CHAPTER 4 FUTURE LAND USE & DEVELOPMENT Brentwood’s neighborhoods are well-established and present The Future Land Use & Development Plan provides an a unified character in each area . In general, Brentwood has overview of establishing a Mixed-Use land use designation, compatible land uses throughout the City . However, there which would be predominantly located in the Town Center are pockets of incompatible uses, such as along Hanley and extend along S . Brentwood Boulevard . The Town Cen- Industrial Court and along Mary Avenue . The Future Land ter is a district being proposed along Brentwood Boulevard Use & Development Plan builds upon the existing conditions between Madge Avenue and White Avenue, which would within the City and is intended to promote a sustainable and essentially serve as Brentwood’s “downtown .” For Brentwood holistic approach to development that protects and enhances to establish the proposed Town Center, the City must amend existing neighborhoods, strengthens commercial areas, and its zoning code to create an overlay district to accommodate bolsters employment centers . It is a guide for future land use the proposed uses and building heights recommended in the and development that acknowledges the City is a mature and Comprehensive Plan . Additional information on the Town established community . Center can be found in Chapter 5: Subarea Plans . The Future Land Use & Development Plan aims to maintain and enhance the City’s distinguishing features while accom- modating high-quality and compatible improvements and re- development in targeted areas . Additionally, the Plan address- es land use conflicts that may have arisen as the community has matured . 32 Comprehensive Plan | Brentwood FUTURE LAND USE & DEVELOPMENT PLAN 170 RICHMOND HEIGHTS 64 40 EAGER RD 64 40 LADUE Wrenwood Ln Middlesex Dr Middlesex STRASSNER DR HANLEY BUSINESS PARK Pine Ave MEMORIAL MCKNIGHT RD MCKNIGHT Sonora Ave PARK HIGH SCHOOL DR SCHOOL HIGH BRENTWOOD MAPLEWOOD Saint Clair Ave Clair Saint Park Ridge Ave Ridge Park BRENTWOOD POLICE MIDDLE & Bridgeport Ave DEPARTMENT HIGH Hanley Industrial Ct BRENTWOOD BOULEVARD MT. CALVARY White Ave LUTHERAN PRESCHOOL Rosalie Ave MCGRATH Harrison Ave CITY ELEMENTARY HALL BROUGHTON PARK LITZSINGER RD Eulalie Ave BRENTWOOD FIRE DPT. MARK TWAIN ELEMENTARY HANLEYRD Annalee Ave Dorothy Ave Kentland Dr Joseph Ave OAK Bremerton Rd ROGERS TREE ROCK HILL Madge Ave BRENTWOODBLVD PARKWAY PARK Powell Ave ST. MARY Helen Ave Cecelia Ave MAGDALEN Louis Ave GRADE SCHOOL MANCHESTER RD MANCHEST ROAD 100 BRENTWOOD PUBLIC WORKS NORM Manderly Dr WEST Brazeau Ave PARK Collier Ave BRENTWOOD Russell Ave PARK WEBSTER GROVES LAND USE CLASSIFICATIONS Single-Family Public / Semi-Public Multi-Family Parks & Open Space Mixed-Use Industrial / Technology Corridor Commercial Subarea Boundary Regional Commercial Business; Retail / Oce Brentwood | Comprehensive Plan 33 LAND USE PLAN SINGLE-FAMILY The Single-Family residential land use designation should be comprised of single-family homes organized into neighbor- hoods based on a unifying development pattern . At present, single-family detached homes are the City’s predominant residential land use, most of which are well served by schools and parks . The City should ensure that a variety of single-fam- ily detached and attached housing is adequately provided throughout the community and are affordable to residents of various incomes . Single-family attached homes typically include townhouses, duplexes, and row houses . Detailed pol- icies for the City’s residential areas are provided in Chapter 6: IMAGE & IDENTITY Residential Area Framework . The City can strengthen its image and identity through MULTI-FAMILY land use planning and supporting recommendations and policies. Identified below is a list of ways the City The Multi-Family land use designation includes residential can improve upon its image and character as it relates homes comprised of several units or households per lot . to land use and development. Examples include condominiums, apartments, senior housing, • Promote compatible infill residential and residences as part of a mixed-use development . Most development. of Brentwood’s multi-family homes exist around Wrenwood Lane and High School Drive, known as Brentwood Forest . • Separate incompatible land uses along Hanley Station is the most recent multi-family development Brentwood Blvd, Manchester Road, and Hanley in Brentwood . The development of additional multi-fami- Industrial Court by screening and attractive landscaping. ly homes should be prioritized as elements of mixed-use, transit-oriented development around bus stops and the • Improve the image of the community MetroLink . The City should continue supporting the develop- through better architecture and higher quality ment of multi-family homes to promote affordable, diverse construction for future Town Center and potential Manchester Road redevelopment site. housing options available to residents of various incomes as well as density around commercial corridors . • Expand the signage standard and color scheme, recently developed by Parks and CORRIDOR COMMERCIAL Recreation department, to other City branding effort. The City of Brentwood’s Corridor Commercial uses exist along Manchester Road, Hanley Road, and the far southern • Promote redevelopment and reinvestment and northern sections of Brentwood Boulevard . The Corridor along Manchester Road as the flood Commercial land use designation includes, but is not limited mitigation projects are being developed and implemented. The development needs to to, retail, entertainment, and service businesses within large be of highest quality addressing sustainable developments, retail centers, or as standalone businesses infrastructure and latest technology. along major arterial roadways . Although Corridor Commercial areas are generally auto-oriented by nature, they should be • Transform area between City Hall and the enhanced with parking lot and perimeter landscaping as well Recreation Complex into an attractive town center and exciting destination for residents as pedestrian-friendly transportation infrastructure to foster an and visitors from the city and beyond. inviting environment for all users . City should address shallow lot depth and limited development opportunities along Brent- • Support community service providers to provide wood Blvd . and Manchester Road . necessary, high-quality facilities throughout the City that strengthen the image and identity of Brentwood for residents and visitors. 34 Comprehensive Plan | Brentwood REGIONAL COMMERCIAL INDUSTRIAL/TECHNOLOGY The Regional Commercial land use designation accommo- The Industrial/Technology land uses designation includes dates larger shopping centers and developments that serve a areas that accommodate a variety of uses, ranging from light more regional population . These shopping centers and devel- manufacturing, and research development, to service and opments typically draw a customer base that extends beyond consumer-oriented businesses . Industrial/Technology uses the City limits and often are comprised of a mix of big box should be concentrated between Deer Creek and Manches- stores and national retailers set among large, shared parking ter Road, as well as south of the intersection of Hanley Road lots . Most of Brentwood’s regional commercial uses should be and Litzsinger Road . The City should ensure that industrial/ concentrated along I-64 in the northeast quadrant of the City; technology uses are accompanied with infrastructure that however, City should not expand retail district on Eager and mitigates flooding and erosion associated with stormwater, Hanley Road any further . as well as adequate buffering around Deer Creek and Black Creek . Additionally, industrial/technology uses should be ap- MIXED-USE propriately buffered and screened from commercial districts, The City should prioritize mixed-use development along public and semi-public uses, and residential neighborhoods Brentwood Boulevard throughout the Town Center as well to mitigate potential negative impacts . The areas accompany- as along the northeast side of Hanley Industrial Court . The ing industrial/technology uses should also serve as the City’s Mixed-Use land use designation should be comprised of larger employment centers . multi-story structures featuring retail, restaurant, and service uses on the ground floor and office or residential uses on PUBLIC/SEMI-PUBLIC the upper floors . The City of Brentwood should continue The Public/Semi-Public land use category include uses that to encourage vertical, multi-story, mixed-use development provide public services and facilities to Brentwood’s residents throughout the Town Center to increase foot traffic and cre- and businesses . Public and semi-public uses include schools, ate a denser, more vibrant atmosphere . Additional discussion hospitals, government-owned and recreational facilities, and of mixed-use development in the Town Center is located in religious institutions . The City should continue to expand and Chapter 5: Sub-Area Plans . enhance its public uses as it continues to grow and develop, ensuring that both public and semi-public uses remain ade- BUSINESS RETAIL/OFFICE quately connected with nearby neighborhoods, schools, and The Business Retail/Office land use designation includes retail, parks through the City’s pedestrian and trail system . Additional restaurants, professional offices, medical offices, research information on Brentwood’s public and semi-public