, fire district um and all utility agencies. Zero responses for this um uh resoning application. Um as the parcel stand uh zoned agriculturally um the applicant has the ability to um go through the minor subdivision process with five acre lots that would be staff reviewed and uh staff approved. Um the rural residential zoning will decrease that 5acre minimum lot size to three acres and then would require the the platting process and planning and zoning uh commission approval. Um it also requires uh streets built to county standards as well. when you go through the platting process. Um the rural rural residential zoning kind of prohibits a lot of the agricultural land uses um except for horses and private stables and cultivated plots are still still allowed in the zoning. Um

the surrounding land use um if you take that 2,000 ft radius um there's 146 parcels that range from 1 acre to 75 acres with the median parcel size being around 3.3 acres. So, showing that this kind of rural residential development fits within that that pattern. Um, if you draw a mile uh circle, you'll find a couple threeacre subdivisions already out here. New Millie Lake Estates platted in 1978 has 26 lots totaling 93 acres. It has a median lot size of 3.07 acres to most recently in 2023. Saxony Ridge, which is just southeast of high down Highway Z about a mile. 28 lots, median lot size of 3.01 01 acres totaling 95.9 acres and that reszoning was from agricultural to rural residential. Um the thoroughfare plan kind of confusing here. Um there's a con if it's easier to show on a graphic but trying to connect Deer Road to Dire Road um and Hopewell across these uh these subject parcels. I don't know if you can pull that up but Okay. So, you can see kind of that east west connection there. Um, Deer Road connecting Hopewell and Highway Z there. So, those are the subject parcels right around there. And you can see how Cedar Lane goes east west all the way to Hopewell at the very end to the right of that screen there. So you can kind of see how this um this development plays into the um to the thoroughfare plan. Um utilities um for water, public water supply district 2 will serve this area and on-site wastewater treatment treatment systems for sewer. Um the future land use plan for the county master plan recommends

rural residential land uses for this for these subject parcels here and um staff believes it complements the existing development patterns within the area for this resoning application. Staff recommends approval. Any questions for [Music] staff? Hearing now we'll ask the applicants to come forward. Do you solemnly swear or affirm that you'll tell the truth, the whole truth, and nothing but the truth in these proceedings and the pains and penalties of perjury? I do. Please state your name and address for the record. Charles Wardle, 221 Point West Boulevard, St. Charles, Missouri 63301. Go ahead, sir. Um, I'll pull this up. How do I get that onto there? Your Okay, I put together a quick PowerPoint, but I'll start talking until Oh, there it is right there. So, this is kind of our layout. We uh I don't know which layout you currently have in your plans. We updated the plans this morning off of county comments we received last week and we did submit them this morning. So, I don't know if they put the new plans in. So you might still have the old plans when you get to the preliminary plat, but these are the new plans that we've been going through because we had a problem with site distance and the site distance where it was originally going to intersect. The easement would have been on the property across the street. So we had to move it. So we kept all the ements on our own property and wouldn't have to go and get a side ement from anybody else or move fences or cut down trees. So we kept it all on our property. But this is a a 52 acre subdivision. We're looking for three acres. Uh currently along the northern side, you can see the creek. That's Little Dardine Creek. There is a floodway. That floodway will be within common ground per county rules. Um each lot

averages, let make sure I get it right for you, 3.09 acres. Um, on the master thoroughare plan, we did meet with county highway and roads out there to talk about how they wanted to connect to highway Z and the terrain where they wanted to connect isn't conducive to where they wanted to put it in because it's it's pretty hilly right there. So, talking with County Highway, they said they would be more than happy to kind of move it. So, along the southern side, I think I can move it here. I can't move it here, but along along the southern side of the plans on the bottom left hand side, you'll see that we gave a 80 foot wide easement so they can actually connect in and be perpendicular to Highway Z. Uh we're keeping 23.2 acres of the trees, which is over the amount that is required by county. And I'm here to answer any questions. Any questions? And so all all the lots will be connected by your interior street to the culde-sac. Yes, sir. And uh I'll go ahead and ask this for someone. Uh does culac meet county standards for school buses and fire trucks and ambulances? It does. The culde-sac is 55 ft wide. The radius is 55 ft. Any questions for the app? Is it paved? Yes, sir. It will be paved to county standards because it's RR. So we'll have to meet that the 26 foot wide pavement 50 foot wide rightway. Okay. Thank you sir. Yes sir. Uh we'll open the public hearing for RZ25-05. Anyone wishing to speak? You solemnly swear our firm will tell the truth the whole truth and nothing but the truth in these proceedings or the pains and penalties of perjury. Yes, I do. Please state your

name and address for the record. Uh, Nathan Harms, executive director, Treehouse of Greater St. Louis, 332 Stable Lane, Wentzville, Missouri 63385. Go ahead, sir. All right. Good evening, members of the planning and zoning commission. Thank you for the opportunity to share our concerns with you tonight. I'm here this evening on behalf of our nonprofit organization and board of directors to express concerns regarding application RZ25 and application PR25-06 for neighboring property. Please allow me the opportunity to introduce Trials of Greater St. Louis to you if you are not familiar with our organization. Some of you may be familiar with our uh we were founded in 1975 as therapeutic horsemanship. Treehouse is one of the oldest and largest premier accredited centers in the nation. The cornerstone services that we provide are equin assisted therapy. It is far more than a pony ride. In our therapeutic environment, licensed occupational therapists, physical therapists, professional counselors, and certified therapeutic writing instructors work together with over 100 specially trained volunteers that come from our community. In addition to, of course, the 15 to 20 therapy horses that we rely on to deliver deliver weekly therapy services to hundreds of individuals with disabilities and their families. The majority of individuals we serve reside, go to school, work, and continue or and contribute right here in St. Charles County. For Treehouse, our serene natural surroundings are not an aesthetic choice. They are a foundational component of our therapeutic model. To further illustrate the impact of our services and the concerns shared by stakeholders, I would like to read a letter to you from Larry. Larry is first and foremost the father

of Lily who has benefited from Treehouse services for many years. He also serves on our board's executive committee to tree uh to St. Charles County Planning and Zoning Commission. The Treehouse community has been notified that the county is entertaining a change in zoning for a neighboring property. We are not in favor of any changes to the neighboring property without a full discussion and consideration of the unique programming done at Treehouse. My daughter has been riding at Treehouse for 23 years. We have been involved at its prior location in eastern St. Charles County and helped with the move to the property off of Highway Z. Every week on Tuesday, we drive to the barn for a hippootherapy session. I've also been on the board of directors for six years and I'm currently the treasurer. Treehouse is a world-renowned, highly specialized, unique therapy service for me and hundreds of other families. We have not been able to find any other providers in the region that provide the programming that Treehouse has. My daughter uses a wheelchair, is non-verbal, and has limited hand use. Treehouse's program enables her to use her limited muscle ability, provides a huge amount of self-esteem, and motivates her to continue to learn and grow. Their property also provides therapy for me as a parent and caregiver with a unique pause in the hectic schedule of the week. The barn, animals, property staff, and volunteers at Tree Treehouse create a moment of respit for us. There is no other program that employs this full therapeutic experience in the region. The proposed change in the surrounding property could jeopardize all of this. While progress is understandable, it's imperative that the county closely investigate the impact that any development would have on treehouse programming and property. The barns, pastures, trails, and overall serenity of the space are an intrinsic part of the experience and the benefit that Treehouse provides to this mon most

vulnerable population. It is unique and unduplicable. Please employ the highest level of due diligence prior to approving any changes to this area of the county. Any development will certainly impact my daughters and others consumers experience at Treehouse. I'm wrapping up here. If I could just have another minute. Treehouse of Greater St. Louis shares these same concerns. Increased traffic, construction noise, landscaping equipment, amplified music, social gatherings, fireworks, potential brush fire hazards. We've had one before. That's um uh was quite an occasion for us. Curious kids in close proximity to horses and electric fences along with other common residential activities will alter a carefully maintained environment and pose a threat to the tranquility and the safety of everyone involved in our programs and surrounding areas. Many of the individuals we serve have heightened sensory sensitivities. For them and for our therapy horses, prey animals by nature, sudden or unfamiliar disturbances can be unsettling. Even highly trained horses can be startled, posing significant risks to the vulnerable individuals they are carrying and others around them. These are just a few examples of concerns we have discussed as we've as we've worked to process the applications in a short amount of time. We look forward to a full discussion of the ramifications to Treehouse surrounding areas and current and potential future residents prior to approval. In closing, as we celebrate our 50th anniversary this year, we reflect on the decades of community support that has made our work possible and enabled us to build our permanent communityupported and driven therapeutic home on Stable Lane. We respectfully ask for your consideration and assistance in helping to protect invaluable therapeutic services that just cannot be replicated in other settings. These services are vital to

not only Lily and her family, as you've heard, but to the hundreds of children, adults, and veterans with disabilities, and their families who are currently participating, to those who are on our wait list, and to the many more St. Charles County residents who will continue to seek our services as a valued community resource. We invite you to visit us to experience firsthand the unique environment and services we've described this evening. Thank you for your time, your dedicated service to St. Charles County and for your thoughtful consideration of our concerns. So, Nathan, how how would this affect your community? I mean, where are you located in relation to this? Yeah. Um, I'm looking at the maps. We are about 100. It's weird down at the corner, you know, where small farm is. Um, we can pull it up on the on the thing. It looks like we're about Nope. It's approximate. It looks like it's about 100 feet. If we can get the PC Oh, there we go. I think I believe it's this parcel right here. Where where's the subdivision? It's going to be over here. And how many acres do you guys have? We have 75 to 77. Okay. According to the assessors up to it or not? Um just down the corner. just barely touching technically. Yeah. Well, yeah. Semantics. So, do you use that bottom section a lot? So, it's not just So, we have past We have horses that we sprout on on all of our pastures and so we also have trail networks, sensory trail networks. So, we use I'm familiar with it. I'm just curious how we use our therapeutic environment. So, it's not only just that section because our networks um any of these other subdivisions affecting you then? They're not that close. And the density on Cedar Lane is nothing like this. So, our neighbors know us there and if we

ever any issues. So, what would you be comfortable with? Well, I think we would like a full uh uh a full discussion of our concerns. Yeah, I think we're that's left the building already. We're up here talking about it now, but what would you be comfortable with? Is it five acres currently in the condition it's in or what? I can't I can come back with that as as an or nonprofit organization, the board of directors. Um I would need to talk with we received I opened this letter on the 9th so we've worked as hard as we could. Sure. Um our board meeting was just this Monday. We absolutely would like to discuss this further. Can I ask um how large are the parcels on Cedar Lane? I believe staff I Are you asking me? Well, whoever knows you have the parcels on Cedar Lane appear to back up right to your property much closer than this would. The houses are are up on top. So the it's flood plane down there. So there's the field that is adjacent to us. I'm looking at this here. Cedar Lane goes down here and then the north on the north part. Your property backs up right there with the that um Yeah. Right there. It's like So there's a buffer field. Okay. to the south before you hit the ridge line that goes up to Cedar Lane. Okay. So, how far away would you say those houses are from your land? I would need to look at a map. Um, but the density is not 15 and the I'm sorry. Go ahead. You think the new houses are going to be significantly closer than those? We do have the concerns with the increased noise, the increased individuals, and it's not um Yes. say they're they're maintaining a pretty good size tree line between your property and the plaid from what I'm looking at. If you look at the ply and plaid, yeah, you got to look at the not

just the zoning, but I mean the the properties in the back, there's going to be hardly any houses actually touching you. Just one looks like to me. We would still appreciate a full discussion. Um we have what we believe is very serious safety concerns. we could do here is ask them to table it and I don't think they're going to do that. So yeah, just for if you you can see on that map the blue and hatched area, it's all flood plane. Anything in between that blue bounds is floodway and has to be dedicated into common ground. So there wouldn't be any houses in that area. Yeah. Yeah. Yeah. And I'm I'm trying to be as understanding because I mean I know what you guys do, but you know it's really tough for a commission to come up here and say we're going to change the plans on the person. They got to present their plans and the discussion while we're having some of it now. It's we're going to be probably voting on this tonight. Just so you know. Yeah. Mr. Operation is leaving is uh is that the building? Well, that was that's your building right there. Yes, sir. Yeah. We use our entire um we use our entire property. The therapeutic environment is what is the difference. When we moved off of Highway K and Welen Springs, which is now a subdivision, we specifically were able to acquire this property from Arab Brackens as she did wanted it to remain with a community benefit. And so we've been able to build it from the ground up to support what we did not have in our other places. We have concerns from parents, from board of directors, from volunteers. It's not just the location that a house may not be situated because of the flood plane. It's the additional noise. 100 ft is nothing for a child to be curious. Horses attract people. We have electric fences. We don't have that current um issue right now. We're in the business of mitigating risk. So Nathan, I'm just going to tell you right now

that if he kept it the way it is, he could put five acre lots in there right now and he'd still have housing on there. He could put up to 10 houses on there right now. Just to let you know, and he wouldn't have to be in front of us on it. So, thank you. Thank you. Anyone else wishing to speak regarding RZ25-05? Do you solemnly swear our privilege to tell the truth, the whole truth, and nothing but the truth in these proceedings and the pains and penalties of perjury? Yes, I do. Please state your name and address for the record. Thank you very much, Mr. Chairman, members of the commission. My name is ArnC acino, county public advocate. Um, I'm in favor of this prop uh proposal. Um although I do hear the last um uh person who testified and I will have some uh uh recommendations for some conditions to add on the preliminary um request which is the next public hearing. Uh but on this resoning uh I'm in favor of uh reszoning this parcel from agricultural to rural residential single family uh residents uh residential district minimum 3 acre lots. uh there's little to no change or consequences uh on the community and I hope I can alleviate with a proposed uh condition in the next uh public hearing. Um this is livable and smart growth. I'm a big believer in private property owner rights and the private property has uh the owner has the right to do with what he sees fit within the parameters and the zoning regulations. Um the city of Ohio less than a mile away and the city of Lake St. Lewis um less than a mile away have very high density uh uh parcels and subdivisions that are currently underway and have been approved by unincorporated county the planning and zoning commission the county council and the

city councils of the city of Ofallen the board of alderman of of the city of Lake St. Louis, there's about 4,500 parcels to be developed in the next uh coming years. Um, this uh application uh falls uh within the recommendation of the 2030 uh countywide comprehensive and land use uh plan and map. Uh the applicant has said that he's going to keep the tree preservation uh at the highest uh levels possible. And so therefore, I have to ask that the planning zoning commission unanimously recommend uh approval uh with the recommendation to the county council um at the next meeting. Thank you. Anyone else wishing to speak regarding RZ25-05? Anyone? See? No one. We'll close the public hearing for RZ25-05. Ask the applicant to come back. Anyone have any additional questions? Yes, for Mr. Baker. You have Oh, I thought you were moving your hand. Thought you were raising your hand. Anyone have any questions for the hearing? None. Thank you. Uh, we will now bring RZ2 5-05 back to the commission for consideration. Any questions for staff comments? I mean, my my only comment would be there's it's just five houses different is what it is. So, no matter what, there's going to be some development on that property. Um, again, I'm in favor of property rights, too, and I like to see people be able to do what they want with their property when when it meets our planning. So, yeah, that that's the only thing I was going to say, too. We're we're talking about 10 verse 15 and to me this is a breath of fresh air knowing that

all up and down Z we've had requests for 1acre lots and even smaller. So this is this is awesome and I think I'd be in support of this. This is great. Chair a motion to approve RZ25-05 which is the reszoning of property located at 3216 Highway Z from a agricultural district to RR single family residential district with a minimum of 3acre lots. So moved. I think it was Miss Barn. Is there a second? Second. Cornwell makes the second. Mr. Shell, how do you vote? Yes. Uh, Mr. From? Yes. Mr. Gner? Yes. Mr. Baker? Yes. Mr. Cornwell? Yes. Mr. Bar? Yes. And I vote yes. That passes. And now is um preliminary plat uh for 3216 highway Z. This asks application P25-06. Property owner is Douglas David Hollander Revocable Living Trust. The applicant is Vax Engineering. Uh the current zoning is a agricultural district with uh FF floodway fringe overlay district and floodway overlay district. Uh proposed zoning is RR single family residential district minimum 3acre lots. Uh proposed lots are 15 uh 29 dwellings per acre. The parcel area is 52.146 acres. This is located at 3216 Highway Z located on the east side of Highway Z at the intersection of Dire Road. This is in council district 2. Staff. Yes sir. The purpose of this request is the approval of a 15 single family lot subdivision uh comprising of the 52.146 acres um at 3216 highway Z with a minimum 3acre lot size. Um this was paired with the prior resoning application

RZ250. Um letters were sent to adjacent land owners in this case. Um agencies were all notified of zero responses. Um staff analyzes this application um based on the technical requirements of chapter 410 of the unified development ordinance. So the uh the county thoroughfare plan um on highway Z shows a future rideway width of 100 ft north of Dire Road and 80 feet south of Dire Road. Although MODOT doesn't require dedication of rightway, um the preliminary plat shall be designated to accommodate these future uh planned expansions. Um there's also the connection on Cedar Lane as the applicant was saying trying to connect Cedar Lane to um to Dire Road up there we found infeasible with the county highway department roads and traffic due to the topography. Um, but we compromised on requesting some ride uh some additional rideway there at the intersection to reconfigure to make the intersection more of a tee there at Cedar and Highway Z to make it safe. Um, which the applicant has agreed to reserve to reserve that rideway for us. Additionally, on Cedar Lane to the north, um, we've requested 15 feet of additional rideway that applicant has agreed to reserve for us as well for um, additional expansion in the future. Um, access will come off Cedar Lane. Um, from the plat that I've reviewed, have not reviewed the one that was submitted today, but access off Cedar Lane, the interior street must be constructed in accordance with county public street standards and paved. Each lot must take access from this interior subdivision street. In terms of utilities, water supplied by public water supply district 2 and sewer on-site wastewater systems. Um, as the applicant said, there's water courses to the north. That's the Little

Dardian Creek. So, the floodway per the ordinance has to be platted as common ground, which it is in the current plat that we have. Um, and this totals about 3.09 acres. Um, as far as tree preservation, per the county charter, uh, development must preserve at least 10% of the site or 25% of the existing trees, whichever is greater. In the case of this plat, 8.83 acres is required. And as the applicant stated, he is uh preserving over 23 acres of trees on uh on this development here. Um so staff concludes that this plat meets the technical requirements of chapter 410. Any questions for staff? Do we have the current corrected one that he's brought up in our presentation? I don't have it. Just got submitted today. I haven't I haven't looked at it. Okay. Okay. We'll ask the applicants to come forward. I This is a different application, so I swear to you again. Do you solemnly swear or affirm that you'll tell the truth, the whole truth, and nothing but the truth in these proceedings under the pains and penalties of perjury? I do. Please state your name and address for the record. Uh Charles Wardle, 221 Point West Boulevard, St. Charles, Missouri 63301. Okay. Um, I forgot to thank the staff last time for doing an awesome job with the resoning and thank you so much for doing an awesome job the preliminary plan. Um, if I could get them to pull this screen up again for me, please. Um, like I said earlier, we submitted the new plans today via the comments from the county. Um, this is a 15 acre subdivision. We are trying to keep as many trees as possible and I I do feel his concerns with the therapy caddy corner to our property. Um that is also why we have so many trees and that I mean we have a lot of trees in the area so it should keep down a lot on the

noises through there and during the construction time. Construction only happens during daytime. I don't know when the therapy actually happens with the horses and the children happens all the time. But most of the time that's all the construction will be during the daytime. Um, I'm really here to answer any questions you guys have. Is there any questions I can answer for you? I I want to know specifically what's changed other than the recommendation. So, if they want to bring that up, I mean, it's really for the betterment. It's better than what we have in front of us. Correct. Yes, it is better. But they haven't it hasn't been submitted to I mean, it should be I don't know. You know what what was the major change between what we uh the biggest change was the site distance. We wanted to keep the site distance off the property across the street. So we had to move the entrance and once we moved the entrance we got rid of one c we had we had two culde-sacs in the original design you guys see in front of you and we got rid of one c now we only have one culde-sac. Okay. So we moved the entrance further up Cedar Lane towards Highway Z so we get a better sight distance and be keeping all those easements on our own property that are now going to be dedicated right away that we're giving to the county. So all the easements will be in that right away. Okay. Yeah. Okay. So your your new plan is what we had up here earlier. Yes. Let's just show the one just the one one road and the culdeac one road with the 55 ft radius culdeac at the end. Yeah. Any other questions for the applicant? Hearing none. Thank you sir. Thank you so much. We will now open the uh public hearing for PR25-06 which is uh preliminary plat 3216 highway Z. Anyone wishing to speak? Do you solemnly swear or affirm that you tell the truth, the whole truth, and nothing but the truth in these proceedings or the pains and penalties of perjury? Yes, I do. Please state your name and address for the record. Nathan Harms, executive director, Treehouse of Greater St. Louis, 332 Stable Lane. I

would just request that my prior uh our prior comments uh on the zoning amendment be reflected under this application. Um also we operated off of the preliminary plat that was um posted and I did check prior to 5:00 according to the prior agendas. I did not see an updated one there. While it does not have an impact on the zoning amendment, I um feel that we did not review that information. Okay. Thank you, sir. Thank you. Anyone else? Do you solemnly swear of privilege to tell the truth, the whole truth, and nothing but the truth in these proceedings or the pains and penalties of perjury? Yes, I do. Please state your name and address for the record. Thank you very much, Mr. Chairman, members of the commission. My name is Arie C. ACoff, uh, county public advocate. Um, in terms of the preliminary plat, um, first of all, uh, I have praise and kudos for the applicant. Uh, according to my calculations, it's pretty close to 50% of the tree preservation according to our county charter and our county codified ordinances. So, I give them kudos for uh, saving uh, over 50% of the trees uh, on the overall uh, property. As I said, this is smart growth. uh this is dividing uh having 15 homes on 3.4764 uh of an eight of acres and so in my opinion that's smart and responsible growth on behalf of our county. Uh it meets our uh 2030 comprehensive land use and master plan. Um when it comes to the neighbor um first of all I wanted to say the chairman brought up about the turning radius. Um that's one of my standards to make sure and ensure that school buses will be able to fully turn within that

ma'am development. So uh a fulling turning radius uh of school buses in the development and then make sure that first responders uh primarily the fire protection district and county ambulance district have ample access to uh any culacs and any of the residences in times of uh uh emergencies. um dedication of the right away. Um I think that that's the proper thing to do in this case to require the land owner, the applicant to give the right away for any future road upgrades uh and safety enhancements which will be needed in the future for both the state and county highways that border this property. Now, when it comes to the Treehouse Horse Ranch uh organization, which I'm sure it's a not for-profit um 401c designation, they probably rely a lot on donations. Um I heard the applicant's testimony. Um I sympathize with the executive director. I would like the commission to consider a recommendation of a condition that a line of white pine spruces uh be planted within uh whatever the radius is according to a horiculturist. I don't know if it's 7 or 10 ft apart. Uh but something that would be a type barrier, a landscape barrier. We're not requiring a fence. a type two or a type three I believe was would fall in our county codified um ordinance and guidelines of a type one landscape barrier and so a line of white spruce trees uh that border the I believe it's a treehouse horse ranch I'm not sure their official name but I think in this case to ensure that um their twin quilty and uh their um mission of their organization is intact um they have invested a great deal of money and um uh in developing the property and so I think it's the proper thing to do in

this case. You've done it in other um applications and other um requests through um uh zoning matters before this commission and so that would be my recommendation. Thank you, Mr. Chairman. Thank you. Anyone else wishing to speak regarding P? Sir, you you've already spoke. Okay. Um, anyone wishing to speak regarding PR25-06? Anyone? Anyone want to ask me to come back or I'm curious as to what Nathan was going to comment something about the trees. Nathan, yes. And I've been at Treehouse about 16 17 years. I we've never dealt with a proposal, so we're don't know how it all works. So, um, we know there are several steps and we did talk about potential things to do to mitigate and as I hear the gentleman, um, that shared one, we've talked about, um, a privacy type fence, something to, uh, prevent if there's a storm, a storm drain or a retention pond, something to prevent curious kids from running over to our property. Um, so again, we talked about some of those things. We just, um, didn't know exactly when to bring those up. We wanted to start with our concerns, share what we did and why we had the concerns and then we have talked internally about other potential things that could help us. So that would be a privacy fence to prevent people from coming to our property. The trees would assist with um some some of the noise abatement and I want to thank you guys for the opportunity to share um our thoughts. Thank you. Anyone else wishing to speak regarding PR25-06? Anyone? We will close the uh public hearing. Ask the applicant to come

back. Any questions for the How much I'm just curious. How much tree cover do you have between the the uh property that abuts the treehouse? Can I get this to turn on, please? Yeah. In the back. Can you bring that back up what he had earlier? There it is. Okay. So, this is the color rendering. Uh, their property is on their property actually doesn't touch our property, right? There's a a buffer of the the property to the north that actually touches theirs. Um actually you can see on that right hand side on the east side all that dark green is trees. Yeah. So you really don't need to put anything else. You got a creek there too. And we do have the little dardian creek. How wide is the creek? I mean is it tiny that a kid could jump over or is it pretty good size? Depends on if it rains. I was going to say if it's raining, you know, it's it's it's a little it runs in. Are you kidding me? Kids kind of do what I mean. Well, I mean, if you're looking at Dardine Creek and Legacy Park in Cotleville, nobody's jumping over that. That's, you know, they'll swim across it. When I was a kid, I had to swim across that. During the dry season, I think it's about 5. Worse it is, the better. During the rain, the banks are approximately 20 to 20 feet wide. I don't know 100% sure. I would have to go back and measure it what the actual bank is, but we do have the buffer off the bank as well. Now, you got enough trees back there. So, we're not talking about like a three-foot creek. No, we're not talking about a three foot wide tree. This is a large. Yeah. Yes. Pretty high, too. Any other questions for the hearing? None. Thank you, sir.

Any um comments, questions, concerns regarding uh PR25-06. Any questions for staff? Yeah, I just have a question. Like we approved this plat. they have a different plat on your desk. Is that new plat going to come back to us next month? Should we be tableabling this to actually look and see what the actual plat is? We're voting on something that's they've already changed. Very often, uh, preliminary platus approved by this body goes through a process of refinement over a period of weeks or months. And it's oftentimes that a plenary plat approved by you will have little minor adjustments that may take over series of minor adjustments that may take up to six months. However, I would say in this case, it seems like that the change has gone beyond what county staff had asked them to do in that there seems to be one culde-sac rather than two. So I it wouldn't hurt honestly for uh for me to uh review the the revised plat just because it it differs it appears to differ from what our expectations would be because our comments were for instance you know to dedicate some rightway along Cedar Lane and just a little bit at the corner of Cedar Lane and Highway Z so we could have a T intersection and things like that. But um so I don't know. I I you you could do it either way. You know, you could approve it knowing that there's going to be adjustments and that it has to meet the technical continue to meet the technical requirements in chapter 410 or you could table it and look at the um what was submitted today at the next meeting. Yeah. Cuz what there was a picture earlier where right now it's a a T with two to culde-sacs and this is one entrance and just one culde-sac at the

end. One straight line. One one straight line. But now the the final plat would have to come back. Not not the final plat. The the final plat would have to be in conformance with the signed preliminary plat. Yeah. And you sign off when it's final. Yes. Right. I mean, I'm comfortable voting on it now, but I mean, I don't know what the commission wants to do. I mean, ultimately the final plat staff's reviewing to make sure it's got meeting the technical requirements of the subdivision reg. So, my understanding is that when we're talking about preliminary flats here, we're basically just voting does it meet the requirements or does it not meet the requirements? There's not really an opinion piece in here. So, if it doesn't meet the requirements, you guys aren't going to pass it, right? Exactly. Yeah, it's it's it's kind of a black and white situation. Either meets the technical requirements of chapter 410 or it doesn't. And also, just for reference, uh we we don't and I don't think it's even possible to um condition plats uh for instance, placing a line of trees. But I would note that what's being proposed uh you know there's a a narrow kind of point to the eastern end of the property and that point is one lot and it's Darting Creek where they have to preserve the trees anyway. So if you put a line of trees you'd be putting a line of trees in this tiny at the end of this point at where Darting Creek is and they it doesn't even actually touch the the other property that we're talking about. Any other discussion? Hearing none, the chair will entertain a motion to approve uh PR

25-06 which is preliminary plat for 3216 highway Z. Um this is um uh parcel area is 52.146 acres and proposed uh 15 lots of 0.29 dwellings per acre. Um is there a motion? So moved. Mr. Is there a second? Second. Mr. Carson made the second. Mr. Baker, how do you vote? Yes. Miss Bar? Yes. Mr. Prom? Yes. Mr. Shell? Yes. Uh, Miss Kersner, yes. Uh, and Mr. Cornwell, yes. And I vote yes. U, both the reasonzoning and the preliminary plat will be on the county council's agenda on Monday, June the 9th, uh, 2025. Right back in this this room, chairman. So, sorry, just just the resoning. Just Yeah, just the resoning. Yeah, the preliminary plat was was final. Yeah, the reasonzoning will be on the county county council's agenda on uh June Monday, June 9th. Back in this this room now, I've lost my agenda. I've lost it. I've lost the agenda. Get your paper. Oh, here we go. I've got it back. Okay. Uh, next item on our agenda is a reubdivision plat for lot one of Sunny Slope Farm located at 23 Forest View Drive. The application is PR2 uh-05. The property owner is David uh Wilms Wilms uh and Mary Wilms. Uh

surveyor is Frasier Land Surveying Services Incorporated. The current zoning is a agricultural district with floodway fringe overlay district. Proposed lots are two uh and the parcel area is 9.52 acres. The location is 23 Forest View Drive on the north side of Forest View Drive, approximately 3200 ft east of Deer Creek Drive. This is located in uh um Council District 1 staff. Yeah. So, I prepared um a presentation if we can pull that up to help visualize the case. There we go. Um this is a lot of stuff you just covered. Um the property is located just south of Highway P. It actually borders um the city of Oallon to the north. Um the zoning is agricultural district with floodway fling overlay district. Um partial size is 9.52 acres. Says proposed lots too. There's two existing lots. I'll explain that a little bit further. Ma'am can go ahead. Okay. Um so as you can see here the part or 23 Forest View Drive is the southern lot. To the north is a vacant lot that's mostly um flood floodway fringe overlay. Um, it's a part of the Sunny Slope subdivision. So, it's kind of strange. It actually flows like a normal subdivision, but the houses to the west are actually part of a separate subdivision called Forest Green subdivision. There's only four lots in Sunny Slope. Um, and just up there to the north, like I said, is Highway P. And there's two, well, three apartment buildings that are within the corporate limits of the city of Ollon. what the applicant's requesting. Um,

you'll see on the left side is the existing lot layout. You got the out lot that's not a part of the subdivision to the north and you got the lot one which is a part of the subdivision. The little rectangle is kind of a rough estimate of where the existing house is. Um, you'll see that the existing acreage is 3.59 acres for lot one and the outlot is 5.93 acres. Over on the right, you'll see the proposed lot layout. Um, making it lot 1A and lot 1B. So, they're bringing that they're moving the lot lines around um and bringing both parcels with into the subdivision. Um, the new acreage after the adjustment is 4.28 acres for lot 1A and for lot 1B, 5 acres. Um, I know that we said the zoning is agricultural. Currently, the minimum lot size for agricultural zoning is 5 acres. Sunny Slope Farm was platted in the '9s when the minimum acreage requirement was 3 acres. So, the way that they're actually configuring the new lot layout, they're actually getting closer to that 5 acre um minimum lot size rather than making it more non-conforming. And obviously the new lot is five acres. Kind of what I just said, but we're going from 3.59 to 4.28 and 5.93 down to five. Um it's kind might be a little hard to see, but there is a at first we thought that there might be a utility service uh based on the easement to the city of Aound right there labeled as number one, but that's actually a sludge force main that takes um bioolids to the treatment plant to the north of uh Highway 79. Um number two is the existing septic for the existing house. We wanted to make sure that the existing septic stayed on the lot with the house

just in case, you know, someone sells the house in the future. The septics are all in the same system. Three is where the proposed septic for the presumably the house to be built is going to be. And then four is going to be a shared well. And the county doesn't permit wells. The Department of Natural Resources is the permitting body. So, one of the considerations we looked in looked at most of that northern parcel as it exists is in the flood plane or a vegetative buffer. Um, and you can see actually how they it about 75% of the current parcel with the proposed plat. They're changing that. They're kind of the flood plane's still there. the lines don't move, but in essence, they're minimizing um how much flood plane is on each parcel and they're basically taking that lot that's not in the subdivision and making it um a lot that can be developed now as versus as it currently exists. Um I think yeah, right there it says 2.14 acres will now become uh developable land outside of the regulated flood plane. Also, there's a pretty sizable natural water course buffer up there. Um, due to a blue line stream that bisects the property, um, these buffers, they got to stay intact that similar to the last preliminary plat. Um, none of the vegetation or anything like that can be disturbed. Typically, it's placed in common ground and maintained by a homeowners association. For lots that are larger than 3 acres, that's not required. So, it would be um up to the property owner to maintain that area. And finally, the kind of caveat to reubdivision plots, especially when you're incorporating land outside the subdivision into the subdivision, the planning and zoning commission has the authority to review private covenants

and restrictions that exist for the subdivision they're going into. Um, typically the most typical document that I would say that you see in restrictions and covenants is like a roadway um, agreement. But like in this case, Forest View Drive is privately maintained. So that might be of relevance to the commission. So with all that being said, staff advises that the proposed plat meets the technical requirements of chapter 410. Any questions for staff? Seeing no, I ask the applicant to come forward. Do you solemnly swear or affirm that you'll tell the truth, the whole truth, and nothing but the truth in these proceedings or the pains and penalties of perjury? I do. Please state your name and address for the record. David Wilmness, uh, 23 Forest View Drive, Wall, Missouri. Okay. Go ahead, sir. Uh, originally I had the 3.59 acres. It's This is all family property. It's my wife's uh family farm. There's like 60 acres total there. And uh all her brothers live in within this subdivision. It's a private drive. And um my daughter and son-in-law are wanting to build a house. So we thought since we had 9.52 acres, maybe we could possibly put that house on that that vacant lot next to us. So that's uh that's what we're trying to do. Okay. Do you have any type of agreement regarding the upkeep of the road with the other property owners? Uh, they're all family, so we just got to I think we do have an agreement. It's maybe written up when we first moved in back in the 90s, but you know, it's it's one of those things, but we all get along and, you know, it's it's all family. Yeah. Okay. It always last. Uh any questions uh for

the any additional questions? Good for you that your family still gets a lot. Yeah. How about that? Wow. Okay. Thanks, sir. We'll now open the public hearing for P25-05 uh resubdivision of uh Plat One of uh Sunny Slope uh Farm. Yeah, this is the right one. Yeah. uh located at 23 Forest View Drive. You solemnly swear I affirm that you'll tell the truth, the whole truth, and nothing but the truth in these proceedings are the pains and penalties of perjury. Yes, I do. Please state your name and address for the record. Thank you very much, Mr. Chairman, members of the commission. My name is Rac Dov, County Public Advocate. Um I'm in favor of PR25 um05 at 23 Forest View Drive. Uh it's two lots. Lot 1A will be con um consisting of 4.2 acres. Lot 1B will be consisting of 5.00 acres. Uh in my determination, this is responsible and smart growth. This is a family type situation. Uh it meets our 2030 comprehensive land plan. Um there's no um detriment or no um effect on adjoining property owners. Therefore, ask unanimous approval of the planning and zoning commission to recommend to the county council on June 9th. Thank you, Mr. Chairman. Thank you. Anyone else wishing to speak regarding PR25-05? Anyone? We'll close the public hearing and bring it back to the commission for consideration. Motion to approve PR E2505. I'll second. Okay, Mr. P made the motion. Mr. shall make the second. Mr. Crimwell, how do you vote? Yes. Miss Bark, yes. Mr. Baker, yes. Mr. Shell, yes. Uh, Miss

Ker, yes. And Mr. Prom? Yes. And I vote yes. That passes. Okay, that leaves us um down to uh we have no tabled or continued items. Uh this is the approval of the minutes of the April 16th, 2025 uh meeting. Are there any additions, deletions, or corrections? I have one correction. Uh uh chair will enter obtain a motion that uh Mr. Denov's comments on uh FWK25-01 uh be uh listed under all of the uh temporary conditional use permits, firework permits uh in those minutes. Uh chair will entertain that motion. Is there a uh motion? So moved, Mr. Prom. Is there a second? Um motion been made and second to move to amend the April 16th 2025 minutes. All in favor sign I. I. Uh now the chair will entertain a motion to approve the amended April 16th 2025 minutes. Is there a motion? Motion. Motion been made. Is there a second? Second. Motion been made and seconded to approve the amended April 16th, 2025 minutes. All in favor say I. I. Minutes are passed. Um, planning and zoning division updates. Robert, anything may, excuse me, sorry. May have received um an email from us u mentioning that we'd like to we're looking at changing the um template for our staff memos because we've used the same template for years

and years, probably a couple decades honestly. So, with that being said, we're interested to hear what you think works with our current formatting, what doesn't work, if there's anything you'd like to see added. Would you like to see more graphics, hyperlinks, pictures, um, less analysis, more analysis, you know, whatever you're thinking. Um, and sort of hand in hand with that, we you may notice sometimes that the agendas that are posted online, uh, the the formatting is is a struggle because of the limitations of the software that the county uses for the uh, posting the agendas. So, what we're thinking about doing, and I need to work with Brian on this question, but what we're thinking about is having abbreviated on the agenda itself, having an abbreviated form and then linking to that the details, all the details like we have on the agenda currently. So, if you know, maybe the agenda would say like an address and then the nature of what they're wanting to do and maybe an account number, something like that. And if you click on that, it brings you to all these details that you see currently on the agenda. And again, it's in large part because of the limitations of our software. It's just really hard to format. Um anyway, those are just a couple of thoughts. We have I have noticed that like city of Fallon for instance, they they have their agendas don't have nearly as much information. You know, it's just has kind of abbreviated and then you click on the link and then you get 200 pages of whatever, you know, but Anyway, I trust you guys. If you have any have any thoughts or anything, just let us know. So, how's the work from the consultants going for a master plan? Master plan. Uh, it's it's going well. So, where we're at right now, I I took a couple notes uh on

this question, but they've completed uh the 100 plus page existing conditions memorandum and it's basically like the background report for the master plan. Um created the summary of the visioning workshop outcomes from January. uh they're they're drafting the vision goals and key recommendations uh for the master plan itself. Um they're preparing uh future land use framework and defining future land use categories as well. I think those will be different than today and for v for various reasons at least what we were proposed the master plan steering committee that may be different from today. It's really going to be up to the mesh plan steering committee and for the public and everyone else with their input to figure out exactly what gets proposed to the county council for adoption. But this is what we're working on currently. And then the next big step would be to begin drafting a future land use uh map as a basis for the master plan steering committee so that they could create a a draft future land use map. So that's that's where we are, right? It's it there's not necessarily um um right now you're not hearing about a lot of things necessarily, but there's a whole lot going on behind the scenes as kind of laying the groundwork, this foundational groundwork for the the next step of the master plan steering committee. And now this week we're going to be talking with the consultants about uh when the next meeting would be for the master plan steering committee and then holding some sort of work session with with them. Okay. Thank you. Any other questions for staff comments? Yeah. I just want to you guys always do a good job putting these handling these meetings. So Lori even don't want to exclude you. So thank you.

Thank you. I said your staff reports are way better than what I used to write for the city of a fallen tender. So that's my I don't want to say that Chad. All right. Chain a motion to adjurnn. Some second uh motion made second to adjurnn. All in favor say I. I.