Planning and Zoning Meeting Agendas and Minutes

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Planning & Zoning Commission Meeting

Meeting Agenda

Held at the Donald “red” loehr police and court center300 PARK DRIVE
January 4, 2016 • 7:00 P.M.

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AGENDA / briefs

1.Call to Order

2.Approval of Minutes

3.Swearing in of New Member

4.SUB 15-04 Subdivision
Ries Road Estates, 420 Ries Rd, Ballwin MO 63021
Petitioner: Mr. James G. Rolwes, Rolwes Construction Inc, PO Box 454, Ballwin MO 63022

The petitioner proposes to subdivide this property into two lots. The existing house and assorted out buildings will be torn down and new houses will be built on the new lots. The parcel being subdivided is slightly more than one acre in size (43,751 sq. ft.) in area. This parcel is on the west side of Ries Rd. approximately 450’ south of the Valley Manor Dr. intersection.

The site is almost a perfect rectangle with the narrow side fronting on Ries Rd. The site is abutted on the south, west and north by developed lots of the Ballwin Valley Manor Subdivision. Across Ries Rd. to the east, the site adjoins the fully developed Hollybrook North Subdivision. All of the adjoining subdivisions were developed in accordance with the zoning presently in place on those and this property.

5.Election of Chairman


Meeting Minutes



January 4, 2016

The meeting of the Planning and Zoning Commission was called to order by Acting Chairman Weaver at 7:00 p.m. Members in attendance were:

PRESENT                                                                          ABSENT

Secretary Mark Weaver Commissioner Chad Silker
Commissioner Tracy Bolte Commissioner Mike Utt
Commissioner Lynn Goetz
Commissioner Frank Karr
Commissioner Vern Young
Commissioner Lisa Zimmerman
Alderman Mark Stallmann
Mayor Tim Pogue

Assistant City Administrator/City Planner Thomas Aiken
City Attorney Robert E. Jones

Approval of Minutes

A motion was made by Alderman Stallmann and seconded by Commissioner Karr to approve the minutes of the December 7, 2015 meeting of the Planning & Zoning Commission as submitted. The motion received unanimous approval from the Commission members present.

Swearing In of New Commission Member

Mr. Tracy Bolte, 815 Pine Village Ct. (Ward 4), was sworn in by Assistant City Administrator Thomas Aiken. This seat was vacated by Mr. Michael Wind, who moved out of Ballwin at the end of his term. Mr. Bolte’s term will expire in 2020.

SUB 15-04 Subdivision – Operation of a Financial Businesss
Ries Road Estates, 420 Ries Rd, Ballwin MO 63021
Petitioner: Mr. James G. Rolwes, Rolwes Construction Inc, PO Box 454, Ballwin MO 63022

Mr. Michael Meiners of St. Charles Engineering & Surveying addressed the Commission on behalf of the petitioner, requesting approval for the subdivision petition. Mr. Meiners described the site and the proposed development of two single family homes. Mr. Meiners said that there is a high point in the middle of the property and stormwater currently drains to the sides and rear of the property. The existing buildings and pervious pavement on the site will be removed, and the regrading for the proposed development will cause an overall reduction in stormwater runoff, with some draining to Ries Road. The petitioner proposes to dedicate 20’ of right-of-way for Ries Road.

Mr. Meiners said that a land disturbance permit is not needed from the Department of Natural Resources (DNR), because the petitioner plans to stay out of some of the areas of the site, and does not plan to disturb more than one acre. If Ballwin requires the land disturbance permit from the DNR, however, the petitioner will obtain one.

Acting Chairman Weaver asked about the houses that will be built. Mr. Jim Rolwes of Rolwes Construction said that the homes will be 3200 sq ft, story-and-a-half single family homes. Mr. Weaver asked if the garages will be on the front of the homes facing Ries Rd. Mr. Rolwes said yes.

Acting Chairman Weaver asked about the 20’ dedication for the right-of-way. City Planner Aiken said that the proposed dedication lines up with what was granted on either side of the property. The site is surround-ed on three sides by a single subdivision that was previously approved with a 20’ dedication. Mr. Aiken said that the dedication is not technically needed for widening Ries Road, as the road will likely not be wid-ened in the near future. Traffic would have to increase dramatically to justify the expense, and traffic loads have been stable on Ries Road for the last ten years.

Commissioner Young asked if redirecting some of the stormwater runoff to Ries Road is a concern. City Planner Aiken deferred to City Engineer Gary Kramer for his position on this, but said that normally the City would not accept that and would require the petitioner to address additional runoff on-site. Mr. Kramer said that half a cfs is a minimal increase, and is within the variability of measurement, so it is not a concern.

Commissioner Young asked if the retaining wall will be removed. Mr. Meiners said that is the plan. Mayor Pogue asked Mr. Meiners if the petitioner is willing to comply with the petition review report recommenda-tion of a raingarden at the rear of the property to help collect runoff. Mr. Meiners said that he discussed it with Mr. Rolwes and the petitioner is willing to put in a raingarden if the City requires it.

Acting Chairman Weaver asked if the petitioner is aware of the provision for payment in lieu of recreational space. Mr. Meiners said if the City requires it, the petitioner will comply. Mr. Weaver asked if the mature trees at the rear of the site will be retained. Mr. Meiners said they plan to do so.

Commissioner Zimmerman asked if the petitioner has built other homes in Ballwin that are similar in nature to the proposed houses for this site. Mr. Rolwes said he has built similar homes in the City of Manchester. Acting Chairman Weaver asked if the homes will have two-car garages and what the price range will be. Mr. Rolwes said the houses will have three-car garages, and the price point will be $450,000+.

Acting Chairman Weaver opened the public hearing, and asked if anyone wished to speak in opposition to Petition SUB 15-04.

Mr. Martin Lesko, 410 Valley Manor Dr, said he is not speaking against building the houses, but is concerned about stormwater runoff.

Commissioner Zimmerman asked if installing the raingarden would remedy this issue. City Planner Aiken said that what Mr. Lesko is describing was his concern with the site when he was reviewing the proposed plan. Mr. Aiken said that, while the difference in the stormwater runoff will be minimal, the raingarden still makes sense because it will mitigate existing and any additional runoff.

Acting Chairman Weaver asked if anyone wished to speak in favor of the petition. No one came forward, and Acting Chairman Weaver closed the public hearing.

Mr. Lesko asked what comprises a raingarden. City Planner Aiken said it’s a deliberately created low area that will collect runoff from the site. It is planted with water tolerant plants, and acts as a detention basin for heavy rains, to allow the stormwater to soak into the ground. There are special soils in the bottom that encourage percolation, as well as a drain so that water is not held in the area. Mayor Pogue noted that stormwater runoff was an issue at another site while the homes were being built, but since the developer installed the raingardens, the City has not received any complaints.

Commissioner Young asked about the timeline for construction. Mr. Meiners said that as soon as the peti-tioner receives all the approvals, the project will be started. Acting Chairman Weaver asked how long it would take to build the homes. Mr. Rolwes said approximately six months from the issuance of the permits.
Alderman Stallmann asked if the construction on the site will interfere with the Ries Road project. City Planner Aiken and Mayor Pogue said this project should be completed before the Ries Road bridge will be started.

Mayor Pogue made a motion to recommend approval of Petition SUB 15-04 to the Board of Aldermen. Acting Chairman Weaver seconded the motion, which received unanimous approval from the commission members present.

Election of Chairman

Mayor Pogue asked Acting Chairman Weaver if he is willing to serve in the capacity of Chairman. Mr. Weaver said he would. A motion was made by Mayor Pogue and seconded by Frank Karr to elect Mark Weaver as Chairman, and the motion passed unanimously. Mr. Weaver asked Commissioner Zimmerman if she would be willing to serve as Secretary. She agreed, and a motion was made by Mark Weaver and seconded by Lynn Goetz to elect Lisa Zimmerman as Secretary. The motion passed unanimously.


Alderman Stallmann moved to adjourn the meeting. Commissioner Zimmerman seconded the motion, which received unanimous approval from the commission members present. The meeting was adjourned at 7:25 p.m.

Mark Weaver, Acting Chairman
Planning & Zoning Commission