APPLICATION PRE21-03 PRELIMINARY PLAT FOR THE RESERVE AT LAKEVIEW FARMS - 4052 TOWERS RD. Application No: PRE21-03 Property Owner: John H. Ostmann and Dorothy W. Ostmann Revoc. Liv. Trusts Applicant/Developer: Pinnacle Land Development, LLC, Edward J. Griesedieck III, Registered Agent Engineer/Surveyor: The Sterling Company Property Zoning: R1E, Single-Family Residential District Proposed Lots: 195 Parcel Size: 62.80 acres Location: On the north side of Towers Road across from Jacobs Crossing Drive County Council District: 7 Account No.: 536190A000 CONTENTS: ➢ Staff Recommendation ➢ Site Photos ➢ Aerial Photo ➢ Surrounding Zoning Map ➢ 2030 Land Use Map ➢ Notification Area Map ➢ Preliminary Plat ➢ Letters received ⧫ Opposition - Vincent Kastor ⧫ Opposition - Virginia Renz Higgins ⧫ Opposition - Eugene and Nancy Nichols ⧫ Opposition - Kathleen Kalinowski ⧫ Support - Larry Ostmann ⧫ Support - Dee Bax ⧫ Opposition - Teresa Bishara ⧫ Opposition - Scott Iver ⧫ Opposition - Suzanne and Don Davis ⧫ Concerns - Mike and Jennifer Green ⧫ Opposition - Maureen Castulik ⧫ Opposition - Jennifer Kelley ⧫ Opposition - Donna Hart ⧫ Opposition - Alex & Nicole Lawson ⧫ Opposition - Vince and Destiny Kunstman ⧫ Petition in Opposition with 552 Signatures COUNTY STAFF RECOMMENDATION To: County Planning & Zoning Commission Prepared by: Ellie Marr, CFM Application No.: PRE21-03 Date: March 9, 2021 BACKGROUND INFORMATION Owner: John H. and Dorothy W. Ostmann Revocable Living Trust Applicant: Pinnacle Land Development, LLC Actions: Approve a Preliminary Plat for 4052 Towers Road Location: On the north side of Towers Road across from Jacobs Crossing Drive; near the Town of Weldon Springs Subdivision area: 62.80 acres Proposed lots: 195 single-family lots Current Zoning: R1E, Single Family Residential District (7,000 sq. ft. minimum lot size) Current Land Uses: Agricultural and Single-Family Residential (one residence) Adjacent Land Use and Zoning: Direction Zoning Land Use North R1E, Single Family (7,000 Institutional (Castlio sq. ft. minimum lot size) Elementary School) and Single Family Residences South R1E, Single Family (7,000 Single Family Residences sq. ft. minimum lot size) East R1E, Single Family (7,000 Single Family Residences sq. ft. minimum lot size) West R1E, Single Family (7,000 Single Family Residences sq. ft. minimum lot size) 2030 Master Plan: Recommends Low Density Residential (1-4 units/acre) Public Services: County Council District 7 – John White School District – Francis Howell School District Fire District – Cottleville Fire Protection District Utilities: Water – Missouri American Water Sewer – Duckett Creek Sanitary Sewer District This plat is submitted for the purposes of developing a 62.80 acre parcel located on Towers Road under existing zoning. ANALYSIS This proposed development consists of 195 lots. The existing home located on the parcel will be retained with 194 new lots proposed for the subdivision. If the Planning and Zoning Commission were approve this preliminary plat, the plat would be subject to County Council approval of a related request (CUP21-04) to allow narrower lots -- 145 lots with a width of 60 feet or greater rather than the standard 70 feet. The preliminary plat shows a development with 42.56 acres of proposed lot development, 8.56 acres of common ground, and 11.68 acres of street right-of-way. Tree preservation requirements, as required under Section 410.145 of the Unified Development Ordinance, will be met. There are currently 1 acre of trees and per ordinance 50% of this tree acreage must be preserved. The proposed plat would provide two street connections with streets in adjacent subdivisions which aids in emergency services response and dispersing vehicular traffic. On the northwestern side of the subdivision plat, Horseshoe Creek Drive would continue into the proposed plat with connectivity to Dingledine Road. On the northeastern side of the plat, Tower Park Drive would connect to Street “A” providing an additional exit to Towers Road. In terms of pedestrian circulation, sidewalks would be provided throughout the subdivision on one side of each street, and a trail would connect the subdivision with Castlio Elementary School which borders the property to the north. A 4.5 acre lake now located in the middle of this parcel would be relocated as three smaller lakes within the subdivision. The largest of the 3 lakes will be located on the western side of the plat with a walking trail. The smaller 2 lakes will be in the northwestern and northeastern portion of the plat. All of the lakes will have common ground access for the subdivision lot owners. RECOMMENDATION County staff finds that the proposed plat meets the technical requirements of Chapter 410 (Subdivision Regulations) of the County Code. Approval would be subject to approval by the County Council of a related conditional use permit request (CUP21-04) for narrower lots. 4052 Towers Road Subject Property PRE21-03 - Aerial Subject Property PRE21-03 - Zoning Subject Property PRE21-03 - 2030 Land Use PRE21-03 - Notification Area Map From: Vincent Kastor To: Planning Subject: Lakeview Farm Date: Tuesday, March 9, 2021 9:41:32 AM Dear Sir/Madam, I am writing to voice my opposition to the proposed development of Lakeview Farms. The spacious and rural feel to this area will be ruined. One of the main reasons I bought a house in the area was its proximity to the farm. It is no secret that the local roads are not sufficient to handle the massive increase in traffic. Please do not allow this to go forward. Thank you, Vincent Kastor From: Virginia Renz Higgins To: Planning Subject: Zoning Change - Lakeview Farm CUP21-04 Date: Monday, March 8, 2021 9:00:52 AM I am writing to voice my strong opposition to the proposal to build 195 homes on small lots on the land formerly known as Lakeview Farm. The following concerns are why I oppose this proposal: 1. Traffic volume. Caulks Hill is already congested and unable to handle current volumes, therefore Kisker Road will become a thoroughfare. Secondly, the increased traffic, especially past our library and new park where children are present, will be a hazard. In addition, it is highly likely that road reconstruction on Caulks Hill would eventually be necessary and that will be costly.. 2. Proposed lot sizes. Cramming as many houses as possible onto the land will not only be unsightly but not in harmony with the lots sizes on Towers Road and the immediate area. Please consider the surrounding area and property values as well as the aesthetic impact a congested development such as this would have. This tract-house style neighborhood is not at all in keeping with the area. 3. School burden. Can our schools handle such an increase in student population as would be associated with a development of this size? 4. The disappearance of St. Charles. I have lived here for 17 years and have seen many changes in the area. Many of these have been positive, but the erosion of free space has not. St. Charles is losing the appeal it once had as a place with green lawns and fresh air. Every scrap of land is being developed and traffic is getting worse and worse. This once lovely place in in danger of losing its soul to over-building and greed. Perhaps its time to re- evaluate who we are and protect this lovely place. Thank you for your consideration. Virginia Renz Higgins 646 Clifden Drive Weldon Spring, MO 63304 636-447-9988 From: Nichols, Nancy To: Planning Subject: Comments: Conditional Use Permit - 4052 Towers Road Date: Thursday, March 11, 2021 2:03:49 PM Hello! My husband and I live on property that adjoins the north side of the above property. We have enjoyed living next to this open space, which seems to be one of the last few undeveloped pieces of land in the area. Selfishly, we would love so much for it to stay as it is. Truthfully, though, if we owned it and had the opportunity to sell it for lots of money, we would probably sell, too. Having said that, we question the taste and judgement of the developers who want to cram houses tightly together in these beautiful rolling hills. Instead, this particular piece of land should be reserved for tasteful homes with room for yards and trees, not packed together like inner-city row houses. We have driven past the homes in the new Meyers Ridge development. The homes are beautiful, but we wouldn’t even consider purchasing one because they are way too close together. We couldn’t get out of the neighborhood quickly enough; and we said we hoped the residents enjoyed the interior of their homes, because they sure as the world have no room to enjoy life outside. One of the reasons that people are desperate to get out of apartments and condos is that there are too many people living too closely together, which substantially lowers the quality of life. Houses as close together as the developer is proposing would be like free-standing apartments, not family homes. Please strongly consider requiring larger lots and more space between the houses so that the property will be properly developed and will be a place where residents not only want to buy but also want to stay for many years. Thank you, Nancy E Nichols Eugene Nichols 74 S. Langfield Court St. Charles, MO 63304 From: Kathleen To: Planning Subject: Lakeview Farm Cup21-04 Zoning variance Date: Sunday, March 14, 2021 11:33:42 AM I am a resident of St. Charles and live at the corner of Towers and Kisker road. We have lived here for twenty years and the increase from the road noise and the water coming into our creeks and culverts has increased by incredible amounts. The new development on Lake View Farm with the increase in 50 homes on the property will be detrimental to the traffic increase and the drainage to our creeks and culverts, it will not hold all the new water coming from those homes.