MINUTES OF REGULAR MEETING ST. CHARLES COUNTY PLANNING AND ZONING COMMISSION DATE: DECEMBER 20, 2017

Transcription

1 MINUTES OF REGULAR MEETING ST. CHARLES COUNTY PLANNING AND ZONING COMMISSION DATE: DECEMBER 20, 2017 TIME: PLACE: 7:00 P.M. COUNTY ADMINISTRATION BUILDING 201 N. SECOND ST. ROOMS 115 AND 116 ST. CHARLES, MO MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: Ron Saettele; Gary Griffin; Kevin McBride; Roger Ellis; Kevin Cleary; Robert McDonald; Craig Frahm; Tom Kuhn; Jim Leonhard; and Mike Klinghammer, County Councilman None Robert Myers, Director of Planning and Zoning; Ellie Marr, Senior Planner; Sheila Weiss, Recording Secretary; Ardita Roark, Associate County Counselor; and Keith Hazelwood, County Counselor SPEAKERS: RZ17-14: Scott Buehler, applicant/owner s representative; and John Ferguson, 767 Old Colony Road PUD17-01: PRE17-12: Brad Goss, Applicant; Doug Tiemann, Engineer and applicant s representative; Stephen Jeffery, representative for Zoltek Corporation; Paul Townsend, Operations Manager for Zoltek Corporation; Chuck Gross, Executive Director for Duckett Creek Sanitary District; Traci Dale Pupillo, representative for the Katy Land Trust Inc. and Magnificent Missouri Inc.; Ralph Pfremmer, CEO of Trailnet; Jay Doty, 1706 Pine Hill Drive; Emilie Eschbacher, representative for the Trustees of Weldon Spring Heights; Greg Kelley, 7 Weldon Spring Heights Drive; Stephen Heitkamp, 37 Weldon Spring Heights Drive; John McPheeters, representative for the Katy Land Trust Inc. and Magnificent Missouri Inc.; Christopher Donahoe, 31 Weldon Spring Heights Drive; Mike Wallis, 19 South Weldon Spring Heights Drive; Steve Culver, 202 Wolfrum Road; Carl Day, 8 South Weldon Spring Heights Drive; Richard Dann, and 10 South Weldon Spring Heights Drive. Jessica Hargrave 221 Point West Blvd, St. Charles, MO 63301, owner s representative Page 1 Planning and Zoning Commission Meeting, December 20, 2017

2 CALL TO ORDER Chairman Craig Frahm called the meeting to order at 7:00 PM. Following the Pledge of Allegiance, Chairman Craig Frahm welcomed the audience; explained the procedures for speakers; and explained the functions of the Planning and Zoning Division, the Planning and Zoning Commission and the County Council. He explained to the audience that the Planning and Zoning Commission would make a recommendation on all rezoning and conditional use permit applications heard during the meeting, which will then be submitted to the St. Charles County Council for their final decision. He stated that votes by the Planning and Zoning Commission on preliminary plats are final, and only a recommendation for denial would be heard before the St. Charles County Council. Chairman Craig Frahm introduced the following documents into the record: The Unified Development Ordinance of St. Charles County (UDO), including zoning maps; and the Year 2025 Master Plan for St. Charles County, which includes the Year 2025 Future Land Use Plan Map. CHANGES TO THE AGENDA NONE PUBLIC HEARINGS I. REZONING REQUEST - OLD COLONY ROAD Application: RZ17-14 Applicant: Silberman Residential, LLC Current Zoning: A, Agricultural District (5 acre minimum lot size) Requested Zoning: RR, Single-Family Residential District (3 acre minimum lot size) Area: acres Location: On the west side of Old Colony Road, approximately 275 feet south of Rooster Ridge Lane Council District: 2 Account No.: A000 Ellie Marr, Senior Planner, described the zoning of the subject properties, the surrounding zoning area, and the 2025 Future Land Use Plan. Rezoning this property to RR, Single-Family Residential District would allow the applicant to subdivide the acres into a maximum of 12 parcels. However, the applicant has indicated that preliminary plat will be submitted for only 9 lots. The 2025 Land Use Plan calls for a Rural Residential designation for this area which is defined as single-family residences at a density of 1 per 3 acres. This rezoning request would comply with this land use designation. Staff also notes while surrounding properties are zoned A, Agricultural, the majority of those parcels are less than 5 acres in size and are used primarily for residential purposes. The subject property adjoins Old Colony Farms Subdivision to the north which was developed with 3 acre residential lots, so the proposed development would not present land use conflicts with adjoining properties. Also, despite the current Agricultural zoning, the prospects for farming this acre tract are very low due to the topography, soil type, depth, and forest land coverage. The Planning and Zoning Division recommends the rezoning from A, Agricultural District to RR, Single Family Residential District be approved. This zoning change is consistent with the surrounding properties and is in line with the future land use plan for the area. Page 2 Planning and Zoning Commission Meeting, December 20, 2017

3 For the record, staff received seven (7) letters in opposition to the proposed rezoning. Gary Griffin expressed concerns about the entrance being located near the hairpin turn on Old Colony Road. He asked the Planning and Zoning staff where the entrance to the proposed development would be located in relation to this sharp turn. Ellie Marr responded that both the Planning and Zoning staff and the Highway Department have visited the site and have viewed the sight distance from the proposed entrance to the development. She stated that this will be looked at more closely during the platting phase of the development, when there will be more leaves on the trees in the vicinity to ensure there is enough sight distance for ingress and egress to the property. Gary Griffin asked what the width of Old Colony Road is. Ellie Marr responded that she is unsure, but she would assume the road is the standard 26 feet wide, with a standard 42 to 50 foot wide right-of-way. Mike Klinghammer asked staff what size the adjacent lots to the north of the proposed development are, along Rooster Ridge Lane. Ellie Marr responded that the property at 3801 Rooster Ridge Lane is 3.05 acres, 3800 Rooster Ridge Lane is 3.00 acres, 3809 Rooster Ridge Lane is 3.02 acres; and 3825 Rooster Ridge Lane, 3841 Rooster Ridge Lane, and 3849 Rooster Ridge Lane are all 3.00 acres. Chairman Frahm opened the public hearing and asked the applicant to approach the podium. Scott Buehler, owner s representative, was sworn in. Mr. Buehler stated that he represents Silberman Residential, LLC and the Isaac N. Silberman and Rosalind Silberman Family Trust. The Silberman s have owned this property for 25 years, and have been discussing moving forward with the proposed development for years. They are proposing to develop a subdivision containing nine lots, consisting of three 5-acre lots in the rear of the development, and six 3-acre lots in the front of the development. The subdivision would have an average density of a little over 4-acres. The homes would be consistent with the surrounding homes. The ranch style homes would be a minimum of 2,600 square feet, the 1.5 story homes would be a minimum of 3,200 square feet, and the 2-story homes would be a minimum of 4,000 square feet. Homes in the subdivision would have brick and stone fronts, and price points would be around $650,000 dollars and up. The owners do not plan on building the homes, they plan to develop the lots and sell them to either builders or to the general public. The subdivision would have one private concrete drive for ingress and egress. Gary Griffin asked the owner s representative if the six 3-acre lots in the front of the proposed development would be the ones that will abut the 3-acre existing properties along Rooster Ridge Lane. Mr. Buehler affirmed that they will. Gary Griffin asked if the single entrance proposed for the development would go through the center of the property. Mr. Buehler responded that it will, and he showed the Commission a preliminary sketch of the proposed development. Gary Griffin asked Mr. Buehler how the owner will mandate the minimum sizes for homes built on these lots as they are sold. Page 3 Planning and Zoning Commission Meeting, December 20, 2017

4 Mr. Buehler responded that the covenants and restrictions for the subdivision that will be approved by the County will mandate that these will be the minimum sizes allowed for all homes built on these lots. Roger Ellis asked Mr. Buehler if the strip of land to the south of the development would be deeded to one of the lots in the subdivision. Mr. Buehler responded that he does not believe that strip of land is part of the proposed development, and it may be an existing easement. John Ferguson, 767 Old Colony Road, was sworn in. Mr. Ferguson stated he is concerned about septic systems to be installed on the proposed development, and about the water supply for the area. He stated that he is a 16-year resident and he did a lot of his own grading when he built his home. There are a lot of clays in the soil, and areas where it may be difficult to put in a septic system. He would feel more comfortable with a minimum 5-acre lot size for this reason. The public water system is already taxed; he is concerned that adding additional homes to the area will tax the water supply even further. Chairman Frahm asked Mr. Ferguson if his property has a septic system, and if he his water supply is from Public Water District #2. Mr. Ferguson responded that he does have a septic system, and his water supply is from Public Water District #2. Chairman Frahm asked Mr. Ferguson what Public Water District #2 is telling him about his issues with having low water pressure. Mr. Ferguson replied that Public Water District #2 built a pump station where the old water plant was located. He stated they have larger water lines along Highway 40 and over to the New Melle area but the line that feeds this area is so small that they cannot back feed the water supply to the area. Gary Griffin asked Mr. Ferguson if he has measured the water pressure to his home. Mr. Ferguson replied that he has not. Mr. Frahm asked if there were any other speakers from the audience that wished to come forward. Seeing none, Mr. Frahm closed the public hearing and called for discussion from the Commission members. There being no further discussion, Chairman Frahm called for a motion to recommend approval of Application No. RZ Ron Saettele motioned to recommend approval of Application No. RZ17-14, and Gary Griffin seconded the motion. The vote on the motion was as follows: Ron Saettele - Yes Gary Griffin - Yes Kevin McBride - Yes Roger Ellis - Yes Kevin Cleary - Yes Robert McDonald - Yes Craig Frahm - Yes Tom Kuhn - Yes Jim Leonhard - Yes Mike Klinghammer - Yes Page 4 Planning and Zoning Commission Meeting, December 20, 2017

5 Application No. RZ17-14 was recommended for APPROVAL. The Vote Count was 10 Yeas, 0 Nays, and 0 Abstentions. II. PUD REZONING AND CONCEPT PLAN REQUEST - RESEARCH PARK CIRCLE, AND HIGHWAY 40 Application: Applicant: Developers: Property Owner: Current Zoning: Requested Zoning: Area: PUD17-01 NT Home Builders, LLC Missouri Bluffs Golf Joint Venture & NT Home Builders, LLC Curators of the University of Missouri A, Agricultural District with Floodway Fringe Overlay District R3B, Multi-Family Residential District with FF/Floodway Fringe and PUD Overlay Districts acres Location: South of the Missouri Research Park, west of Highway 64, and north of the Missouri River; Near the City of Weldon Spring and the Town of Weldon Spring Heights Council District: 2 Account No.: A , A , and T Robert Myers, Director of Planning and Zoning, stated that Planned Unit Developments are intended to allow customized zoning standards for a particular development, as opposed to rigidly following standard zoning regulations, but in return the public and the County have greater predictability in the outcomes because the particular use and its relation to neighboring uses can be well defined in advance. Planned Unit Developments have a three step process. This application is currently at the conceptual stage, and at this stage the applicant is seeking a recommendation of approval from the Planning & Zoning Commission for the initial concept plan and the rezoning request. If approved, the initial concept plan and rezoning request will then be submitted to the St. Charles County Council for a final decision. If the County Council approves the initial concept plan and the rezoning request, a more detailed final development plan and preliminary plat would then be brought back before the Planning and Zoning Commission and County Council for final approval. If the final development plan and preliminary plat are approved, a final plat would then be submitted for County staff approval. The final plat would have to be in conformance with the approved preliminary plat in order to be granted final approval. The developer is proposing to construct the development over multiple phases extending over seven years. Overall the development would include 315 homes, which will occupy acres for an average density of 1.57 dwelling units per acre. The developer has stated they are not sure at this stage of the plan what type of multi-family homes they want to construct. They calculate that they will only have to grade approximately 87 total acres of land for the entire development. They are proposing to remove 58 acres of trees to allow for road construction and home site clearing and leaving 185 acres of trees, which is more tree preservation than County Ordinance requires. The roads will essentially be the only areas disturbed during construction. County Ordinance requires all streets to be graded between a 2% minimum slope to a maximum of 12% slope. The developer is requesting slopes from 1% to a maximum of 15% because the streets are designed to follow the existing terrain as much as possible to limit the grading and tree removal required on site. This grading may be a concern for emergency access to the proposed development, as the roads might be fairly steep. The University of Missouri has approached St. Charles County about taking on the existing streets in the Missouri Research Park as public streets. Those streets would first need to be Page 5 Planning and Zoning Commission Meeting, December 20, 2017

6 brought up to minimum County standards. The developer is not proposing to install any sidewalks for this development, but they are proposing to develop trails within the development. There may be land use conflicts for the proposed development due to noise and odor from the adjacent Duckett Creek Sanitary Plant, and the adjacent Zoltek plant could also be of concern for the neighboring homes. The closest homes to the Katy Trail State Park would be approximately 200 feet away from the trail and located on the top of a bluff, so they would likely be out of the line of site of the Katy Trail. The proposed development also borders the Great Rivers Greenway Trail at the northwest corner, and Highway 64 is located to the west. There are some physical barriers for the development to connect with this regional trailways system. For the record, staff received 26 letters in opposition of this application, and 1 letter with concerns. Chairman Frahm asked the Commission if they had any questions for the Planning & Zoning staff. Kevin Cleary asked the Planning and Zoning staff how many units per acre are allowed in the R3B Zoning District. Robert Myers responded that the R3B Zoning District allows up to 15 dwelling units per acre. Roger Ellis asked if the proposed development would be utilizing the access road to the Duckett Creek Sanitary Plant as their second entrance, as required for developments having over 100 units. Robert Myers responded that they are not proposing use Duckett Creek s access road. There are two entrances proposed for the development that are fairly close together. The entrance furthest to the west will require some improvements in order to meet County standards. Craig Frahm stated that the existing roads in the Missouri Research Park appear to be in bad shape. Will they be required to be brought up to County standards as part of the approval process? Robert Myers responded that those are the streets that the University of Missouri want the County to take over as public streets, so they would be required to be brought up to County standards. Tom Kuhn asked the Planning and Zoning staff if during any stage of the process this rezoning and concept plan were to be denied, would that nullify the entire process? Robert Myers answered in the affirmative. Roger Ellis asked Robert Myers if the R3B rezoning were to be approved but concept plan were to be denied, would the R3B zoning remain on this property? Robert Myers responded that the R3B zoning would remain, but there is a provision in the County Ordinance that allows for a zoning layer to be removed in the case of a development being abandoned. Gary Griffin stated that the existing Agricultural zoning (5-acre minimum lot size) on this property would allow for up to 45 homes to be built on this site without requiring approval. Robert Myers stated that is correct. Seeing no further questions for staff, Chairman Frahm asked the applicant to come forward. Brad Goss, applicant, was sworn in. Mr. Goss stated that the proposed development is a project that has been in the making for three years. They have been working with the University of Missouri for Page 6 Planning and Zoning Commission Meeting, December 20, 2017

7 three years to get to the point where they are now ready to present the plan to St. Charles County. The existing golf course is ground leased, and the Research Park area as well as the area outside of the golf course is owned by the University of Missouri. Mr. Goss read a letter to the Planning & Zoning Commission dated December 19, 2017 from Kevin Hogg, Director of Real Estate for the University of Missouri, that states in part that By way or a multi-year master planning process involving the University and Mr. Whitaker, the proposed development has been designed to be both thoughtful and responsible related to its impact on the Missouri Research Park, Weldon Spring Conservation Area, Katy Trail and surrounding area. For this reason, the University of Missouri System is supportive of Mr. Whitaker s application for the subject property to be rezoned in a manner that supports his development of the property in a way consistent with these considerations. A copy of this letter is included in the attached Missouri Bluffs presentation packet. Mr. Goss stated that there are several existing developments that are located within the vicinity of the Katy Trail, such as Wheeler Canyon, the Manors at Austin Ridge, the Crest of Katy Trail, Woodmere, and Bluff View Drive which are all visible from the Katy Trail. The plan for this development is to screen the homes from the surrounding area. The proposed development would include 315 singlefamily homes, and two areas of multi-family homes. The developer is not sure at this stage of the plan what type of multi-family homes they will construct on the R3B zoned areas of the property. The R3B Zoning District allows for multi-family dwellings in the form of villas, cluster homes, condominiums, town homes, or apartments. If the R3B rezoning is approved, the PUD Overlay District for the development will govern the type of homes that can be developed, in that the final development plan will still be required to be approved by the Planning & Zoning Commission. This site has a lot of extreme topography. The developer, Mr. Whitaker, enlisted the services of a developer that works in the Branson area and is very familiar with this type of topography to come up with an initial plan for this development. Pickett, Ray & Silver is also familiar with this type of topography because they have also done work for developments within the Branson area. Regarding sanitary sewage disposal, Duckett Creek Sanitary District does have adequate capacity to handle this development. Phase A of the development will have a gravity flow sewage disposal system, and they will work with Duckett Creek to come up with the necessary plan for the remaining areas of the development. Stormwater runoff from the development will flow directly into the adjacent Missouri river. The Missouri Bluffs Golf Course is subject to a long-term ground lease of 100 years, which was entered into around The owners of the golf course have invested about 10 million dollars in that development, so it will remain on the property long-term. The terms of the lease for the Missouri Bluffs Golf Course require the course remains a public golf course. The development will likely have several different custom home builders, and is expected to take 12 to 15 years to reach completion. There will be two entrances provided to the site for emergency ingress and egress. The second entrance will be added to the east side of the property once the development reaches 100 total lots, per fire code regulations. The area along the southwest corner along the Spur Trail, connecting to the Katy Trail, is not part of the proposed development, and the area along the southeast corner that borders Highway 40/64 is also not part of the proposed development. Due to the elevation of the property, the proposed development will be located approximately 160 feet above the Katy Trail. Homes in the development will not be visible from Highway 40/64. The area is heavily wooded with 80-foot tall trees, and the elevation of the proposed development is approximately 50 feet lower than the roadway. Due to the existing terrain and the desire to preserve trees, the developer is proposing narrow streets and low vehicle speeds throughout the development. The design speed will be 20 mph or less, and information compiled from A Policy on Geometric Design of Highway and Streets, AASHTO 1984, will be used to minimize impacts to the existing topography, trees, and natural beauty of the area. Page 7 Planning and Zoning Commission Meeting, December 20, 2017

8 Roger Ellis stated that the second proposed entrance to the development is currently the entrance to the clubhouse for the golf course. He asked the applicant if there has been any discussion with the University of Missouri regarding this entrance becoming a permanent easement for the development since it currently crosses the leased property. Brad Goss responded that this entrance will be acquired in fee as part of the development, so they will own that entrance. He added that although the University of Missouri has presented a petition asking the County Highway Department to accept jurisdiction of both Research Park Circle and Research Park Drive, that request is independent of this development. He stated that the University plans to move forward with that request regardless, and in order for their request to be accepted by the County those streets will be required to be brought up to current County standards. Roger Ellis asked the applicant if the streets within the proposed development would be public streets or private streets. Brad Goss responded that they would be private streets, and would be maintained by the Homeowner s Association. Roger Ellis asked the applicant if the development will be gated. Brad Goss responded that it will not be gated. Mike Klinghammer stated He stated that in previous meetings, the applicant has argued against private streets being inspected by the County. He stated that the proposed narrow streets for this development will not meet County standards, and he asked the applicant if he anticipates opposing that the County inspects those streets. Mr. Goss responded that they fully anticipate the County inspecting the streets, and are more than happy to oblige. He stated that in terms of construction materials, the proposed streets will meet County standards. Mike Klinghammer asked the applicant how people will be able to access the Spur Trail and the Katy Trail if this development is approved. Mr. Goss responded that he does not see it being difficult to get to the Katy Trail from the proposed development. He stated that it is possible that a connection could be put in by the Missouri Conservation Department property to the east of the development, though that topography is pretty severe. Most of the southern boundary of the subject property would be too steep to add a trail. The Spur Trail to the west of the property is not part of the proposed development, but they are willing to have a discussion with Great Rivers Greenway if it is their desire that the development connect to the Spur Trail. Doug Tiemann, Engineer and applicant s representative, was sworn in. Mr. Tiemann stated that the streets for the proposed development will be private, and they will be requesting several waivers for the proposed streets. They will be requesting that the required right-of-way for the streets be reduced from 42 feet to 30 feet. They will also be requesting that the radius requirement for curbs be reduced to 150 feet. They are proposing to have 20 foot wide streets with 5-foot shoulders on both sides. They will not have curbs and gutters, and stormwater will be shedding off of the streets into ditches and it will flow between the houses and down the slopes. The roads will be graded and will have corridors. They are asking for a 15-foot setback from the right-of-way for the homes, so the homes will be close to the roadway and they will not have to disturb as many of the existing trees on the lots. The setbacks for the garages will be 25 feet, in order to allow more room for driveway parking. They are also asking to reduce the minimum required radius for cul-de-sacs from 55 feet to 45 feet. They have Page 8 Planning and Zoning Commission Meeting, December 20, 2017

9 about 176 parking spaces designated on the preliminary plan for guest parking, which will be in the form of parallel parking areas along the roadways. The roadways will be widened by an additional seven feet for these parking areas. Speed limits will be posted at 20 miles per hour. Mike Klinghammer stated that with houses being only 15 feet from the road, he is having a hard time imagining where people will park their cars. He stated that a truck is approximately 20 feet long. Brad Goss responded that that is why all front-entry garages will be set back 25 feet, which is greater than the required setback required by the County s Zoning Ordinance. There may also be side-entry or rear-entry garages on the lots, in which case this would not be an issue. Gary Griffin stated he is concerned about traffic and guest parking with the proposed 20-foot wide streets. Brad Goss responded that several older communities such as Webster Groves and Kirkwood also have 20 foot wide streets. He stated that the 26-foot wide pavement design for streets did not become the standard until Interstates were added to the area. Doug Tiemann stated that the New Town Development has a lot of narrow streets, and they were designed that way to slow traffic. Mike Klinghammer stated that the New Town Development does have narrow streets, but they also have sidewalks. This proposed development will not have any sidewalks. Tom Kuhn stated that New Town is designed as a grid, whereas the streets in this development will be more like a thoroughfare. It seems to him that not putting in sidewalks in order to preserve trees is going to create a lot of problems for the residents, and make it difficult for them to get in and out and move around through the subdivision. Brad Goss stated that they want to make the streets uncomfortable to drive. He stated that with a 15 percent slope on some the streets, the 20 foot wide streets will force people to slow down and will actually improve public safety. Mike Klinghammer stated that the proposed development seems to discourage outdoor pedestrian activity, and he is not sure that he would want to be out walking along the streets in this development. He stated that he would like to see more walking trails added throughout the proposed development. Brad Goss stated that he has thought about this concern, and is willing to look at ways to create more pedestrian activity throughout the development. Gary Griffin stated that due to the steep topography of the proposed development, they may want to consider adding rumble strips along the shoulders throughout the development and possibly one at the center of the roadway. Ron Saettele stated that the Innesbrook development has steep topography as well, and they added yellow painted speed bumps that are strategically placed throughout to slow traffic. Brad Goss stated that these are both suggestions that he is willing to consider. Doug Tiemann stated that this development will be happening over a long period of time. They anticipate homes to be built per year so the development will be phased in over a 10 to 20 year time period. They are proposing to have center line radiuses less than 150 feet, and roadway slopes that are greater than 8 percent. The radius on the cul-de-sacs is requested to be 45 feet. Page 9 Planning and Zoning Commission Meeting, December 20, 2017

10 Mike Klinghammer asked Mr. Tiemann if fire trucks would be able to navigate the cul-de-sacs if they only have 45 foot radiuses. Mr. Tiemann affirmed that fire trucks will be able to navigate 45 foot cul-de-sacs, and they will be required to work with the fire department on this during the final stage of the development plan. Brad Goss stated that the guard rails throughout the development will be wooden so they will have a very natural look. The retaining walls will be made of natural stone. There will also be natural looking street lights throughout the development. He added that there are 7 golf cart crossings at the Missouri Bluffs, as opposed to 18 golf cart crossings at Whitmoor. There is one location where the proposed road will run between the tee box and fairway in the Missouri Bluffs (hole 12), and there is also one location in Whitmoor where the Championship tee box is on the other side of the road at Hillenkamp Drive. Mr. Tiemann presented a traffic impact summary for the proposed development. He stated that the 315 proposed homes would generate approximately 3,737 trips per day when the development has been completed. The largest peak hour trip will be exiting the subdivision in the AM, and is estimated to generate around 393 cars. A large percentage of the vehicles (approximately 67 percent) will go to Missouri Research Park Circle, which leads to Highway 64 East. Gary Griffin asked Mr. Tiemann if this was an actual traffic study that was done over a period of time, or if it is just an anticipated traffic flow for the proposed development. Mr. Tiemann stated that this is not a site specific study; it is a projected study that is derived from calculations based on the number of homes from a projected development. Gary Griffin asked the applicant if they would be willing to have a traffic study performed over a 30- day period of time, so that the Commission can actually see what the real numbers are. Brad Goss stated that they have already engaged a traffic engineer to study the area. Roger Ellis asked if the impact to traffic coming from Wolfram Road was included in this site study. Doug Tiemann responded that is was not, they only calculated traffic from the proposed development. Brad Goss stated that a wetland and waterbody delineation report was done by SCI Engineering, Incorporated and was submitted to the U.S. Army Corps of Engineers along with a Section 404/401 Permit application. The development is expected to have a low impact on the waterways surrounding the proposed development. Price points for the homes will range from $500 thousand dollars to one million dollars. The design requirements for the homes will be as follows: Homes and Site Plans must be approved by a Town Architect Architectural Style Roof Shingles Anderson or Kolbe Wood Windows Carriage Style Garage Doors Earth Tone Siding Colors to blend into environment Hardi-Fiber Cement Siding or LP Smart-Side... No Vinyl Siding allowed Trim around aii exterior Windows and Doors Culture Stone or Brick Exteriors Encouraged Page 10 Planning and Zoning Commission Meeting, December 20, 2017

11 Exterior Fireplace Chimneys must be Stone, Culture Stone or Brick Driveways must be Exposed Aggregate, Stamped Concrete, Concrete Pavers or Asphalt No Vinyl Siding Allowed No Fencing along Golf Course Home Landscaping, only Allow Native Plants Rain-gardens on lots will be encouraged Front Porches Must be a Min. 7' depth Roger Ellis asked if golf ball retrieval would be addressed in the subdivision covenants since there is no fencing proposed around the golf course. Mike Klinghammer asked how the described homes along with garages will fit on 60-foot wide lots unless there are alleys in the rear of the lots to provide garage access. Brad Goss responded that while there are some lots in the proposed development plan that are 60 feet wide, but there are also larger lots. The size of the homes does not always necessarily equate to the value of the homes. The smaller sized lots will have smaller homes, and the larger lots will have larger homes. He stated that there are similar homes on similar lots in the New Town Development. Mike Klinghammer asked Mr. Goss how many 60-foot wide lots are in the proposed development, and what size side-yard setback there would be on the 60-foot wide lots. Mr. Goss responded that of the 315 lots, there are (70) 60-foot lots, (179) 70-foot lots, (12) 80-foot lots, and (54) 100-foot lots. The side-yard setback on the 60-foot lots is 7 feet, and the average lot size is half of an acre. Kevin Cleary asked if the lots would be designed to have relatively flat entrances to the streets since there are such steep slopes throughout the development. Mr. Goss responded that at this stage of the plan, he cannot answer that question. They are looking at similar developments with similar slopes in the state of Georgia, and how they are handling that issue. Gary Griffin asked if the developer could put in writing that the golf course would remain public if the development is approved. Mr. Goss responded that the current lease agreement states that the course will remain public. Gary Griffin expressed concerns that apartments would be allowed to be developed if the R3B zoning change is approved. Brad Goss responded that the Missouri Bluffs gold course is a ten million dollar asset, and the owner of this asset is not going to allow any detriment to his investment. If apartments were to be built, they would be governed by covenants. Studies show that people aged 60 and over want to live in apartments. He stated that the developer is willing to work with the Commission, and he would respect them if the decide they want to mandate that the multi-family units must be condominiums rather than apartments. Ron Saettele stated that 60-foot lots with a 7-foot side setback and a slope is not truly 60-feet of usable lot space, and the roads would be higher than the lots. Page 11 Planning and Zoning Commission Meeting, December 20, 2017

12 Brad Goss responded that the topography of each individual lot will vary. He stated that there will also be swales on the roads to remove stormwater drainage. Doug Tiemann added that the roads will be very close to the same grade as the lots, or below. Brad Goss stated that he briefly spoke with the council and representative from the Zoltek Corporation prior to the meeting, and they are willing to put a disclosure in the contract that states that the business is there and has machinery and lights that run 24 hours a day. He added that he will also talk with Duckett Creek Sanitary District regarding adding a contract disclosure for the adjacent treatment plant. Roger Ellis stated that in the Whitmoor Subdivision, there was an issue with the City of Weldon Springs over the lots that were platted as park ground being developed as residential lots. He is concerned that there could be a similar issue with the lots in this development. Brad Goss stated that the PUD Overlay District will not allow any changes to the approved development plan without approval from the Planning and Zoning Commission. Changes to the plan would also not be allowed by the University of Missouri. Chairman Craig Frahm asked if anyone in the audience wished to speak on this application. Stephen Jeffery, representative for the Zoltek Corporation, was sworn in. Mr. Jeffery stated that the Zoltek Corporation is opposed to a portion of the PUD development plan. Zoltek Corporation is headquartered in the St. Louis Area. They manufacture carbon fiber and related products, and have operated the facility located at 11 Research Park since The area to the west and southwest of Zoltek s facility dramatically drops off and is a heavily vegetated, natural area. Currently, due to the area's topography, all the storm water from the Zoltek property, as well as the surrounding properties, flows downhill to the west and southwest. In the event a residential development is located in this vicinity, it is likely that these natural areas and natural storm water flow patterns will be disturbed. Zoltek believes these adverse impacts are inconsistent with Section B.5 and B.6. Section B of the Ordinances of St. Charles County states that the purposes of Chapters 405 and 410 are to provide adequate services and utilities, safe and convenient access, a desirable and attractive living environment through proper subdivision design, and for the purpose of utilizing development standards directed toward reasonable costs for initial development and continuing maintenance, including the following: 5. The preservation of the natural terrain and waterways. 6. The control of stormwater that could impact downstream flooding. For this reason, Zoltek Corporation is requesting that the Planning and Zoning Commission recommend denial for this portion of the proposed development. Roger Ellis asked Stephen Jeffery if his presence at this public hearing constitutes him waiving his request that the meeting be continued due to improper notice. Mr. Jeffery stated that he would like to preserve that request for the record. Paul Townsend, Operations Manager for Zoltek Corporation, was sworn in. Mr. Townsend stated that the Zoltek manufacturing plant is opposed to a portion of the requested rezoning. The plant located at 11 Research Park operates 24 hours a day, 7 days a week. There is a significant amount of truck traffic delivering raw materials and transporting finished goods to the plant 24 hours a day, 7 days a week. There is also equipment outside of the plant which operates 24 hours a day, 7 days a week. Zoltek believes that locating homes next to a manufacturing plant such as theirs is a bad idea, and Page 12 Planning and Zoning Commission Meeting, December 20, 2017

13 would potentially lead to future issues between the homeowners and the businesses within the Missouri Research Park area. This issue could cause complaints about excessive noise, lighting, truck traffic, stormwater runoff, and possible complaints regarding odors omitted from the operation of plant. They believe this would not be in anyone s best interest. Therefore, they are requesting that the Commission recommend denial for the adjacent portion of the proposed rezoning. Chuck Gross, Executive Director for Duckett Creek Sanitary District, was sworn in. Mr. Gross stated that Duckett Creek has assessed the capacity of the plant and they do have the ability to service the area. However, they do have three issues with this application. The first issue is that under an agreement with the Curators of the University, they are currently required to maintain the entire length of their access road. Because of the increased traffic over the full length of the road leading to the plant, they believe their continued responsibility to maintain this road is not appropriate. They believe that the angle of the intersection of the access road to Research Park Drive should be re-oriented. They suggest abandoning their portion of our access road after the intersection with the new subdivision road and angling it more easterly so that a 90 degree intersection is created. It will result in a more favorable turning radius and reduce bunching up that otherwise will occur because of two stop signs very close together. The second issue they have is that in order for Duckett Creek to sustain its business and not overly burden existing customers, they will require their normal connection fees to be paid at the time the subdivision is permitted by them. The last issue they have is while they aren t able to determine the exact distance, there appear to be a number of homes that will be in very close proximity to the plant. This is a 7-million gallons-per day plant that discharges to a creek alongside the trail bordering the proposed development. This plant has been operating at this location for over 20 years and has never failed to meet its permitted discharge limits. Further, we have never had an odor complaint from anyone using the trail right next to the plant. This plant operates very well. However, it is a sewer plant. There will be times when odors will come from the plant. Odors tend to spread out and follow the ground and can travel a fairly long distance. All prospective property owners need to be made aware of the existence of the plant and the probability that there will be, from time to time, odors emanating from the plant. Also, a plant this large has large motors, generators and pumps. It operates 24/7 and noise will be a constant reminder that the plant is operating. Finally, the lighting of the plant facilities and parking areas is minimal but will probably be very visible from homes in the area. Therefore, with regard to the issue of notification of prospective home buyers, they are asking the County to, at a minimum: 1. For the purpose of shielding residents from the sight, sound (and to an extent) the smell of the plants operations require a buffer zone of at least 150 from the plant facilities to residences; and 2. Require a notice in all promotional materials that there is a sewer plant adjacent to the development; and 3. Require a recorded notice on the deed that there is a sewer plant in the research park, adjacent to the residential development. Mr. Gross stated that they have spoken with Mr. Brad Goss and representatives of Pickett Ray and Silver, and they believe they are sincere in trying to address their concerns. Roger Ellis asked Mr. Gross if their access road is public or private. Mr. Gross stated that the access road is private, and is owned by the University of Missouri. He stated that Duckett Creek Sanitary District is currently required to maintain this entire access road. Page 13 Planning and Zoning Commission Meeting, December 20, 2017

14 Traci Dale Pupillo, representative for the Katy Land Trust Inc. and Magnificent Missouri Inc., was sworn in. Ms. Pupillo stated that these two non-profit agencies are opposed to this request. She stated that this request for R3B zoning is for the highest residential density allowed by St. Charles County. If this project were to be abandoned, the County has the right by Ordinance to lift the PUD overlay which would leave the R3B zoning on this beautiful piece of property. She stated that the request to rezone from Agricultural District to R3B Multi-Family Residential District does not comply with the Master Plan and constitutes impermissible spot zoning. Katy Land Trust, Incorporated and Magnificent Missouri, Incorporated respectfully request that the Planning and Zoning Commission recommend denial of the proposed concept plan. Ralph Pfremmer, CEO of Trailnet, was sworn in. Mr. Pfremmer stated that St. Charles County has done an amazing job of creating infrastructure. The Katy Land Trust and Trailnet produce a magazine that promotes the region in a new progressive way. He is concerned about the narrow streets and pedestrian and biker safety and is opposed to this rezoning request. Jay Doty, 1706 Pine Hill Drive, was sworn in. Mr. Doty stated that he is a conservationist for Katy Land Trust. The Katy Trail has become a popular travel destination. People come to the Katy Trail to see the nature along the trail. He does not believe that homes should be built on bluffs because sometimes cliffs shed their faces. The plan shows that the homes will be too close, and he believes they will be in direct view of drivers using the Daniel Boone Bridge. He believes that the 20 foot wide roads, 45 foot cul-de-sacs, and the T and Y intersections in this plan are all so that the developer can fit more homes in the development. He stated that the 58 acres of tree removal proposed by the developer only includes the roadways and not the home pads. He stated that number can easily be doubled to get a more accurate idea of how many trees will be removed. Mr. Doty is opposed to this request. Emilie Eschbacher, representative for the Trustees of Weldon Spring Heights, was sworn in. Ms. Eschbacher stated that the Village of Weldon Spring Heights is opposed to this application. The Village of Weldon Spring Heights was completed 30 years ago. Around the same time, the Missouri Research Park was put into play. With the addition of the Nike Plant and 400 additional jobs, and 800 trips per day, this already poses traffic safety concerns on Missouri Research Park Drive. The additional 3,737 trips per day this development would add poses extreme traffic safety concerns regarding the use of Research Park Drive. This is only a 2-lane road that has not been updated to address existing traffic concerns about both the golf course and the Missouri Research Park. Several residents have been hit while exiting Weldon Spring Heights onto Research Park Drive. The line of sight when leaving the Village of Weldon Spring Heights is nearly non-existent due to the grade change and the sharp curve, and makes it impossible to see oncoming traffic until it is nearly up on you. There are often very large delivery trucks leaving the Missouri Research Park, and this can get extremely dangerous. The Village of Weldon Spring Heights is not thrilled with the continued development of what is supposed to be conservation land. Public safety needs to come before a private developer s profits. The Village of Weldon Spring Heights respectfully requests that the development not be allowed to proceed without significant improvements being made to Missouri Research Park Drive, and a traffic study being performed. They would also suggest stoplights, a roundabout, and a 3-way intersection be installed. Greg Kelley, 7 Weldon Spring Heights Drive, was sworn in. Mr. Kelley stated that it seems as if the only way this development will work is to make it high-density, to make it dangerous, and to make it so no one wants it here. He expressed environmental concerns, and stated that according to a MoDOT report from when the Daniel Boone Bridge was put in, both the Indiana bat, which is an endangered species, and bald eagles live on this bluff. In his opinion, the golf course will not stay open for the remainder of the 99-year lease, He is also concerned that with a 12-year development plan, if there is another economic downturn the project will be abandoned by the developer. He also has concerns about the amount of traffic the development would cause. He stated that this 30-year Page 14 Planning and Zoning Commission Meeting, December 20, 2017

15 old road was not designed for a manufacturing park, a hotel, and a high-density residential development. Stephen Heitkamp, 37 Weldon Spring Heights Drive, was sworn in. Mr. Heitkamp has concerns about the amount of land clearance necessary for this development which will require dynamite. He stated that per his calculations, 107 acres of trees or approximately 5,595 trees will be cleared for this development. He stated this plan is a total devastation of nature, and he is opposed to this development. John McPheeters, representative for the Katy Land Trust Inc. and Magnificent Missouri Inc., was sworn in. Mr. McPheeters stated that this plan has significant legal issues with spot zoning and does not conform to the Master Plan which states that this area should remain as agricultural and be used for parks and open space. He has stormwater runoff concerns, and visual impact concerns along parts of Interstate 64. He is also concerned about the proximity of the development to the Busch Wildlife Conservation Area. Magnificent Missouri and the Katy Land Trust are dedicated to preserving natural beauty along the Missouri River and promoting tourism in the state of Missouri. He believes this development would be detrimental to both the Katy Trail and to tourism in St. Charles County. Christopher Donahoe, 31 Weldon Spring Heights Drive, was sworn in. Mr. Donahoe is a 31-year resident of Weldon Spring Heights. When they first moved to Weldon Spring Heights, there were cattle and cornfields where the Missouri Research Park is now located. There were also beautiful woodlands, wildlife and trails. He is concerned about developing a residential subdivision due to the extreme topography and the steep roads causing safety issues. Mike Wallis, 19 South Weldon Spring Heights Drive, was sworn in. Mr. Wallis is opposed to this development. Most homes in Missouri have basements. The bluffs are rock, and if they put in basements they will be blasting with dynamite. He asked what that would do to the bluffs. Steve Culver, 202 Wolfrum Road, was sworn in. Mr. Culver is a 40-year resident of this area and he is opposed to this development. This development will be larger than the Village of Weldon Spring Heights. The impact this development would have on this area is devastating. He is concerned about safety, the impact this would have on the schools, and the impact it would have on the environment. He stated that Whittaker creates exclusive developments that do not enhance the community. Carl Day, 8 South Weldon Spring Heights Drive, was sworn in. Mr. Day is opposed to this development. His family has lived in Weldon Spring Heights since it became a town in 1950, and he has lived there all of his life. He stated since the Missouri Research Park was brought to this area, Weldon Spring Heights has had complaints about traffic, noise, and odor. The expansion of the Nike Plant is already going to increase traffic. Richard Dann, and 10 South Weldon Spring Heights Drive, was sworn in. Mr. Dann has significant safety concerns with the existing roads going into the Missouri Research Park area and Weldon Spring Heights. He stated it is a two-way stop at Research Park Drive and the Weldon Spring Heights intersection. Trucks going into the Missouri Research Park are not required to stop. There is also significant traffic on Highway 94 from Missouri Research Park Drive during the school year, and this development would add a ton more traffic to that intersection. He stated that there are only two entrances in and out of this area now, which are Research Park Drive and Research Park Circle. He is also concerned about losing the wildlife habitat in this area. He is opposed to this development. There being no other audience speakers, Chairman Frahm asked the applicant if he wanted to address any of the questions or concerns voiced by the audience speakers. Page 15 Planning and Zoning Commission Meeting, December 20, 2017