Planning & Zoning Commission - Regular Meeting

Tonight, uh, we have one public hearing that's being continued from last month, two letters of recommendation, one information report, one new correspondence item, one site development plan recommendation, and four other items. Can I get a roll call of commission members, please? Commissioner Borne, Commissioner Hoffrey here, on Zoom. Um, Commissioner Con here, Commissioner Clayton here, Commissioner Deppler. Um, Commissioner Jackson here. Commissioner Rubis, Chair Batty here, Council Member Marshall present, and Mayor Garano here. Thank you. Um, let's see here. Can I get an approval of the minutes from June 2nd, please? A motion to approve. Motion by Commissioner Clayton, seconded by Commissioner Con. Any discussion? All those in favor say I. I. Any opposed? Any abstain? All right, motion passes. Thank you. Uh, does the Department of Planning have any opening comments? All right. Um so it um at this time we'll go into a public comment session. As a reminder, individuals have three minutes to speak. If you're representing a representing a group, you have five minutes. And if you want to speak on the public hearing, now is not the time, but you your time will be coming up shortly. Uh do you have any speaker cards, Travis? Yes, sir, Mr. Chair. The first speaker card is from Mr. Nolamper.

Hi, it's Keith. No camper and me and my wife live at 4665 Allenton Road. And just just a little bit of background, that house is built in 630 and from Stanley and Bula Dampier and they owned all that property in in Pinhooko that's in discussion right now at that time. They eventually broke it up. The indentures that they put in for the HOA were signed in 1981. I purchased the former Dame Pier house in 2002 from their sons and I also I purchased adjacent property lot 2 in 2003. Um so when my house is built it doesn't even conform to any of the restrictions in that HOA. It totally different. Um to access my house I use the apartment conservation gravel road that the conservation department and I financially maintain and physically maintain. I do not use put pen ko subdivision road for access now in and to address the black rock issue. I guess some people are saying I'm a hold out. I physically have not received anything in the mail or in personally on anything of that thing until June. I know it's been going on since like April or January or something like that, but I physically have not received anything with the exception of the flyer that Wildwood sent out and says, "Hey, something's going on 3,000 ft from your property. You may want to attend this meeting." Um, so I'm not not a hold out. basically I didn't have any information to address or look at. So based on that fact, I'd like to actually ask the Pinhook Hollow HOA and

everything to basically since they got they're revising the indentures and the plats out and I'll just opt out of that whole HOA. That's all I got. Thank you. All right. Thank you for your comments. Mr. Chair, the next speaker is Mr. Katie. Katy. Uh, Vince Katy, we're on the uh old business on your agenda for black uh Broken Rocks. And uh I just wanted to let you all know that we're here. I've got two of the directors uh live in case there's any questions, Mike Zto and Tony Bnali. In addition, uh Mark McGra is appearing virtually. that I don't know that he'd be able to answer a question, but certainly if you have any, we're here to do that. And I wanted to just take 30 seconds to say how much of a pleasure it's been to deal with the planning department, Joe and Travis in particular, how easy they've been approachable they've been and how professional they've been with throughout this entire process. Thank you. Thank you for your comments, Mr. Chair. I have no additional speaker cards for the public comment session. We do have a few on Zoom. Um, I'm not seeing any hands raised at the moment, but if we'll just give them a few seconds, Mr. Chair, I'm not seeing any hands raised for the attendees. I am not seeing any either. So, at this time, we'll go in to our public hearing. Um, as a reminder, the public hearings are truly intended to accept questions, comments, and concerns regarding the posted item. Um, I won't do the full spiel since it's uh just a it was held over last month on on mostly a

technicality. Um, but if anyone who didn't speak on it last time wants to has any comments, um, we're open to hearing them now. And Mr. Mr. Chair, with your permission, if I could have Mr. Newberry just read the request into the record again. Absolutely. Despite the fact that the hearing was held open by motion second and vote of planning and zoning commission, I think it's appropriate. So, thank you. Mhm. PZ6-25 Lee Letternew 815 Streker Road, Wildwood, Missouri 630005. Care of Gabe Dwis, THD Design, 148 Chesterfield Industrial Boulevard, Chesterfield, Missouri 630005. A request for a change in zoning for attractive land that is 6 acres in size being located on the west side of Strucker Road north of its intersection with Highland Submit Drive. Street address 815 Strucker Road, St. Louisis County, locator number 214300031 which is currently zoned in non-urban residence district master plan conceptual land use category of suburban residential area to the R1 1 acre residence district proposed use a total of two single family detached dwellings including required rightway dedication along Stucker Road. One of these dwellings is already constructed. Ward three. Thank you, Mr. Newberry, Mr. Vinich. Thank you, Mr. Chair. Mr. Chair, members of the planning and zoning commission, as the chair alluded to in his opening remarks relative to this request, this matter was before the planning and zoning commission at its June 2nd meeting. At that time, a resident in the vicinity of the site noted that the advertisement inad had inadvertently identified the property as being east on the east side of Striker Road versus the west side of Striker Road. Acknowledging that, the city attorney along with the department of planning thought it best

to hold the hearing open and allow for further comments tonight with the corrected advertisement. I would note that the attorney representing the petitioner is here tonight and may have comments during the public hearing as well. Finally, the department did receive additional comments relative to this particular request and I believe Mr. Newberry has provided those to you for your use tonight. There any questions of the department rel regarding the readvertisement of the item that's on tonight's hearing? Uh, Mr. Newberry, Mr. Young, and I would be glad to answer him at this time. Thank you, Mr. Vinich. Um, Mr. Newberry, do you have more speaker cards? Uh, yes, Mr. Chair, the only speaker card that the department has received so far is from the petitioner's representative. Okay. Thank you. I'm Elizabeth Lom with Omenson Davis. uh representing the builder uh who is assisting with the uh subdivision of the lot in the resoning. Um and I want to thank of course uh Mr. Vich and Travis for their very detailed uh report and positive recommendation and also thank you for letting me come up here and talk to you again. Um I do have a presentation for you. Do you have a Okay, sure. Um, and I I you at the risk of being I guess a bit hasty, the first half of this is pretty much uh rehashing the request, which is basically that we've got a 6 acre track of land that uh they're looking to divide into two 3acre lots or actually it's like one 3acre lot and one lot that's 2.8 acres. Uh the reason that second lot is smaller is because the

city requested and uh the property owner agreed to uh give some of that property as a rideway to the city for some improvements to struck a road. Um if you go to one, two, three, um I suppose Yeah. Okay. So there you go. That will show you, I guess, the smaller lot and where the proposed uh ride ofway would be. Uh the next slide shows you the larger parcel which is to the west of the smaller lot. Uh that parcel will have access to the public road via Highland uh Summit Drive which is also a public street maintained by the city. Uh next slide please. Um I did uh see some additional community concerns which were provided to me by staff and again they seem to fall into a couple of categories of concern. Uh one of course which I don't have a slide here for but it's talking about just the number of people. Um again with the size of the lot and the topography this division into two threeacre lots is really all this parcel can handle. uh if we were to try to break it into smaller lots, it just, you know, we'd have to add ride ofway and and other things for a subdivision. It's just not physically possible. So, we're really just talking about a home with a family. Uh so, and it's again on 3 acres as opposed to the majority of the lots in the surrounding area which are one one and a half acres. So, it is slightly bigger. Um next slide. I think we've got there already. A lot of the concerns had to do with just kind of the construction process itself. And I noticed that your code has something pretty much built into it. Uh if you look at section 425100,

it pretty much contains requirements for the builder to erect barriers for your best management practices while construction is ongoing to keep everything clean in the area to provide wash out areas. Um and you know to conduct grading activities only during daylight hours. Um you know our the builder is well aware of these. uh the builder will work cooperatively with the city, comply with the ordinances. So if there are ever any concerns certainly um you know the builder will be happy to address those. Uh the next concern that I saw was storm water particularly on the east side of Strereker Road. Um folks were worried about drainage running downhill across Strucker Road and into Culks Creek. Um looking at the topography of the property, it is rather steep. I believe staff addressed some of the topography and the runoff issues in their staff report uh noting that they would be paying attention to that. Um uh the builder will of course comply with whatever the city requires and also with MSD's requirements which are really kind of what what the controlling uh factor is here. I will point out that as the property is developed, um there is a chance that some of the runoff issues could be eliminated simply because right now we've got water sheet flowing across the property into neighboring properties. Um once construction is completed, you would potentially have water directed towards certain detention retention facilities so that instead of just flowing everywhere, it would be directed towards a particular place and potentially help out. Um I would defer to the engineers for that for um the next uh issue again was access safety traffic. Uh last time I was here I believe one of the commissioners pointed out that uh she had several cars at her house and so I wanted to kind of

address that a little bit. Um, according to the US Department of Transportation, uh, their 2017 statistics, which was really the most recent I could find, show that a single family residence makes approximately six trips a day. Obviously, if you've got a house full of teenagers that all drive, you'd have a few more trips. If you have a house full of toddlers who don't drive, maybe a few less. Uh, but the impact on traffic will be minimal. The new residents will have access on Highlight Summit Drive, so there'll be no new curb cuts on Strucker Road. And of course, there's the rightway dedication to help with improvements of Strucker Road. And last, um I believe you recall there was a gentleman here from the Highlets uh that lived in Highland Summit who had a few questions about how this home would be built um or where it would be built. Uh the new home will have access onto Highland Summit Drive. Uh, as of right now, the new home will not be part of the subdivision. Uh, the new homeowner will not be joining the HOA. So, it'll be completely separate. Uh, the wear and tear on Highland Summit Drive during construction again is uh I feel adequately addressed in your code 42580 and 425090. Have a process for the city to come out, take pictures of the road. um you know if there are complaints again uh the builder will happily work with you um whether property values or taxes will increase it's speculative um the way the county has been going they might increase um but there again that would be appealable um and that's all I have if you have any questions the builder is here with me today uh we're happy to answer anything you've got thank you for your comments thank Looks like you got I have one more speaker. I have Yeah.

difficulty reading the last name, so I'm just going to say first name Kevin. Hi. I'm a resident of Highland Summit. And the first thing I wanted to point out is Name and address, please. Oh, I'm sorry. Kevin Leoff, 829 Woodsdale Court, Wildwood, Missouri 63011. All right. Thank you. Um, the first thing I noticed and and some of my neighbors were confused by this and maybe um aren't aren't alerted to this because this card says the access is off of Striker Road. It's now, you know, the plan say it's going to be off of Highland Summit Road. So, this is incorrect. The card is describing the location of the lot as it is today. And the lot as it is today is located on the west side of Striker Road with no access from Highland Summit Drive. So apologies for the confusion. The lot has not been subdivided into two lots. It is a single lot, Streker Road. But it says right away dedication along Streker Road. I just want to make a point of order that uh the hearing this is an opportunity for you to speak. It's not a question and answer session. So make uh you can make your comments and then during the discussion then the commission will hopefully bring those items up. All right. So so just a few comments it um you know certainly parking and it's not wear and tear traffic is is a concern but the place where the easement will come out already is a congested area where there's a lot of parking along the road. It is a very dangerous. It is continuous curves and it is, you know, if there's more people parking there, it is going to be more dangerous.

Um, the next thing it they're talking about this this property would not be part of our civic association, not pay dues, etc., etc., but they are going to be taking advantage of our street lights that we pay for. They're going to be taking advantage of the security system we have that's coming into the neighborhood. So, I don't know if that's really an equitable uh solution and and who's who makes that determination as to whether that is appropriate or not. Um, and then the final question I had is I I read through the documents, but I'm really not seeing what is the advantage of of dividing this property to Wildwood. You know, I do have a a comment that is in I didn't see it in the list because it was after June 2nd, but my concern is, you know, what is the the point of having zoning if anyone can just come and without any rationale say that I'd like to, you know, ignore the zoning and do something else. So I I just don't understand the process and is there supposed to be some value that they are uh portraying that they will be providing. So those are the comments I wanted to make. Thank you for your comments. Mr. Chair, the department has not received any speaker cards here in the council chambers. Do have a few online but I don't have any hands raised at the moment. Okay. Well, are there any is there any more discussion from the commission before we close the public hearing? Um, chair, there's uh one person who wishes to speak. So, I think since the public hearing is still open, if the speaker uh comes up and uh makes their comments, but after completion of your comments, can you fill out a card and uh give it to Travis? Thank you.

just have I guess you know some concerns people have don't seem to like really be clear about everything that's going on. Um and I was just thinking I'm not good at this kind of thing but I was just thinking maybe to alleviate some of the concerns moving forward. Like they say they're going to follow code, which I hope they do, but like would it be possible if there was like a trust that they could have and then if there was erosion to any of our um homes or there was any damage to the road, then the trust could help pay for that. And if there isn't and they take pictures of everything and everything's fine, they can just get the money they they put in the trust back to them. It's just a thought. All right. Thank you for your comment. Uh, Mr. Vunich, isn't it normal that with trustees of subdivisions that you work with them when there's when there's concerns, they would come to your office? Certainly between the Department of Public Works and the Department of Planning, there are concerns as the process moves forward, regardless if it's in Highland Summit or any subdivision in the city, we can certainly make ourselves available, try to address their concerns and provide protection um from or answer questions and stuff off off the lines. Okay. So, I'm asking a question to give you guys an answer. You can call us office certainly. Um, chair, I I do have a maybe I'm sorry to have you have come back up there, but uh if you don't mind, Joe, could you just come back up to perhaps just a couple of items that I think we heard from the speakers here so that maybe you can provide the department's uh

explanation. Um, I heard uh mention regarding the zoning uh in this area. Could you again kind of state where this falls in as far as zoning and if the request is compliant there? Certainly, Mr. Mayor. As is explained in the department's information report, Point Clayton, Highland Summit, White Cliff, Wildwood Meadows, all of those were either zoned by St. Louis County or the city of Wildwood to generally the R1 halfacre resident district or the R1 1acre resident district. All of them have either a planned environment unit or a planned residential development overlay district. The the basically tool that is used in Wildwood predominantly to address topography, tree preservation, storm water, runoff, etc. So in this particular instance, the department is recommending the R11acre resident district, which is principally a less dense district than any of the adjoining subdivisions in its vicinity. And Joe, two more items uh that we did hear come up that I think would be helpful you to address. Um the the last speaker here mentioned uh she used the term trust but I think maybe escrow. Could you address that Joe? How that could be handled by the city? Certainly Mr. Mayor as part of any permit that's issued by the Department of Public Works, whether it's a special use permit for work in the city's rightway or a greeting permit for work on a site, there is an escrow requirement. The escrow is submitted to the city prior to development starting and that escrow is

held to guarantee that if there are issues for, during or after construction, there is a monetary guarantee that the city can use if the developer or builder does not correct the problems. The escros range in amount. They can be as limited as $1,000 and then we've had others that have been a quarter of a million dollars. So again, it depends on the circumstance. Okay. And um the other item is just I guess I was trying to understand and maybe you might be aware more of what discussions between the HOA at Highland Summit and the proposed uh you know the petitioner for this property cuz I I kind of feel like there might be still some disconnect at least from what I heard in the comments tonight. Well, the parcel of ground that's the subject of the resoning request is not part of White Cliff nor Highland Summit. It's, for lack of a better term, an orphan piece. The piece or parcel of ground wasn't developed until very recently and had been vacant for many, many years. The development that occurred was a single home on the 6acre tract of land. It is my understanding the builder of that home like to construct another but access it via an easement to Highland Summit Drive. As was noted by the attorney representing the petitioner, Highland Summit Drive is a public street maintained by the city of Wildwood and Strucker Road is a public street maintained by the city of Wildwood. So from the perspective of the homeowners association, at least in terms of streets, they do not need to be concerned about expenditures of their funds that they collect from the property owners to address any problems. As was mentioned, prior to construction, an assessment

will be made of the streets and guarantee that if there is damage, the damage is corrected via either the escrow or more importantly, we can hold the occupancy permit. a new home with no uh residence is a good incentive to basically to address the problems that have been identified. So that's the key component in terms of whether the new lot or the existing lot or both lots joins the homeowners association. That is more of an issue that we'll take up during the platting process. And certainly if the home homeowners association and their representatives, the trustees would like to discuss that with the city attorney and I, we can certainly arrange that preferably via Zoom given the city attorney is an in-house um here at city hall most days. So, it sounds like because I thought they were going to have some discussions and potentially see if there was something they could work out, but um I don't know if that either hasn't happened yet or it's happened and they haven't come to an agreement or or what there. I thought when we last heard this that was that well again from the department's perspective and it's not that it's wearing blinders but the access is across private property and so as part of the package of information that the planning and zoning commission received regarding this request. There is a proposed access easement agreement that has been offered. Um the property is not part of the HOA at this time. So again, can the city require that? That's a very good question for the city attorney and I'll defer to Mr. Young if he'd like to answer it now or later. Again, remember

tonight the department is presenting itsformational report with recommendation. Approximately a month later in August will be the final action of the planning and zoning commission. So certainly we can develop details relative to this relationship between this particular property, the potential two new lots and then the homeowners association itself. There are some benefits. Obviously, the street lighting, as mentioned by the one resident, is a key one because in these subdivisions, the city does not pay the electric bill for street lights. That's an assessment that the homeowners association collects and then pays down in Missouri. Okay? And usually when we have a public hearing, there isn't any action by the planning and zoning commission at the night of the public hearing. We disclose it and then the department prepares its report. So, is that what we're following? Because I think you kind of mentioned that it's already there is a recommendation in there or there is straight there. There is a report with recommendation that's available for consideration tonight by the commission members and the department premised that on the fact that we held a rather lengthy discussion at the public hearing that was on June 2nd. The only reason that the matter was held open is because of the description in the advertisement saying east versus west side of Strucker Road. So again, the commission has complete discretion in this regard. If you feel it's inappropriate to proceed forward um without closing the hearing first and then having a month's delay, that is your uh decision. But certainly if you choose not to, the department did not want to be the one holding up the commission's consideration. So, your decision. All right. And then I guess the only uh thing I want be curious to hear is from the city attorney regarding the item with the HOA and then I'll hand it back

to the chair and the rest of the commission for any further discussion. Mr. Young is here via Zoom. Thank you, Mr. Young. Thank you, Mayor. That's something I want to double check in the city code before I make an affirmative statement on uh because it's really going to be dictated by what the code requirements are for planning. I'm sorry, John, can you say maybe say that one more time? I kind of missed a little bit what you jumped right in quickly. I just want to double check the city code what the requirements are for platting this lot and whether it can be required to have a homeowners or an association of sorts or agree with or required to contract with an existing association but we will certainly check that and have that to you by the next meeting. Okay, great. Thank you. Yeah, thank you. Um, and thank you again. I can address your questions about the conversations with the trustees. Uh, the builder has reached out to, uh, two of the trustees. I think the third one, of course, is here tonight. I'll make sure we get her contact information. uh he had a very long conversation with one of them about what was going on with with the lot. Uh the other one from what I understand travels quite a bit but the builder left some voice messages reaching out. Um as far as access goes, the existing home on Strucker Road will continue to have its access on Stucker Road. I believe it's just this back lot that would have access onto Highland Summit Drive. Um, and again, our client is willing to talk with the trustees, kind of hash out whatever these details are. Um, and again, we'll, you know, kind of see if we can't facilitate that. Thank you.

Thank you. I think knowing the answers to that will probably be helpful and needed before we get down to the point where we finalize decision. All right. Any other um questions or discussion from the commission? All right. Seeing none, can I get a motion to close the public Oh. Oh, sorry. I was going to make the motion to close the public hearing. Thank you, uh, Council Member Marshall and seconded by Commissioner Clayton. Any discussion? All those in favor say I. I. Any opposed? Any abstain? All right. Public hearing is now closed. Um, next on the agenda, sure I got this right. Uh, PZ4-25 Broken Rock Studio. And excuse me, chair. Uh, this item though is later on in the agenda for this evening. So, the folks that are here for this tonight. We have not finished discussing this. Um, so they might want to stick around for that. Yeah, we'll be coming back to what we just finished in the Yeah, that's why I was trying to say by the time, you know, before they ran out, I know they probably were interested. Thank you, Chair. Mhm. Mr. Chair, I've sent Mr. Newberry to see if he can contact the individuals that left the council chambers and advise them of the upcoming item. Mr. Mr. Chair, if you're ready, I'll read the next item into the record. PC4-25 Broken Rock Studio 18360 Pinhook Hollow Drive, Wildwood, Missouri 63069. Care of Vince Katy 7700 Foresight Boulevard, Clayton, Missouri 63105.

A request for a conditional use permit CUP to be granted upon an approximately 6 and a half acre tract of land that is located at the terminus of Pinhook Hollow Drive private west of its intersection with Allenton Road public. Property address 18360 Pinhook Hollow Drive, St. Louis County. Locator number 28X5200046. NU non-urban resident district. proposed use a specialized private school and art retreat operated by a notfor-profit entity which would include a multimedia production facility i.e. music rec recording studio. This particular property is located in ward six. Before the department begins its presentation of the draft letter of recommendation, it would again like to enter into the record the following items. the city's charter, the city's zoning code, chapter 415 of its municipal code, the file that has been developed and maintained by the department regarding this particular request, and all of the testimony provided during the public hearing and earlier discussions of this item than tonight. Thank you. Thank you, Mr. Vich. As the commission is aware, this particular matter was presented to it via the department's information report with recommendation at the meeting on June 2nd, 2025. At that meeting, the planning and zoning commission voted unanimously to support it and that vote was 9 to zero. Tonight, the department has provided to you the draft letter of recommendation now in the appropriate form for final consideration by the members of the planning and zoning commission. I would note that there are a couple of items

that have been changed relative to this particular matter. The department identified those items in attachment B, the conditions of the draft letter of recommendation. First and foremost, the relationship of the existing single family dwelling to the new conditional use, the multimedia production facility. And again, key amongst the department's concerns was that it does not become a satellite center to this new conditional use. So in attachment B, item 1B, the department added some additional requirements relative to that to ensure that anyone that resides in that single family dwelling meets the definition of the city for family, that it not be used for the purposes of construction, and that it be continuously occupied. Also, the department probably needs to take a math class, but the size of the new structure should be 6,500 square ft, not 6,000. And the height should be 35 ft versus 27 ft. Those are the principal changes that the department has been working on over the course of the last month plus to ensure that when the draft letter of recommendation is presented to you tonight, it is accurate and reflects the preliminary development plan for this project. Therefore, tonight with the items noted in red, as well as the changes that I've mentioned, the size 6,500 square f feet at um 35 ft in height, department has prepared the final draft for your consideration and action. If there are any questions, Mr. Young, Mr. Newberry, and I are available and thank you.

Thank you, Mr. Vunich. Um I guess before we um since um the neighbor um who's in and who spoke before us um regarding his comments, I don't think that directly affects our vote, but um should he reach out to you directly about the possibility of leaving the HOA or Mr. Mr. Chair, I think it's advantageous that the gentleman showed up tonight. The department has been advised by at least one trustee of the subdivision that it there has been a lack of communication and they were hoping that they could have that communication tonight. Also, Mr. Kitty is here. Mr. Kiti can certainly facilitate that conversation between the homeowners association, the trustees and their attorney and the individual. Certainly, the situation is unique in that this gentleman owns two lots in a subdivision, but accesses through in a gravel road over the Missouri Department of Conservation property. And obviously, there are some benefits for that individual to not be part of the subdivision potentially. That's a decision that can be made between those parties and not the city. Most importantly though, in the draft letter of recommendation in attachment B, the issue of the road and its ultimate disposition does include all of the property owners that are part of the subdivision. So from the perspective of that particular speaker, he has a role to play and he wants to advocate that role by not being part of the subdivision. I think that's taken into account here as well. Okay. Thank you. All right. Thank you, Mr. Vinnich. Yeah, Commissioner Jackson. Yeah. So my question is can can we approve something that most people they want right there's no encumbrance if the HOA does not approve it it's kind of it

doesn't ma it doesn't matter I think we cleared that up last time with attorney young certainly and Mr. Young can re reiterate this better than I. But again, the department recognizes the unique nature of this request and ultimately if the homeowners association is opposed to it, then certainly that the city will do everything in its power to ensure that the conditional use permit does not move forward. Oh, okay. So, we can approve pending final approval or disapproval of the HOA. we can do that relative to the road and the road is the key aspect to all of this. Okay, as long as we're not pinning ourselves down here in a legal manner with again access to the permit conditional use and the the permit that authorizes it is via a private roadway. Without the permission for this to proceed forward in some form, then yes, the permit can't be recorded as far as department's concerned. Okay. Thank you, Mr. Young. Anything to add? Yeah, I just want to be clear that the condition isn't isn't stated as delegating authority to the association to approve the conditional use permit. It's really just a condition that the property owner, the the applicant, obtain rights of access through that right away through that roadway. Thank you, Mr. D. All right. Looking for a motion. I'll give the motion to approve as presented. By Commissioner Jackson, second by Commissioner Clayton. Any further discussion? Seeing none, roll call vote. Commissioner Con? Yes. Commissioner Clayton, yes.

Commissioner Deppler, yes. Commissioner Jackson, yes. Commissioner Hoffrey, yes. Commissioner Hry votes yes. Chair Batty, yes. Council member Marshall, yes. Mayor Garitano. Motion carries. Thank you. All right. Uh, next on the agenda, PZ2-25, Mr. Newberry, PZ2-25, G2 Property Holdings, Care of Martin L. Ule 2691 Joy, excuse me, Joyce Ridge Drive, Chesterfield, Missouri 63017. A request for a change in zoning from the amended C8 planned commercial district to the second amended C8 plan commercial district for a property that is generally located at the terminus of Hawthorne Village Parkway, west side of State Route 109 and also being south of State Route 100. PZ22-97 St. Anon properties Wildwood Automark. Property address 17109 Hawthorne Village Parkway, St. Staint Louis County locator numbers 23 number 23V1300042 amended C8 plane commercial district town center workplace district thereby allowing amendments to the current governing ordinance to include new permitted uses and authorize other related accessory activities at the subject location proposed use warehouse facility with parking area and also being inclusive of the outdoor storage of equipment and related materials ward one. Thank you Mr. Newberry Mr. Vinc. Thank you again Mr. Chair Mr. Chair and members of the planning and zoning commission, the department has prepared for your consideration tonight the draft letter of recommendation relative to this reszoning request that involves a town center property that is approximately 2 acres in size. This particular property, as the commission may recall, is located to the west of the Philip 66 station that anchors the southwest corner of Route 100 and Route 109.

Also importantly located on this particular property is a Metropolitan St. Louis sewer district pump station. And as part of that use of the property, the pump station does have certain characteristics that may not be advantageous for a traditional office or restaurant facility. In the report, the department notes that if not this use, what might be the most appropriate use for such a property? and it believes a office warehouse facility or a local landscape company may be the best use of the property. The planning and zoning commission con concurred and at the June meeting June 2nd of 2025 it voted unanimously to support the second amendment of the CA plan commercial district. Since that meeting in June, the department met with the applicant and a few minor items have been um changed in attachment B. Those changes are noted um by the red font and tonight the department is presenting those changes as part of the draft letter of recommendation for final consideration and action by the commission. I would note that the changes also include another increase in the building size and height. Again, going back to remedial plan review here shortly to make sure we can do this better. But again, as we've gone through this, the petitioner has noted that there may be an inclination to increase the size of the building and wanted to ensure that the peaked or ridge roof would not exceed the height limitation. Also the department did provide some latitude to the petitioner but gave that latitude to the planning and zoning commission as part of its review of the site development plan or architectural elevations. Well ultimately the

commission can modify certain components to ensure that they are compliant to the underlying regulations of the C8 plan commercial district as well as the site itself. Again, it is in the appropriate form for final consideration and action tonight. If there are any questions regarding the matter, Mr. Young, Mr. Newberry, and I are available for to try to answer them. Thank you. Thank you, Mr. Vinnich. Any discussion or a motion? I make a motion to approve the letter of recommendation. All right. Motion by Commissioner Clayton, seconded by Commissioner Con and Commissioner Hilfrey. Um, any further discussion? All right, seeing none, roll call vote. Commissioner Clayton, yes. Commissioner Deppler, yes. Commissioner Jackson, yes. Commissioner Hilfrey, yes. Commissioner Conn, yes. Chair Batty, yes. Council member Marshall, yes. And Mayor Gerano, Motion carries. Thank you. All right. Um, next on the agenda, um, back to PZ6-25, Mr. Duneberry. PZ6-25, Lee Letternew, 815 Shreker Road, Wildwood, Missouri 630005. Care of Gabe Dubois, PhD Design, 148 Chesterfield Industrial Boulevard, Chesterfield, Missouri 630005. A request for a change in zoning for attractive land that is 6 acres in size, being located on the west side of Strucker Road, north of its intersection with Highland Summit Drive. Street address 815 Shreker Road, St. Louis County. Locator number 21U4300031, which is currently zoned in non-urban residence district, master plan, conceptual land use category of suburban residential area to the R1 1 acre residence district. Proposed use, a total of two single family detached

dwellings, including required rideway dedication along Streker Road. One of these dwellings is already constructed. Ward three. Thank you, Mr. Newberry. Mr. Vinnich. Thank you, Mr. Chair. I do want to note that at the beginning of tonight's meeting of the planning and zoning commission, a public hearing was held open regarding this particular matter. There were additional comments and Mayor Garrick Tano noted certain concerns. Obviously, the department can proceed with its presentation, but if there is an intent to um recommend a postponement may be appropriate now, and I'll defer to the commission for that direction. Seeing none, the department will proceed forward. Mr. Chair and members of the planning and zoning commission, the department has prepared for your consideration tonight its information report with recommendation regarding this requested change in zoning. First and foremost, the department wants to note that under the city's master plan, this particular 6 acre parcel ground is designated suburban residential area. It is a designation similar and matching to White Cliff and Highland Summit, two subdivisions that immediately above the property. It is important to note that at the time that White Cliff was developed and approved by the city, the suburban residential area actually allowed up to two units per acre. In 2006, the volunteer group that ultimately made a recommendation to the planning and zoning commission and city council reduced that density to one unit per acre versus two per acre. So tonight, the master plan actually

supports the proposed change that is being offered for consideration relative to the NU non- urban resident district zoning designation to the R1 1acre resident district zoning designation. First and foremost, the master plan when adopted in 1995 and then finalized in 1996 and in subsequent updates in 2006 and 2016 identified this orphan 6 acre parcel suitable for further division at some time in the in in the future. Secondly, one of the units already is in place and was approved on the 6acre tract of land. That particular dwelling will continue to exist and be accessed off of Streker Road. If the property is subdivided, which does require city council action, if the reszoning is approved, will ultimately access via a access easement to Highland Summit Drive. The department notes that the lot sizes are substantially larger than anything in its vicinity other than the common ground areas in association with Lliffe and Highland Summit. Therefore, from a standpoint of density, it is the least dense subdivision so to speak in the near vicinity. Thirdly, the department would note that the R11acre resident district does include a number of requirements relative to setbacks, pipe restrictions, public space dedications, storm water management steps, and many others. It is the department's opinion that these regulations will address many of the

concerns that have been identified tonight. Those concerns include storm water management and certainly as many of you know on the planning and zoning commission that have participated on our watershed erosion task force. All lots now developed whether by lot split, minor subdivision, regular subdivision or reszoning are required to provide on-site storm water management facilities. And the intent of those is to retain the water on site and not let it be discharged offsite onto surrounding properties or nearby public or private rightways. That's a high standard and certainly with some of the storms that we receive throughout the year that standard is exceeded. Quite frankly, we can't plan for an 8 in rain over a 24-hour period of time. It's something that would require more improvements and more sight disturbance than maybe were acceptable and affordable to any developer, builder or buyer. However, we will require this particular lot, the one dwelling that will be built on the 3 acres to provide on-site storm water management. And that on-site storm water management will be at the baseline what the Metropolitan St. Louis sewer district requires and certainly anything else the city of Wildwood would add. And typically that has been rock sumps or amended soils or rain gardens or a combination of them. There'll be a SWIP plan, storm water pollution prevention plan that will ensure that all areas that are not to be graded will not be disturbed and all areas that are graded will have

protections from siltation and silt moving off site. And as is mentioned in questioning from the mayor, there will be steps in place to ensure that the streets remain clean and that any damage to the public streets will be repaired. The department identifies in the report again those regulations, standards, and requirements we feel justify as the third point the reasonzoning of the property from the NU non- urban resident district to the NU, excuse me, to the R1 1acre resident district. I would note in closing that this particular lot split could have proceeded if the city did not require the dedication of rightway land area for rightway along Striker Road. As you can see by the Hatcher area, there is a notch. That notch extends into Striker Road. The Department of Public Works and the Department of Planning do not like notches. We like consistent rightway widths as best as possible. And as noted, the property owner was agreeable to the dedication and this extra step in the process. So tonight, the department has before you a favorable recommendation regarding this particular matter. And that recommendation um is for consideration and if there are any questions regarding the report and recommendation of the department along with Mr. Young, we'd be glad to answer them at this time. Thank you. Thank you, Mr. Vinnich. Um any disc commissioner Councilman Marshall just a question Joe um MSD or the sewer the sewer services are they already in the lower house next to Streker? So it's not like there's a septic system on that property? No, it's in the jurisdictional boundaries of MSD and I do not know of recent times where they've allowed a

septic in le of public sewer. And from a property owner's perspective, if you were to do it, it's a short-term game at a long-term def deficit because you're going to have to maintain that system forever. Whereas with MSD, you don't need to worry about it. Mayor Garano. Yeah. Uh thank you, uh, Director Vunage for that information. And uh I uh value very much, you know, making sure we're in compliance with the the master plan, but also understand the history that this was uh zoned many years back into the suburban residential. Uh but however, given the request, they're actually in compliance with the master plan. It's less dense, as you said, um because the master plan requires three acres per lot and most of those homes are a smaller lot size. So I I do uh see where you're saying that this will actually reduce the density there for that parcel. So um I guess the one big thing we've heard really is about the storm water. So I want to just dive in a little bit on that topic there. And I know that the newer home that was built, which is I guess in front of this one on Shreker, well, that that home would obviously have any issues if something were to be a problem with storm water runoff. I mean, that would be the home that would be affected the most. So, do we I know sometimes when we talk about development proposals, they talk about type of soil and then the need for potentially amended soils or things like that. What what steps will the department ensure that they're in compliance with addressing storm water runoff or minimizing that storm water

runoff both during construction but also you know afterwards? Well, first and foremost the department I believe the most successful treatment is a rock sump. So view a rock sump as a small detention basin that's placed on the property. There can be multiple ones and typically what we do is we take the down the gutters and downspout runoff and direct them to the rock sump. It's basically a depression, a hole in the ground. It's filled with rock and then covered with soil and ground cover and basically the water's discharged there. It's held there and it's allowed to basically drain out of that rock sump into the surrounding soil. So, we're concentrating flow, putting it in a controlled zone, and depending on the soil structure, basically mitigate the runoff. Amended soils are similar. They're basically soils that hold the water in place and discharge it over a period of time. Same principle with rain gardens. Rock sumps are what we generally go to as a solution. It's approvable under MSD as well. And so from the perspective of the city, we anticipate having those on site. They are required to be maintained over time and as part of the platting process to ensure that the property owners are aware of that requirement and their existence on the site. Recently, we've been putting all of these features, rain gardens, amended soils, rock sumps in easements. And within the plat, the easement addresses their maintenance and that they can't be removed, changed, or altered without city approval and in this case, MSD approval as well. So, we'll take as many steps as possible. But again, remember, we are putting

imperous surface on a 3acre lot. There will be some runoff that probably doesn't get captured as as we might hope. But again, it's a threeacre lot and we'll do our very best to keep that water manageable as it defls off during those difficult storms that we have these days. I will not make a guarantee that no water will run off from this particular property. I can't. We've seen these storms over the past what six months that have just basically not not not are not categorized under any model that's available these days. All right. And then I guess thank you for that explanation there and the strategies that you can employ regarding storm water runoff. Uh the the other item I think that was addressed earlier well brought up earlier. I don't think it's been addressed, but it is um the final determination of how this will play into the HOA and I believe we did hear that there are three members of the HOA and I think there's been some partial communication with the full board but not maybe with all. So I do think that you know even if um we do progress we do have the next meeting that I think would be very critical to get a final answer on you know where those discussions have ended up with the HOA um if they've worked out uh the items that were brought up regarding the uh you know the um HOA assessments that cover the street lighting that um would be included on that road there and things like of that nature. So, I think that um you know, if we can get that answer, I think that's helpful to make sure that that gets worked out or you know or or not. But that would give them at least a month to

get all the members of the board together to meet with the petitioner and their representatives. Certainly, Mr. Mayor, you've mentioned it twice. There's obviously the petitioner's representative and the builder here. It'll be incumbent upon them to basically find a convenient time to meet with as many of the trustees as possible and come back with tangible responses to the concerns the commission has mentioned. All right. Um, still looking for a motion. Clayton, I'll make a motion to approve. Right. Second. Second by Councilman Marshall. All right. Um, any further discussion? All right. Roll call vote. Commissioner Jackson. Yes. Commissioner Hoffrey. Yes. Commissioner Con? Yes. Commissioner Clayton? Yes. Commissioner Dppler? Yes. Chair Batty. Yes. Council member Marshall. Yes. And Mayor Garitano. Yes. Motion carries. Thank you. All right. And and I guess Chair, if you don't mind, just just because I know we had some folks from the HOA, I think you had left a little earlier or stepped out of the room. So, there is still another month before uh there's a final vote on that. So again, as as I mentioned my comments and also to the petitioner and the representatives, uh we look forward to hearing uh the outcome of your discussions there. Thank you. All right, [Music] new business. Um commit Mr. Vunich, I'll read it into the record, Mr. Chair. Request Yeah, sorry. No problem. um a request to review and consider the potential allowances for drive-through facilities within the

workplace district designation of the regulating plan of the city's town center plan. Currently, this land use designation does not allow restaurant type uses with drive-throughs facilities. This review may include but is not necessarily limited to the determination of the impact of drive-through facilities upon the design, function, and character of development sites along with any mitigating factors associated with them to address the same. Additionally, certain considerations regarding architectural elements associated with these types of facilities will also be reviewed. Wards 1, four, five, and eight. All right. Thank you, Mr. Newberry, Mr. Vinnich. Thank you, Mr. Chair. Mr. Chair, members of the planning and zoning commission. Over the course of the past several months, the economic development committee of city council and others have been discussing about discussing the town center, the workplace district of the regulating plan of town center and the lack of development of certain lots along Route 109 and in certain instances Route 100. The thought was that maybe a review of potential additions to that list of permitted uses within the workplace district for certain areas of the town center would be beneficial. And so tonight, the department is presenting to you a request to allow it to advertise for public hearing the potential change to the workplace district list of permitted uses to include drive-thru facilities on certain properties with frontage on Route 109 or Route 100. It's a very defined um type of approach and certainly not an approach that it makes the assumption that it will be successful but there is I believe enough interest to consider it again as noted in the letter prepared by the department of planning for the

commission's consideration. This was presented to the members, different members in 2018 and was not supported. But now in 2025, we have the benefit of understanding COVID 19 and the pandemic, what that meant for a lot of restaurant users as well as the restaurant owners themselves, how convenience of a drive-through facility in many instances saved those businesses in long term. And so from that perspective, we've learned a lot over the last seven years and at least in the opinion of the department, it's worth reconsidering and discussing again in the open forum of the planning and zoning commission and city council. So tonight, the department is respectfully requesting the authorization to post this particular matter for a future public hearing at the planning and zoning commission. Thank you. Thank you, Mr. Vinnich, Mayor Garano. Yeah. Uh, thank you for bringing this item up, Joe. Um I'm glad that you did bring it up because you know I think we learned a lot as you mentioned since co and one of the things that uh during CO that both kept businesses going but also um people in the community that wanted to whether it was food pharmacy picking up their prescriptions you know there was a lot of concern during that time about getting out of the car. So, um, the drive-throughs, it kind of showed what the importance were, and a lot of folks were heading wherever they could find drive-throughs, including going out of our city. Uh, and ideally, we want to try to keep folks in Wildwood, uh, have them continue to do their shopping. I think the key thing that you mention here is this is very specific specific properties, not a blanket type of item. there's a unique certain set set of

properties that we're talking about and I'm familiar with the discussion the last time um the more we hear from people regarding the amenities that they like but I think also it's important to note it's like don't jump to a conclusion that a drive-thru is a is just a fast food place there are banks there arearmacies um there are fast casual restaurants like the bread company which um the reason they moved out of their prior Wildwood location was they wanted a drive-thru and if they couldn't get a drive-thru that they weren't going to stay in Wildwood and that's worked out successfully and um anyone can see a long line at Starbucks in the morning drive-thru seems to work well there but and it's folks from Wildwood and Round that patronize it so I think it's important to keep in mind that it is different types of businesses but also for our council and especially the members that are on the economic devel development. Um, you know, that's something that they're trying to address is how we keep the business community thriving. And, um, you know, I think it's very difficult more and more that, uh, businesses, uh, can operate without drive-throughs for those certain types of businesses. So, uh, I think it's important to entertain at least the the topic. Thank you, Mayor. Um, just for my benefit, you said one I 109. I guess it's pretty much between New College and 100 where they could go. Actually, the department's thinking more between Manchester Road, Old Manchester Road and Route 100. Oh, just that narrow strip there, right? Okay. There are a series of I get between Manchester and New College. It's kind of built out. Yep. And yeah, from the perspective of the department, there are three or four outlots at least

in that length that block that over the years there have been substantial interest by different restaurants and in each instance once they found they could not have a drive-through facility, that interest went away. And so we have lots that were platted now 10 plus years ago that no one's really interested in. And I don't know if that's a good thing or bad thing because the department isn't advocating unlimited or unmanaged growth. But what it is advocating is if there is a suitable use and it can be designed to complement new urbanism in our guidelines and standards, then we ought to at least have the opportunity to consider it. And so from that perspective, we're looking there. And potentially there may be a lot or two that's been overlooked along Route 100. I don't know of any specific ones right at the moment, but I certainly would like to offer that as well. That was my the second part of my question is we're on 100, but is it again Deerbergs has the right for multiple drive-thrus as you know and actually they've used the least number that we thought they would and Oh, so that whole Dearberg's property you're saying? Yes. Oh, okay. And then obviously there's some potential for redevelopment in the Wildwood Town Center, the Coleman project that might have an opportunity if we were to consider it. So, as I say, we've jostled with the downtown designation, which already allows drive-through facilities with restaurants and we've taken we've increased residential designations at the cost to workplace in downtown. Again, I don't know if anything on Route 100 would necessarily meet the mustard, so to

speak, but from the perspective of the department, I don't want to not this particular Yeah. Um, Commissioner Hry. Well, I also am glad that this is brought up again because, uh, when we did the we redid the town center master plan, um, this was a pretty close vote on this item. I personally think that drive-throughs are the way are uh should be allowed. I think that people were scared that they were all going to look like those uh double drive-throughs with the neon lights and the yellow awnings like McDonald's. And I just think that that would not be the case in Wildwood, especially because we are able to um you know say right now this is how it is. You know, every single building on 100 should be allowed in 109 all the way over to College Avenue should be allowed to have the opportunity to maybe have a drive-thru because we have the opportunity to say it has to be in the back and it can't be seen from the street. And I think if we do it right, uh this can be very successful. So, um I'm all for this. Thank you. Thank you. Um, yeah, I to personally I totally agree and and I'm going to be the one given the most of the locations you've mentioned. I'm going to be the one who's looking straight at them and I don't mind. Well, um I I've expressed my disappointment that Lion's Choice shut down years ago because it was a place I could walk to for lunch and now if I wanted I got to go to Ballin or Ellisville and if I do the drive-thru, my fries are cold by the time I get home. Well, Mayor Dan. Yeah. And Commissioner Hy brought up a important thing. I think it's important for folks here and those that are watching and listening and I hope we can address this at some point. Uh but Miss uh Hellfrey said it. I think there's probably controls that we want to factor

in. So it does not look like a typical drive-thru. And I saw recently um where they do sometimes an ornamental wall or some enhanced landscaping. So it kind of in a way almost hides it a little bit but still offers it. Uh so I thought that was very clever and I can give you some of those examples uh that I've seen uh on Clayton Road. So uh I think that that would be something we want to consider because that way it preserves kind of that architectural integrity, the quality uh and the look and feel, the appearance. So it's not just a parking lot, right? I I mean from what I from what I've noticed I like the new Starbucks in Ellisville I think they did a pretty good job with that even um next to Culver's I know we're we want to keep it in Wildwood but well that that is completely viewable from Manchester Road though and I think that we have the opportunity to make those things not visible. Also, I think back when we did our town center master plan update, one of the things that was pointed out, you know, it was during and after the pandemic was that drive-throughs can be used by businesses other than just food businesses, for example, dry cleaners or, you know, that was an example or a pharmacy. So, just I think that we we have an opportunity here that we should be forward thinking with. Thank you. Commissioner Deppler. Yeah. Hi, I I was just curious if like the property where the old um Jack in the Box drive-thru is in scope of this discussion. Um I mean I know it had difficulties, you know, staying afloat, but you know, that was clearly a um for a long time a successful business that had a drive-thru that wasn't, you know, that impactful on residents.

Miss Deppler, that uh drive-thru was programmed as part of the county's approval of the reszoning of the property. We honored it and then when we developed the town center plan, we made that Wildwood Crossing Center downtown district. And as I mentioned, downtown district actually allows the consideration of fast food restaurants with drive-throughs. So, it's kind of baked into the bread already. That building is being redeveloped as a restaurant currently, I guess, right? Yes. It's taking a while and I can't give you a a general idea, but the last time Mr. Lee, our city administrator, um Well, here he is. I'll let him explain. Yes, thank you. With your permission, Sher. Yeah, go ahead. Yeah, just a quick update on that that restaurant. They do have uh the the ability to utilize the drive-thru and they intend to. um they have run into some an issue with a repair they needed to conduct when they were doing some of their inspections to get ready for the real inspections from the county for the health department. Um and we believe uh the city believes it may be something to do with plumbing, but there's a specialized part that they need that they've been waiting to to get in, but now they're focusing on September 1st is their opening date. Thank you. Thank you. Thank you. All right. So yeah, go ahead, Commissioner Jackson. It's not just restaurants. I I'm just because I heard Vicki and I just want or Commissioner Hoffrey. Okay. So as we go down this I mean are we going to be able to limit what types of businesses? Well, I will tell you the mo one of the most popular drive-throughs in Ripley County, Missouri, where I'm originally from is the liquor store drive-thru. Okay. So, it are we opening up Pandora's box here where it's great that we get Starbucks and we get these other businesses, but maybe we don't want to drive through liquor store. I'm making

that up. I don't know that someone would do that. I think there might be other regulations that Yeah, exactly. I just want to make sure. Yeah. Again, that's probably a bad one. I'm just giving one where it probably wouldn't be that popular. Although in the hills of the Ozarks, it is. It wouldn't be here, right? Just you never know. So you never know. I'm just saying you open up Pandora's box with these things the discussion if positive and toward allowing such. So as we get the uses we want having drive-through facilities and I think we could do that. We have in the town center permitted uses list limited number of uses that are appropriate. I don't think we should necessarily expand that, but if it if there is a chance for a liquor store with a drive-through facility, I think we probably ought to hit that. But everybody should get out and get it. Well, that can only go in the Chesterfield Valley currently. Councilman Marshall. Yeah. Uh over the years we've lost so many opportunities uh for very simple no you can't have it or it's the wrong color and then we wonder why we have struggle keeping the business gone. I guess my question would be is you would have very limited access off of 100 unless you came into town center. Um so you know the idea of saying along 100 kind of makes it so broad. I mean you could go all the way down to West Glenn but we already wouldn't let Culver's go up where the bank is. I mean, we've had a lot of opportunity over the time period for them to be along 100. So, the bank that's now up for sale with the drive-thru. Um, can that only be a bank or could somebody come in there and put

a drive-thru food business in there because it's not really on 100? Well, the bank that formerly was Electro Savings that actually had the prohibition in terms of well, the allowance for types of uses from St. Bose County, they even recognized the proximity of that lot to residential and limited it to a banquet, a drive-thru or offices. Okay. And so we just carried that over. We didn't necessarily prohibit anything there. That was already in place. And from the perspective of the commission, I would also just think we often think about green fields, new development, lots that haven't been developed. But I think we also at this stage 30 years into the city may want to start considering what if something were to redevelop. Say a business wanted to leave and there was an interested party that wanted to do a demolition and new build. And I think that's part of it too, at least for Route 100. So, so my only comment would be as as we bring this forward, provided we vote for it that way, I really think that the department needs to narrow down exactly what people could do because everybody's going to come in with all these grandiose ideas of how successful they'll be and they'll just cut right in off of 100, but we know that's not going to happen. And then what we can do in Town Center. We had the same thing with St. was bred trying to get in to town center and they weren't allowed to get in there because we didn't want them now the rest home the assisted living home. So there's all kinds of opportunities there. But I think that maybe if you narrow it down as to what we consider a drive-thru and the amount of space it does take um you know for the traffic to qu because I I actually think Walgreens but they don't have enough space now when they're using one window. Cars are backed all the way back out on the street. just a better overview of what we define a drive-thru to be, where they

could be, uh, would would be really helpful in narrowing down the scope of what your your public hearing would do. So, and along those lines, I see Starbucks backing out onto Plaza Drive plenty of times. Oh, totally. That's like 15 cars, I think, that they can accommodate. I can assure you that through the Department of Public Works and its um multiple directors and the Department of Planning, we've taken into account stacking or queuing and often times we think we have enough, but again, it's like the storms we get every once in a while. You get something more than you expect and you do the best you can. Um, yeah, but again, anytime you stack vehicles for, let's say, that coldest day of the year or whatever the situation might be with Starbucks, you're adding more impervious surfaces. You're reducing probably surface parking. And so, there's there are pluses and minuses, but we'll do our very best, Mr. Marshall, to bring you at least, if we get to that stage, a proposal that addresses as much of this as we can. Yeah. And I'm not advocating that we make Starbucks come repave some stuff to expand. By all means, but because I Yeah. Too often we zone for max parking and it's just an eyesore 80% of the time. And maybe an interesting process will is we'll look at the queueing or stacking for other Starbucks in the area. But I think we're going to end up being pretty pretty protective in the way we did ours and the number of spaces or cues that we have. So maybe we'll check that out and see. Yeah, I feel like ours gets more tra the drive-thru gets more traffic than some of the other ones in the area. And like I say, that probably will be a good assignment for somebody that can try out all the Starbucks. Well, that's that's because first of all, it's in Wildwood. So, of course,

Wildwood's going to have the best and most patronizing residents, but like in your case of the Starbucks, I think that's a good example where this might be something that from a retention perspective because that's a small store and they don't have the ability to expand because there's uh I think heels next door and I know they've talked about renovations in the past of that store and then potentially want to expand, but now they're they're stuck there. Mhm. But um you know that you know entertaining that and I think there are a lot of Wilder residents that love Starbucks, right? Because you could tell it's a busy place. Um and of course we have a lot of other coffee options here for uh to help promote some of them as well, the other businesses. But anyway, I think this is a tool in the toolbox that with the right controls, it might be useful from a retention perspective down the road if if a company like Starbucks says we've outgrown this space. Um, we want to stay here, but you don't have any sites. I think we have to address it. and and uh council member Marshall talked about how we have heard many times that just because we don't have it, they skip over Wildwood and most of the time you see these businesses just open up down the road. Right. I'm and I'm hoping we haven't lost too much because of the stuff that's gone in a little bit east of us in the last few years. Yeah. Motion to approve is presented. Sounds good. Is there a sec second by Councilman Marshall? Um, any further discussion? All those in favor say I. I. Any opposed? Any abstain? Motion carries. Thank you. All right. Next on the agenda, Mr. Newberry. Looks like PZ 1117. The

recommendation report on an amended site development plan for Hidden Valley Ski Resort that would allow for the expansion of the carpet lift and installation of a new toe new tow ropes to serve existing ski areas along with related improvements to be permitted and constructed on the approximately 214 acre site. PZ1-7 Peak Resorts Hidden Valley Golf and Ski Care of 10 Boyd 17409 Hidden Valley Drive, Wildwood, Missouri 63025. Conditional use permit in the NU non- urban residence district west side of alt road at the terminus of Hidden Valley Drive there thereby indicating compliance of the conditions of the governing permit for the property ward six. Thank you Mr. Newberry Mr. Vinnich. Mr. Chair, members of the planning and zoning commission, the department has prepared for your consideration tonight a recommendation report regarding two minor additions at Hidden Valley Ski Resort. The ski resort would like to expand their carpet lift by approximately 70 to 80 ft and the carpet lift would be in the general vicinity of the lodge. Secondly, they would like to add a tow rope in the vicinity of several of the ski areas and lifts. Both of these are minor additions in the opinion of the department and it is supporting their inclusion and tonight the report reflects that support. If there are any questions or comments, the department be glad to try to answer them at this time. Motion to approve is presented. Second by Mayor Garano. All right. Um any discussion? All right. Seeing none, roll call vote. Commissioner Hilfrey, yes. Commissioner Con, yes. Commissioner Clayton, yes. Commissioner Deppler, yes. Commissioner Jackson, yes. Chair Batty, yes. Council member Marshall, yes.

Mayor Gitano, yes. All right. Motion carries. Thank you. Just a footnote. Um the city held its plane air event at Hidden Valley Ski Resort this past May. We'd like to thank the um manager and the associated employees for their hospitality. And while we were there, we heard that they had a great season last winter. I believe 78 days they were open for skiing and we hope for more this year for them. So, thank you. Yeah. And unfortunately, I never made it after. I'm sorry. Uh, chair, if I could just speak. I believe I see a Hidden Valley shirt. Are you manager at the Oh, great to have you here. Um, and I I don't think we've had the opportunity to meet, but I did want to make sure that you left tonight knowing that I believe that you probably know this already that many people feel that Hidden Valley is absolute treasure in our city. It's one of a kind in the region. Uh, so we certainly pray for cold weather in the winter for you. Um, that's the only time I will pray for cold weather. So, uh, but it it it truly is, uh, I'll have to tell you someday it was probably one of the reasons that made me decide to move to Wildwood. Uh, when I saw that little sign on 109 with the skier on the sign that said ski area, I said that's it. We're moving here. Um, so, uh, same for me. So, uh, yeah, uh, we, uh, please do, uh, let the folks know at your company that the city of Wildwood absolutely, uh, values residents of Hidden Valley. Um, you know, for the community, for the region, uh, because you do offer incredible opportunities for many families and including programs that you do, uh, for the folks that are handicapped uh, as well. It's just

amazing. So, uh, rest assured that, uh, I think you got a lot of folks in Wildwood that are big fans of Wild Hidden Valley. I am part of that my house well away you like this builder there you then you come this way so you're getting far you I'm kind of caught up in all that drama so to speak and I was just wondering how many zipp you have so I never heard screen. No, no, that's fine. I was just curious. So, the neighbor subdivision is right up against you though. Okay, cool. We love winter. Yeah. All right. Um, so next on the agenda, PZ7-10, remove item from the not from not for ready action agenda due to lack of progress. PZ7-10, Whispering Oaks Healthcare Facility, Narin Chaganti, registered agent here of City of Wildwood, Department of Planning, 183 Plaza Drive, Wildwood, Missouri. A compliant a compliance review of an amended conditional use permit in the INU non-Urban Residence District, PC95-94, St. County zoning which authorizes a 183 bed skilled nursing facility upon a 10.93 acre tract of land located on the north side of Ridge Road west of St. Paul Road. locator number 25T2100089

Street address 1450 Ridge Road to determine if the facility has been operating in violation of the conditional use permit and if so to consider appropriate sanctions up to and including revocation of the permit open from July 19 2010 executive session of the planning and zoning commission w thank you Mr. Newberry Mr. Vinnich Mr. Chair thank you Mr. Chair and members of the planning and zoning commission, members had respectfully requested this matter be removed from the not for ready for action agenda of our monthly agendas. And so tonight, the department has prepared the report with the appropriate language to allow for its withdrawal. The withdrawal will require a motion and second and voice vote. Thank you. All right. Thank you, Mr. Runich. There a motion. I'll do it. You're looking at it. Yeah. Oh, Commissioner Hfrey, I make a motion to approve. All right. And second by Councilman Marshall. Okay. Go ahead, Mr. Vunage. In the write up, I know the city is maintaining the outside, the mowing and that kind of stuff. Is that all being put a lean against the property so that you don't keep paying it forever? That is the intent and eventually call the lean and we may end up owning property on Ridge Road. Thank you. All right. Um so if no other discussion, all those in favor of removing say I I I. Any oppose? Any abstain? All right. Motion carries. Thank you. All right. Uh, next a recommended change to the planning and zoning's current bylaws to address the manner in which its liaison to the historic preservation commission is selected. Thank you, Mr. Chair. Mr. Chair, members of the planning and zoning commission, as you know from the information

provided in the letter prepared by the department of planning in past the planning and zoning commission has selected a volunteer to serve a year term on the historic preservation commission as its leazison over the course of time with the number of meetings and different responsibility of commission members that's become a little more difficult. Part of the discussion most recently was creating a more flexible approach for a leazison from the planning and zoning commission to serve on the historic preservation commission. Direction was provided to the department and city attorney to create that flexibility. Much to the department's surprise, that flexibility already exists. And so there was no need to change the bylaws except for we had identified the meeting date of the historic preservation commission as a Wednesday. And as many know, it's the fourth Thursday of the month, but we even went a little step further and gave flexibility there as well. So tonight, the department is presenting to you a change to the bylaws relative to when the HP Historic Preservation Commission meets. There is flexibility. It will be the intent of the department to create a call list of commission members that um will be asked to be leazison and we'll basically start at the top and if you're not available we'll go to the next and the next and then when we find somebody that can attend the meeting we'll start after that person for the next month. So that way if you're available, great. If you're not, we'll keep going. And if there's no one that can attend, certainly the historic preservation commission will continue to meet regardless. All right. Thank you, Mr. Bernitch. All right. So, a motion to approve the amendment relative to the date of the commission. All right. Motion. Councilman Marshall. Second, Commissioner Clayton. All those in favor say I.

I. I. Any opposed? Any abstain? All right. Motion carries. All right. Next, uh nominating committee for 2425 officers. Thank you, Mr. Chair. Um I'll just give a brief introduction and pass it back to you. Um the commission's bylaws out outlines a process um for the election of officers. Um that begins with the selection of a nominating committee made up of um three or four members of the planning and zoning commission. So um we would need to accomplish that at tonight's meeting those me those members selected and then thereafter it would be a request um by the chair to also identify anyone on the commission who'd be willing to serve in officer positions. Um the nominating committee meeting um will be coordinated and held between um the July meeting and the August meeting and we'll have a slate of candidates to recommend at the August meeting. So with that, Mr. chair, if you'd like to let us know who you're thinking for the nominating committee. Any volunteers? Uh, Commissioner Hellfrey, I'll sit on it, Commissioner Dler. That's all right. So, we'll report back in. Do we need to do we can do it by Zoom, right? That's how we did it last year. Yeah. Good. Yeah, okay. Our nominating committee will be Chair Batty, Commissioner Helffrey, and Commissioner Deppler. And thank you. All right. Thank you. Yes, sir. I I'd like to add my annual statement

that I hate to fix what isn't broken. It's a really good lineup right now and I have no objections to if that saves you time. That's my my annual statement. I know you guys have to go through all that. Thank you again to the three volunteers and Mr. Newberry and I will coordinate a meeting date that's convenient to you three and we'll see you in uh sometime between now and August. That's good. All right. And then lastly, an invitation to attend the American Planning Association's 2025 Missouri bystate conference to be held in St. Louis. Thank you, Mr. Chair. Mr. Mr. Chair, members of the planning and zoning commission, this last invitation, as the chair just described, um is to advise you that the um Arkansas Missouri um chapters of the American Planning Association have planned a conference to be hosted at Union Station in St. Louis this year. Uh the dates for that is are September 15th through the 17th with a couple of different attendance options um from a full attendance of all the all the um conference dates or kind of an allocart um date that you might be available or interested in a particular um speaker speakers. Um so the department um as the memo summarizes sets aside funds every year to provide professional development and training to the planning and zoning commission members. So, we are inviting you to um attend if you'd like to attend the conference. Um as I mentioned again, there's a couple of different attendance options. Um we provided background information um from the conference website about the broad um variety of presenters that will be at the different um conference dates. And so if any of

the commission members are interested, um the department's happy to um help register you, uh happy to pay for your registration fees, um and do anything else that we need to do to help you um successfully attend the American Planning Association conference. Mr. Chair, make Mr. Newberry tell you about his role in the APA. So you don't won't hear me talk about myself very much up here, but I am on the board of the Missouri uh St. English chapter of the American Planning Association. Um, so I will definitely be in attendance myself. So, and Mr. Chair, I heard a rumor that the member that brings the most commissioners wins a trip to Paris or something like that. So, I think there's an incentive here if you don't mind. Not Paris, Texas. Right. So again, um if you would be interested in attending the conference um or have questions that might help you understand if you can't wanted to um just give me or Joe a call and we can help you um give me a call and I'll be happy to talk it through you or email however you want to contact me actually. Yeah, it's um have to work through the registration process and what what days you might want to attend if the full thing, but we can we can coordinate that. um during regular business hours. Sounds good. Thank you. All right. And with that, um looks like a motion to adjourn. I don't have a calendar. Mr. Jackson, I think that we had sent counter invites just for the first few meetings knowing that the schedule might

adjust depending on the the process. Um, so we can revisit that tomorrow. Mr. Chair, with your permission, at the last meeting of the citizen oversight group, we talked about trying maybe to double up a little. And so we start we're starting a half hour earlier. So 6 p.m. Motion to adjurnn. Motion by Commissioner Jackson. Second by Commissioner Clayton. All those in favor say I. I. Opposed. Any abstain? Right. We're ajourned. Thank you everyone. Thank you. Appreciate it very much.