Bill No. Requested by: Wayne Anthony Sponsored by: Joe Brazil Ordinance No. AN ORDINANCE GRANTING CONDITIONAL USE PERMIT CUP15-000004 FOR ATHLETIC FIELDS TO MIKE WOIJECK WHEREAS, the St. Charles County Charter, Article II, Section 2.529 (2014) grants to the County Council legislative power pertaining to planning and zoning in the part of the County outside incorporated cities, towns and villages; and WHEREAS, WHEREAS, the property is known as 3449 and 3365 Highway Z; is located on the west side of Highway Z, approximately 300 feet south of Stealey Road; and consists of 62.41 acres; and the property is zoned A, Agricultural District; and WHEREAS, athletic fields are a conditional use within the A, Agricultural District; and WHEREAS, WHEREAS, a conditional use permit was requested by Application CUP15-000004 for the purpose of athletic fields; and the Planning and Zoning Commission of the County of St. Charles, Missouri, considered this petition and on a vote of 4 ayes to 3 nays the matter was recommended for approval to the County Council. A simple majority of the County Council is required for passage of this bill pursuant to Section 405.510.A, OSCCMo; and 1
WHEREAS, if the requested Application CUP15-000004 is not approved, the County Council shall request and approve Findings of Facts. NOW, THEREFORE, BE IT ORDAINED BY THE COUNTY COUNCIL OF ST. CHARLES COUNTY, MISSOURI, AS FOLLOWS: Section 1. Section 2. A conditional use permit for the purpose of athletic fields for the property known as 3449 and 3365 Highway Z and located on the west side of Highway Z, approximately 300 feet south of Stealey Road, and further described on the Notice of Public Hearing, attached hereto as Exhibit A; is hereby granted to Mike Woijeck. The conditional use permit is approved based on the following conditions: 1. A site plan must be submitted to and approved by the St. Charles County Community Development Department. 2. There shall be no athletic fields or associated parking on the 10-acre tract owned by Central Electric Power Cooperative. 3. The hours of operation shall be limited to 8:00 AM to 10:00 PM. 4. Any athletic field or lighting associated with a field shall be set back 100 feet from the west and south property lines. 5. All parking areas shall be set back 50 feet from the west and south property lines. 2
6. All improvements shall be set back 110 feet from the centerline of Highway Z and a 4 foot tall landscaped berm shall be installed within this setback as approved on the site plan. 7. No conditional use shall be in active use until such time as all conditions of approval have been met. 8. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void. Section 3. Section 4. Section 5. The Council hereby finds that a public necessity exists for this conditional use. The Council hereby receives the following documents into the record: the St. Charles County Master Plan Year 2025; the Unified Development Ordinance of St. Charles County, Missouri; the application and other documents relied upon by the Planning and Zoning Commission in reaching its determination, attached hereto as Exhibit B; and any other documents relied upon by the Council in reaching this determination. The Director of the Planning and Zoning Division is hereby authorized to acknowledge the approval and conditions of the conditional use permit on Application CUP15-000004. 3
Section 6. This ordinance shall be in full force and effect from and after the date of its passage and approval. DATE PASSED DATE APPROVED BY COUNTY EXECUTIVE CHAIR OF THE COUNCIL ATTEST: COUNTY EXECUTIVE COUNTY REGISTRAR P&Z.CUP15-000004.Athletic Fields.Hwy Z.Woijeck.7-15.C 4
EXHIBIT A CONDITIONAL USE PERMIT APPLICATION CUP15-000004 APPLICATION NUMBER: THE PROPERTY IS PRESENTLY ZONED: IT IS REQUESTED THAT A CONDITIONAL USE BE GRANTED FOR: OWNER OR OWNERS OF PROPERTY: LOCATION OF PROPERTY: CUP15-000004 A, AGRICULTURAL DISTRICT ATHLETIC FIELDS MIKE WOIJECK THE PROPERTIES ARE KNOWN AS 3449 AND 3365 HIGHWAY Z, AND ARE LOCATED ON THE WEST SIDE OF HIGHWAY Z, APPROXIMATELY 300 FEET SOUTH OF STEALEY ROAD. THE PROPERTIES CONSIST OF 62.41 ACRES, AND ARE LOCATED IN COUNCIL DISTRICT 2. LEGAL DESCRIPTION OF THE SUBJECT PROPERTY: PARCEL 1: A strip of land adjacent to the below mentioned tract (herein "Reference Tract) in said Survey No. 738, 45 feet in width, and extending from the Northeastern corner of said above described tract along the Northern Line of said Survey Northwestwardly across the land of Julius Grapenthin to the Western line of a tract of land now owned by J. Stephen Cowles and wife, more particularly described as follows: Beginning at stake in the Northern line of said Survey No. 738, 40.12 chains South 70 degrees West from the Northeast corner of said Survey, said point being the Northwest corner of said Cowles land; thence with the Northern line of said Survey south 70 degrees West 24.48 chains to the Northeast corner of the tract hereinabove described; thence South 20 degrees 5 East. along the Eastern line of the tract hereinabove described 45 feet to..a point; thence North 70 degrees East along a line parallel with the Northern line of said Survey and equi-distant from it 24.48 chains to the Western line of said Cowles tract; thence Northwardly along the Western line of said Cowles tract 45 feet to the place of beginning. Eighty-one (81) acres, being part of U.S. Survey No. 738, in Section 14, Township 46 North, Range 1 East described as follows: Beginning at the Northeast corner of said Survey, thence south 20 degrees East 20 chains, thence south 70 degrees West 40 chains, thence North 20 degrees West 20.50 chains to the North line of said Survey; thence along the North line of said Survey to the place of beginning; excepting 9.95 acres, Being all that part of said tract lying East of the Wentzville-New Melle County Road, as now located. Excepting therefrom that part conveyed in Book 407 Page 569, Book 442 Page 451, Book 442 Page 523, and Book 3062 Page 1841. PARCEL 2: Part of U.S. Survey No. 738, Township 46 North, Range l East, St. Charles County, Missouri, more particularly described as follows: From the Northwesterly corner of said U.S. Survey No. 738; thence North 70 degrees 43' 49 11 East, along the Northerly line of said U.S. Survey 738, 4477.60 feet to the POINT OF BEGINNING for this description; thence North 70 degrees 43' 4911 East, continuing along the Northerly line of said U.S. Survey 738, 470.00 feet to a point on the Westerly line of the tract described in Book 785 page 394, St. Charles County Recorder's Office; thence South 29 degrees 19' 49" East, along the Westerly line of said tract described in Book 785 page 394, 833.81 feet to a point on the Northwesterly right-of-way line of Missouri State Route Z; thence South 26 degrees 59' 50 11 West, along said Northwesterly right-of-way line, 258.24 feet; thence continuing along said Northwesterly right-of-way line on a curve to the right, having a radius of 543.51 feet, an arc distance of 206.18 feet (CH=South 37 degrees 52' 00" West, 204.95 feet); thence North 32 degrees 17' 35" West, 1140.04 feet to the point of beginning. COMMONLY KNOWN AS: US SURVEY 738-46-l, MO CHAIRMAN MATT EHLEN SECRETARY P. ROGER ELLIS ST. CHARLES COUNTY PLANNING AND ZONING COMMISSION
Application CUP15-000004 CONDITIONAL USE PERMIT - 3449 AND 3365 HIGHWAY Z Application: Applicant: Property Owner: Use Requested: Zoning: Area: Location: CUP15-000004 Mike Woijeck Kenneth Sprock, Elaine George, Edward & Gertrude Sprock Revocable Trust and Central Electric Power Cooperative Inc. Athletic Fields A, Agricultural District (5 acres minimum lot size) 62.41 acres On the west side of Highway Z, approximately 300 feet south of Stealey Road Council District: 2 Account No.: 757020A000 and T022100030 CONTENTS: Synopsis Staff Recommendation Photo(s) of Site Aerial Photo Surrounding Zoning Map Site Plan Letters Received: Letter in Opposition - Robert & Rose Fink Letter in Opposition - Dwyer Receipt for items used to create a berm submitted by Steve Haas Planning and Zoning Commission minutes from June 17, 2015 meeting
STAFF RECOMMENDATION To: County Planning & Zoning Commission Prepared by: Jan Whipple Application No.: CUP15-000004 Date: June 17, 2015 GENERAL INFORMATION Owners: Applicant: Zoning: Use Requested: Location: Size: Current Land Use: Kenneth Sprock, Elaine George, Edward & Gertrude Sprock Revocable Trust and Central Electric Power Cooperative Inc. Mike Woijeck A, Agricultural District Athletic Fields On the west side of Highway Z, approximately 300 feet south of Stealey Road, 3449 and 3365 Highway Z 62.41 acres Adjacent Land Use and Zoning: Agricultural/Single-family Residential Zoning History: SPECIAL INFORMATION Public Services: Direction Zoning Land Use North A, Agricultural District St. Charles County Highway Department maintenance shed, telecommunications facility and agricultural South A, Agricultural District Vacant residential and single family residential East A, Agricultural District Single family residential West A, Agricultural District Agricultural The subject properties were zoned A, Agricultural District with the adoption of zoning in 1959. County Council District 2 Joe Brazil School District R4, Wentzville School District Fire District New Melle Fire District Utilities: Water Public Water Supply District #2 Sewer Private sewage disposal system PETITIONER S REQUEST Mr. Woijeck is requesting the conditional use permit for the development of seven soccer fields, a concession area and office structure and the associated parking. The Central Electric Power Cooperative property is included in the conditional use permit because the soccer complex will utilize their entrance and drive for access to the property.
ANALYSIS A single family residence with agricultural accessory buildings is located on the 52.41 acre tract that will be utilized for the soccer complex. The adjoining 10 acre tract to be utilized for access contains an electric substation. Conditional use permits are evaluated based on criteria established within the Unified Development Ordinance. The CUP criteria are as follows: Before authorizing the issuance of a conditional use permit, the County Council may impose such conditions and will, in the County Council s judgment, ensure that the establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger public health, safety, or general welfare; that the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted nor substantially diminish and impair property values within the neighborhood; and that the establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The property that will be utilized for this soccer complex is located on a state highway next to a substation, highway facility and telecommunications tower all uses that are allowed in the A, Agricultural District but not traditional agricultural uses. Staff has generally supported conditional use permits on state highways and continues its support of this application. Staff notes that athletic fields have also been approved on Highway DD. Relative to the proposed site design, when the formal site plan comes in for review and approval the applicant will be required to locate the parking area and all improvements behind the front building line which will be 110 feet from the centerline of Highway Z. There is ample area on the site to accommodate the proposed use and this setback. The site plan must also be in compliance with all landscaping requirements for the parking area and parking setback as required by the Unified Development Ordinance. Staff also recommends that conditions be placed on the approval that all fields and any lighting associated with the fields be located at least 100 feet from the west and south property limits and that all parking be located at least 50 feet from these property boundaries. These adjacent properties have the greatest potential of being developed with single family residences in the future. Additionally before the construction of any light standards on the property, a site plan and lighting study must be submitted to insure there is no light spillage onto adjacent properties. RECOMMENDATION The Planning and Zoning Division recommends this conditional use request for athletic fields be approved subject to the following conditions: 1. A site plan must be submitted to and approved by the St. Charles County Community Development Department. 2. The hours of operation shall be limited to 8:00 a.m. to 10:00 p.m. 3. Any athletic field or lighting associated with a field shall be setback 100 feet from the west and south property lines. 4. All parking areas shall be setback 50 feet from the west and south property lines. 5. All improvements shall be setback 110 feet from the centerline of Highway Z. 6. No conditional use shall be in active use until such time as all conditions of approval have been met. 7. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void.
CUP15-000004
Application CUP15-000004 Subject Properties
Application CUP15-000004 - Zoning Subject Properties
MINUTES OF REGULAR MEETING ST. CHARLES COUNTY PLANNING & ZONING COMMISSION DATE: June 17, 2015 TIME: PLACE: 7:00 P.M. COUNTY EXECUTIVE BUILDING 300 N. THIRD ST. THIRD FLOOR COUNCIL CHAMBERS ST. CHARLES, MO 63301 MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: SPEAKERS: Ron Saettele, Kevin McBride, Matthew Ehlen, Craig Frahm, James Leonhard, Thomas Kuhn, and Sandra Polley Gary Griffin, Roger Ellis, and David Hammond, County Council Member Jan Whipple, Land Use Manager; and Bob Hoeynck, Associate County Counselor Mike Woijeck, applicant; Becky Murphy, 3816 Highway Z; Rob Jorgensen, 578 Morts Drive; Amy Kartmann, 52 Stealey Road; Steve Haas, 201 Hickory Pointe Court; Lisa Latham, 3272 Highway Z; Scott Avery, 287 Tyndale Drive; and Kirk Thiemann, 3541 S. Point Prairie CALL TO ORDER Chairman Matt Ehlen called the meeting to order at 7:00 PM. Following the Pledge of Allegiance, Chairman Ehlen 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. Chairman Ehlen explained to the audience that applications for Conditional Use Permit requests heard during the meeting would be voted on by the Planning & Zoning Commission, and the Commission s recommendation on the applications would then be introduced to the St. Charles County Council on Monday, July 13, 2015 for their final decision on the items. Chairman Ehlen then asked for a motion to open the public hearing. Roger Ellis made the motion, and Kevin McBride seconded the motion. The motion to open the public meeting was affirmed by unanimous voice acclamation. Chairman Ehlen introduced the following documents as a matter of 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 1
PUBLIC HEARINGS: I. CONDITIONAL USE PERMIT 3449 AND 3365 HIGHWAY Z Application: Applicant: Property Owner: Use Requested: Zoning: Area: Location: CUP15-000004 Mike Woijeck Kenneth Sprock, Elaine George, Edward & Gertrude Sprock Revocable Trust and Central Electric Power Cooperative Inc. Athletic Fields A, Agricultural District (5 acres minimum lot size) 62.41 acres On the west side of Highway Z, approximately 300 feet south of Stealey Road Council District: 2 Account No.: 757020A000 and T022100030 Jan Whipple, Land Use Manager, described the zoning of the property, the surrounding zoning area and the future land use plan. Mrs. Whipple stated that the applicant is requesting the conditional use permit for the development of 7 soccer fields, a concession area and office structure, and the associated parking. The Central Electric Power Cooperative property is included in the conditional use permit because the soccer complex will utilize their entrance and drive for access to the property. The property that will be utilized for this soccer complex is located on a state highway next to a substation, highway facility and telecommunications tower all uses that are allowed in the A, Agricultural District but not traditional agricultural uses. Staff has generally supported conditional use permits on state highways and continues its support of this application. Staff notes that athletic fields have also been approved on Highway DD. Relative to the proposed site design, when the formal site plan comes in for review and approval the applicant will be required to locate the parking area and all improvements behind the front building line which will be 110 feet from the centerline of Highway Z. There is ample area on the site to accommodate the proposed use and this setback. The site plan must also be in compliance with all landscaping requirements for the parking area and parking setback as required by the Unified Development Ordinance. Staff also recommends that conditions be placed on the approval that all fields and any lighting associated with the fields be located at least 100 feet from the west and south property limits and that all parking be located at least 50 feet from these property boundaries. These adjacent properties have the greatest potential of being developed with single family residences in the future. Additionally before the construction of any light standards on the property, a site plan and lighting study must be submitted to insure there is no light spillage onto adjacent properties. Mrs. Whipple stated that the Planning and Zoning Division recommends this conditional use request for athletic fields be approved subject to the following conditions: 1. A site plan must be submitted to and approved by the St. Charles County Community Development Department. 2. There shall be no athletic fields or associated parking on the 10-acre tract owned by Central Electric Power Cooperative. 3. The hours of operation shall be limited to 8:00 a.m. to 10:00 p.m. 4. Any athletic field or lighting associated with a field shall be set back 100 feet from the west and south property lines. 2
5. All parking areas shall be set back 50 feet from the west and south property lines. 6. All improvements shall be set back 110 feet from the centerline of Highway Z. 7. No conditional use shall be in active use until such time as all conditions of approval have been met. 8. In any case where a conditional use is not in place and in active use within two years from the date of granting, and/or in accordance with the terms of the conditional use originally granted or subsequently amended, then, without further action by the Planning and Zoning Commission and/or the County Council, the conditional use, or authorization thereof, shall be null and void. For the record Mrs. Whipple stated the staff received one letter in opposition of this conditional use request from Robert and Rose Fink. Mrs. Whipple asked the Commission if they had any questions for the Planning and Zoning staff. There were no questions. Chairman Ehlen then opened the public hearing and asked the applicant or their representative to approach the podium. Mike Woijeck, the applicant, was sworn in. Mr. Woijeck stated that he is the president of the Missouri Thorns Football Club, which is a predominantly all girls soccer league that has an association with the professional soccer team the Portland Thorns. They are seeking a conditional use permit to allow them to build 7 soccer fields, a concession area and office structure, and the associated parking on the site. Mr. Woijeck stated that 5 of the fields will be grass fields and 2 will be synthetic turf fields. He stated that the turf fields will require an investment of 1.2 million dollars, and they will be made of coconut husks rather than synthetic rubber which has recently been associated with a risk of cancer. Mr. Woijeck stated that he agrees with all of the staff recommended conditions. The soccer complex will utilize the existing entrance and driveway located on the adjacent property owned by Central Electric Power Cooperative for access to the property. This should alleviate the possibility of causing any traffic issues on Highway Z. The only fields that will include lighting will be the 2 turf fields and they intend to use Mosco lights, which have shields installed to reflect the lighting downward towards the fields so as not to infringe on the neighboring properties. There will be no PA (Public Address) system used for these fields, and the games will be staggered so that all 7 fields will rarely be in use at the same time. Chairman Ehlen asked the Commission if they had any questions for the applicant. Craig Frahm asked Mike Woijeck how many parking spaces the facility will have, and if they have done any research on similar facilities to find out how many parking spaces they are utilizing. Mr. Woijeck replied the facility will have approximately 300 parking spaces, which will be located along the front portion of the property. He stated that they looked at Hartland soccer facility and the SLYSSA soccer facility and their number of parking spaces is comparable to this facility. Tom Kuhn asked Mike Woijeck if he believes there is a demand for soccer facilities in the area. Mr. Woijeck replied that he believes there is indeed a growing demand for soccer fields in the area. He stated they are a brand new soccer club, and they had approximately 350 girls show up for tryouts last weekend. 3
Tom Kuhn asked Mr. Woijeck if there will be seating available at the facility. Mr. Woijeck stated that there will not be any seating at the facility. The facility will mainly be used as practice fields. Typically only the parents attend practices, and they bring their own chairs. Chairman Ehlen then asked if there was anyone in the room who wished to speak on this application. Becky Murphy was sworn in. Ms. Murphy stated that most of her concerns were addressed by Mr. Woijeck. Her main concern is the influx of traffic in the area from the proposed fields. Ms. Murphy stated she is also concerned that the fields may be used in the future for soccer games instead of just as practice fields. She stated this could potentially attract very large crowds of spectators, which could increase traffic to a volume the area cannot accommodate. She also stated she is concerned that the sewer system would not be adequate to accommodate potentially increasing volumes of spectators in the future. Rob Jorgensen was sworn in. Mr. Jorgensen stated that he purchased the vacant property adjacent to the subject property with the intention of building a nice home in a residential area. He did not anticipate having a parking lot built along his side property line. He also has concerns regarding the lighting from the fields infringing onto his property, and the sewage disposal system for the facility being located so close to his property. Mr. Jorgensen stated that upon finding out about the plans to construct these soccer fields, he contacted the owner and offered to buy a strip of land between the two properties in order to create a larger buffer between his property and the fields. He never heard back from him. He stated he is concerned about the additional traffic being added to the area as well. Mr. Jorgensen stated that if this application is granted, he will not build a home on his property. Amy Kartmann was sworn in. Ms. Kartmann stated her home sits on 17 acres and is approximately 300 yards from where the proposed soccer fields will be located. She stated that they were assured by the County when they purchased their property 7 years ago that the surrounding area would remain low-density rural residential. She is concerned that allowing the property to be used for athletic fields will bring down her property values. She stated that like the speakers before her, she is also concerned about the lighting, the noise, and the traffic that will be associated with the soccer fields. She stated that approving the use of the property for athletic fields will impede the development in the surrounding area, and people are not going to want to build on properties that are surrounded by soccer fields. She is also concerned about increased traffic posing a threat to public safety. She stated that they have responded to 3 car accidents along Highway Z since she has lived there. She stated that they also own the property across the street from them. That property drains onto their property, and they have invested a lot of money and installed an inlet to try to correct these drainage issues. She feels that the installation of a parking lot on the adjacent property is only going to cause further drainage issues to the surrounding properties. Ms. Kartmann suggested that the Commission should consider adding the following additional conditions to the staff recommended conditions: A minimum 6 foot tall berm with a dense planting of pine and spruce trees should be installed around the property. A sanitary sewer system that is adequate to dispose of the amount of waste that will be created by the large amounts of players and parents attending these practices. A curfew of 9:00 p.m. should be enforced. A southbound right turn lane should be created at the entrance of the facility. There should be some type of collaboration with the State Highway Department regarding the potential restructuring of the curve in the road at Highway Z and Stealey Road. 4
Steve Haas was sworn in. Mr. Haas stated he just put his house up for sale 2 weeks ago. He stated that if all 7 fields are in use, that that would equate to approximately 300 cars, 140 players on the fields, 14 referees, and 140 sets of parents. Mr. Haas presented a nursery receipt for over $40,000 worth of trees he purchased to create a berm on his property. Mr. Haas stated that every time a car turns right onto Sprock Road, their headlights shine into his house. This would mean every car that leaves the soccer fields after dark would be shining their headlights directly into his house. He feels that 10:00 p.m. is too late at night to have all of this activity and noise going on around these residential properties, and if this conditional use is approved he will never be able to sell his house. Lisa Latham was sworn in. She stated they live on the property across from to the proposed fields. They have lived here for 17 years, and Highway Z is a busy road but it is a quiet neighborhood. She is concerned about people speeding on Highway Z and causing accidents at the curve on Sprock Road. Ms. Latham stated that there are already athletic fields available that are located less than a mile down the road in New Melle. She feels that the fields being used between 8:00 a.m. and 10:00 p.m. would be detrimental to the noise level in the area, and the parking area would be a huge eye sore which would bring down the property values in the area. Scott Avery was sworn in. Mr. Avery is the Ward 4 Planning & Zoning Commissioner for the City of O Fallon. He stated that his daughter plays soccer for the Missouri Thorns Soccer Club, and was excited to hear that they were planning to build these fields on Highway Z because they would be closer to home. Mr. Avery stated that being a Planning Commissioner, the first thing he did when he heard they planned to build the fields at this location was to visit the proposed location to see if it looked like it would be a good site for the complex. He stated he sat on the corner at the entrance to Central Electric Power Cooperative and watched the flow of the traffic on Highway Z. He stated he believes this would be a good site for the fields. Mr. Avery stated he contacted the New Melle Fire Chief, Rick Massey, regarding this location, and he seemed to be supportive. Mr. Avery stated that he is a Fire Chief in St. Louis County. He stated that as far as the concerns that were voiced this evening regarding car accidents, in his opinion a 2 lane highway anywhere that has a 50 mile per hour speed limit is always going to have car accidents, regardless of whether or not there are athletic fields located there. Mr. Avery stated that when the 14 athletic fields located on Highway K were approved, the same issues were raised regarding property values declining and no one wanting to develop in the area. He stated that those fields are now completely surrounded by nice new homes. He also stated there have been no additional traffic issues on Highway K since the opening of the fields. Mr. Avery stated that he believes that the addition of these soccer fields and bringing youth soccer to the area will be a positive thing and should be supported. He stated that he cannot go anywhere within 200 miles of St. Charles County and provide his daughter with a youth soccer program of this caliber. Rob Jorgensen approached the podium again. He stated that he does not feel that the proposed development can be compared to the fields on Highway K where the area is more densely developed. He stated he would assume the facilities located on Highway K also have public sewer hookups, unlike the area of the proposed site on Highway Z. Mr. Jorgensen suggested that if the owners are going to build these fields in this location, then they should be required to buy-out all of the surrounding properties. Kirk Thiemann was sworn in. Mr. Thiemann stated that his daughter played soccer for 8 years, and they always had to drive 30-40 miles away for her to get training and practices. He stated that having a youth soccer facility in St. Charles County would have been great, and would have saved them a lot of time and money. He stated that he is aware that there is a lot of traffic on Highway Z, but most of the practices will be during off-peak times such as weekends and during the evenings. He stated that most of the incoming traffic would be making a right turn into the facility from Sprock Road, so he 5
does not feel like that would create any traffic issues. He also stated that the drainage issues that people are concerned about will likely not be an issue either. Amy Kartmann approached the podium again. She placed some photos of the surrounding homes in the area on the projector for the Commission so they could have an idea of the value of the homes in the area. She stated that the homes and properties in this area have a much higher value than the homes surrounding the athletic fields on Highway K, so they cannot compare the development of the area in the City of O Fallon to this area when they consider whether or not approval of this proposal will diminish their property values. There being no more speakers from the audience, Chairman Ehlen asked the applicant, Mike Woijeck, if he would like to approach the podium again to address any of the concerns voiced this evening. Mr. Woijeck stated that he appreciates all of the feedback from the neighbors and is willing to address the concerns with them in a reasonable way. He stated that it is his understanding that Highway Z is going to be expanded to 4 lanes in the near future, which should alleviate any traffic concerns. The parking area will be 300,000 square feet, so there should never be any overflow issues. Practice times are typically from 5:30 p.m. to 9:00 p.m. on weekdays, and there may be some games on the weekends so weekends will be busy. Mr. Woijeck stated they have talked with the public sewer district, and they may extend their hookup lines in the future, but for now there will be portable toilets located on the property for waste disposal. The turf fields will drain into the pond located at the rear of the property, so they won t cause any drainage issues for the neighboring properties. He stated that the Missouri Thorns is a youth soccer club for ages 8 to 18, and will not become an adult soccer club like the Portland Thorns. They will never have a stadium field or a dome where games are being played. Chairman Ehlen asked the Commission if they had any further questions for the applicant. Jim Leonhard asked Mr. Woijeck what the access road to the property will be constructed of. Mr. Woijeck stated that the driveway from Sprock Road will be asphalt and the parking lot will be gravel. Tom Kuhn asked Mr. Woijeck how many months out of the year the fields are active. Mr. Woijeck responded that the turf fields are typically able to be used between March and December, so maybe 9 or 10 months out of the year. The grass fields are typically used less due to the winter and rainy months. There being no further questions for the applicant, Chairman Ehlen closed the public hearing and called for discussion from the Commission. Mr. Saettele asked staff if they could provide any information on the comment made by the applicant that Highway Z is going to be expanded to 4 lanes in the near future. Jan Whipple stated that the County s Master Plan includes a Thoroughfare plan that states that the right-of-way along Highway Z will eventually be 120 feet wide. Mrs. Whipple stated that she does not envision this happening within the next 5 years, but it will depend on how quickly the area is developed. 6
Craig Frahm stated he is concerned about the property values of the surrounding properties declining if this application is approved. Jim Leonhard stated he is also concerned about the property values declining, and is also concerned about the increased noise level and the lights from the fields being intrusive to the existing residents. Chairman Ehlen stated that he agrees that this area should not be compared to the area in the City of O Fallon located by the athletic fields. He stated that with all of the developments along Highway K, people know what they are signing up for when they purchase a home there. He stated if he were a homeowner in this area on Highway Z, he would not expect or anticipate that athletic fields may be built there some day. Ron Saettele stated that the suggestion from one of the neighboring property owners that they be required to construct a berm around the property sounds reasonable to him. There being no further discussion from the Commission, Chairman Ehlen asked for a motion to approve Application CUP15-000004. Ron Saettele made the motion to approve the application, subject to the staff recommended conditions as well as the amended condition below, requiring a 4 foot tall landscaped berm. The motion was seconded by Jim Leonhard. 6. All improvements shall be set back 110 feet from the centerline of Highway Z and a 4 foot tall landscaped berm shall be installed within this setback as approved on the site plan. The vote on the motion was as follows: Ron Saettele - Yes Jim Leonhard - No Sandra Polley - No Kevin McBride - Yes Craig Frahm - Yes Matt Ehlen - No Tom Kuhn - Yes Application CUP15-000004 was recommended for APPROVAL; subject to staff recommended conditions and the Planning & Zoning Commission recommend condition above. The vote count was 4 Yeas, 3 Nays, and 0 Abstentions. Matt Ehlen, Chairman Roger Ellis, Secretary 7