Planning & Zoning Commission - Regular Meeting

Go ahead. All right. I'd like to call this uh Monday, May, May 4th, uh meeting of the city's planning and zoning commission to order. Tonight on the agenda, we have one letter of recommendation, two information reports, one correspondence item, and two other items. Um, can I get a roll call of committee members, please? Commissioner Borne. Commissioner Clayton, here. Commissioner Deppler. Commissioner Deppler's here via Zoom. Commissioner Jackson. Commissioner Rubis here. Chair Batty here. Council member Marshall present. Commissioner Hry

here and Mayor Garano. I was told. Thank you.

All right. Thank you. Um let's see here. Uh can I get an approval of the minutes from the March 2nd meeting, please? So moved. All right. Motion by Councilman Marshall, second by Commissioner Clayton. Any discussion? All those in favor say I. I I. Any opposed? Any abstain? All right. Minutes pass. Thank you. Um, does the Department of Planning have any opening comments?

Yes, Mr. Chair, and thank you. I have several. First, thanks to the members of the Planning and Zoning Commission in attendance tonight. For a second there, we were concerned about having a quorum. So, thank you all for your attendance. Secondly, Miss Wheeler is standing in again for Mr. Young at our planning and zoning commission meeting. I think she introduced herself to all of you at the April meeting, but thank you for being here. And the last item on tonight's agenda relates to the discussion about quickserve uh restaurants on certain properties along Route 109. That particular item is just an update. We are we as the city, the department are not asking for a formal action tonight. We are still gathering information from the comments we received from the planning and zoning commission members as well as the public that spoke at the hearing. So again, it's just an update you on the progress we're making. It's been limited in some regards, particularly relating to the roundabout at Route 109 and Main Street. some stacking considerations, etc., but I didn't want to let it not be discussed if there's some additional information that's available. So, thank you.

All right. Thank you. Uh, let's hear. So, uh, we'll go into public comment session. Mr. Newberry.

Mr. Chair, the first speaker is Miss Link. Lin Link W 6. We're fortunate enough to live in a municipality that is was established historic preservation commission which recognizes the importance of preservation of our irreplaceable historic structures. The synergistic effect of existing and recently approved nearby developments must be considered when contemplating the approval of additional developments. Considering that the 50 plus acres to the north of the Mabella proposed property has been almost totally clear-cut and approved for 115 houses. this um proposed Mabella's proposed 74 additional units on 10 acres is too dense a development for this location. We can applaud the developer for proposing to build a parking lot uh for the old pond schoolhouse as part of the development. But um this adjacent location and proposed high density of this development will increase the water runoff on the property and construction vibrations and grading and digging of basement could also have an adverse effect on the schoolhouse foundation. It appears that the site plan from the site plan that several existing structures would have to be demolished to make way for the proposed development. St. Louis County assessor indicates that 1755 115 Manchester was built the structure there was built before 1930. And I say before because St. Louis County also indicates that the historic Hanken House was built in 1930 although we know it was built circa 1852. The property at 17119 is listed as being even older being built

in uh 1926. And this land was originally part of the Dryinhoffer estate. And the Dinry Hoffers donated the schoolhouse property to the city. Their ancestors also originally donated the land for the school to be built on in 1914, which replaced the prior schoolhouse, which was built in the 1880s. Depris's 1838 map shows this location along um Manchester Road in the southern half of section 2 was the original location of the town of Pond. Cyrus Spears owned uh the public entry land number uh 2243 which was um 80 acres and uh in 1835 he brought the property and he ran a store in a tavern and the area was originally known as Spears Pond and then shortened upon. We're so fortunate to have so many existing historic buildings thanks to the dedication of those who valued them and knowing their importance. But it knowing the importance is only part of it. You have to know what the future developments may adversely affect them. Also, roundabouts are a great way to ease traffic. However, adding additional traffic entering or exiting directly onto a roundabout will stifle uh the uh and cause more con congestion. The city has already approved the reserve to enter and exit into the 109 to roundabout, allowing high high volumes uh businesses like McDonald's, which can increase which can have 2,000 cars a day, could bring traffic to a halt. The chocolate I gave you was from the stamp store at the Lake of the Ozark, which sits on the Bagel Dam roundabout.

Thank you. Thank you. So, chocolate approved. McDonald's, not so much. Mr. Chair, the next speaker is Miss Morowski.

Good evening. I've lived in this area for most of my life. Long before Oh, name and address, please. Oh, Jen Morowski, Harbor Point Drive, Wildwood. Thank you.

Um, I've lived in this area most of my life, long before it became the city of Wildwood. When development first began here, I shared many of the same concerns we hear today. Um, what would happen to our green space? Would traffic worsen? Could our schools handle the growth? Looking back now, I can say those concerns, while understandable, did not prevent our community from becoming what it is today, a place many of us are proud to call home. Development allowed families like mine to put down roots, purchase homes, and raise children in this great community. I speak today with the benefit of having seen growth from both perspectives, initial skepticism and long-term outcome. That's why I support the MIA develop Mia Bella development. This proposal introduces a type of housing that is currently under represented in Wildwood yet increasingly in demand. It provides an option for residents who want to remain in the community but are seeking a different type of area or a different style of living. The developer, Lombardo Homes, has demonstrated a willingness to listen and adapt. They've worked with the planning and zoning commission and incorporated meaningful feedback into the plan. The number of homes has been reduced significantly from 110 to 74. They've widened streets and alleys, increased guest parking, provided parking access for Old Pond School, enhanced the visual appeal with green space and trees, and collaborated with the fire department. This is not a rigid proposal. It's one that has evolved in the response to the community input. I understand that there has been discussion about further reducing the number of villas. I would respectfully ask what tangible benefit would that provide. The current plan is already well below the density threshold for the town center. A modest reduction in units is unlikely to meaningfully impact traffic patterns or noticeably uh increase usable green space. Traffic flows are distributed throughout the day

and the difference would be minim minimal. However, reducing the number of homes would have real consequences. It would limit the tax base that support city services. It would reduce potential customers for local businesses, many of which are struggling or closing. One minute.

And it would mean fewer families contributing to our schools, which in the case of Pond Elementary School is currently experiencing a declining en enrollment. In developments like this, the benefits are tied directly to achieving a certain scale. Reducing the number of homes does not yield the proportional gains. It simply diminishes the overall value the project can bring to the community. In closing, I respectfully ask you to approve the Mabella development as proposed and to maintain the current plan for 74 homes. This project represents thoughtful growth and growth that reflects both community input and long-term vision. Thank you for your time. Thank you for your comments. Mr. Chair, the next speaker is Mr. Nance. Good evening, commissioners and mayor. Uh Doug Nance with Lombardo Homes here to speak on Mia Bella. I'm here tonight. Um I've been able to read through the report that staff gave us um late last week. We were able to make some adjustments um and look at most of the comments. Uh so you'll see the new plan tonight um of where in order to get to the 62 um units what we would have to do and what that would look like um and reduction on the buildings going from five to uh four and three unit buildings what we would have to do uh for that and if there's any questions uh tonight while you're going through it and staff's making different comments uh I'll be happy to answer for you. Thank you.

All right thank you for your comments Mr. Chair the next speaker is Mr. Stan,

good evening. How are you today? Uh, I appreciate the time allowed to name Name and address, please. I'm sorry. Charlie St. An address P Box 14, Wildwood, Missouri 63040. Thank you.

Uh, I appreciate the time you allow me to speak this evening. My name is Charlie St. An. been a real estate broker for over 30 years and a CCIM for 25 years. I've also successfully completed the chancellor of the University of Missouri planning and zoning program in 2018. I've been a friend and acquaintance of the the Shannons for years. The property before us this evening to Shannon property falls within the neighborhood general and a neighborhood edge regulating met. It appears that these properties are around 50% in the neighborhood general, 50% in the neighborhood edge. Professionally, in reviewing the Blombardo's request, I want to set before you the Camberry and the Main Street Crossing development to the east. Both developments are in a neighborhood general and neighborhood edge regulating district. For reference, the Camberry was in a neighborhood general district. The Main Street crossing plat is in a neighborhood edge district. Uh I found that the Camberry lots are around uh plus or minus 3,150 ft in size. the Main Street crossing plat three lots are 4,640 ft in size and I do have St. Louis County references here for that if that is of interest. I have also uh so going back to my coursework look at these examples of these are perfect examples of two subdivisions within the same regul regulating district that were approved within the city of Wildwood. Uh both subdivisions have predominantly that same lot size that Lombardo is asking for. That gives pause and further consideration and approval of Lombardo's request of the 74 units. Other considerations to make here is Lombardo has provided greenscape surrounding the perimeter which is perfect for buffering up to the reserve development. Bard has also has a unique design to integrate their detention area to look like a country lake and a pond

setting. Bartau has also provided additional parking for the historic pawn school site and they have also met with the Metro West Fire District ingress and egress needs for the development by adding another.

Personally, as a friend of the Tannons and of their deceased neighbor Dennis Witworth, whose property is now also a part of this development, uh I would I would hear annually about the sewer tax fees that they had to pay. uh they were paying $7,750 every year for 19 years. That is $147,250. And in that, you know, the discussion was you are increasing your property value by the installation of these sewers. It will accommodate a higher density. And here we are 20 years later in front of you. We're getting whooped up because of the density. and the density is less than what I understand is required. Thank you very much for your time this evening. I appreciate it and good evening.

Thank you for your comments,

Mr. Chair. The next speaker is Mr. CR. Tim CR, 2460 Otherton Road, Ward 8. Um, I'm speaking out against the Mia's development and I'm not speaking out against the development. I'm speaking out against how many units they want. Um, you know, they referenced Camberry and I'm sure if you talk to a few residents in Cambury, they probably like a little more room, too. I know a couple on where meets Ellington Road, it's so tight there that they're not even allowed to park on the street on that side of the road, which makes it super inconvenient for friends and family that come over and when school buses come through, if there's cars parked there, it's super tight. So, like I said, I'm not against development. I understand the folks that have owned it for many years paid the sewer tax. I'm well aware of that as myself. Um, but I'm really concerned, like I talked last time, about the buses leaving. That's where Rockwood Buso leaves every morning. And if you'd like, I will go there in the morning and take a picture. There's about 30 buses that sit there at that light trying to get out, pick up our students, and get them to school on time. And it's going to be tough, you know, if 20 30 them people trying to pull out of that subdivision in the morning. I'm just saying 20 2030 and there could be a possibility of 50, but um it's going to be tight. So, I would appreciate your time and thought um just about the the number of homes. It's it's tight. And a very smart man that sits in this room once said, "Just because you can doesn't mean you should." And I think he's right. You know, um it's a lot of high density in Wildwood and it's just nobody really likes it. But I'm

real quick. I want to speak a little bit on these proposed drive-throughs that are that want to go in at Main Street crossings. Um, you know, you got to think even it's going to be congested at the roundabout, let's just say if if the businesses are successful and busy, which they probably will be, um, they're going to have a hard time getting out of their parking lot. And even if they choose to go, I'm not sure how they'll make the cuts there. But even if they choose to go up Main Street to try to get out of Etherton Road to avoid that backup, you know, then they're hitting a stop sign up there. And Etherton Road's a barely passable two-lane road that has a lot of pedestrian walkers on it. So when you consider these things, there's just so many things to consider that we normally don't get to talk about. And you know, these people will be in a hurry and it just adds a lot of speeding cars up to Etherton Road. It adds a lot of inconvenience to the main street folks. And you know, they proposed a car wash. That would be a disaster. It'd be a noise nuisance that you would probably hear even here at city hall. That's just that's just crazy. And it would be from 7:00 in the morning till 10 at night. And it would be a a very bad idea. And it, you know, when these people bought the homes in

one minute, Main Street, I'm sure that they were aware that there would be some type of commercial outlet there. The signs have been there for a long time. And and I think they respect that, but I think that they never in in their wildest imagination imagined a drive-thru going in in that spot. I mean, I know in the past Culver has tried to get in there. Wildwood said no. Lion's Choice wanted in, didn't happen. All those restaurants went to Ellisville. We had a chance. We had a chance with some good ones. Um I'm not a fan of McDonald's, but you know, each their own, but I'm more so concerned about the the traffic issues and the problems that will come with it. So that's all I have. Thanks for your time. Thank you for your comments,

Mr. Chair. Before I call the final speaker card that I've received so far in the room, we do have some on Zoom. If you'd like to speak on Zoom, please use the raise hand feature. Thank you. Um, Mr. Chair, the next speaker is Miss Tierney.

Miss Tierney, 2550 Kar Lane, Wildwood, Missouri, 63040. And I'm here to talk about that crazy McDonald thing. I hope you all will free your mind, think a little. Can you speak close to the microphone? That would be scary, you know, because my voice is kind of loud. It's so the people online can hear you.

Okay, gotcha. Am I ready to go on my time? Dear mayor and city council members, I am a resident in the main street crossing neighborhood in Wildwood and am writing to express my strong opposition to the proposed development of a drive-thru car wash and a drive-through fast restaurant in the intersection of Highway 109 and Main Street. I know that's on hold for now, but something's going in there. It's got to be the right thing. This location serves as a primary entrance to both Main Street Crossing and Cambury, two established residential communities, including hightra drive-through businesses as the gateway would sign significantly alter the character of the area and ne negatively impact the residents who live there. And the fact that I have a s a dog that's six pounds that only has 4 in making that crosswalk for people who were trying to pull into the um McDonald's or whatever fast food restaurant would be there. I would have to pick her up and run because she'd never make it and I really don't want to lose my dog. There are several key concerns. Traffic and safety. Highway 109 is a heavily traveled roadway. Adding two drive-through businesses will increase congestion, create additional turning conflicts, and make it more difficult and potentially unsafe for residents to enter and exit our neighborhoods. My husband brought up the point that often times when you're driving, you look over and see something enticing like a McDonald's or some type of a restaurant like that and you tend to go that way. Well, with the two turn lanes that are one is going to make a left into Main Street crossing and one is going straight towards Pond. You have somebody who hesitates, you're going to wind up with a lot of rear end accidents in that area. It happens all the time. I've gotten almost smoked in that intersection mo more than one time. Noise lighting and environmental car washes and fast food drive-throughs generate continuous noise, bright lights, and extended hours of operation. Who wants that in your in your backyard?

Residents nearby would be subjected to ongoing disturbances, including equipment, noise, idling vehicles, and food related odors. The only time I want to smell a hamburger in my neighborhood is when my husband's cooking on the grill with some broughtwurst. Community character and property values. This type of commercial development is not consistent with the residential nature of this area. No other neighborhood entrance nearby has similar businesses at its front door. Such development risk lowering property values and diminishing the peel appeal of our community. While we are not opposed to development, we strongly believe that any project at this location should enhance the area and be compatible with the surrounding neighborhoods.

More appropriate alternatives might include small professional offices, a daycare, a preschool, a veterinarian, a park, place of worship, or recreation f focused facility. I respectfully urge you to reconsider the proposal. instead work with residents to pursue development and align with the character and long-term interests of our community. Thank you for your time and your services to Wildwood. Sincerely, Elise Tierney and Lisa Edgar. The last thing I want to say really quickly on a pencil note, you know, when you go to a park or someplace you really love and you find a great place like even the zoo or say, you know, downtown, something special, it's usually brought to you by the community and you have your names tagged to it. Who really wants to have a McDonald's brought to you by the Council of St. Louis or Wildwood? I mean, it kind of defeats the point. All the beautiful trails you got there just to work off a McDonald's meal. No, thank you. I'd rather have it to be beautiful and remain wild. Last night, four deer walked up the the little place where all the trees are coming up to our our street and I just love that. And that will all be gone. Thanks.

Appreciate your time, Mr. Chair. Mr. Chair, the department has not received any speaker cards in the room and uh currently there are no hands raised on Zoom. Okay. There's the public comment. All right. So, next on the agenda, Mr. Vunich, PZ4-26.

Thank you, Mr. Chair. PZ04-26 City of Wildwood Planning and Zoning Commission Care of the Department of Planning, City Hall, 16860 Main Street, Wildwood, Missouri 63040. A request for the review and consideration of modifications to chapter 415.030 definitions, chapter 415.090, 090 NU non-urban resident district and chapters 415.110 through 415.160 such being all inclusive of all our districts of the city of Wildwood zoning ordinance specifically regarding the city's existing review standards processes and requirements for associated with outdoor game courts sport court along with their corresponding review processes by the planning and zoning commission. and subsequent permitting steps by the city. This particular request is in all words.

Thank you, Mr. Vunich. Mr. Newberry.

Thank you, Mr. Chair, Mr. Chair, and members of the planning and zoning commission. Before you tonight is a draft letter of recommendation regarding um certain modifications to the city's regulations um for outdoor game courts. Just very briefly, the proposed um regulations would uh formalize the planning and zoning commission's review process. Um uh stipulate some planned submittal requirements of the petitioners. Uh provides four minimum design requirements for outdoor game courts and has special provisions to address concerns regarding noise associated with pickle ball activity um related to an outdoor game court type use. Uh the planning and zoning commission um considered these uh proposed regulations at its meeting in April and supported it at that time. The draft letter of recommendation is in the final form for final action by the planning and zoning commission to be forwarded to city council for a public hearing in its consideration. Thank you.

All right. Thank you, Mr. Newberry. Um is there discussion or a motion? Commissioner Hellfrey, I make a motion to accept the city's recommendation as proposed. Seconded by Commissioner Rubis, Commissioner Clayton. Um, any discussion? Uh, Comm Councilman Marshall? Um, I thought the write up was great. All the detail that was in there. You guys did a great job and pulling together with pickle pickle ball being such a new sport. I think the attachments that are in there really help people understand why and how you're going to do it. So, thank you. Thank you.

Anything else? All right. Seeing none, roll call vote. Um, Commissioner Rubis, yes. Commissioner Hilfrey, yes. Commissioner Clayton, yes. Commissioner Deppler, yes. Chair Batty, yes. Council member Marshall, yes.

And Mayor Garitano. Mayor Garano, is that a yes, sir? You're muted. Yeah, I see a thumbs up. Double check with them. But thank you. Yeah, can you hear me now? Okay. Yeah, got it. We can hear you, mayor. Thank you.

All right. So, motion carries. Thank you. Uh, next on the agenda, PZ2 and 2A-26. Mr. Newberry. PZ2 and 2A-26 Mabella care of Doug Nance Lombardo Homes of St. Louis LLC for Research Park Circle Suite 130 St. Charles, Missouri 63304. A request for a change in zoning district designations of four properties that are currently identified in the Inu Non-Urban Residence District, Town Center Neighborhood Edge, and Neighborhood General Districts for the R6A 4,000 foot residence district with the planned residential development overlay district PRD2A. All being in association with attractive land that is 10.43 acres in size and located on the north side of Manchester Road west of its intersection with State Route 109. Street addresses 171157119127 and 17135 Manchester Road St. Louis County. Locator numbers 24V 430086 24V 430121 24V 43064 and 24V 430112. proposed use 72 attached single family dwellings in clusters of four and five units with associated street and pedestrian networks along with public rights of way dedications and improvements stormwater management facilities and required public spaces ward one.

All right. Thank you, Mr. Newberry, Mr. Vinich.

Thank you, Mr. Chair. Mr. Mr. Chair and members of the planning and zoning commission, before the department begins its presentation relating to its information report that includes the recommendation from the department. Couple of items the department would like to address first. As part of tonight's discussion, you received a couple of items at your seats. The first were additional public comments that were received by the department today. Those comments were printed for you. I believe there's four new comments um that were received uh three of which do relate to this particular set of petitions. So, I wanted to identify those in the event you haven't had an opportunity to review them. Secondly, the department notes in its information report that this particular project went before the development and zoning review committee of the city. If you're not familiar with the development and zoning review committee, it was formed under former mayor Jim Bolan after a particular difficult project that didn't come to fruition. But that project took a year plus of time to reach that point and according to the developer over $200,000. So to address that process which often could lead to a lot of frustration both on the public um the developer and the decision makers here at the city development and zoning review committee was formed. Five members the mayor the council leazison to the planning and zoning commission the chair of the planning and zoning commission and then the two council members that represent the ward where the project is located. I mentioned that because the development and zoning review committee

heard this request and as part of that discussion on the request, the members identified the density as an issue and the density as was mentioned in some of the public comments and by Mr. Nance has changed over the course of time from the development and zoning review committee to tonight. tonight represents the least amount of units on the property and the department will identify that in a few minutes. So again, just so you as commission members are aware, there has been a first cut on this and that cut so to speak was done by that committee and they identified the issue of density, the number of units in a building cluster and then concerns about traffic, storm water management, etc. So those items have been identified for Lombardo Homes as well as the department of planning. So as when it prepares the information, we prepare it with as much information as possible. Tonight the department has prepared for your consideration its information report with recommendation and the information report with recommendation is favorable. The plan that was before you tonight, which was placed at your seat, was received this afternoon and reflects the department's recommendation of no more than 62 units on the 10acre site. That is a reduction from the original amount that was reviewed by the committee and ultimately advertised at public hearing. The 62 units on the 10 acres is relative to the neighborhood general neighborhood edge densities. And I would note that no building cluster now is greater than four units. As you recall at public hearing, the building clusters were five

units primarily with a couple being four units. So there has been a substantial change to the density at least a reduction of 10 units as well as a change in the character of the building clusters themselves. All of this leads to greater open space and more maneuverability relative to the layout of roads and access to the rear entry garages. In the report, the department identifies five areas of consideration in its analysis. And I think it's important to note that this is this property, the collection of the lots that formed the property is in town center. And certainly o over the course of time, whether it be at coffee with the mayor, at public hearings before the planning and zoning commission, our comments submitted via our website or over the telephone, people are concerned about development. How much development's occurring in the city of Wildwood? I think Mayor Garano often says it best that Town Center represents 2% of the 68 square miles that form the city of Wildwood. Town Center has been part of the Wildwood since its incorporation. There were four land use categories, non-urban, suburban, industrial, and town center. And Town Center was intended to have higher density residential and commercial. two things that are not allowed anywhere else in Wildwood, meaning the remaining 98% of it. Why here? Well, in terms of topography, it's favorable. In terms of access, it's the best network of roadways. Terms of utilities, they're all available

generally. Also, there was a pattern of development starting back in the historic times. Grover and Pond unincorporated communities were center of commerce in the 1850s and on. Finally, there was from the perspective of the incorporators and those that formed the initial master plan and the town center concept is that there was a need for a option in terms of housing types and densities to create what is called life cycle. meaning that you could grow up in this community, come back to the community and find housing that would meet a young professional firsttime married couples and then as you aged in place be able to stay in place as your housing demands changed. This is a component of it. There is not this type of housing at least in terms of a new development in the town center. There are garden condominiums in the city of Wildwood, Sandalwood Creek, and in the villages of Cherry Hills. There's attached um units in the villages of Cherry Hills and a few in the Meadows of Wildwood, but nothing of this scale or type has been proposed in recent times. From the perspective of the master plan, the density and type of unit is in the right location, town center. In terms of the master plan, it offers a component of the life cycle type of housing. And from the master plan, it is within the confines of the allowable zoning district anywhere from NU non-urban resident district to the R6A resident district. With the master plan component addressed

in the analysis, the department then proceeds forward to basically discuss the regulating plan which is a key component of the town center. And the regulating plan as was described by Mr. St. An has two designations. The neurhood edge and the neighborhood general. The neighborhood general is kind of a catch-all district. Originally it include live work units plus attached type units and multiple family units. The neighborhood edge is more of a single family district which can be inclusive at times of different types of those units. In this particular instance, it is a split. I've determined it to be more neighborhood general than neighborhood edge. But pa past approaches have been where we have a split designation in terms of the regulating plans land use categories. We adjust it based upon the plan and the plan's merits. And in this case, the department believes the regulating plan can accommodate this type of development as presented with its 62 units and building clusters of no more than four. The zoning changes are within the confines of our zoning ordinance and the use of the overlay district. The plan residential development overlay district accommodate what we believe is an functional design in terms of circulation within the prop property proper ample public space and again storm water management and aesthetics. As is mentioned, the access to the property is to Manchester Road only, and that's more of a function of surrounding

development, not necessarily a desire not to extend Stub Street. There are two access points identified for this particular project. In the information report, the department goes into length making sure that there's an understanding about sight lines, site distance, and safety of access into and out of the development. There are requirements in attachment B, the conditions that stipulate improvements to Manchester Road to ensure safety, function, and circulation. Also there is the third access point which is to serve on school and that is part of the public space plan. Again a regulation set of regulations in our zoning ordinance. Collectively there are rear entry garages served by alleys which is a key component of our new urbanism plan. the town center and the heights of building are no more than two stories which is consistent with the surrounding development pattern which is old Pond School, Quest Church, Church of the Latterday Saints Pond School for the most part a more institutional design. There is new development the reserve at Wildwood but as you can see the reserve at Wildwood is under construction and certainly no one that purchases in the reserve would be I hope surprised by project of this nature given it's 115 units on 50 acres and finally all utilities will be provided so as it's served by public water public sewer electric internet etc. The department understands that there's concerns about overdevelopment, but often times the position of the department is now that between 2010 and 2020

the city lost population. It's an aging population. School district has concerns about the demographics that it's facing and the city has concerns about the demographics it's facing. and certainly an influx of new residents in this case what I believe to be young professionals and others is a shot of life for the city of Wildwood. I've said at the coffee with the mayor when complaints were issued about the reserve that certainly removal of the trees from what used to be an agricultural field certainly is a concern. But it's also 115 families that get to move to Wildwood and experience all the benefits that come from the community like Wildwood, the Rockwood School District, the Metro West Fire Protection District, Monarch Fire Protection District, Eureka Fire Protection District, etc. Nobody likes change, but this change in terms of Town Center has been planned now for 30 plus years. And tonight, the department is supporting the proposal with 62 units on the 10acre site as shown on the revised plan provided to you. After a motion and second, the department will be available to answer any questions regarding this particular site and its recommendation. Thank you.

Thank you, Mr. Vunich. Um, any discussion or a motion? Commissioner Hilfrey, I'll make a motion to accept the recommendation. All right. Is there a second? Commissioner Clayton, second by Commissioner Clayton. Um, uh, Commissioner Rubis, Bill on this information report, it's on the information report, it's still reflecting 74 home,

Mr. Rubis the practice has been that once we advertise something we don't change the advertisement that was in the newspaper daily circulation that's part of the record and we just do that as that's kind of where we started and we don't want to necessarily veer kind of keeps a clarity to it all as we go through the progression of meetings and discussions. So it's intentional because that's how it was advertised. Okay. it but it is 63 that we're working 62 sir 62 okay the other question I have is in in several comments I've heard they've been referred to as homes villas condominiums

under our under the new urbanism plan we consider them attached town attached row houses excuse me and they as been described by um Mr. Nance at previous meetings they are for sale and not rental. Yeah, I I believe they will be similar to the first block of Camberry. Correct.

Yes, in many ways they will be. And you know, Cambury unfortunately had the timing issue of the Great Recession and certainly after being idle for many many years when McBride Homes proposed the development, the city did its best to incorporate the new detached single family homes into that attached set of units. Commissioner Huffrey. So, the representative from Lombardo Home said that he would like to tell us what things have to change and so can can we ask can he speak to us?

Certainly. Um that that is at the discretion of the chair and the commission members. Um what I will say is tonight is the information report. There'll be a month's time before the draft letter of recommendation is prepared relative to whatever motion is approved by the commission. And so if there are items in the report that uh Lombardo Homes would like to change or modify, those would be identified and then and an addendum would be added to the report and then those could be discussed individually, but with the permission of the chair and commission, Mr. Nance can come to the podium.

That's Yeah. If you'd like to come up and speak, you're more than welcome. Yeah. Um, yeah. I'll I'll go ahead and let the mayor address his comment and then I'll the floor is yours. All right. Mayor Gitana. Yeah. Director Vunage, I've got a question for you. You mentioned and and uh you know what? Can you pull up on the screen again the latest drawing because I don't have it. Uh so I can see it on the screen here. Director Vunage, you mentioned alleys that are serving these garages. Is that correct?

Well, Mr. Mayor, you've caught me on an air. They are streets, but they serve as alleys as we describe them in the town center plan.

So, is the front of the home facing the alley or is it the other side? In terms of the first row of housing units that are nearest Manchester Road, the fronts of the house face Manchester Road, the rear of the houses face street B or and thanks to Mr. Newberry's illustrating that the fronts of the houses, the second row, the fronts of the houses face the green space area as well as the third row and then the fronts of the houses on the northernmost um line of them face to the north are the new reserve development. So the rear of the units face the streets for access purposes. Okay, thanks for clarifying that. So, do we require um like in the town center uh we we require street trees in front of each home? How will that work out with this uh between the building between the building clusters? Certainly, the green space will be landscaped and in the front the front areas. Yes. a street tree or for this for lack of a better term a a tree will be required. There is a landscaping plan component. That's the final page I believe in the packet of information. And as you can see, there's some modest plantings in the area of the individual units with the majority of the plantings along Manchester Road and the perimeter of the site. As we work through this,

as we work through this with the city arborist and our landscape consultant, if the motion is approved tonight, we can certainly address those concerns. Okay. Uh and and if you don't mind, if you can continue to share that uh you know, the latest revision. Mr. Newberry's working on it, sir.

Okay, great. So I I guess my comments are I I do give some uh credit there to see that the density has come down a bit to the 62 homes. Um one thing that I was looking for that I was hoping to see but still don't see it is how I'm looking for the pockets, the green spaces where people take their dogs for a walk. And I kind of look at this and see that the center we've got parking spaces. So, not really too many green spaces. There's one area up in the top there, but uh don't see like for those folks that are living in the first second rows over there much of any space. And um you know so I I was hoping to see where we would maybe break this up because Director Vunage, you remember back back when Mayor Bolan at the time he had a Wildwood 2020 vision and it was something where it was developed to kind of shift some of the appearance when we look at town center to get away from like you know just kind of seeing the rows of houses and having to create a little bit more space. Um, in fact, we talked a lot about the reserve and the original drawings of the reserve was Aurly Place and if I recall, I think Akerly was very similar to what we're seeing here. It was very much just, you know, straight roads with kind of like just home after home after home. And after Mayor Bolan came across with this idea of let's try to shift away from what we've done in the past. You know, we heard residents telling us, hey, we don't like where this is going. And so

Acerly became the reserve and it changed and incorporated a lot of the feedback. So I am I I like where this is going. I I see that you know you're you're doing this with the 62 homes now. I see that there's like about 15 ft of space between these clusters of homes. Uh but still looking a little bit to get some idea of like where where do we have some green space so that it it does feel like Wildwood and somebody mentioned before you know Camberry uh I believe it was Mr. St. An but you know Camberry also especially in the newer section again things have evolved over time those newer section you have a lot of green space behind these homes um you know there's open areas back there I believe some of it's used for managing water runoff but again creating that breathing space that I'm looking for. So I would love to hear how you can address it. I mean, the other thing I'm going to probably say is that, you know, looking at this, then, you know, the landscaping that's got to be done is got to be top-notch and it's got to be heavily landscaped along Manchester Road. Um, you know, I see these detention basins. I think, you know, people want to be able to drive along Manchester and it's got to feel like parklike versus just looking at a basin there. So, that's what I have right now. I'd love to hear more what you uh have to say in response to this.

Well, certainly I appreciate the comments very much, Mr. Mayor. And in the report, the department does identify that the project adjoins Old Pond School, which is an acre park site. It's also with the benefit of the trail network that's being built in the reserve at Wildwood and what exists already in place. Community Park is less than a mile away. And then from the perspective of property owners, Pond School, which is across the street from the reserve, offers public space as well. So after hours, most schools have a lot of activity on their playgrounds and fields. So from the department's perspective, there is public space as part of the project's project's design, but there also is a substantial amount of it in the general vicinity. And that's part of what new urbanism is about, providing some on-site, but also doing strategic locations of public space throughout the overall area that can be shared. So in terms of the design, we can certainly um with the support of Lombardo Homes go back and look at is all of that parking, the visitor parking as identified essential. Is there room for a few less spaces and a few more active areas for the residents themselves? Maybe. In terms of landscaping, what I will tell you is is that between Mr. Walsh, our arborist and our landscape architect that's on retainer, we can certainly achieve the goals you want in terms of Manchester Road and within the confines of the bound the property's boundaries.

They want you to talk. Commissioner Deppler, thank you. had a quick

had a quick question regarding um I don't see any indication on here of like any large trees that will have to be removed um you know if there are any grand trees that are kind of in play and also was curious about traffic studies because I know there had been some things brought up about you know with its prox proximity to the school that there was concerns about you know traffic in the morning and in the evening rush hours um with the B buses in the area.

Miss Deppler, thank you for your questions and I do believe that there is going to be impact on certain trees that are under the city's definition grand types. Um those will be investigated and there is as you know from the tree preservation and restoration code requirements for their replacement in terms of number and size fairly substantial and as part of the recommendation report in the conditions a traffic impact study is required.

All right. Um, Miss Miss, the floor is yours.

Thank you. Uh, again, Doug Nance, uh, Lombardo Homes. So, I take you back to where this all started. Um, originally, this layout started with quite a bit more units, as everybody's aware. Um, it also started with one entrance with oneway traffic. After you got through the entrance, this circle was all just oneway traffic with uh about 16 foot wide streets. So uh at the recommendation and hearing all the comments uh from the first meeting that we had and we also had 10 unit buildings uh when we started this out um just based off the things we had done in the past in other places. Um so we've received the feedback we went back we went to four and five unit buildings uh which was presented at the last meeting uh with and then talking to the fire department and feedback from uh the planning development committee um we went to got rid of the one-way traffic and we went to two entrances. So you have 26 foot wide streets now with two entrances. Um, so that's kind and with three and four unit buildings which reduced the the count to 62. So that's how we we kind of got to this point. Uh, we did add more parking based off of that feedback, but uh we can definitely go back and look at parking since now we do have two-way traffic going through the community. Originally, we added parking because it was all uh one way. Uh there's still private roads once you get into the community as well. Um, so that would be maintained by the HOA committee. Um, in addition to the what we got uh to the north in that public space there, we do have now a gazebo with some benches. And then we also added some more benches down on the south end uh by those units that uh overlooked uh overlook the basin and Manchester Road and Pond School um for additional when you're walking, you can sit down uh and enjoy that view. As

far as the detention basins, whenever we obviously that's a low point, so they need to be there. But uh when we look at those, we try to make those wet basins as much as possible with water quality features and try to get fountains in there to give it more of a grand entrance if we can. I don't know with these if we're going to be able to do that, but we'll definitely try with the engineers uh to do that. Um in addition um to what the mayor was saying, we can definitely look at what we can get as far as different green spaces. There is uh sidewalks that go all the way around the units. Um so there's walking there's plenty of walking paths as far as that goes. Uh the green space in between the walking space and what we're clearing it, you know, we can look at that as well. And then the middle of the site, while there is some topography challenges going up there, right in the middle, there's sidewalks on either side of that as well. So they can walk their dogs through there and use that green space uh going through there. And then we do like uh Mr. Bunich said, we do have access to Pond School and all the trails that and sidewalks that with easy access to downtown Wildwood. Uh in addition, we we would be improving uh in front of our community um Manchester Road based off the traffic and working with the city of what we need to do the traffic study and with a trail system uh along there as well. So I'd be happy to answer any other questions you might have. Um yeah, I I do have one. And uh so Mr. Vunich, um this but directly abuts the reserve, correct?

And a couple years ago there was plans for a a sidewalk or pedestrian multi-use trail along the north side of Manchester there. Would that get constructed with these two developments? The reason is is required to build a trail along their frontage. If this project moves forward, um Lombardo Homes would be required to build a similar feature along their frontage. It's going to be done incrementally now, not necessarily as part of a single project.

So there would still unfortunately, it sounds like there will be a gap between the reserve and on road. Yes, there'll be several properties that are not part of this proposal. Has the city bought the ride ofway from them at all? We do purchase additional easements. I would defer to Mr. Brown who I believe is on Zoom tonight and he could provide more detailed and accurate information than I can. Thank you,

Mr. Brown. Do you have any comments? Um, I guess my comment would be no, we did not acquire all the easements necessary to to build the trail project. So, that would have to be done at a later date. Okay, Mr. Hry,

Mr. Vinich, I I have a couple questions for you and I don't know if they will be answered tonight or if we should wait for the report, but one of the questions is he uh Mr. Nance mentioned that the roads will be private. They won't be city streets when it's completed. Well, to comply with the master plan, um the master plan states that all streets in town center should be public and we've even as the city taken over private alleys that were originally platted for that purpose and they are now public. Right. So I I don't believe that they should remain private. They would be public streets when they when it's complete because that's what we've done every place else. Correct.

Right. Okay. So um that was number one. Number two, uh for the record, I'm vehemently opposed to waterfalls. I That's triggering for me. Um uh and then, uh street parking. How much how much off- streetet parking was there? Well, there's a total of 45 additional spaces for 62 units, right? Okay. Yes. And each unit has a twocar garage and a driveway area to accommodate two additional cars. As we know, those are two additional cars in the driveway area generally don't get used as much as we like because it requires people to back them out to get the car out of the garage, etc.

Right. Parking on the street can can be accommodated. It's 26.1 ft in width, but I just don't know how you would do it quite frankly with so many garages. So the off street or excuse me the yes the off- streetet parking is critical. Do they need 45 spaces? I don't know. That's a great question for Mr. Brown and he'll provide his insights if we move forward in a favorable way.

Okay. So those were my uh things. No fountains street parking and public roads. And Miss Hfrey, in terms of context, you were the president of the homeowners association in Windrest that had several fountains and a series of three large lakes. Yes. And they are extremely expensive to maintain and they usually don't continue to work and it's a it's a mess. So fountains or waterfalls? Yes. Both. Yep. So, just so there's some context to why you're opposed to it. Thank you, Mr. Vich. You're welcome, ma'am. Um, Mayor G. Oh,

yep.

All right. Uh yeah, I would uh you know regarding the comment about waterfall, excuse me, not waterfalls, water fountains, uh I do have a different perspective. So I would respectfully disagree and say that those are good. And the reason I say it is first the aesthetic appeal to it. You know, driving in if you have water fountains on both sides lit up at night, it looks pretty. um the water, the sound is relaxing. But what I've also feel like we've learned is that if we don't have water, then we have these dry retention basins. And what I've seen in some of the neighborhoods that uh have had to install these. First of all, they have I think some uh stringent annual inspection requirements which will drive up the cost to get them inspected. But then the challenge and we saw this a lot over at the villages of Cherry villages of Bright Leaf. Uh and Director Dun probably could speak a lot more to it, but also over at the manners at Cherry Hills. Um you know they they they require a lot of maintenance. Uh they stuff starts growing in there. Uh it doesn't look good. It has to be cut down. Um, so when you have water, I mean, as long as you got a good company, I've had good experiences. We got a fountain, it runs great. Uh, we get it taken out in the in the fall, gets reinstalled in the spring, and it lasts for years. Uh, but I I know some maybe some folks may had some challenges, but I I think they work great and would help with the aesthetic appeal coming into the neighborhood. a lot better than seeing all that dried up dried retention basin which just uh just becomes more of

a pain. Um so that's my opinion on that. When it comes to parking and this is one that I'll talk about a bit because you know the job that I have I hear a lot about parking. Um, we have some neighborhoods where the streets are too narrow and um, there's no place for people to park. That's why I push for always having guest spots, especially in a neighborhood like this. And we've had good success with it. Uh, and you know, Director Bunage brought up the point, realistically, I doubt there is any space, maybe at the exception of a couple little areas where you could put cars on the street because otherwise you're going to block driveways. The other thing I would say is the main entrance coming in from Manchester Road between those two, you know, basins there. I would recommend prohibiting parking along that way so that folks have a nice clean entrance coming in. It's not blocked up and at least they can get into the neighborhood. Great for emergency access as well when they're trying to come into the neighborhood. Um, so I would recommend that and we've had a lot of success. We did that at the manners at Cherry Hills where we had guest parking spaces built behind the homes by the alleys and we prohibited parking on the main road so we don't create a situation where people are blocking up the road there. So, uh that's what I would say. The other thing I do want to mention is I'd love to see some renderings. Uh we've asked for renderings in the past, not from this project, from other projects just to be able to help visualize what that landscaping is going to look like along Manchester Road. We can give you feedback on that. Um be helpful to see some renderings too of what a street would look like.

Clayton, did you have something?

Yeah, just wanted to ask Joe. Certainly some of the citizens have expressed issues with the traffic concerns about the traffic and I know that a traffic study is included in the conditions in section B. I just wanted to be sure if if that traffic study came back very negative uh is that a contingency for the development could could we decide not to go forward with it if the traffic study was very detrimental? So how attachment B is structured is that there are the permitted uses the building area floor area requirements there's the site development plan which is a key component and there's the kind of the recipe for setbacks etc. But it gets to section five which is the site development plan criteria and basically it says you have to manage storm water, you have to do this, you have to do that. One of which is traffic. It's all required before the site development plan can be acted upon by the commission and received and file filed by city council. So if something comes back from one of those analysis, whether it be the geotechnical report, the traffic impact study, the archaeological resources and cemeteries, something comes back that precludes it, the site plan can't be approved, which means they can't proceed forward. And oftentimes the development community will add contingencies to their contracts for the purchase of development sites that either is based on zoning approval of the site development plan or the record plat. So there's ways to protect all parties making sure that again the things that are necessary to ensure safety function etc are part of what you see before you finally act.

All right. Um, did either of you have anything? Um, any other comments? Thank you. All right. Um, we do have a motion on the floor. So, uh, to support the department's recommendation. So, roll call vote. Commissioner Rubis, yes. Commissioner Hoffrey, yes. Commissioner Clayton, yes. Commissioner uh Deppler. Yes. Batty. Yes. Council member Marshall.

Yes. And Mayor Geritano. Yes. Thank you. All right. Motion carries. Thank you. All right. Uh next on the agenda, PZ 5-26. Mr. Newberry.

PZ 5-26. City of Wildwood Planning and Zoning Commission Care of Department of Planning 16860 Main Street, Wildwood, Missouri 63040. A request for the consideration of amendments to certain existing requirements being set forth in chapter 415.030 definitions. Chapter 415.400 sign regulations general. Chapter 415.410 sign regulations for FPU and all Rists. And chapter 415.420 420 sign regulations for all C and M districts, which would remove window signs or clings from their current exemption status and thereby require these presentations to be reviewed and authorized under a set of new rules to ensure compatibility with the city's dark sky efforts town center neighborhood design standards and architectural guideline and its outdoor lighting requirements of the zoning ordinance chapter 415.450 all wards.

All right. Thank you, Mr. Newberry, Mr. Vinich.

Thank you again, Mr. Chair. Mr. Chair and members of the planning and zoning commission, the department has prepared for your consideration tonight an information report with its recommendation regarding window signs. If you did not know, window signs are for the most part the least regulated set of signage in the city of Wildwood. In fact, our current sign regulations treat them as exclusions and set only one requirement generally relative to their size. Over the course of the last several years, window signs have become more problematic due to the fact that there have been advances in technology with LEDs. Window signs have gotten substantially brighter and have created more nuisances. Window signs have become more proliferated, meaning that many of the businesses now have multiple ones creating issues relative to their aesthetics. nuisance and light. All told, the economic development committee of city council was asked to consider this particular item by certain residents and others, and the economic development committee of city council chose to proceed forward and investigate the exclusion that exists at this time. Ultimately, this matter was presented to the planning and zoning commission at public hearing. That public hearing occurred on April 6th of this year and at the conclusion of the public hearing, the department prepared the report before you for consideration. The report recommends that window signs no longer be treated as exclusions and that a set of requirements be set forth, but not necessarily an owner set of requirements. The requirements would allow at least one open sign for each

business displayed toward the frontages or frontage and other items that are identified as the new section 415 or 25. The key here is to accommodate window signage but to ensure it is not too bright, too many, and certainly addresses any safety considerations relating to blocking views from the street into the business, which is a key component of many window sign regulations. So tonight, the department is presenting to you a favorable recommendation to remove window signage from exclusions to create a minimal set of requirements consistent with good planning practice and to proceed forward with their implementation after favorable action by the commission and city council. With that, the department will conclude and after any questions or comments after a motion and second department be glad to answer them at this time. All right. Thank you, Mr. Bunich. Um, discussion or a motion.

Motion by Councilman Marshall. Is there a second? Second by Commissioner Rubis. Uh, any further discussion? All right. Uh, seeing none, roll call vote. Commissioner Hry. Yes. Commissioner Clayton, yes. Commissioner Deppler, yes. Commissioner Rubis, yes. Chair Batty, yes. Council member Marshall, yes.

And Mayor Garitano may have stepped away. All right. Um, we still have enough for it to pass. Correct.

All right. PZ3-99. Mr. Newberry, in response to communication which is dated April 14, 2026 regarding PZ3-99 West County Community Church Fellowship of Wildwood. It seeks amendments to the sight specific governing ordinance ordinance thereby allowing the petitioner to retain two temporary structures for the purposes of their continued use for additional classroom spaces in association with current place the current place of worship. The subject property is an approximately 30 acre tract of land that is located on the northeast corner, excuse me, at the northeast corner of the intersection of State Route 100 and Mueller Road. Locator number two 23W4100031, street address 17770 Mueller Road in UN residence district with a plan residential development overlay district PRD. The temporary structures are currently in place as authorized by a variance granted by the city's board of adjustment and being utilized for the affformentioned activities ward one.

All right. Thank you, Mr. Newberry. Mr. Vinich.

Thank you again, Mr. Chair. Mr. Chair, and members of the Planning and Zoning Commission, the department has prepared for you a recommendation relating to the request from Fellowship of Wildwood to retain two temporary modular classrooms on the 30 acre property where the primary use, the place of worship is located. Approximately four plus years ago, the board of adjustment of the city of Wildwood granted an allowance for the modular classrooms to be placed on the property for the purposes of addressing the startup of the school as an accessory use to the place of worship and to accommodate um the fundraising and construction eventually of permanent facilities. As has been um relayed to the department by the leadership of Fellowship of Wildwood, the school population has boomed. They are at a position where the modular classrooms are essential to carrying forward their K through 12 instructions and therefore they have requested that the modular temporary classrooms be authorized as permanent. If you've been by the Fellowship of Wildwood, you would note that unless you're on the property, they are not visible. As part of the original development of the property in 1999, the grading associated with preparation of the site created a substantial burm along Route 100, and that burm remains effective at screening not only the parking, but now the classroom facilities. The department has reviewed the request and believes it's appropriate and as part of the permitted uses have identified the two modular buildings being retained for however long um they are needed. The department would note though that over time as Rockwood School

District has found modular classrooms sometimes end up not being the permanent solution. But for the interim period, however long that might be, they have no impact on the overall community and they are serving a growing population school children at Fellowship of Wildwood. Therefore, the department is recommending the permitted uses be amended to accommodate this chain. After a motion and second, department will be available for any questions or comments. Thank you. Thank you, Mr. Bunich. Um, any discussion or a motion? All right. Your department's recommendation.

All right. Motion by Commissioner Rubis, second by Commissioner Hry. Um, so in that aerial are is are those two buildings in the front the modular ones? Yes, sir. Okay. And as you can see the done site preparation provide a a hard surface concrete sidewalks provide access to them into the main building. I believe the cafeteria and all the support services are in the main twotory school building um that's part of the overall campus. Right. Thank you. Yeah. Like you say I barely ever remember that church is there even though I go out west fairly frequently.

Yes. Um the burm was an effective tool. We did require landscaping as part of the burm as well and landscaping's matured over the last 20 plus years. All right, Councilman Marshall, do we have a number of years or will it just be permanently if the motion is supported by the planning and zoning commission? They could be there as long as the fellowship of Wildwood feels they're an essential component of their educational mission. All right. Um, I don't see any further questions, so roll call vote. Commissioner Hry, yes.

Commissioner Clayton, yes. Commissioner Deppler, yes. Commissioner Rubis, yes. Chair Batty, yes. Council member Marshall, yes. and Mayor Gitana. Yes. Yes.

Thank you. Got you this time. Thank you. Um let's see here. So, next on the agenda, well, update on PZ 626A and B. Mr. Newberry. PZ 6-26A. City of Wildwood Planning and Zoning Commission Care of Department of Planning, 1 16860 Main Street, Wildwood, Missouri 63040. Request for the change in zoning district designations of three properties from the NU non-urban residence district to the C8 planned commercial district with a conditional use permit, CUP, which would then accommodate drive-through facilities in conjunction with their authorized and permitted uses northeast and southeast corners of State Route 109 at their intersections with Main Street and northwest corner of the intersection of State Route 109 and Manchester Road. Street addresses 17191 and 177194 Main Street and 2521 Highway 109 St. Louis County. Locator numbers 23V121417, 23V121426 and 24V 43097. Town Center regulating plan designation workplace state route 100 and 109 district proposed uses all permitted uses of the town center workplace district including the allowance for drive-through facilities in association with the grouping of applicable types of them ws 1 and 8 PZ 6-26B city of Wildwood Planning and Zoning Commission Care of Department of Planning 16860 Main Street Wildwood Missouri 63040 requests to amend the zoning district designations of three properties from the C8 Plan commercial district to the amended C8 plan commercial district with a conditional use permit which would um which would then accommodate drive-through facilities in conjunction with their authorized and permitted uses southwest corner of State Route 109 at its intersection with Main Street and southwest corner of the intersection of State Route 109 and Manchester Road. Street addresses 24312 and 2601 Highway 109 and 17120 Manchester Road. St. Louis

County locator numbers 23V110 022, 24V 430185 and 24V 430163. Town Center regulating plan designation workplace state route 100 and 109 district proposed uses all permitted uses of the Town Center workplace district including the allowance for drive-through facilities in association with the grouping of applicable types of them wards one and eight. All right. Thank you, Mr. Newberry. Mr. Greenwich.

Thank you again, Mr. Chair. Mr. Chair, members of the planning and zoning commission, as the department noted at the beginning of tonight's meeting, the intent is not to request any motion on any of the items that have been just read into the record by Mr. Newberry. department. Just wanted to provide you an update relative to the public hearing and the comments that the department received from the public hearing and the steps it is taking to address those comments both from the planning and zoning commission as well as the public that was in attendance. First and foremost, the department in the update identifies what it believes were the key issues that were identified by the parties participating in the public hearing. And first and foremost, it heard that there were concerns about noise, light, congestion, stacking, and the roundabout at Route 109 and Main Street. The department would identify that all of those issues will be addressed for a report or reports with recommendation or recommendations is prepared for first consideration by the planning and zoning commission. The components relating to circulation stacking and Route 109 at Main Street. Those are issues that the department needs assistance from the department of public works with the city of Wildwood as well as the St. Louis County Police Department Wildwood precinct. Also, we are going back and looking at the traffic study that was done by HR Green at the time of the update of the town center plan that was concluded in 2021, approximately 5 years ago. And besides those steps, the department

will contact Missouri Department of Transportation to gain an understanding of how it as the oversight of State Route 109 believes that particular roundabout and the others in the vicinity are functioning. So, a lot of work still out there relative to the key issue at Route 109 as well as the stacking and circulation in the vicinity of the round roundabout on Route 109. Stacking in circulation relative to a quick serve restaurant with drive-thrus or any type of use that has a higher intensity level is a key concern as well for the department of planning and again will depend on the expertise of our department of public works and others that have direct experience. Noise, lighting um and impacts associated with the activity itself. Those are items that were taken into account at the time this particular consideration was first discussed by the economic development committee of city council as well as the planning and zoning commission. As you know, the city has one of the few sets of regulations for outdoor lining in the metropolitan region, if not in the Midwest, and we apply those as best we can. Certainly, there are times that we see omissions or problems with existing lighting and we try to address them through enforcement issues. Noise is a key consideration. We've over the years have found that we are losing that quiet environment. We do our best to preserve it, but road noise and other activities associated with um town center and other um other locations

certainly is an issue we look at at all times. And in fact, we engaged a sound consultant, Dr. Thunder, and Dr. Thunder did an analysis of the area around Route 100, Route 109, and we'll review that again. The department would conclude tonight by just saying there's still a lot of moving parts to all of this and certainly um we're glad that people from the vicinity Main Street crossing Cambury and other locations came and spoke. The more information we have, the more we know of their concerns, the better prepared we can either to address them or to advise that they can't be addressed. and they are concerns that remain and may preclude development of the locations for certain uses. So it's an open question at this time. The department does want to conclude by noting that in these particular instances, Route 109 and Route 100, Route 109 and Main Street, Manchester Road and Route 109, we as a city investigated those thoroughly, particularly as part of Main Street crossings and the reserve at Wildwood. What you'll see is those lots are substantially larger than most lots that accommodate quicks serve restaurants that have drive-through facilities. In these instances, they're any from an anywhere from an acre and a quarter to almost two acres in size. What that provides is flexibility in terms of the placement of the uses, the drive-thru, the parking, the menu board with speakers. We have through pre-planning and understanding potential

impacts have given the city the latitude basically to have flexibility in terms of how things are cited on these larger lots. The example I use is the McDonald's at Clarkson Road and Manchester Road. It is on a very small lot. Circulation, access are all issues there and they depend on parking on an adjoining lot that is above grade of their facility. Things that we as the city tried to avoid as we pre-planned those locations, those outlaws. Did we pre-plan all the problems away? Certainly not because we didn't know of a particular user. And again, that is why we're here tonight giving you an update, talking about the concerns that were voiced, how we intend to address those concerns, and then the preparation of a report in response to how the answers that we received from the experts in all of these fields. So, no action tonight. Um certainly we're working on the the components, but I think the key takeaway that the department would respectfully request from the commission tonight is did we miss any of the issues that were identified by you or during the public participation and the things you heard from those that participated? If we're missing something, we need to know and we'll add it to our list. And Mr. Chair, I would ask if you're with your permission to allow city man city administrator Lee add anything since he's been intricral to this process as well. Thank you.

Uh Mr. Lee.

Yes. Thank you, Chair. Um and Joe, excellent job recapping that. And I would love to hear from the commission tonight uh to better understand if there's uh anything else that we'd want to study. I do believe this is an important uh aspect. It was directed from the economic development committee to try to drum up some support. And I just wanted to kind of go back to some of the roots of why we were wanting to do this in the first place and why we decided to get uh the drive-thru discussion started. Um in general, we do have uh multiple surveys now. We've done one in 2022, but one in 2023 where we asked our residents um and also the business community what they need, what's missing in town center. What is needed? And consistently the answers that we get back are uh quick service dining, entertainment, and retail. Those seem to be the the top echelon. And it's most of them. We had a a sliding scale survey and it was saying, you know, most needed le to least needed with five different choices in between. the one that had the absolutely most needed each time we've done it um is the quick service restaurants or just restaurants and more in general. Uh now from the anecdotal side, something that I get calls about uh quite a bit from residents are when are we going to be able to attract some fast casual dining to the city just because we I've talked to many mothers that are trying to, you know, get kids home from soccer practice. uh they've got a lot going on, but they want to spend their dollars in Wildwood. We do have our uh shop local campaign. We give our businesses a sticker that says proud Wildwood business, and we try to coordinate on social media and do other promotional activities to make sure that, you know, residents know when they're spending dollars at a at a business that says that sign, has that sign. Um that money is going right back into the community, you have with our capital improvement fund. So, nonetheless, just wanted to kind of give a little background here on what this was why we started this

conversation to begin with, but where the economic development committee was trying to do, not necessarily to kind of get put the cart before the horse, um, but they were hoping to really kind of set up uh the best way I could explain it is if we were going to entertain one of these, you know, one of these quickservice restaurants, um, we would want to make sure that we wouldn't get one of the quickservice restaurants that one would see uh and comes to mind if you think of a you know a standard McDonald's um you know some of the developers that have come before us before on this will say you know some developers have to like a McDonald's or some others like that they may have to build according to plan they have one uh one shoe fits all if you will u that probably isn't going to work in Wildwood so our idea from the economic development committee uh was that we would go in there and tailor it to our architectural guidelines lines established for the town center and make it consistent with the master plan. Um, and also just make sure that anything that would come in after the fact would be really we would almost have a a design package, if you will, something that says if you follow this guideline, you would be able to open up uh possibly on some of these these properties um you know, a restaurant that has the drive-through capability. The one key trigger here is just to remind everyone, and Joe, correct me if I'm wrong, but the conditional use permit does always stay as the most important component here because it gives a lot of flexibility both to the the commission here, but also the council if need be. Um, does have a higher voting threshold. So, I just kind of wanted to lay that out a little bit just because, you know, things we could talk about here and really nail down before any proposal could come in is certain allowances

certain allowances on drive-thru, the drive-thru itself. Um, you know, maybe hours of operations that would be, you know, acceptable. Obviously, the architectural standards, making sure they're consistent with our town center um our town center designs. And then also, you know, do we want to have special parking ratios for these types of establishments? Do we want to have stacking lane requirements? Do we want to make sure that the hours of operations for a fast food restaurant in Wildwood is going to be a little bit different than elsewhere? The idea is to set those goals up front so that we can attract the right kind of partner coming in because I will say just talking with uh the development community when they do give ring our phone um to see if there's availability in wild what typically they are uh what I've what I've seen from them is you know more so confusion on what's allowed and what's not especially given the nature of their business. So I just wanted to lay that out. It's not necessarily us trying to, you know, lay the stage for, you know, bringing in five McDonald's here. That's not the plan. It would be more so to, you know, create almost like a package that could be distributed to any of these interested developers that are interested in quick service uh restaurants and then they would have an understanding going forward. Um, if you don't meet these standards, your likelihood of, you know, having a favorable recommendation from the department obviously is going to be very low. Uh so it's something more so to help with recruitment and help boost uh you know boost the economy here too because one other thing if you do look at it with commercial space if um you look at commercial space being used it does generate quite a bit of revenue for the city um not only in the sales tax that will come back uh we do the pool tax but we do get a half cent sales tax for capital improvements. Those dollars spent can be spent on roads and parks and bridges and Wildwood. Uh but not only that but the other really important one is the uh the utility gross receipts tax. The gross utilities the gross receipts utility tax actually produces you know a very good portion of our

general operating fund about $3 million per year. Um, we've seen revenues remain stagnant as we've seen costs rise and really the economic development committee was looking to find, you know, a way to both meet the residents requests from our surveys we've had while also making sure that we can find a way to fit in some of the, you know, newer aspects to hopefully generate some additional revenue. So, just wanted to provide some background into this. uh didn't really get too far into the weeds the last time, but I'd be more than happy to answer any questions just from the experience I've had with it. Uh but no, Joe's done a great job and I appreciate everybody's time tonight. Thank you so much. Thank you for that, Mr. Lee. I appreciate it. Um are there any comments from the commission?

Mr. Chair, just one thing. Yes, sir.

Mr. Lee's comments I think were very good in the fact that as I would sum it, by prezoning the properties, we're putting a guard at the door. We're saying to any potential company that might be interested. Here are the minimum standards. And if you can't meet them, save yourself the time, save our community the time, save our commissions time. We're creating the guard that basically says, "Here's what you have to meet." Then we add, as Mr. Lee mentioned, the conditional use permit process as part of it, which then tailor it completely to the benefit of our community. So, thank you.

All right. Thank you for that. Um, and I'm just going to make a comment here. I should have drugged my son in tonight, but because as soon as he found out that there was talk of a McDonald's going in down the street from us, he's like, "When is it going to open? I'm ready for it." He doesn't have his driver's license yet, he could walk there. And that's why I live in the town center. I'm still bitter about Lion's Choice shutting down during the pandemic. And I would rather have Lion's Choice than McDonald's. That's just me. But something quick and easy that is close where I don't have to get on the road and drive to Ellisville and create more traffic on 100. Thank you. Um and oh and one last thing PZ1120 uh we got an update relating to PZ11-20 Monarch Fire Protection District uh care of FGM architects one Met Square sweet 1945 St. West, Missouri 63102, a conditional use permit in the non NU non- urban residence district for a 3acre tract of land that is utilized for a fire station, which identifies a request from the abuing property to the south of the facility seeking the deletion of the required gate that was to be installed across its private drive to control unauthorized access. Ward one.

Thank you, Mr. Chair, and well done, Mr. I assumed that was my part since it had my name there. It sure was. All right. We always like to get you involved as we conclude the meeting. So, thank you. You're welcome,

Mr. Chair and members of the commission. A couple of general insights. First, oftentimes, the city has criticized that we may not listen to our residents and address their concerns each and every time. Here is an instance where the property owner to the south was concerned about their private driveway in an easement at access through fire station's new parcel of ground to Wild Creek Road. Their concern was about unauthorized use of it and individuals wanting to um visit the fire station mistakenly taking their private driveway to the dwelling. The city of Wwood said, "We can solve that. We'll put a fence in that'll have either touch pad, keypad, whatever the circumstance might be to basically address unauthorized access in a convenient way for the property owner." I would also note that Assistant Chief Cruz and the Monarch Fire Protection District agreed to that and never questioned the requirement. They certainly wanted to be a good neighbor. Secondly, the things you fear are the things you don't know. With the completion of the fire district, its occupancy now by the fire department, inclusive of a fire truck and ambulance, the concerns have not come to fruition. And so, the fire district has respectfully requested that the property owners send an email asking that their required gate not be installed. So tonight we're telling you in June you'll be getting that request, but we just wanted to kind of explain that things often work out and

we actually do what we promise. So thank you. Thank you. Yeah. No, I I remember that and I I went up and talked to them one day dur while that was going on and Yeah. And they they were very reasonable and I'm glad that their fears did not materialize. So, um, do we need to vote on that or is Yeah. Okay. All right. Um, well, in that case, uh, motion to adjurnn. Commissioner Hry, second by, um, Commissioner Rubis. All those in favor say I. I. I. Any opposed?

Any abstain? All right, we'rejourn. Thank you, everyone.