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Planning and Zoning Commission City of Des Peres, Missouri 641 N. Ballas Road (a/k/a Blattner Farm Property) Owner/Developer: Pentrex Development Corporation P R E S E N T E D B Y: T HOMAS J. O’T OOLE, J R.
REQUEST The Applicant/Property Owner, Pentrex Development Corporation, is requesting a change in zoning from a Residential “D” District to a Planned Development District - Residential (“PD-R”) for a 4. 85 acre tract of land located at 641 N. Ballas Rd. Section 404. 050 F. sets forth a minimum site size for a Planned District. That minimum site size for a PD-R is 5. 0 acres. The minimum site size may be waived by the Board of Alderman upon report by the Planning and Zoning Commission, IF it is desirable or necessary in relationship to the surrounding neighborhood; OR the Board determines the waiver is in the general public interest.
§ 404. 050 - PLANNED DEVELOPMENT DISTRICTS _______________________ The purpose of a Planned Development (“PD”) is to provide a means of achieving greater flexibility in development of land in a manner not always possible in conventional zoning districts. § To encourage a more imaginative and innovative design of land development; and § To promote a more desirable community environment. The Board of Alderman, upon recommendation by Planning and Zoning Commission, may rezone property for a Planned Development when the land warrants greater flexibility, control and density than afforded in standard zoning districts. PD are not intended to allow: § Excessive densities; or § Develop incompatible land uses (as it relates to the general neighborhood)
§ 404. 050 - PLANNED DEVELOPMENT DISTRICTS _______________________ A PD provides flexibility of land development and site design, by providing relief from conventional zoning standards in order to achieve one or more of the following objectives: 1. Site planning that better adapts to site conditions and its relation to surrounding properties that would not otherwise be possible or would be inhibited under the district regulations applicable to the property: § Long narrow tract of land; challenging topography § The proposed Development is consistent with the characteristics of subdivisions to the north and south which have been in existence since 1977 -1981. (See Chart) § Lots in adjoining subdivisions have building line fronts consistent with Pentrex proposal (80 feet)
SUBJECT SITE (WITH TOPOGRAPGHY)
ZONING CHARACTER OF ADJOINING DEVELOPMENTS Alternative D Zoning Spring Valley Plat I (Adj to North) Spring Valley Woods Plat I (Adj to South) Blattner Farm Number of Lots 34 35 9 Development Size (Acres) 14. 5 16. 451 4. 85 Min Lot Size (SF) 12, 500 10, 021 10, 598 12, 172 Avg Lot Size (SF) 12, 422 12, 778 22, 358 Min Frontage (LF) At Building Line 75 100 80 80 80 Rear Setback (LF) 30 40 30 30 30 Front Setback (LF) 30 35 30 30 30 Side Setback (LF) 10 10 10 15, 000
§ 404. 050 - PLANNED DEVELOPMENT DISTRICTS _______________________ 2. Functional and beneficial uses of open space areas; Preservation of natural features of a development site: § Minimal disturbance of existing vegetation (See Site Plan) 3. Creation of a safe and desirable living environment for residential areas characterized by a unified building and site development program: § Brook Valley connection mandated by 2003/2015 Comprehensive Plan and 1980 Planning and Zoning Minutes 4. Rational and economical in relation to public utilities and services: (Comply) 5. Efficient and effective traffic circulation, both within and adjacent to the development site: (Comply)
PERMISSIBLE N UMBER OFL OTS FOR “PD-R” ZONING : DENSITY CALCULATION § Based on Dwelling Units Per Net Acre for Entire Site § Size of Subject Tract: 4. 85 Acres § Determine Total Square Footage: (43, 560 S. F. x 4. 85 Acres) = 211, 266 S. F. (Gross Acreage) § Net Acreage = 15% of Gross Acreage § 211, 266 X 15% = 31, 690 § 211, 266 – 31, 690 = 179, 576 S. F. (Net Acreage) § 179, 576 ÷ Lowest Minimum Lot Size of D District (15, 000 S. F) = 12 Lots permitted § Number of Lots Proposed by Pentrex = 9 Lots
ASPECTS TO CONSIDER Connection of Brook Valley Road § Connection of Stub Streets is part of an overall development plan of the City § Minutes from December 1980 Planning and Zoning meeting and from 2003 and 2015 Des Peres’ Comprehensive Plan indicate that Brook Valley would be connected through the Blattner property when it was developed.
ASPECTS TO CONSIDER Home Sizes in Proposed Development § Proposed sizes of homes in Pentrex Development are consistent with Spring Valley and Spring Valley Woods Developments § Pentrex proposes 2000 – 3500 S. F. homes § Spring Valley and Spring Valley Woods homes range from 2000 S. F. to 3000 S. F. § Not too large to dwarf surrounding developments § Not too small to impact FMV of surrounding developments
ASPECTS TO CONSIDER Construction Parking § Parking will be on Pentrex’s Lots; and/or § Parking on Brook Valley extension when Pentrex constructs such Construction Traffic § Pentrex will utilize various streets depending on which portion of the subject tract is being developed § Pentrex responsible for any damage to existing streets Fill on the Property § Pentrex will conduct soil samples on each lot to determine the suitability of the soil to house each foundation
ASPECTS TO CONSIDER Hammerhead Cul-de-sac to Access Lots 7, 8 and 9 (at Clear Brook Drive) § Proposal is an improvement to the existing condition of Clear Brook Drive’s dead -end street (many dead-end streets in Des Peres) § Section 420. 230 (Des Peres Subdivision Ordinance) provides: o Section 420. 230. 4 Minor streets may terminate into a cul-de-sac when through street is not possible. Dead-end streets are prohibited. o Section 420. 230. 5 When parcel adjacent to dead-end street is developed (Blattner property) such dead-end street shall be extended and, if possible, made into a through street. § Cul-de-sac should have been built when Spring Valley was developed in 1977; or in 1981 development Spring Valley Woods with a stub street for future extension of Clear Brook Drive (like Brook Valley Drive) § Not a dead-end street; development has hammerhead cul-de-sac
