Des Peres Comprehensive Plan: Final Draft by Crowdbrite

2015 Comprehensive Plan City of Des Peres MIssouri Draft for final review

2015 COMPREHENSIVE PLAN

DES PERES, MISSOURI TABLE OF CONTENTS

Plan Text

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Prologue.............................................................................................................................. 1 Vision Statement ................................................................................................................ 4 Section 1 – Introduction ..................................................................................................... 5 Section 2 - Socio-Economic & Demographic Characteristics ............................................ 9 Section 3 – Transportation Systems................................................................................. 31 Section 4 – Park and Recreation Facilities ...................................................................... 40 Section 5 – Map-Based Spatial Analysis .......................................................................... 52 Section 6 – Planning Issues and Considerations ............................................................. 56 Section 7 – Planning Areas and Boundary Adjustments ................................................ 76 Section 8 – Public Engagement Process .......................................................................... 89 Section 9 – Planning Goals .............................................................................................. 91 Appendix – Map Exhibits Exhibit 1 – City Limits Exhibit 2 – Neighborhoods / Wards Exhibit 3 – School Districts Exhibit 4 – Historical Growth Patterns Exhibit 5 – Housing Built Within Last 10 Years Exhibit 6 – Existing Land Use Exhibit 7 – Existing Zoning Exhibit 8 – Roadway Classification Exhibit 9 – Accident Data Exhibit 10 – Land Value & Building Age Exhibit 11 – Market Value Percentage Change 2008-2013 Exhibit 12 – Market Value Exhibit 13 – Existing Tenants (West) Exhibit 14 – Existing Tenants (East) Exhibit 15 – Future Land Use Exhibit 16 – Planning Areas Appendix – Public Engagement 1. 2. 3. 4. 5.

Citywide ETC Telephone Survey Results (March 2014) November 12, 2014 Workshop January 29, 2015 Workshop Crowdbrite Online / Workshops Summary Planning Goals Online Survey Results (January - April 2015)

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PROLOGUE The City of Des Peres adopted its most recent Comprehensive Plan in J une of 2003. As a community that has always sought to both promote and control its growth and development over the years and in keeping with proper urban planning practice, the City elected officials, administration, and Planning & Zoning Commission determined that it was appropriate to again prepare a comprehensive plan for the City. The City commissioned the PLANNERS group of Peckham Guyton Albers & Viets (PGAV) to assist the City with the process of preparing a new comprehensive plan. This document represents the results of that effort. In accordance with the wishes of the Mayor and Board of Aldermen, and members of the Planning & Zoning Commission, this effort has been led by a Comprehensive Planning Committee consisting of five members of the Planning & Zoning Commission, an Aldermanic Representative, and the Mayor. Assistance has been provided by the City Administrator, the Assistant City Administrator, and the Director of Public Works. The Acknowledgements page preceding this Prologue is provided to give credit to those key entities and individuals who contributed to this effort. In addition, various stakeholder and public input sessions are included throughout this planning process to ensure that the Des Peres community has had the opportunity to provide their input. The result of those sessions are summarized later in this 2015 Comprehensive Plan. The Comprehensive Plan of 2003 represented a fairly extensive revision of the Comprehensive Plan of 1990 reflecting some of the major growth and development issues that faced the City at that time. This effort to create a 2015 Comprehensive Plan is focused on using the 2003 document as a basis for several key elements including the following:       

Update and review of the data regarding the City’s growth and development patterns; Changes that have occurred since 2003 relative to the City’s socio- economic makeup; Identification of commercial properties that may represent redevelopment potential and issues that might be associated with such redevelopment; Needs for protecting the viability of the City’s highly- desirable residential areas, particularly with the extent of infill and teardowns currently taking place; Identification of development potential or issues that might emanate from areas adjacent to the City’s borders and under the control of adjoining cities, St. Louis County, or the State of Missouri; Potential for expansion of the City via annexations; and Review of the City Zoning Code to determine what changes or updates may be appropriate given the City’s growth and development.

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A comprehensive plan is intended to serve as the guide for the development of the City and a foundation for land use and zoning decisions made by the Planning and Zoning Commission and the Board of Aldermen. Because the land use and development direction set by the Comprehensive Plan can impact certain areas of the City, or the entire City, the people of Des Peres should have input and the Plan should reflect their vision. As a reference, it should be noted that, as in virtually every state, certain state laws dictate to greater or lesser degrees the need for and content of a comprehensive plan and its relation to state and local land use laws. In the State of Missouri, the preparation of a plan is prescribed by certain sections of Chapter 89 of the Missouri Revised Statutes as noted below: 89.340 City plan, contents-zoning plan. The commission shall make and adopt a city plan for the physical development of the municipality. The city plan, with the accompanying maps, plats, charts and descriptive and explanatory matter, shall show the commission’s recommendations for the physical development and uses of land, and may include, among other things, the general location, character and extent of streets and other public ways, grounds, places and spaces; the general location and extent of public utilities and terminals, whether publicly or privately owned; the acceptance, widening, removal, extension, relocation, narrowing, vacation, abandonment or change of use of any of the foregoing; the general character, extent and layout of the forgoing; the general character, extent and layout of the replanning of blighted districts and slum areas. Missouri Revised Statutes require that zoning regulations be based on a comprehensive plan as shown in the following excerpt: 89.040 Purpose of regulations. Such regulations shall be made in accordance with a comprehensive plan and designed to lessen congestion in the streets; to secure safety from fire, panic and other dangers; to promote health and the general welfare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to preserve features of historical significance; to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements. Planning and zoning should be integrated processes. Planning should be a continuous and ongoing process. Zoning and other land development regulations changes should be consistent with the plan. The fact that the City has been consistent in following the recommended urban planning principle of updating its comprehensive plan on roughly 10- year cycles demonstrates its belief in the urban planning process. Even for cities such as Des Peres where the areas within its present boundaries are almost completely developed, it is important to use the comprehensive planning process to review its growth and development. By doing so, the City maintains a position of controlling its development and redevelopment that is active rather than reactive. The City’s efforts over the years to know and

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understand where its development patterns may and should go has allowed the City to maintain a desirable position as a business community and a place to live, shop, and raise a family. Using a similar structure to that of the 2003 Comprehensive Plan, this 2015 Comprehensive Plan is divided into two principal parts. The Plan is comprised of nine sections that include: 1. An introduction which includes a summary of the City’s history and growth and development trends and patterns; 2. Update of the socio- economic and demographic makeup of the City using data from the 2003 Plan as a basis; 3. Update of key transportation elements, again using data from the 2003 Plan as a basis; 4. A summary of the City’s public parks and recreations facilities and the planning and development recommendations that resulted from the 2007 Parks Master Plan and a 2013 update of that plan; 5. A description of the map- based spatial analyses conducted to demonstrate various planning factors and a description of the other mapped data included in the Appendix to this Plan; 6. Discussion of planning and development issues and considerations. 7. Update of the Planning Area analyses and recommendations for the various subareas of the City as identified in the 2003 Comprehensive Plan and discussion of potential boundary adjustments or potential annexations; 8. A summary of the public engagement process conducted in conjunction with the preparation of this 2015 Comprehensive Plan; 9. Planning goals based on a review of the goals from the 2003 Plan and evolving from the meetings and discussions with the Comprehensive Plan Committee, members of the Planning and Zoning Commission, the Board of Aldermen, and the Mayor. An Appendix to the Document contains the maps or other graphic elements that are referenced in the text of the Plan and summaries of the public input process that was conducted during the course of the planning process.

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VISION STATEMENT The stage for development of a comprehensive plan should be set by guiding principles or a “vision statement” that outlines the basis and intent for the plan and represents the city’s guiding vision for its future growth and development. This should be a statement that reflects the intent of the plan and the principles of the City and its citizens. For the City of Des Peres 2015 Comprehensive Plan its vision statement is as follows: The City’s vision is to retain its residential character by promoting a sense of community among its neighborhoods and its residents and give them the confidence to be proud of where they live; to maintain and strengthen the City’s tax base by enhancing its business district and maintaining the City’s position as a desirable place to shop and operate a business; and to improve the quality of life of its citizens and business community by maintaining excellent development standards, services, and infrastruct ure.

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SECTION 1- INTRODUCTION HISTORY1 As might be expected, the original inhabitants of Des Peres were of various Native American Indian tribes that inhabited the St. Louis region. The name “Des Peres” as an inhabited area originally referred to a much larger part of the St. Louis region having emanated generally from a settlement at the mouth of the River Des Peres at the Mississippi River. Des Peres also was often broadly meant to refer to the River Des Peres and its various tributaries including Two Mile Creek located in the northwestern part of the City. Des Peres, French for "The Fathers," was believed to be meant to honor the J esuit missionaries who settled there. This original settlement is thought to be the oldest white settlement in Missouri and is believed to have been founded on December 3, 1700 by a group of Kaskaskia Indians and French missionaries who moved from locations and tribal associations on the Illinois River. Other of the City’s roots can be traced to 1834 when a small church, the Des Peres Presbyterian Church was established. In 1839 St. Paul's Lutheran Church of Des Peres was built on Maddoy Road, now known as Ballas Road. The City’s website cites that early uses of the name “Des Peres” in the area can be traced back through many uses including, the establishment of the Des Peres Presbyterian Church; the Des Peres Post Office in 1848; the Des Peres Law & Order Society during the Civil War; and the Des Peres Elementary School in 1892. The City was incorporated in 1934 with a population of 550 persons and served as a trade center for the surrounding agricultural community centered on the intersection of Manchester and Ballas Roads. DEVELOPMENT PATTERNS AND TRENDS The City is located along one of the longest (if not the longest) arterial roadways in the metro area (Manchester Road) as depicted in Exhibit A in the Appendix. Manchester Road, one of the oldest State roads, was ordered for improvement by the Missouri General Assembly in 1839 and intended to extend from St. Louis to J efferson City. Within the St. Louis region, Manchester Road traverses the City of St. Louis and St. Louis County on an alignment generally east/west crossing though nearly all of the City of St. Louis and 6 other incorporated cities before it reaches Des Peres’ eastern border. As a State highway (Missouri Route 100), Manchester Road then continues westward on beyond St. Louis County’s western border into Franklin County. The existence of this roadway over the 1

This brief summary of the City’s history was compiled from various sources including; the "US Board on Geographic Names", United States Geological Survey; Stolwyk, Carl F. (1976). History of Des Peres, Missouri; USGenNet, Tribes of the Region at First Contact (1673); the City of Des Peres’ website, and information contained in the 2003 Comprehensive Plan.

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years meant that the City had a strategic location as the commercial and residential development patterns of the St. Louis region began a westward march. According to data provided in The Comprehensive Plan of 2003, the earliest residential development was located in the area called Manhattan Heights south of Manchester Road and east of Ballas Road. The small 25- foot- wide lots that characterized these subdivisions were offered as part of a contest (similar scenarios occurred elsewhere in St. Louis County). As Exhibit D in the Appendix depicts, the area to the north of Manchester was later annexed; with the City reaching a population of 1,172 persons by 1950. By the mid- 1950s, some of the City’s early subdivisions were developed including Harwood Hills, Winslow, Elaine Acres, St. Clement Acres, Andre Hills, Bayberry Hills, Ballas Meadows, and Topping Lane. The City’s population grew to 4,362 persons by 1960. Originally designated as I- 244, the section of I- 270 that traverses the City on a north/south axis began construction in 1962 and was completed in 1968. This gave the City another major thoroughfare that reinforced the City as a strategic location via an interchange with Manchester Road. While the corridor along Manchester Road developed with commercial uses over time almost continuously along its alignment, the completion of I- 270 fueled the commercial development potential of both these roadways creating a new level of development growth and major capital investment by both public and private entities. The construction of I- 270 eventually precipitated the construction of West County Shopping Center which opened in 1968. As noted above, other significant commercial development along Manchester Road was also a product the 1960s including: Schnuck’s Des Peres Center in 1961; Harwood Plaza and Des Peres Shopping Center in 1966; and the original section of Colonnade Center in 1968. The residential subdivisions of Gray Estates, Saddle Spur, and Berkley Manor were platted in 1962, continuing the urbanization of the City whose population reached 5,332 persons by 1970. In the early to mid- 1970s the City annexed various residential areas in what is now its southwest sector west of Des Peres Road and south of Manchester Road beginning in 1973, followed by Royal Acres and Topping Acres in 1974, and the area between Ballas Road and Des Peres Road in 1975. These annexations almost doubled the size of the City to encompass an area of 4.23 square miles. The City’s first large office building was the Community Federal Building (now part of the Edward J ones corporate headquarters campus) which opened in 1977 on the second highest site in St. Louis County. Des Peres Square shopping center was opened in 1979. By 1980 the City reached a population of 8,254 persons. Residential and commercial development continued through the 1980s. In 1985 the Westmark Building was completed and was the largest office building in the City west of I- 270.

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Olympic Oaks Shopping Center was developed in 1986. The City then expanded Des Peres Park. By 1990, the City’s population grew by another 141 persons to 8,395. During the 1990s great changes occurred in the City initially brought about by expansions of Manchester Road and Dougherty Ferry Road and reconfiguration of their interchanges with I- 270 to accommodate the significantly greater traffic volumes generated by commercial development and redevelopment in the City. The City annexed six small residential areas and one commercial area (that included the Sam’s Club store) on its western boundary bringing in 163 additional housing units. In addition, west of I- 270, more than 100 singlefamily residential units were developed. By 2000 the population of the City was 8,592 persons. The City’s growth continued into the first decade of the new millennium. Today2, Manchester Road carries Annual Average Daily Traffic (AADT) volumes ranging from approximately 44,000 to 47,000 vehicles east and west of the I- 270 interchange and I- 270 carries AADT ranging between 164,000 and 189,000 vehicles south and north of Manchester Road. Thus, a range of between 208,000 and 236,000 vehicles are passing though the City on a daily basis. Over time, these roadways have continually reinforced the City’s strategic location wherein it has become a hub of major employment and shopping for a large portion of the St. Louis region’s population. The City’s growth spurred redevelopment beginning in the mid- 1990s. Commercial properties along Manchester were combined and redeveloped with larger retail uses. West County Shopping Center, originally a two- anchor mall of approximately 584,000 square feet on a 51 acre site, was redeveloped to become a major regional shopping center of 1.2 million square feet that opened in 2001 more than doubling the size of the previous facility while occupying the same site. In order to accommodate this expansion on the same site the number of parking spaces more than doubled to accommodate approximately 4,000 vehicles through construction of parking garages integrated with the Center’s buildings. In the same period, MODOT expanded the capacity of the Manchester/I- 270 interchange though a series of ramp changes and by splitting the east and west bound lanes of Manchester west of I- 270 into one- way pairs with additional lanes. This created an opportunity for development and redevelopment of properties along this corridor along Manchester west of I- 270; additional retail and office development have since established on Manchester Road west of I- 270, including on developable land area that was created by the lane split. In more recent years, properties on the south side of Manchester Road east of I270 were consolidated, enabling development of two new flagship- level grocery stores for two of the regions mainline (and locally- based) grocers (Schnucks and Dierbergs).

Traffic data provided by the Missouri Department of Transportation, St. Louis District 2012 Traffic Volume and Commercial Vehicle Count Map.

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The City’s largest non- retail commercial development that has occurred since the adoption of the 2003 Comprehensive Plan was the expansion of the Edward J ones corporate headquarters facility on the north side of Manchester Road between Ballas Road and I- 270. This development, nearly doubling the size of the existing facilities to approximately 628,000 square feet, opened in 2009. The parking structure associated with this project accommodates more than 1,000 vehicles. Needless to say, the City’s economic success has put a strain on the ability of the existing roadways to handle the traffic particularly at peak periods. Des Peres is now home to some of the region’s largest corporations, offices for hundreds of businesses, a hospital, a regional shopping center of more than 1.2 million square feet, two major grocery stores, a warehouse club store, and other retail. According to the 2007 Census of Business3, the City’s economic base represents nearly 1,500 businesses whose sales, receipts, or value of shipments exceeds $3 billion; includes retail sales of nearly $600 million; and employment of nearly 5,000 persons. Even though this data represents pre- recession information, Missouri Department of Revenue data4 from its website shows that retail sales in the period from 2008 – 2010 ranged from $550 to $580 million per year and have remained around $600 million per year between 2011 and 2013. This data shows the economic value of the City’s strategic location in the St. Louis region; the benefit it has realized from being at the juncture of two of the region’s most heavily travelled roadway corridors and the easy access to the City’s businesses and shopping that is provided. Because the City is home to major corporate entities, hospitals, and other significant businesses and is close to other corporate employment centers in Clayton, Westport, and near Lambert St. Louis International Airport, the City has developed and retained a position as a very desirable place to live. The quality of the public and private school systems that serve the City have reinforced this position. The City’s housing stock is of high- quality with a median value in 2010 of $358,000 per unit. The City’s land areas suitable and zoned for singlefamily housing were nearly built out 10 years ago and thus, in recent years, the City’s older housing stock built in the late 1950s through the 1960s is being replaced by new and bigger units. This trend was already beginning at the time the 2003 Comprehensive Plan was being compiled. According to City records, seventy (70) such replacement units were built just since 2009 at per unit costs that often exceed $500,000. Exhibit E in the Appendix gives the location of these units, many of which are east of Bopp Road.

Although certain data from the 2012 Census of Business is beginning to be released, the 2007 Census of Business represents the latest data available for Des Peres. Note that this is pre- recession data and thus may not reflect more recent numbers. The Missouri Department of Revenue (DOR) provides annual yearly totals of retail sales for cities and therefore provides the ability to update the Census of Business information. The DOR data is from their website as of 05/30/2014.

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SECTION 2 - SOCIO-ECONOMIC & DEMOGRAPHIC CHARACTERISTICS The 2003 Comprehensive Plan contained an extensive review of various socio- economic and demographic characteristics of the City’s population and housing covering a period from 1970 to 2000 using decennial U.S. Census data. This section of the 2015 Comprehensive Plan updates the key elements of the 2003 Plan by updating the data to reflect the 2010 Census. However, in some instances information is updated to reflect population projections to 2018 from esri5. In some other instances the numbers reflect data beyond the 2010 Census to 2013, based on the American Community Survey system that was implemented as a feature of the 2010 Census. In addition to updating certain data from the 2003 Plan, this section also provides some additional information about the City’s economy. Also, following the format of the 2003 Plan data, certain information is compared to the City’s closest municipal neighbors (Creve Coeur, Kirkwood, and Town and County), as well as St. Louis County. POPULATION CHARACTERISTICS Population Growth Once the City of Des Peres completed its various large annexations between 1970 and 1980 when the population reached 8,254 persons, its growth has remained more modest and has followed St. Louis regional trends. Figure 1 below shows the City’s population

esri™is an international supplier of Geographic Information System (GIS) software, web GIS and geodatabase management applications which has become the de facto standard for mapping and socio- economic data analysis throughout the US. This is the mapping/GIS system that St. Louis County property mapping is based on and which is the basis for the City maps.

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trends over the period between 1970 and 2018 based on the U.S. Census and esri Demographic and Income Profile estimates. As Figure 1 indicates, the City’s population grew by nearly 55% between 1970 and 1980 (from 5,333 to 8,254 persons). Between 1980 and 1990 and 2000 the growth was more modest (to 8,395 persons in 1990 and 8,592 person in 2000). These represented growth rates of 1.7% and 2.3%. These modest growth rates were typical of many other St. Louis County communities and unincorporated areas in the western and southwestern portions of St. Louis County and St Louis County’s population growth in these time frames was approximately 2% as well. During the periods from 1970- 80 and 1980- 90, the St. Louis region actually lost population. If we focus on the time period between the two most recent Censuses (2000 and 2010) and compare Des Peres to it neighboring communities as St. Louis County, the results in shown in Figure 1 and Figure 2 below are derived.

As indicated in Figure 2, Des Peres had a population decline between 2000 and 2010 of 219 residents (dropping to a total population of 8,373 persons) or - 2.5%, in terms of percentage a greater loss than St. Louis County (- 1.7%) and Town & Country (- .7%). Kirkwood had a small increase in population (0.8%) and Creve Coeur had an unusually large increase (8.1%) which was nearly all attributable to annexations. Later information in this section will confirm that the population decline in Des Peres is typical of a national trend and largely related to two factors. The population of the US overall is aging and family size has trended smaller (fewer children per household) and the

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combination of these factors has seen many cities and metro areas around the US lose population or have flat growth trends. Another factor comes into play in some metropolitan areas (particularly in the Midwest) wherein job growth and business expansion has been either in decline or flat. Therefore, as children of the existing population base grow up and enter the workforce, they move away to areas where the employment prospects are better, especially for technology or science- related jobs or where start- up capital is prevalent. The St. Louis region (whose roots were in manufacturing for decades) has been slower than other metro areas to recognize this trend or react to it. It should also be noted that housing in Des Peres is comprised entirely of singlefamily units with values that are in the higher value spectrum and thus not affordable for newly forming families. Only two senior living facilities are present within the City limits, Sunrise Living of Des Peres built in 2004 and The Quarters completed in 2010. Each of these are assisted living facilities. Sunrise has 85 beds and The Quarters has 124 for a total population of 209. Since the Sunrise Living facility was built between the 2000 and 2010 Census, its 85 residents would have been counted in the 2010 Census. It would appear that the overall loss of population during that period would have been greater if not for the residents of the Sunrise development. The construction and occupancy of The Quarters facility will help to offset the slowing population losses that are estimated to have occurred between 2010 and 2013 and projected to continue through 2018. Looking again at Figure 1 and the Census and esri estimates for 2013 and 2018 that are shown on the chart, the estimates are suggesting the population losses are on a flattening trend line. This information suggests that by the next census in 2020, population decline will begin to stop. This is also predicted to be a national and regional trend with population growth beginning to occur again during the 2020 – 2030 census period. Age Another key factor that depicts the character of a city’s population is the age of the population. Figure 3 on the next page demonstrates the median age in the City over time. The 2003 Comprehensive Plan, using 1970 Census data as the benchmark, chronicles the aging of the City’s population. In 1970 the median age of the City’s population was 28.7 years and by 2000 had increased to 42.2 years. As with the overall population, this trend follows general national, regional, and St. Louis County trends. The trend in the US toward lower birth rates and smaller families virtually ensures that an aging population will develop. However, in the US this trend is magnified by the fact that the “baby boom” population that resulted from the increased birth rates after World War II began their aging process as a very large cohort of the overall population. This condition, coupled with birth rates that began declining as a result of “boomer” aging and the younger populations cohort that were children of the “boomers”, have magnified this trend.

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Note that the median age of the City’s population increase from 42.2 years in 2000 to 45.9 years in 2010 and based on Census and esri estimates is expected to continue increasing to 47.4 years in 2013 and 47.9 years in 2018. This data shows a leveling trend that is the result of the continued aging of the “boomer” population but tapers off as these individuals are deceased. As this population cohort declines median age should begin to drop and be revealed in the Census data from 2020 to 2030. Figure 4 shows the comparative median age data for the City relative to the neighboring communities and St. Louis County from the 2010 Census. Des Peres’ median age of 45.9

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years is the second oldest exceeded by Town and Country’s median age of 48.6 years. Kirkwood’s median age is 42.6 years, somewhat older than St. Louis County’s median age of 39.9 years, and is the youngest of all of the adjoining cities. Creve Coeur’s median age is 44.3 years. When the median age of a population is increasing, there is typically a corresponding increase in the proportion of the population that is 65 years old or older and a decline in the proportion of the population that is age 17 and under. If we look at the data from the 2003 Comprehensive Plan and update the information from the 2010 Census and the 2010 Census American Fact Finder estimates for 2013 and the esri estimates to 2018, it is apparent that the trend is expected to continue. Figures 5 below and Figure 6 on the next page show the data for Des Peres and the comparison cities and St. Louis County.

Between 2000 and 2010, the percentage of the population in Des Peres age 65 and older increased from 15.5% in 2000 to 17.2% in 2010. This group was estimated to have increased to 20.2% in 2013 and is estimated to increase to 22.9% by 2018. As noted previously, while this trend is likely to level somewhat after 2020, it should be noted that Des Peres has virtually no housing valued at middle income individuals. Therefore, as housing turns over, the population moving into the City with young children is not likely to be as great as would be the case in some of the communities to the west of the City such as Manchester and Ballwin. Des Peres offers convenient shopping, restaurants, and other opportunities for seniors, including programs at the Lodge. All of this makes Des Peres a continued attractive community for seniors.

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Looking at the comparative cities and County data in Figure 6, we can see that the population age 65 and older in 2010 in Des Peres is very close to Kirkwood’s (17.2 and 17.1 respectively) while that population segment in Town & County is significantly larger (23.1%). In Creve Coeur this group is also larger 20.7 percent. St. Louis County is the lowest at 15.7% which of course is reflected in the diversity of the population and housing types across the County. Of note is the fact that within this comparative group, Kirkwood is the only city whose percentage of this population group actually declined between 2000 and 2010 by 1% (from 18.1% to 17.1%).

Shifting to the data for the population age 17 and under for the City (Figure 7 below), it is apparent that the percentage represented by this population group has grown smaller on a basis that accelerated from 1970 to 1990 (from 38.1% in 1970, to 32.8% in 1980, to 27.8%

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in 1990). This is the period during which the children of the “baby boomers” were growing up and the beginning of the period during which birth rates in general began to decline. The proportion of this age group essentially leveled between 1990 and 2000, declining by only .1% to 27.7%. Between 2000 and 2010, the decline accelerated slightly, dropping to 26.2% in 2010. The comparative data for the population age 17 and under is shown in Figure 8 below. It shows that Kirkwood’s change in this population group during the 10- year Census window was essentially no change (23.4 in 2000 to 23.2 in 2010). Since it was previously noted that Town & Country’s percentage of the population 65 and over was the highest in the comparison for that factor, it’s logical that its population age 17 and under would be low (22.8% in 2000 dropping to 21.9 in 2010). However, as Figure 8 shows, Creve Coeur’s population in this age group is the lowest percentage of all in 2010 at 20.9%. Looking at the data for 2010, Des Peres has the greatest percentage of its population in the 17 and under age group (26.2%) exceeding St. Louis County (with its more diverse population base by 3.5% (in 2010 St. Louis County’s percentage was 22.7% and Des Peres percentage was 26.2%). This would indicates that the City is attracting a population with younger children which is reinforced by the data in Figure 3 that shows the upward City’s median age leveling by 2020.

Another age- related factor to look at is the City’s population by age group. Figure 9 on the next page, shows the population by age group for 2000 and 2010. The chart of Figure 9 shows a trend fairly typical of an aging population in the upper age brackets.

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The small increases between 2000 and 2010 in the 10- 19 and 20- 34 age brackets shows the aging of that population group during the prior decades when the City had a higher number of family households with children. That these two age groups grew over the decade is

also reflected in the fact that as Figure 8 indicates, the City has continued to have a higher proportion of its population that is 17 years old or younger. This trend supports the strength of the City as a place to live and raise a family. The 20- 34 age cohort represent the prime period for starting a family. In recent decades, the age at which families are started has trended toward the upper end of this age cohort. The growth trend in this group and the ones below it support the premise that the City’s aging population in singlefamily housing units will continue to be offset by younger families moving into the City because of its housing stock, the quality of public and private schools, and the City’s reputation as a great place to live. The continued stability of its corporate office community will further enhance this trend. More than ever, people want to live close to where they work and Des Peres and the surrounding communities have many businesses that support highly paid jobs that allow workers to afford the high- quality, higher costs homes that make up a large part of the City’s housing stock. The relatively recent additions of senior living facilities that house a total of 209 persons undoubtedly skews the City’s age data overall and contributes to larger percentages in the older age group data. To the extent that more of these types of facilities locate in the City, the older age group cohorts (65+ years old) will become further skewed. However, the data indicates that the offset of the older age group cohorts will continue for the reasons described above.

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Households Another population factor to compare with the 2003 Comprehensive Plan is the number of persons per household. Figure 10 shows the trend for the City of this factor between 1970 and 2018 based on the decennial Censuses and the 2010 Census American Community Survey estimate for 2013 and esri estimates for 2018. As the information shows, the

larger family sizes typical of the City in the 1970s (3.73 persons per household) began to taper off significantly by the 1980s and continued through 2000 where the number had declined by approximately 1 person per household to 2.83. A leveling of this trend is expected through 2018 (2.70 persons per household) and most likely will remain at this level thought the end of the decade. Comparatively, the number of persons per household in Des Peres in 2010 exceeds those of the comparison cities and St. Louis County. This data in shown in Figure 11 on the following page. In Creve Coeur and Kirkwood, the persons per household in 2010 are the lowest at 2.29 and 2.28 respectively. This is indicative of an aging population but may be more indicative of higher proportions of senior living and assisted living units in both of those communities. This is also indicative of a higher percentage of apartment and condominium housing unit types in both of those cities. Interestingly, while Town and Country has the highest percentage of persons 65 years old and older (Figure 6), it has a persons per household figure of 2.66, not significantly lower that of Des Peres (2.72). St. Louis County has 2.42 persons per household. This number is lower than that of Des Peres or Town and Country but not as low as Kirkwood or Creve Coeur.

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The number of households in terms of numerical changes between 2000 and 2010 is an indicator of population growth and also housing growth. The growth in households typically is an indicator of both new unit construction and net in- migration. Figure 12 below shows the percentage of change in number of households for the comparison cities and St. Louis County between 2000 and 2010.

This figure shows that Des Peres and Kirkwood both had modest increases of 1.5% (Des Peres from 3,005 to 3,051 households) and 1.7% (Kirkwood from 11,763 to 11,958 households) respectively. Town and Country had a decline of - 0.08% (from 3,593 to 3,566) which suggests units were lost due to property consolidation for construction of new and larger units or for some other land use. Creve Coeur has the largest increase in number of households between the Census periods (7.5%; from 6,988 to 7510 households) but this

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figure is skewed as a result of the City’s annexations and the construction of multifamily units. St. Louis County’s number of households stayed nearly unchanged (from 404,312 to 404,151) which represents a 0% change. Household Income Median household income is a socio- economic factor that provides an indicator of the financial position of the city’s population. Figure 13 below provides the median household income data updated from the 2003 Comprehensive Plan.

The lighter- color bar in Figure 13 shows the City’s median household income for each Census period beginning in 1970 with an estimate for 2014 and a projection for 2018 from esri’s Demographic and Income Profile for Des Peres. The darker- color bar shows what the income of the prior period would have needed to be to match inflation over that time period. The US Bureau of Labor Statistics Inflation Calculator was used to show this data. For example, the median household income in 1970 of $19,119 by 1980 would have to have been $40,603 to equal 1970s spending power and have matched the effect of inflation. However, as Figure 13 shows, the City’s median income by 1980 had actually reached $56,959. Thus the City’s population in 1980 had a median income that exceeded the rate of inflation by a substantial amount. The decade of the 1980s and early 1990s was a period of high inflation and thus the median income of 1990 ($67,715) was exceeded by the rate of inflation by a substantial amount. A median income of $90,346 would have had to be reached to equal the inflation rate.

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In 2000, the City’s median household income of $96,433 exceeded the rate of inflation over the decade and median income of $89,215 would have equaled that rate. In the decade between 2000 and 2010, the rate of inflation was relatively low and therefore the median income of $121,319 in 2010 is nearly equal to the inflation adjusted amount of $122,112. In 2013, esri estimated the City’s median income to be $122,523. This represents an increase of less than 1% and since inflation over the period has averaged approximately 2% per year, this would mean that the 2010- 2013 increase probably did not keep up with inflation. The esri projected median income for 2018 of $133,561 represents an increase of 9% which indicates that at the recent annual inflation rates, inflation may again exceed the level of median income growth but only by a small amount. Figure 14 below presents the comparative median household income data for the cities and St. Louis County that have been used for comparison purposes in both in the 2003 Comprehensive Plan and this 2015 Plan document. In this chart, the inflation adjustment is shown as a trend line overlaid on the bar graph. In each case, the left bar displays the 2000 median household income and the right bar displays the 2010 figure. The inflation line is laid over the bars with the growth percentage scale shown on the right. The actual numbers for each entity are provided in the table below the chart.

The data in the Figure 14 is self- evident however a few factors should be noted. Over this decade, Des Peres’ median household income growth didn’t quite keep up with inflation,

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Town and Country virtually matched it, and Kirkwood median income growth exceed inflation by a significant amount. Creve Coeur and St. Louis County both had median household income growth significantly below the rate of inflation. HOUSING UNITS AND HOUSING VALUE Housing Units As noted in the 2003 Comprehensive Plan, total housing units for the period from 1970 to 2000 increased at a greater rate than the rate of growth of the total population for the same period principally due to the three large annexations that occurred between 1970 and 1980. Figure 15 below shows that the same is true for the City during the 2000 – 2010 decade. While the population during this period declined by - 2.5% the number of housing units increased by 2.7% (from 3,071 units in 2000 to 3,155 units in 2010). Data provided by the City, from its permit records, shows that 70 of these units were replaced by new units between 2009 and 2014. These are what the City terms “infill” housing units that are really “teardowns”. Existing older units are torn down and replaced by larger units on the same lot. The bulk of this activity occurred in several subdivisions. The largest number occurred in Harwood Hills, followed by Manhattan Heights, for a total of 37 units in these two subdivisions. The next largest number occurred in the Bayberry and Geneseo subdivisions (11 units). The remainder were scattered among the Ballas Meadows, Bellerosa, Hickory Hill, Royal Acres, Saddlespur, Sandalwood, Shari Acres, and St. Clement subdivisions and non- subdivision locations.

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Also, over this same time period through 2014, not covered by the Census data shown in Figure 3, nine new units have been built principally in the Arbors and Wyndhurst subdivisions with two units built in non- subdivision locations. Therefore, the housing unit count for 2014 would be 3,164 with these nine units added to the 2010 number. Again referring to Figure 15, it should be noted that between 2000 and 2010, Des Peres housing unit growth was exceeded by all other comparative locations shown (Kirkwood, Town and Country, Creve Coeur, and St. Louis County). Kirkwood’s housing unit growth nearly doubled that of Des Peres (4.8%); Town and County’s growth was 3.5% and St. Louis County’s was 3.3%. The Creve Coeur number (12.5%) is an anomaly due to annexations. Des Peres’ low rate of growth (and to some extent Town and Country’s as well) is due in part to the lack of developable parcels for new housing. This is demonstrated by the number of teardowns that were referenced above. However, even if property had been available, it must be remembered that half of the decade period occurred during the Great Recession wherein housing development came to a virtual halt. Kirkwood, also a borderlimited City, has a higher growth rate because the addition of new units occurred via infill sites and multifamily construction. Des Peres and Town and Country do not generally have multifamily development. A housing factor of interest to many cities is age of housing units. As the proportion of older units to the total housing stock increases, it often signals a need to be vigilant regarding enforcement of maintenance or other codes. Older units often begin to lose value and become more affordable therefore creating change in the community’s demographics. In the case of cities like Des Peres in highly desirable locations with major employment centers within or with reasonable commutes, these factors are of lesser concern. Also, as the previous discussion noted, the rate at which older housing units in the City are being replaced with new units is significant. The bulk of the City’s housing stock was well built and is occupied by a relatively affluent population and therefore, existing units are more readily upgraded by their owners over time. The improvements and upgrades are also accomplished as new owners occupy existing units. Housing Unit Age Figure 16 on the following page shows the distribution of the total of the City’s 3,254 housing units by age according to the 2010 Census. Note that at the pace that replacement units (“teardowns”) have been occurring since 2009 (as noted previously), elements of this data may be different today. As Figure 16 shows, 28.6% of the City’s housing stock was built in 1959 or before, 14.6% was built in the 1960s, and another 28.6% was built in the 1970s. In other words, 68.2% of the City’s housing units are 35 years old or older. Again, it should be noted that at the

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rate the number of new units that are “teardowns” of older units is occurring, this proportion will change. Based on the data provided by the City and discussed earlier in this section, approximately 3% of these units have been replaced by new units just since the 2010 Census data was compiled. The City’s remaining housing stock was built in the 1980s (14.1%) with an additional 15.5% built during the 1990- 1999 and 2000- 2009 periods. The Census data shows 2.2% of the units being built in 2010 or later, but current information would show that figure to be higher and offsetting the number and percentage of older units.

Housing Value The City of Des Peres is part of a sector of some of the highest housing values in the St. Louis region that includes the cities of Town and Country, Frontenac, Ladue, Huntleigh, and parts of Kirkwood and Creve Coeur. Figure 17 on the following page shows the median housing values for Des Peres from 1970 to 2010 based on Census data. As Figure 17 shows, median housing values in the City have increased dramatically over time. In 1970, the median housing value was $47,468, nearly doubling to $94,500 by 1980, an increase of 99%. Between 1980 and 1990 median housing values nearly doubled again (by 87.9%) to $177,600. In the decade between 1990 and 2000 values increased

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again by 42.7% to $253,500 and increased another 41.3% between 2000 and 2010 to $358,100.

Figure 18 below shows median housing values for the comparison cities and St. Louis County for the 2000 and 2010 Census and the percentage of change between 2000 and

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2010 for all entities. In terms of percentage of increase in median value, the City of Des Peres, along with Kirkwood, Town & Country and Creve Coeur all showed increases in the 40% range (41.8%, 46.8%, 43.5%, and 39.3% respectively). St. Louis County median housing values increased by more than half over the decade (52.1%). These rates of increase are fairly significant given the fact that the latter half of this decade included a significant recessionary period with major declines in housing value on a regional and national basis. While looking at the comparative rate of increase for each comparison entity is useful, probably of more interest to Des Peres residents is the data depicting the median housing values from the 2010 Census for each City, although Figure 18 shows these general relationships for both 2000 and 2010. Median housing value for Des Peres in 2010 was $358,100. Town and Country median housing values are 87% greater at $669,800. Creve Coeur’s values slightly exceed those of Des Peres at $386,500. Kirkwood’s median housing values are more modest at $235,600. For comparison, St. Louis County is at $177,400. Of particular note is the previous discussion in this section about the number of new units that represent “tear downs” of existing housing units and the value of these units. These units are typically replacing units of lower value with units whose values are exceeding the 2010 median value. If this trend continues the median housing value for the City will show significant gains as the decade progresses. Housing Tenure The 2003 Comprehensive Plan included a discussion of housing tenure. The Census measures housing tenure by the length of time a householder has resided in their current housing unit using the total number of occupied units as a basis. The discussion in the 2003 Plan focuses on turnover as an indication of dislocation among the population. Some turnover is a natural phenomenon. As the 2003 Plan noted, “Households typically go through a life cycle pattern. Married coupe householders have children, the children leave, and the one or more of the adult householders dies, resulting in a turnover of the unit.” As in the case of the 2003 Plan, the median age of the City has continued to climb but is leveling off. The percent of the population age 65 and older is expected to continue to climb. But in the case of Des Peres, this factor is somewhat skewed by the construction in recent years of two senior living complexes. The addition of this population for a smaller city like Des Peres skews the data for this population cohort. While the 2003 Plan suggested there were negative implications regarding housing turnover, if that was true then, these factors are offset by other indicators that would support the desirability of the City as a place to live. Figure 19 on the next page shows the household tenure comparing the 2000 Census information and the data from the 2010 Census with estimates through 2012. In 2000, almost 56% of the households lived in their unit for 10 years or more (i.e. 1989 or earlier) and 29% has resided in their unit for 20 or more years (1979 or earlier).

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This is not an unusual condition for a city such as Des Peres where much of the initial housing development occurred from 1965 through 1990. As noted in the 2003 Plan, in 2000 44% of households had lived in their units for 10 years or less. This reflects the surge in housing development in the 1980s and again in the 1990s.

If we compare this information to the data from the 2010 Census, the percentage of householders occupying their units from 1989 or earlier is 36%. If the decade from 1990 - 1999 is added, the percentage of the population who have lived in their unit for 13 years or more totals 59%. By most urban planning measurements (particularly for a suburban community), this is a very healthy number. The most important aspect about housing tenure in the City is less about how long someone has lived there and more about the quality of the housing units, their maintenance, the consistently high unit value, and the fact that it is clear that new families are moving in. This is supported by population data discussed earlier. Figure 8 discussed earlier in this document shows that Des Peres has the highest percentage of population age 17 and under, both among adjacent cities and St. Louis County. This depicts a community that is family- oriented and one where the housing units being vacated by older sectors of the population are being occupied by younger families. Also, the significant rate at which older units are being torn down for replacement with modern, larger units is another indicator. The quality of the public and private school systems are also contributing to the Cityâ&#x20AC;&#x2122;s desirability as a place to live. This correlates with the recently conducted Community Survey where in the residents of the City indicate high or very high rates of satisfaction with Des

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Peres as a place to live, raise children, receipt of City services, etc. The housing unit values further support this picture. Summary The following summarizes the socio- economic analysis as detailed above for the City. These key points will serve as data inputs to assist the City as it plans for future policies, growth, and development.  The city’s population has been declining in recent years but this is a common trend in the St. Louis region and elsewhere in the country. However, the percentage of decline is small and is predicted to level as the next Census approaches. Other factors support the premise that this trend is likely to reverse because as the aging population disappears, new and younger residents are moving in. This is substantiated by the growth of the younger age cohorts. In addition, the business areas have remained strong and grown both in the City and in other nearby business sectors. 

The City’s proximity to major health care facilities, shopping, and restaurants are likely to continue its attractiveness as a senior living location and there are currently two senior living facilities in the community. To the extent that more of these facilities are built, the upper age cohort of the population will continue to grow. However, so long as the population and housing stock continues to attract a younger, upwardly- mobile series of age cohorts, this trend won’t have an impact on the City.



Des Peres is a mature and stable community, with a stable population base and an aging but high- quality singlefamily housing stock which, in an unusually high number of instances, is being replaced by newer and more valuable singlefamily infill units.



The City is fully built- out, somewhat constricting the ability to grow its population and thus it must maintain its reputation as a great place to live and work so that younger families are encouraged to move in.



Perhaps surprisingly to some, there is a higher number of children in Des Peres than most of the neighboring communities. The City is located in two of the best school districts in the region and has attractive private schools that serve the area as well (St. Clement of Rome School on Bopp Road, St. Paul’s School on Ballas Road, and St. Gerard Majella School at Ballas and Dougherty Ferry Roads). The quality of the school systems and private school options are a undoubtedly a contributor to the slowing population losses in the City and that the fact that the City has the highest proportion of its population Age 17 and under among its neighboring communities.

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With the exception of two senior living facilities, there are no multifamily units in the City. This limits the housing options for Des Peres’ residents and keeps the number of persons per unit low compared with most neighboring municipalities. A typical factor that depicts decline of a municipality is the proportion of the singlefamily housing units that are renteroccupied. It might be assumed that because of the median value of the housing units in the City, the number of renteroccupied singlefamily housing units in the City might be relatively small. In 2003 according to the 2003 Plan document 3.7% or approximately 113 singlefamily housing units were renteroccupied based on 2000 Census data. This percentage is typical of what would be found in many desirable exclusively singlefamily communities such as Des Peres. According to the 2010 Census, only 6 singlefamily housing units out of 3,051 occupied units were rental units. This would indicate a huge decline in the number of rental units between 2000 and 2010. However, due to the way in which the owner versus renter data was collected in the 2010 Census, the data can’t be compared. Also the methodology used in the 2010 Census coupled with the low number cited makes the data suspect and likely inaccurate by a large margin. In order to find a more accurate comparison, St. Louis County assessment data was reviewed using the data most readily available. The furthest back that can accurately be compared is 2004. Also, the County modified how and which entity internally gathered the data over the years. Therefore, only the years for which complete information was available was used. The County tracks owner occupancy by looking where the tax bill is sent. If the bill is sent to a location other than the property address then it is categorized as renteroccupied. This method, while more reliable than the Census methodology, doesn’t account for unusual situations. For example, an aging family member(s) who is the homeowner may be occupying the home but the tax bill is being sent to a family member or trust administrator who handles the taxes and insurance payments for the property. Therefore, it should be noted that this methodology may not be entirely accurate. However, for purposes of tracking the number and percentage of renteroccupied singlefamily housing units in the City it is a more reliable indicator than Census information. The table and companion chart on the next page that is Figure 20 indicates that the proportion of renteroccupied, singlefamily housing units has shown significant increase in the years since the 2003 Comprehensive Plan was completed. What the data of Figure 20 shows is that the number of renteroccupied housing units has doubled (3.7% to 7.4%) between 2000 and 2014. This is a percentage that suggests a shift in housing marketability in some sectors of the community.

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Figure 20 Renter Occupied Single-Family Housing Units 2000-2014 Number of Total Number % Renter Year* Renter-Occupied of Units** Occupied Units 2000 113 3071 3.7% 2004 166 3113 5.3% 2005 180 3131 5.7% 2006 183 3138 5.8% 2007 201 3146 6.4% 2008 207 3147 6.6% 2009 205 3140 6.5% 2010 204 3148 6.5% 2013 224 3143 7.1% 2014 232 3136 7.4% * The 2000 data shown above is from the Census while the remaining data is from St. Louis County Assessor records. ** Note that the unit count in this table may not agree with the number of units shown in prior tables since, with the exception of 2000, data for other years is derived from the St. Louis County GIS .

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This probably correlates with the aging housing units in some areas of the City and probably reflects the large volume of teardown/replacement activity that is going on as noted below. Further commentary on this land use trend will be discussed in a later section of this report. 

Des Peres enjoys a high median household income, as well as high housing values. Housing values have steadily increased over the years, including the last decade, which included the Great Recession.



There are a significant number of older homes being torn down and replaced with much larger, more expensive homes, particularly in a handful of the City’s subdivisions. This phenomenon will push up the median housing value and lower the average age of the City’s housing stock. The pace of these teardowns has increased markedly over the past few years as we move beyond the Great Recession and credit restrictions have decreased.

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SECTION 3 – TRANSPORTATION SYSTEMS ROADWAY JURISDICTIONS Figure 19 below shows the distribution of street mileage within the City of Des Peres based on the entity with jurisdiction over the roadway using data from St. Louis County’s GIS system database. According to this information, Des Peres contains approximately 64 miles of roadways. Most of these roads, 48.83 miles or 76%, are under the jurisdiction of the City. These include most minor streets within residential subdivisions and collector roads. As much as 7.78 miles or 12% of the roadways are under the jurisdiction of the State of Missouri, including Manchester Road. Approximately 2.57 miles or 4% of the roadways are under the jurisdiction of St. Louis County. The entirety of Ballas Road within the City limits has come under the jurisdiction of St. Louis County; portions are no longer controlled by the State of Missouri. Some 4.2 miles of Interstate 270, or 7% of the roadways, are under Federal jurisdiction. Roughly 0.6 miles or 1% of the roadways are private roads.

ROADWAY CLASSIFICATIONS The existing roadway system in Des Peres is well established due to the developed nature of the City. The system is comprised of a hierarchy of roads and residential streets based on the design of the facility, its purpose and the amount of traffic it carries.

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The roadways that dominate Des Peres in terms of carrying capability and physical impact are Interstate 270, extending north- south through the city, and Manchester Road extending eastwest. All other roadways are auxiliary routes for these two major facilities. Roadways are divided into six classifications based on their length, their configuration, their capacity, the permitted speed and the size of the population they serve. The classifications are as follows: 1. Interstate: An interstate highway is a divided roadway with limited access. It serves a regional population base and is designed to accommodate high traffic volumes. The primary function of the interstate is to move large volumes of traffic at high speeds through an area quickly and efficiently. Most of the traffic is non- local and interaction with the local roadway network is limited. 2. Major Arterial: A major arterial serves a regional population as well but not on the same scale as an interstate. These roadways have high traffic volume capacity. Their primary function is to move large volumes of traffic through an area efficiently though at lower rates of speed than interstates. Major arterials also have private access rights and at- grade intersections that reduce traffic speeds. 3. Minor Arterial: A minor arterial serves a more localized population but is not equipped with significant volume capacity to move as much traffic as a major arterial. These roadways are also subject to more intersecting elements that reduce efficiency and speed. 4. Collector: A collector serves a localized population. Its primary function is to serve as an intermediary roadway that accepts traffic from minor streets and disperses it to larger roadways. 5. Minor Street: A minor street is the basic residential subdivision street lined with housing units and intersected by driveways. They serve a specific localized population. Traffic volumes and rates of speed are low. 6. Private Street: A private street is not publicly maintained. These streets are typically substandard in width and construction. They service a small population and few homes. The current roadway classifications are shown on Exhibit 8, Roadway Classification, in the Appendix.

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Interstate 270 Interstate 270 is classified as a federal interstate limited access highway. It is a beltway that surrounds the St. Louis metropolitan area. The highway bisects the City in a north south direction. A recent roadway widening project has increased the number of lanes on Interstate 270 between Manchester Road and Interstate 44. In addition to four or five continuous lanes in each direction, auxiliary lanes are provided to facilitate access to and egress from the interstate. The AADT (annual average daily traffic) for the Des Peres segment of the interstate was 189,244 north of Manchester Road and 163,980 south of Dougherty Ferry Road in 2013. State Highway 100 (Manchester Road) State Highway 100 or Manchester Road is classified as a principal arterial roadway. It runs in an eastwest direction through Des Peres. East of Interstate 270, the roadway is five lanes with four through lanes and one two- way center left- turn lane. West of Interstate 270, the roadway is a divided highway with three lanes in each direction and turning lanes. In this area, the eastbound and westbound directions of Manchester Road are separated with development in between and essentially function as two separate one- way roads until Barrett Station Road where they rejoin. The AADT for Manchester Road east of Interstate 270 was 44,130 in 2013. The AADT for Manchester Road west of Interstate 270 was 46,864 in 2013. Ballas Road Ballas Road is classified as a minor arterial roadway. It extends from Olive Boulevard in the City of Creve Coeur to Big Bend Boulevard in the City of Kirkwood. The roadway provides access to residential areas as well as West County Center, Des Peres Corners (where Schnucks is located), and the Edward J ones complex within Des Peres. The 2013 AADT for the roadway was 18,790 north of Manchester Road, 14,636 south of Manchester Road, and 9,348 north of Dougherty Ferry Road. Ballas Road within the City limits is maintained by St. Louis County Department of Highways and Traffic. Dougherty Ferry Road Dougherty Ferry Road runs in an eastwest direction, from Geyer Road to Big Bend Boulevard. It is classified as a major arterial roadway west of Interstate 270; this segment has five lanes consisting of four through lanes and a two- way center left- turn lane. The roadway is classified as a major collector east of Interstate 270; this segment has two through lanes plus a center two- way left- turn lane.

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The Dougherty Ferry Road interchange with Interstate 270 was reconstructed in 2007 with the primary goal of alleviating congestion by widening the Dougherty Ferry Road overpass. The former overpass containing four narrow traffic lanes and no pedestrian accommodations was replaced with a modern overpass providing a dedicated pedestrian walkway and seven traffic lanes, allowing for two through lanes and two left- turn lanes in the westbound direction and one through lane and two left- turn lanes in the eastbound direction. The AADT was 13,930 east of I- 270 and 32,530 west of Interstate 270 in 2007. The roadway is maintained by St. Louis County. Dougherty Ferry Road within the limits of the interchange with Interstate 270, including the overpass over the interstate, is maintained by the Missouri Department of Transportation. Des Peres Road Des Peres Road is classified as a major collector roadway. It runs north- south, parallel to Interstate 270 from Clayton Road to Dougherty Ferry Road. It is a two- lane road that serves commercial areas north of Manchester Road and residential areas south of Manchester Road. The AADT for the roadway south of Manchester Road was 6,968 in 2005. The AADT for the roadway north of Dougherty Ferry Road has dropped to 6,154 in 2013, down from a peak of 10,087 in 2002. The City of Des Peres maintains Des Peres Road to the south of Manchester Road. The portion of Des Peres Road between the eastbound and westbound directions of Manchester Road, including signalized intersections at the Manchester Road ramps and Movie Drive, is maintained by the Missouri Department of Transportation. Barrett Station Road Barrett Station Road is classified as a minor arterial roadway. It runs in a north- south direction from north of Manchester Road to Big Bend Road. The roadway consists of one lane in each direction and a two- way center left- turn lane. It is not located within the City of Des Peres but six City streets intersect the roadway. St. Louis County Department of Highways and Traffic maintains Barrett Station Road. Other Principal Roadways Bopp Road and Lindemann Road are collector roadways in the eastern section of the City that serve largely residential areas. Bopp Road extends north from Manchester Road to Clayton Road. Lindemann Road extends south from Manchester Road to West Adams Street in Kirkwood. These collector roadways have two- lane configurations. The AADT for Bopp Road was 9,826 in 2013. The AADT for Lindemann Road was 6,092 in 2013. The City of Des Peres maintains a majority of these collector roadways.

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Minor Residential Streets Most of the streets in the City are minor subdivision streets. These tend to be curvilinear in design due to the age of the residential development and the topography of the land. Many of the streets are not through streets but terminate in a cul- de- sac or a dead- end. Some of the older residential streets have substandard widths, pavements or stormwater control facilities. In one older area of the City south of Manchester Road and east of Ballas Road, the streets are platted in a traditional grid pattern with through streets. TRAFFIC VOLUMES Traffic volumes have changed over the years on roadways within the City. There have been increases in traffic volumes on Manchester Road and Interstate 270. Conversely, traffic growth on collector roadways effectively plateaued as the City is mostly built- out and fewer parcels are available for development. Table 1 below shows the various roadway volumes by year. TABLE 1 ROADWAY TRAFFIC VOLUMES 1982-2013 BY AVERAGE ANNUAL DAILY TRAFFIC (AADT) Roadway Ballas Ballas Ballas Bopp Des Peres Des Peres Dougherty Ferry Dougherty Ferry Dougherty Ferry Dougherty Ferry Lindemann Manchester Manchester Manchester Manchester I-270 I-270 I-270

Location N of Dougherty Ferry S of Manchester N of Manchester N of Manchester N of Dougherty Ferry S of Manchester

2013 9,348

2008

2007 2006

9,060

9,650

18,790 15,700 14,636 17,680 9,826 7,170 6,154

2005

2002 2001

2000

8,110 8,200

1998 1995 1993 1991 1982 7,280

8,210 8,740 8,040 5,660

14,190 16,193 13,331 9,300 9,740 10,860 10,750 16,418 15,741 16,835 17,585 12,800 9,538 7,336 5,790

9,260

8,465 10,087

6,200

5,500

6,968 8,581

6,480

11,820

W of Des Peres E of Des Peres

32,530

W of Ballas

13,930

E of Barrett 26,520 Station S of Manchester 6,092 7,740 E of I-270 44,130 37,818 W of Ballas E of Ballas W of I-270 46,864 39,218 N of Manchester 189,244 163,557 S of Manchester S of Dougherty 163,980 146,405 Ferry

31,590

15,480 6,960

36,880

14,240 8,860 7,080 15,570 13,500 13,270 11,520 8,600 7,350 26,250

7,180 7,060 35,715

44,938 162,947 145,860

5,480 40,730 40,165 32,730 32,361 47,254 158,266 150,909

8,300 41,800

160,781

Sources: Des Peres Department of Public Works, St. Louis County Department of Highways and Traffic; Missouri Department of Transportation

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8,230 9,140 4,660

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31,600 25,330 45,450 95,690 90,310 96,220

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Traffic volumes on Manchester Road have fluctuated, but overall they continue to grow. Volumes on Manchester Road east of I- 270 were 44,130 in 2013, a 24% increase from 2005. Similarly, volumes on Interstate 270 have steadily increased. The segment north of Manchester Road experienced an increase of 16% from 189,244 AADT in 2013 to 162,947 AADT in 2005. Volumes south of Dougherty Ferry Road increased from 145,860 AADT in 2005 to 163,980 AADT in 2013. Volumes on Dougherty Ferry Road have generally stabilized after significant growth in the 1990s. The most recent data available for the corridor is from 2007. The section east of Barrett Station Road had an AADT of 26,520 in 2007 nearly identical to the volume of 26,250 in 1995 when this segment was upgraded. Traffic volume changes on minor arterial Ballas Road were more varied. The AADT for the roadway just south of Manchester Road increased from 16,193 in 2005 to 18,790 in 2013. This increase may be attributable to the completion of Des Peres Corners in 2009. The segment just north of Dougherty Ferry Road remained relatively unchanged with an AADT of 9,348 in 2013. Collector roadways have experienced minimal growth in recent years as development within the City has slowed. Bopp Road volumes have fluctuated, but the AADT of 9,826 in 2013 is comparable to that of 9,538 in 2005. Des Peres Road north of Dougherty Ferry Road decreased from 10,087 in 2002 to 6,154 in 2013, whereas volumes on Lindeman Road increased to 7,740 in 2008, but then decreased to 6,092 in 2013. Overall, traffic volumes should continue to increase on Interstate 270 in response to the recent capacity upgrades and growth in the west St. Louis County area, particularly increased employment along the Interstate 64 corridor. Alternatively, with the City effectively built- out, traffic volumes on minor arterials and collectors have plateaued. Infill redevelopments and corresponding changes in population, employment, or consumer behavior may affect traffic patterns along minor arterials and collectors in the future. TRAFFIC CAPACITY AND CONGESTION As noted previously, capacity improvements were recently instituted along Interstate 270 between Manchester Road and Interstate 44. Anecdotally, these improvements appear to have alleviate some congestion in the corridor. However, given the immense demands for travel on Interstate 270, some level of congestion is almost certain to persist during peak periods. The interchange improvements at Dougherty Ferry Road and Interstate 270 seem to have adequately addressed congestion on the Dougherty Ferry Road overpass and minimized queuing on the northbound exit ramp, which used to back onto the interstate with some regularity.

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ROADWAY SAFETY The number of crashes on Manchester Road by intersection location was provided by the City for a period of one year (5/13/2013 to 5/13/2014) and is depicted in Exhibit 9, Accident Data in the Appendix. To identify potentially hazardous locations, it is imperative that the volume of traffic be taken into consideration to account for exposure or the chance for conflict. It is natural for intersections with heavier traffic volumes to experience more frequent crashes. However, a detailed crash review and obtaining intersection turning volumes are beyond the scope of this plan. Two locations that would not be considered high- volume intersections stood out as having a meaningful number of crashes. Eastbound Manchester Road at the entrance to Des Peres Point (Trader J oe’s) and eastbound Manchester Road at Westmark Drive experienced 15 and 23 crashes, respectively, during the prior year period. These crash frequencies are relatively higher than most other locations along the corridor, particularly considering Manchester Road is only one- way at both intersections. The intersections allow un- signalized left- turns in and out of the side streets, and this unconventional configuration could potentially contribute to the reported crash experience. The City commissioned a traffic study of Manchester Road and Old Des Peres Road in response to resident complaints and crashes. While the crash statistics provided did not suggest a safety problem, the study did identify unsafe driving behaviors in the vicinity of the intersection and it offered recommendations to improve safety and alleviate concerns associated with weaving, lane changing, and turning movements. PUBLIC TRANSIT SERVICES Public transit services in Des Peres are provided by the Bi- State Development Agency, commonly referred to as Metro. Fixed route and call- a- ride services are provided. The Metro bus #57 is fixed route service along Manchester Road linking the Maplewood MetroLink Station with Wildwood. Services are provided at a headway of 40 minutes Monday through Saturday and 60 minutes on Sundays. Call- a- ride service to any Des Peres resident is available by contacting the agency at least 24 hours in advance. It will be important for the City to encourage Metro to maintain the Manchester Road route and protect it from budget cuts. As the City of Chesterfield found out when Metro eliminated the bus route to the Chesterfield valley, there were many workers, particularly at that city’s many retail establishments, who could no longer get to work. The City of Chesterfield and the business community in the area had to create a plan to subsidize Metro’s costs of operating the route. Des Peres does not have the amount of retail development that Chesterfield has, this route serves other areas west of the City, and Metro data shows ridership on this line to be acceptable. As such, the potential loss of this line

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would seem to be unlikely. However, the City should periodically talk to Metro to be sure the Chesterfield scenario does not take the City by surprise. The retail base of the City is dependent on its workers most of who do not live in the City. BICYCLE AND PEDESTRIAN TRAVEL A majority of the residential developments located in the City provide a sidewalk for safe and comfortable pedestrian travel. Almost every mile of arterial and collector roadway also provides a sidewalk on at least one side of the road, and a majority provide sidewalk on both sides. Not all sidewalks have curb ramps that are compliant with the Americans with Disabilities Act. There is no dedicated bicycle infrastructure within the City referenced by either the Bike St. Louis or Great Rivers Greenway networks. Cyclists instead operate in traffic lanes or on shoulders under the provisions of share- the- road. Des Peres Park, Sugar Creek Park, Phantom Forest Conservation Area, and Bittersweet Woods Conservation Area do provide pedestrian and bicycle trails. The City engaged Trailnet to complete a Bicycle and Pedestrian Master Plan. Trailnet was tasked to “identify and analyze current conditions for walking and bicycling, obtain residents’ input regarding current walking and biking activities and their desires for future pedestrian and bicycle facilities, and make recommendations for improving conditions throughout the City to create a more interconnected, safe, and convenient network of sidewalks, on- street bike facilities, and street crossings.” The planning and community outreach process for the Bicycle and Pedestrian Master Plan was conducted concurrent with the update of the City’s Comprehensive Plan. The draft Bike and Pedestrian Master Plan is going through various review and approval processes as this Comprehensive Plan is being finalized. Persons reading and using this Comprehensive Plan can access the Bike and Pedestrian Master Plan via the City’s web site. PLANNED TRANSPORTATION IMPROVEMENTS The City typically has an annual capital improvements budget on the order of $1,000,000. Fees paid by new developments to the City help provide local funding for transportation capital improvements. This funding supports the following general improvements on an annual basis:     

Resurfacing portions of 7 or 8 street segments; Concrete slab replacement of approximately 150 slabs; Major concrete section repair along 2 or 3 streets; Sidewalk repair of approximately 1,000 feet; and Various curb replacement and storm sewer work.

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In addition, the City has aggressively maintained its network of bridges. Of the eight bridges in the community, six will have been rebuilt by the end of the current fiscal year. The City plans to replace to replace the remaining two in the coming years, with the Fawnvalley Bridge scheduled for Fiscal Year 2015 and the Oak Drive Bridge scheduled for Fiscal Year 2017. The City is utilizing Federal Funds to offset the costs of the bridge projects. Des Peres is not presently aware of any planned transportation improvements within the City limits by either the Missouri Department of Transportation or St. Louis County Highways and Traffic.

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SECTION 4 – PARK AND RECREATION FACILITIES Comprehensive community planning and the comprehensive plan document that normally results from this process may or may not address park and recreation facilities. Communities of any size, particularly in metropolitan areas and if they have multiple such facilities, often have separate planning documents that address these facilities. The Des Peres 2003 Comprehensive Plan does not address the City’s existing parks and recreation facilities in any significant way. For the benefit of the Planning and Zoning Commission, the Comprehensive Plan Committee, the Mayor and Board of Aldermen, the City’s residents and other users of this document, this section will provide a summary of the publically- owned parks and recreation facilities within the City’s boundaries. Recreation facilities in other nearby communities, those that may be associated with public and private schools, and those that may be operated by private entities are not discussed. CITY PARKS In 2006 the City commissioned SWT Design in St. Louis to develop a master plan for each of the City’s parks: • • • •

Des Peres Park Pioneer Park (an update of the 2006 plan was completed in 2013) Sugar Creek Park Harwood Park

This work included a survey sent to all households in the City (about 3400) which had a return rate of approximately 23% which is typical for a survey by mail. This survey posed various questions about existing facilities, perceived needs, and facility and activity preferences. The survey’s intent was, at least in part, to guide the master planning process for the parks that resulted in the master plans for each of the facilities that were formally adopted in 2007 (and for Pioneer Park updated in 2013 as noted above). These plans are summarized below. The master plan documents for each of the parks and the survey results can be found on the City’s website under the “Your Government” tab at the top of the page under “Parks and Recreation”. On this page, the “Parks Master Plan” documents (including the survey and its results) can be accessed via that heading on the left side of the page. The website link is: (http://www.desperesmo.org/index.aspx?NID=133). Des Peres Park Des Peres Park is the City’s largest park with an array of facilities intended to serve the entire community. It consists of 42.5 acres located on the east side of Ballas Road just north of Manchester Road. The location is central to the City, is the most visible of all the parks

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and the most heavily used. It also acts as a backdrop to City Hall which borders it to the north and fronts to Manchester Road. Des Peres Park provides a wide variety of amenities including: • • • •

Active recreation facilities Natural passive spaces City buildings An historical site

The variety of these facilities attracts all ages of City residents. The specific facilities in Des Peres Park include: • • • • • • • • • • • • • • •

Three Baseball / Softball Fields* Bike / J ogging Trail - One mile, half mile, and quarter mile tracks Gazebo Two- Acre Fishing Lake (stocked with blue gill, bass, and catfish) Six Lighted Tennis Courts Multi– Purpose Court Nature Area Parcourse Fitness Trail Picnic Pavilion with Grill* Picnic Sites Play Fountain* Two Playgrounds (plus a Tot Lot) Rest Rooms Shuffleboard Courts Two Soccer Fields* *Some facilities are operational only during certain times of the year or require reservations during certain times of the year.

Parking for approximately 100 vehicles is provided within the park, some of which is shared with the City Hall and Parks Maintenance buildings. If additional parking is required during events, the City has agreements to share parking with adjacent institutional and commercial uses. The current configuration of Des Peres Park and its facilities are shown on the next page. This graphic is followed by the pertinent plan graphics for the park. The full plan and related photos and graphics can be access via the City’s website location described above or as shown here (http://www.desperesmo.org/index.aspx?NID=133). The website contains the detailed description of the recommendations associated the Master Plan for Des Peres Park.

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Des Peres Park

Des Peres Park Master Plan

Drawing Courtesy of SWT Design

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Des Peres Park Master Plan

Drawing Courtesy of SWT Design

Pioneer Park Situated in a residential neighborhood, Pioneer Park is a seven- acre neighborhood park. Three sides of the park have common boundaries with residential properties. It is located east of Lindeman Road and south of Manchester Road along Tallie Road, which forms the western boundary of the park. The park provides a variety of active and passive recreation amenities. These include: • • • • • •

Two tennis courts Softball/baseball field* Playgrounds with wood chip surfacing Paved walking trail Picnic pavilion with grill*

• Two basketball hoops on an asphalt pad • Soccer fields* • Play fountain* • Horseshoe pit • Restroooms

*Some facilities are operational only during certain times of the year or require reservations during certain times of the year.

Parking is provided for approximately 25 vehicles along Tallie Road. As noted in the Pioneer Park Master Plan “the large open areas on the north and south sides of the park are

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divided by a stand of mature canopy trees that extend from the southwest corner of the park up through the center of the park. The walking path and drive, playground, shelter and other amenities are located within this wooded area.” The park is popular with adjacent residents and the athletic fields are well- used by local youth sports teams as a practice location. The current configuration of the Park is shown below:

Pioneer Park

The 2007 master plan for the park was updated in 2013. The plan intent is to create a park that has broad appeal to many types of park users within the surrounding neighborhood, as well as the City. The City’s website (http://www.desperesmo.org/index.aspx?NID=133) provides both the 2007 and 2013 updated plan. Work associated with improvements recommended by the SWT Design Master Plan are divided into two phases. Phase 1 upgrades

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including improvements to the Pioneer Park Pavilion were begun with Phase 1 improvements expected to be completed by April of 2015. The 2013 Pioneer Park Master Plan is shown below:

Pioneer Park Drawing Courtesy of SWT Design

Master Plan

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Sugar Creek Park Sugar Creek Park is a 20- acre neighborhood park located west of Interstate 270 at the intersection of Dougherty Ferry Road and Des Peres Road. This park is characterized by two distinct areas. An active area central to the park contains a playground, ball field, and restrooms. A heavily wooded passive area surrounds the active recreation area. A creek runs through the wooded area along with paved or wood chip walking trails. Parking is provided in two lots of approximately 25 parking spaces each. The parking lots are located along Des Peres Road and Dougherty Ferry Road, and both lots contain security lighting. The location of this park provides opportunities for future trail connections east to Des Peres Hospital and west along Dougherty Ferry Road, and a location for creating an entry to the City of Des Peres at the intersection of Dougherty Ferry and Des Peres Roads. The City’s website (http://www.desperesmo.org/index.aspx?NID=133) provides the 2006 Master Plan for the park. The current configuration of the park is shown below.

Sugar Creek Park

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The Master Plan for Sugar Creek Park proposes to enhance the passive and active recreation zones within the park through updating and enhancing existing amenities. Improvements to the passive recreation areas of the park are intended to improve the “curb appeal” of the park along Dougherty Ferry Road and at the Dougherty Ferry / Des Peres Roads intersection. The Master Plan also provides for enhancing the existing trail system within the park and planning for future trail connections from the park. Recommendations for the active areas of the park include creating a destination playground space in the center of the park via updated play equipment and the additions of a playground pavilion and sprayground, adjusting the trail route to increase the open play space in the park, and improvements to the drainage on the ball field. The plan graphic for the park is shown below.

Sugar Creek Park Master Plan

Drawing Courtesy of SWT Design

Harwood Park Located on Harwood Road east of Interstate 270 and north of Manchester Road, Harwood Park is a small, two- acre mini- park. The north and east sides of the park are adjacent to residential areas while Harwood Road forms the western edge of the park. As noted in the 2006 Master Plan, “The south end of the park is buffered from existing commercial property by a mature tree line and thick undergrowth which continues along the creek on the east side of the park”. In spite of its small size, Harwood Park offers a mix of active and passive recreation areas. A stand of Bald Cypress and other canopy trees at the north end of the park provides a

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shaded area and the south end of the park features an open lawn for gathering or active play. A concrete walk runs the length of the park along Harwood Lane and includes a small loop in the center. The walk links the amenities located within the center of the park that include: • A small picnic shelter with two picnic tables • A water fountain • Two playgrounds (one for tot- age play (1- 3 years old) and one for child- age play (47 years old)) The City’s website (http://www.desperesmo.org/index.aspx?NID=133) provides the 2006 Master Plan for the park. The current configuration of the park is shown below.

Harwood Park

As depicted in the graphic on the next page, the Master Plan for Harwood Park recommends certain changes intended to improve usability and make the park more identifiable to the City’s residents. The recommendations include:

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• A centrally- located entry to the park along Harwood Road • Reorganizing and updating the existing elements within the park • An expanded loop trail to link the north and south ends of the park to enable visitors to experience the entire park

Harwood Park Master Plan

Drawing Courtesy of SWT Design

Sunrise Park Sunrise Park, shown on the aerial below, is a tract of approximately 3.8 acres located on the north side of Center Royal Drive just west of its intersection with Manchester Road. SUNRISE PARK

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This parcel is located to the east of the Sunrise Assisted Living facility. This property was donated to the City in 2004 and can be characterized as a triangular- shaped parcel that is a sloping hillside. It is presently a passive park facility without improvements. A future planning effort to be conducted by the City will determine its ultimate development and what park facilities and activities it may provide. The property’s orientation on a north/south, east/west axis and sloping topography that looks out over the southern and eastern part of the City is how it derives its name. The Lodge In addition to the parks discussed above, the City has one of the premier community center facilities in the St. Louis region called The Lodge. This facility, comprising approximately 75,000 square feet, includes indoor and outdoor aquatic facilities, a fitness center, gymnasium, and meeting rooms. The facility, with its rustic architecture from which it takes its name, is located at 1050 Des Peres Road, a short distance south of Manchester Road which parallels I- 270 on the west. This facility offers an extensive array of programs and activities for residents of all ages year around. A full description of the facilities, activities, and schedules can be found on the City website via the “Parks and Recreation” page. Clicking on “The Lodge” will take you to a link for this outstanding facility (http://www.desperesmo.org/index.aspx?NID=77).

Bittersweet Woods and Phantom Forest Conservation Areas Two other “park” areas within the City are really conservation areas that were dedicated to the Missouri Department of Conservation and managed by the Conservation Commission. In 2008 they were connected by a trail constructed by the City which provides a connection between the trails internal to each area. These facilities are generally located between Barrett Station Road and Des Peres Road north of Dougherty Ferry Road in the southwestern quadrant of the City.

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Bittersweet Woods is a tract of approximately 10 acres reserved from a larger tract donated by J oan and J ean Goodson in 1998. It is located just north of Winding Trail Lane west of Des Peres Road. Phantom Forest is a tract of 13 acres that was donated to the Department of Conservation in 2005 from the estate of Claire and Ray Moore. Phantom Forrest is located on the east side of Barrett Station Road north of Dougherty Ferry Road. The property was named in honor of Ray Moore, the original illustrator of the Phantom comic strip. Each of these properties provide natural areas for walking in quiet settings that are even more desirable now that they are connected by the trail constructed by the City.

Bittersweet Woods

Phantom Forest

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SECTION 5 – MAP-BASED SPATIAL ANALYSIS One of the most useful tools for analyzing data is depicting it spatially, through a series of maps. The data depicted in the maps included in this Plan is not merely interesting, but is crucial to City staff, elected officials, and the community as they set goals and objectives and identify policies for the City’s future. This collection of mapped data is divided between citywide maps and those focusing on the City’s primary commercial corridor along Manchester Road. A description of each map included in the Appendix is included in the following section. Exhibits 1 through 8 and Exhibit 16 depict data City- wide while Exhibits 9 through 15 focus on the Manchester Road Corridor City Limits (Aerial View) The City limits and aerial photography is depicted in Exhibit 1, City Limits. The photo reveals the City consists primarily of residential neighborhoods on curvilinear streets and cul- de- sacs. The West County Center, Des Peres Hospital, Greenbriar Golf Course, and several parks and natural areas can be easily discerned from the aerial photo. Neighborhoods / Wards The City contains three wards, roughly corresponding to the east, central, and west portions of the City as identified in Exhibit 2, Neighborhoods/Wards. There are six general areas, or neighborhoods of the City as defined by the City’s previous Comprehensive Plan. The Old Town Residential Area is the oldest portion of the City, just south of Manchester Road and situated around Pioneer Park. The Eastern Residential Area lies just north of Manchester Road, and east of Interstate 270. This neighborhood contains Des Peres Park, St. Clement of Rome Church, and several greenhouses. The Western Residential Area is south of Manchester Road, and west of Interstate 270. This is the newest area of the City and includes Des Peres Hospital, Greenbriar Golf Course, and several natural areas. The Manchester Road East Area is the City’s commercial corridor to the east of Interstate 270. This half of the corridor includes West County Center, Edward J ones, St. Paul Church, and Des Peres City Hall. The Manchester Road West Area is west of Interstate 270 and includes the other half of the City’s commercial corridor and the Lodge (recreation center). School Districts The City is divided between two of the best school districts in the St. Louis region, the dividing line roughly being Des Peres Road, as depicted in Exhibit 3, School Districts. The Parkway School District includes the west portion of the City, while the Kirkwood School District includes the east portion.

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Historical Growth Patterns As Exhibit 4, Historical Growth Patterns depicts, the 1934 municipal limits of the City included the majority of the area along Manchester Road, Old Town, Des Peres Park and City Hall. By 1949, the City had established its northern boundary. Through a series of annexations in the 1970s, the City expanded south along, and to the west of, Interstate 270. For the most part, these have been the City’s boundaries, with the exception of several relatively smaller annexations since then. The City annexed the area which includes the Sam’s Club and other properties in 1991. In 1998 and 1999 the City annexed the area which includes Phantom Forest Conservation Area and several small subdivisions. The latest expansion came in 2011 through a voluntary annexation of a parcel along Dougherty Ferry Road. Housing Built Within the Last 10 Years Despite much of the last decade being influenced by the Great Recession and limited access to mortgage credit, there has been a substantial amount of new housing built in the City. Exhibit 5, Housing Built within the Last 10 Years shows the geographic distribution of the new units constructed. The new units fall into two basic categories. The first is those constructed on vacant lots. These are mostly in the southwest portion of the City, particularly near Greenbriar Golf Course. The second category is those constructed on lots where the previous house (usually smaller) was torn down to make way for a new structure. Teardowns are particularly prevalent in the area of the City east of Bopp Road. Several subdivisions in this area have had a significant number of their homes torn down and replaced with larger, more modern housing units. Existing Land Use Existing land uses with the City of Des Pere are depicted on Exhibit 6, Existing Land Use in the Appendix. Table 2 below shows the distribution of land uses in the City in tabular form. TABLE 2 Existing Land Use Square Feet Single-Family / Common Ground 68,797,568 Multi-Family 417,193 Retail / Restaurant 9,964,769 Other Commercial 3,602,199 Light Industrial / Utility 429,913 Public / Semi-Public 4,095,347 Park / Recreation 7,906,569 Vacant / Undeveloped Land 4,889,883 Mixed-Use 38,492 Street, Highway, and other R-O-W 20,811,214 Total City of Des Peres 120,953,147 Draft Plan - July 2015

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Acres 1,579 10 229 83 10 94 182 112 1 478 2,777

% of Total City Land Area 56.9% 0.3% 8.2% 3.0% 0.4% 3.4% 6.5% 4.0% 0.0% 17.2% 100.0%

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As Table 2 indicates, Des Peres consists primarily of residential parcels comprising nearly 57% of the City’s total land area of approximately 2,777 acres. Retail and restaurant uses (i.e. sales tax generating uses) comprise 8.2% of the total area and other commercial uses, 8.3%. These commercial uses are virtually all along the Manchester Corridors. Several large parks and conservation areas and the Greenbriar Golf Course, classified and parks and recreation uses, comprise 6.5%. Other public and semi- public uses such as Des Peres Hospital, the various churches, and properties such as City Hall and the Lodge represent 3.4% of the City land area. The second highest percentage of land area by use is Street, Highway, and other Rights- of- Way (17.2%). This number reflect the fact that major portions of the City land is consumed by I- 270 and Manchester Road. The Manchester Road Corridor has a wide mix of existing land uses, including office, retail, restaurant, public, institutional, service, and senior multifamily. As noted above the majority of the City’s land area is devoted to singlefamily residential uses. The only multifamily uses that exist in the City are really not multifamily use in the traditional context of that term. They are senior assisted living facilities limited to two locations along the south side of Manchester Road east of I- 170. Existing Zoning The current zoning of all properties in the City as of the time of this Comprehensive Plan is shown on Exhibit 7, Existing Zoning. Roadway Classification The current classification of the roadway systems throughout the City as discussed in Section 3 of this Plan is shown on Exhibit 8, Roadway Classification. Accident Data The City provided accident data collected from May 13, 2013 to May 13, 2014 for Manchester Road by intersection within the city limits. Exhibit 9, Accident Data notes the number of accidents by intersection. Unsurprisingly, most of the intersections with the highest number of accidents are those with the most traffic. These are Manchester Road’s intersection with Interstate 270, North Ballas Road, and West County Center. Other intersections with elevated levels of accidents, but with less traffic include Lindemann Road, Westmark, and Pointe.

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Land Value and Building Age One way to identify opportunities for redevelopment or conversion to higher use is to map parcels that contain buildings with less value that the land on which they are located. Exhibit 10, Land Value and Building Age gives the age of each building in the Manchester Road Corridor and also depicts in grey those parcels where the parcels are worth more than the buildings located on them. Due to the relatively high value of land in the Corridor, there are number of parcels identified. Several of these are aging retail strip centers. Most of these are over 35 years. Market Value Percent Change Exhibit 11, Market Value Percentage Change details the market value percent change over the past five years (2008 to 2013). Those parcels in red, orange, or yellow had positive changes, while those in greens lost market value in the same period. Those with greater than a 75 percent change are primarily new construction. Market Value Exhibit 12, Market Value Percentage Change 2008- 2013 shows the market value of each parcel, as calculated by the St. Louis County Assessor by square foot. The parcels with the highest value include Edward J ones, West County Center, Dierbergs, AT&T, and one newly- renovated retail strip center. Existing Tenants During the field survey conducted by PGAV May 12- 14, 2014, staff catalogued each tenant by building located within the Manchester Road Corridor. Exhibits 13 and 14, Existing Tenants ( West) and Existing Tenants ( East) and the corresponding tables detail all of the tenants observed as of that date. Future Land Use and Planning Areas Section 6, Planning Issues and Consideration and Section 7, Planning Areas and Boundary Adjustments of this Comprehensive Plan contain various discussions about the future development of the City. Exhibit 15, Future Land Use depicts the future land use patterns for the City as recommended in this Comprehensive Plan. Exhibit 16, Planning Areas shows the various Planning Areas discussed in Section 7. These planning areas generally follow the boundaries of the similar areas as delineated in the 2003 Comprehensive Plan.

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SECTION 6 – PLANNING ISSUES AND CONSIDERATIONS Before the results of the public engagement processes that were conducted in conjunction with the plan and planning goals and objectives are discussed, it is appropriate to discuss planning issues and considerations. These factors provide background for the goals and objectives and planning recommendations that come later in this document. This section is also intended to provide a basis for comparing and contrasting the issues that were noted in the 2003 plan with those that exist today. In some instances, data has been presented and discussion is provided about new issues and conditions; therefore, those issues and considerations from the 2003 Plan will not be noted. Land Use Issues and Considerations In addressing this sub- section, it seems appropriate to start with some of the most pertinent issues from the 2003 Comprehensive Plan as a basis. Thus, a select group of these issues and considerations have been incorporated below, along with discussion and commentary regarding each one. The text from the 2003 Plan is in italics. Where certain items from the 2003 Comprehensive Plan are related, they are listed together. • As most of the vacant land in Des Peres has been developed, growth has become more stabilized and redevelopment of older areas is occurring. Based on the land use survey for this planning effort, only 112 acres of land within the City is vacant, whether from topography, floodplain, or other constraints (i.e. zoning or subdivision regulations). Little development of vacant land has occurred since 1999 (see Exhibit 5 in the Appendix). Housing that has been built in the last 10 years has predominantly been on lots that remained undeveloped in existing subdivisions or in the form of “teardown” situations where existing older housing units are demolished and replaced by new (and typically larger) units. While there are some larger tracts that are suitable for residential development, new residential development will likely occur as a result of replacement of older units and, in some instance, involving lot consolidation as well as demolition of existing units, particularly in the older residential areas north and south of Manchester and east of Ballas. • All of the City’s commercial development is located along the Manchester Road corridor. As the land use Table in the prior section noted, Des Peres is singlefamily residential community in terms of land use and, while its commercial land use base in substantial, it has always been concentrated along Manchester Road. As also noted in the 2003 Comprehensive Plan as a planning issue or consideration (but not listed here), the depth of commercial uses north and south of the centerline of Manchester Road varies greatly. The City’s development goals have always been focused on maintaining this

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corridor as the City’s commercial district and have been focused on preventing commercial development from impinging on residential areas. In general, this is a goal that should continue to be observed. In some instances, as commercial development or redevelopment has taken place, there has been concern with respect to buffering of adjacent residential properties. Since there are opportunities for older commercial properties in the eastern portion of the Manchester corridor to undergo redevelopment, it will be important for consideration of residential adjacency to be observed. • The depth of commercial zoning and development from the centerline of Manchester Road varies widely along the corridor. • Some lots are encumbered with a dual zoning status that does not correspond with the historical use of the lot. This depth of zoning and development issue is related to the prior bullet point discussed above. The City’s zoning along Manchester Road east of Ballas Road was established along an artificial line 300 feet north and south of the centerline of Manchester. This has resulted in some zoning designations that split existing property uses (referred to in the 2003 Comprehensive Plan as “dual zoning status”). Therefore the current and ongoing use of the property has zoning that conflicts with the use or splits the property. Existing Zoning, Exhibit 7 in the Appendix depicts the current zoning in the City and along the Manchester Road corridor. In some instances where parcels have been the subject of redevelopment, rezoning to the appropriate commercial district reflects the actual configuration of the development the parcels involved. The 300- foot line is particularly apparent on Exhibit 7 on the south side of Manchester Road. Reference to the Existing Land Use map (Exhibit 6 in the Appendix) will reveal the commercial development is not a consistent depth from the Manchester centerline and that some parcels in residential use are wholly or partially zoned in a commercial district and some commercial development have a portion of their property zoned residentially. The land use plan discussed later in this document will contain recommendations for future land use along this corridor and will also address the need for property rezoning to correct this condition. • The City is located at a strategic intersection in the metropolitan area, the intersection of I-270 and Manchester Road. (State Highway 100) These roadways have high design capacities and traffic volumes. The traffic along the Manchester corridor is influenced by the commercial uses along the corridor, the fact that some of these uses are major shopping or work destinations (Edward J ones and West County Shopping Center, for example), and the fact that Manchester Road is a major cross- county corridor carrying traffic to and from work and shopping destinations east and west of the City. This condition is not likely to change since the land uses that fuel this traffic are primarily stable uses not likely to

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significantly evolve to uses that would create less traffic. In reality, this traffic is a sign of the vibrant economic base of the City. Because there is limited area for new land uses along this corridor both within and outside the City, there is not likely to be significant increases. The one exception to this statement involves the “quarry” property north of Manchester along Des Pere Road east of I- 270. This is a relatively large tract of ground that was formerly quarry, but has since been filled with demolition materials (rock, asphalt, brick, etc.) over the years. This property is not in within the City limits of either Des Peres or Town and Country and represents a “hole” that is unincorporated territory within St. Louis County. Depending on what land use is ultimately developed on this site and the density of the development, it could generate significant traffic that would impact Des Peres and Manchester Roads. As far as the eastern sector of the corridor from Ballas Road to the City’s common border with Kirkwood is concerned, unless major land assembly were to occur for a major retail use, traffic is not likely to increase by any significant factor. In essence, the corridor is essentially “built out”. This sector is home to retail and service uses that primarily serve the residents of the City and the adjoining cities and persons that work in the City each day. Because these are not “destination” uses that bring traffic from other parts of the County and the region (except maybe for West County Center), they are not creating traffic that isn’t otherwise on the roadway. In other words, they are serving people who are already on the roadway for other purposes (going to/from work, to/from home, to events or activities, etc.). Therefore, even if new uses replace existing uses, the “traffic” is really the same. In addition, as household sizes are decreasing and per capita vehicle miles travelled is generally waning, traffic produced by the adjacent neighborhoods is not likely to increase, but decrease. As uses change or redevelopment of some parcels occurs, there may be a change in the amount of “turning movements” (i.e. vehicular movement to/from the uses and the roadway). Motor vehicleoriented businesses (MVOBs) can be especially problematic. MVOB uses are businesses that generate quick turnover in vehicle movements to/from the roadway such as fast food, gasoline/convenience stores; and any use with drivethrough service. MVOB uses can have greater or lesser impact depending on their location. The impact of these uses will vary greatly depending on the type of use, how it is situated on a site, and its proximity to other MVOB uses. The impact of these types of uses is exacerbated when they are located close together, are located on all corners of an intersection, or when the entry and exit points can create a traffic hazard. As an example, if a McDonald’s were to locate on a site with a gas and convenience store on one side and another fast- food on the other side, the turning movements to and from these land uses could be conflicting. In many locations along major arterial roadways where these conditions occur, the accident rates are often higher. Many St. Louis County mu-

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nicipalities have incorporated MVOB regulations into their zoning code. These regulations control the proximate locations of these uses along arterial roadway corridors. In addition, requiring shared access points to Manchester road could significantly mitigate traffic impact to the corridor. The issue of traffic is important to residents of the community who must navigate Manchester Road and I- 270 to get to and from their homes to their destinations. However, in terms of future community planning direction, there are some ways in which to affect this condition. For example, in every instance possible, as redevelopment occurs, the City should encourage the consolidation of curb cuts and cross- access between properties to reduce the turning movements to and from Manchester Road. • Institutional uses within residential areas continue to expand in size creating conflicts with neighboring residential areas (i.e. Des Peres Hospital & Churches). Over the years, churches have evolved into uses that encompass activities and functions well beyond those that were traditional to most church uses. These include schools, daycare, housing, food pantries, and other activities that can create land use conflicts with the residential areas in which these uses are often located. In many instances, these conflicts are traffic- related. As a result of Federal and State court rulings relating to the separation of church and state, it has become nearly impossible to exercise significant zoning control over churches, particularly for uses that can be more directly related to their operation. Hospitals typically serve a population well beyond a city’s boundaries. Today, hospitals are constantly evolving in order to stay competitive whether they are for- profit or notfor- profit entities. This often means growth through expansion in order to offer new treatments or services such as rehabilitation facilities. Des Peres Hospital is the only such facility in the City and is located on a large tract at the northwest quadrant of the I- 270/Dougherty Ferry Road interchange and is bordered on the west by Des Peres Road. Outpatient care and patient rehab facilities are located on the site at the interchange and the hospital itself is oriented to Des Peres Road. Residential uses border this facility on the north and west. Over the years, expansion of this facility has increased the traffic to and from this location. Having a hospital within a community is normally considered a desirable attribute. Des Peres Hospital (part of the Tenet Health Care system) is not a trauma level hospital.6 The site of hospital and related facilities is located on property that is topographically challenging and has little room for further growth. Therefore, any further 6

Des Peres Hospital is associated with St. Louis University Hospital (also a Tenet hospital) which is a Level I trauma center. St. J ohns’ Mercy Medical Center just to the north of the City on Ballas Road at the northeast quadrant of I- 270 and I-64 is a Level I trauma center. A third hospital, Missouri Baptist Medical Center is located just north of the City at the southeast quadrant of the same interchange.

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expansion of this facility will be limited unless new facilities are built at a greater number of floors than currently exist in the primary hospital buildings. Given the competitive hospital environment in the immediate vicinity, it would seem unlikely that this facility would undergo further significant expansion that would have an impact on the adjacent residential areas than currently exists. • There are several non-conforming commercial and agricultural uses located in residential areas of the City. In 2003, three large commercial nursery/greenhouse operations existed in the City largely surrounded by singlefamily residential development. The northernmost of these sits just east of N. Ballas Road at 12348 Eckleman Lane (J ost Nursery and Greenhouse). This property consists of approximately 2 acres and sits adjacent to several large vacant parcels to the southeast that have frontage to Ballas Road. This property borders only four singlefamily residential properties, one of which is owned by the same family that owns the greenhouse. This property is zoned within the City’s “A” Residential district and is thus a non- conforming use. Therefore, expansion of this use is prohibited and should any of the buildings be destroyed to a significant degree by fire, storm, or other causes they could not be rebuilt without special approval. Another much larger nursery/greenhouse operation is located in the eastern part of the City just north of Manchester Road on Meier Lane. This is the Tomasovic Nursery & Greenhouse. It occupies a site of 8 acres that is intensely developed with greenhouse and other structures that cover approximately two- thirds of the site. Many of these structures are very close to the singlefamily residential structures and their back yards (17 housing units) border this facility. This property is zoned within the City’s “A” Residential district and is thus a non- conforming use. Therefore, any expansion of this use is prohibited and should any of the buildings be destroyed to a significant degree by fire, storm, or other causes they could also not be rebuilt without special approval. The third such facility was located in a smaller site of approximately 1.5 acres further south on Meier Lane behind the commercial buildings that front Manchester Road. The site has since been cleared. The property is within the City’s “C1- A” Commercial district and thus could be developed with uses permitted in that district. As of this writing, there are no known active plans for use of the property. • There are still some very large underdeveloped residential parcels throughout the City that could be subdivided in the future. In 2003 there were some very large vacant and underdeveloped tracts of property that subdivided and were suitable for subsequent residential development. While there are

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fewer such areas today, there are a number of these tracts that still exist. They are located primarily along either side of Des Peres Road generally midway between Dougherty Ferry Road and Manchester Road and along or via access from Ballas Road north of Manchester. On Exhibit 6, Existing Land Use in the Appendix, these appear as either vacant land or as residential use occupying large land areas. In this latter case, this is because there may be a house occupying a small portion of a much larger tract. Where these properties do not border the arterial roadways noted, their subdivision and residential development potential may be limited by the substandard streets that provide access unless these streets were brought to City standards as a part of proposed development. One large tract located to the east along Barrett Station Road was dedicated by the property owners to the Missouri Department of Conservation in 2005 and is now the Phantom Forest Conservation Area. These vacant or underdeveloped parcels provide two opportunities: • The potential for development of new housing units at densities similar to other nearby residential developments; and • The potential for development of new types of upscale housing at densities and unit types that are attractive to retirees and professionals. These persons want high- quality, luxury housing but slightly less square footage than is prevalent in the City’s housing and on smaller lots requiring less maintenance. Single- family zerolot line condominium development is one model for this type of housing development. There is a significant demand for these housing types among affluent members of the population. • There are certain sections of the City that are encumbered by obsolete, substandard platting that limits redevelopment opportunities (i.e. Manhattan Heights). As this statement from the 2003 Comprehensive Plan indicates, there are numerous instances in the oldest part of the City where obsolete and substandard platting make redevelopment difficult. The can be seen on Exhibit 4, Historical Growth Patterns , in the Appendix in the residential area known as Manhattan Heights south of Manchester Road, a similar area north of Manchester Road between Bopp and Harwood Roads, and in some of the commercial parcels along Manchester Road. These are situations where the residential lots as originally platted are very small both in terms of frontage and sometimes in depth as well. In many instances, housing units were built on more than one lot but without lot consolidation. In some cases, these are the same areas of the City that are undergoing replacement of existing housing with larger units on these lots. Along the Manchester frontage there are numerous instances of commercial uses having been developed on

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very small lots which do not meet current City standards. All of these situations create non- conforming zoning and subdivision situations that make use or redevelopment of these parcels difficult. The City should encourage redevelopment, but in the process should also encourage property consolidation. Transportation Issues and Considerations The 2003 Comprehensive Plan noted a number of transportation issues as items of consideration for discussion later in the Plan. Those issues and related considerations are recapped below with discussion related to current issues and considerations. Where 2003 discussion elements are similar, they have been combined. Items from 2003 that are redundant or discussed in prior Sections of this report are not included. • There are a large number of commercial access points within close proximity along Manchester Road. As noted in the previous land use discussion, the traffic along Manchester Road is complicated by the number of access points to the various commercial properties. This contributes to the traffic accidents that occur along this roadway. It is a five lane configuration along its entire length east of Ballas Road with left and right turns permitted from the center (fifth lane). Dedicated turning lanes are provided at certain signalized intersections (Blase Avenue, Lindemann Road, Tallie Drive/Bopp Road, and Lockett Drive). Exhibit 9, Accident Data in the Appendix shows that the highest annual accident numbers are at the following locations on Manchester Road east of Ballas Road: -

Blase Avenue (7), Kinstern Drive (8), Lindemann Road (17); and Bopp Road/Tallie Drive (7)

The Lindemann/Manchester intersection serves two major shopping locations, with Walgreens on one of the corners (southwest), Dierbergs on the other corner (southeast), and a multi- tenant shopping center on the north. These are high traffic- generating uses which undoubtedly accounts for the high number of accidents at this location. Other uses which generate a high rate of turning movements along this corridor include McDonald’s at Blase Avenue, and Des Peres Shopping Center at Kinstern. The highest annual accident counts along Manchester Road are from Ballas Road west. These are as follows:

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The access points east of I- 270 at Pointe Drive (15), The access points at Westmark Drive (23); On I- 270 at the Manchester interchange (20); At the entrance to West County Center across from the Edward J ones complex (20), and At Ballas Road (29)

As discussed previously, this highlights the importance of the City’s need to consolidate curb cuts at every opportunity as redevelopment of properties occurs. The accidents that occur at signalized intersections may be explained by factors such as driver inattention, running the lights, and conflicts with adjacent curb cuts. The other accidents along Manchester Road east of Ballas are certainly the result of the myriad of curb cuts for businesses and intersecting roadways coupled with the volume of traffic this roadway carries. No average annual daily traffic (AADT) volume data for Manchester Road east of Ballas is currently available after 2000 when the AADT was approximately 32,400 vehicles (see Table 1 in Section 3). However, given the development/redevelopment that has occurred along this roadway since 2003 (expansion of Edwards J ones, relocation of Schnucks, development Dierbergs, etc.), the volumes on this portion of Manchester Road are likely to be closer to 40,000 AADT. • Some commercial developments have frontages on collector roadways but do not have access to those roadways. Where these situations occur, the City should at every opportunity possible (change of use, site redevelopment, building improvements) attempt to create these alternate access points. By funneling some of the turning movements to the adjacent collector roadways, the turning movements to and from Manchester Road will be channeled to a more recognizable access point. This will contribute to reducing accidents in conjunction with consolidation of curb cuts as discussed in the previous item. • Some minor subdivision streets dead-end and many subdivisions within the community have only a single point of access to the road system. Both of these issues/conditions discussed in the 2003 Comprehensive Plan are situations that should be avoided but in most instances cannot really be reversed once created. These are situations that create serious public safety problems for the residents of these areas if natural disasters or other issues occur where the principal access road to an area is blocked and the area can’t be accessed by emergency vehicles. The sense of privacy and safety that these “enclave” subdivisions provide are often attractive to the residents and prospective homeowners. They also view this as a

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means to insure that “through” traffic is not added to their streets. Although residents may see this type of subdivision layout as a benefit, they are really safety impediments. Because the City is, in essence, built out there is little opportunity to correct existing such scenarios. As noted previously, new residential development opportunities exist on a few large vacant or underdeveloped tracts. Where it is possible, new subdivisions should be platted to avoid creating these situations and should link to other adjacent street networks. Studying a map of the City will reveal that there are several instances where the design of subdivision- street networks have been configured to make proper street connections as adjacent property is subdivided. The City must avoid the pressure that will result from existing residents to prevent these connections when the time comes. • The Bi-State Development Agency (operating as Metro Transit) provides limited transit service along Manchester Road. Manchester Road is served by Metro bus service via route #57 Maplewood Wildwood. The routing for this bus service is shown below. This route serves local travel needs along Manchester Avenue from the City of Wildwood to the City of Maplewood. It connects West Saint Louis County residents to jobs, services and retail along the Manchester corridor, and is time- connected to MetroLink and the #32 M.L. King- Chouteau at the Maplewood- Manchester MetroLink Station in order to further travel into the urban core.

Destinations served by the route include: Lafayette Work Center, Downtown Maplewood, West County Mall; West County Care Center; Des Peres Square; Wildwood Center; Sam’s Club at Manchester Road and New Ballwin Road; Costco on

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Manchester Road; several Schnucks Supermarkets along the Manchester corridor; Three different Dierbergs Supermarkets at Lafayette Center, Manchester Road, and Taylor Roads respectively.

Transit service to the City is extremely important because many of the workers and support staff at various businesses in the City are dependent upon transit service to get to work. Some years ago, the City of Chesterfield and many of the businesses in Chesterfield along the I- 64 corridor were impacted when Metro Transit cut the bus service to that area. Maintaining the service required the City and the business community to support the cost of maintaining the line. • Arterial and collector roadways in the City do not have bicycle lanes and many streets of all classifications do not have sidewalks. As is true in many suburban communities, many of the City’s streets do not have sidewalks. Therefore, taking a morning or evening stroll through a subdivision means walking in the street. In some cases in the City this may not be particularly hazardous since the street layouts are relatively insular and not subject to traffic outside the subdivision. There are walking trails through many of the City’s parks; however, that typically means driving to the location. The arterial and collector streets often do not have bike lanes and cyclists must operate on existing streets, not all of which have shoulders. Some of the parks do have pedestrian and bike trails. As noted previously in Section 3 of this Plan, Trailnet is completing a Bicycle and Pedestrian Master Plan. Because the City is divided into three distinct quadrants separated by an interstate highway and a major arterial roadway, the Master Plan proposes additional facility improvements to create safe linkages between all parts of the City. The maps of these recommended improvements may be found in the Appendix. • The I-270/Manchester Road interchange is unique for an interstate highway and major arterial as it is a dual cloverleaf to accommodate the divided highway status of both roadways at the interchange. This interchange, while probably an outstanding example of highway design, creates a traffic circulation and accompanying land use situation very uncommon to most drivers. Because the east and westbound lanes of Manchester Road are separated by 500 feet or more and land uses exist both along and in between the lanes, motorists (particularly if they are not familiar with the situation) often find it confusing. This undoubtedly contributes to the fact that two of the higher accident locations along Manchester Road are within this split stretch of the roadway.

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• Traffic volumes have grown on most arterial and collector roadways over the past twenty years. This statement from the 2003 Comprehensive Plan is also true ten years later. Table 1 in the previous discussion of Traffic Volume in Section 3 of this Plan notes that traffic volumes on virtually every major roadway in the City have increased since 2003. • I-270 will continue to serve as the primary beltway for the metropolitan St. Louis region. Since the 2003 Comprehensive Plan was completed, the southerly extension the Maryland Heights Expressway (MO Route 141) has been completed and now forms a “belt” roadway that connects the Earth City Expressway on the north with Route 141 all the way south to I- 55. This road network is not a fully- limited access roadway and signalized intersections with major east west roadways are encountered along its length. However, it now provides a route through St. Louis County further to the west that serves the residential, commercial, and industrial areas along its path. While this has undoubtedly relieved some traffic from I- 270, it will not supplant I- 270 (and when combined with I- 255 in Illinois) as the major circumferential highway through the metro area and the connector to all of the other eastwest interstate highways that traverse the St. Louis region. Housing The issues and considerations discussed in the 2003 Comprehensive Plan are discussed below along with comments and data related to current issues and conditions. • Retain high quality standards in residential development. The City has no multifamily housing and only three facilities that are “group quarters” dedicated to assisted- living for senior citizens. The quality of singlefamily housing in the City has continued to make the City a desirable place to live. The value of singlefamily housing units in the City has continued to increase over the years. As noted in Section 2 of this report, the median housing unit value in the City in 2010 was nearly $360,000. In addition, approximately 59% of the householders have lived in their units for 13 years or more and 36% of these persons have resided in their units since 1989 or earlier. However, the persons who have lived in their units the longest also present a problem for the City. While no data could be readily found to validate this supposition, it is likely that these individuals are the aging component of the City population. Retaining the high- quality, singlefamily housing stock in the community is an

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important goal. However, achieving this goal requires recognizing several factors that are discussed below. • Ensure that existing housing units are maintained in an acceptable condition. Maintenance of existing housing units is sometimes an issue for communities but is somewhat less of an issue in more upscale communities such as Des Peres. This is because the desirability of the community and value of the housing units is an inducement to their ongoing maintenance and attracts owners with the means to maintain the housing conditions. Some of the City’s oldest housing is naturally within the oldest parts of the City in its northeast portion. Exhibit 4, Historical Growth Patterns in the Appendix shows those locations. The housing units least like those built in later years are in the Manhattan Heights area south of Manchester Road and east of Ballas Road. The housing units in this area are generally smaller and located on smaller lots. The other part of the City with older housing is located north of Manchester Road and east of Ballas Road. In each of these locations (but particularly in the northern sector in the subdivisions east of Bopp Road) existing singlefamily housing units are being torn down and replaced by new larger units. While this solves the problem of maintenance of aging housing units, it can present other problems that will be discussed below. The primary method of assurance for maintenance of housing conditions is through occupancy codes. Presently, the City has such codes for occupancy of new construction but not for re- occupancy on resale. St. Louis County and some metro area cities with older housing stock adopted occupancy codes for both purposes years ago. These include the City’s neighbors Kirkwood and Webster Groves. In general, this has meant that older housing in these cities is not occupied unless certain code and maintenance requirements are met at the time of occupancy. This helps to maintain the quality of housing and has meant that these communities have some of the highest value older housing in the area (also the quality of the respective school districts helps). Implementing re- occupancy codes creates a layer of process and requires staff time that the City probably does not currently have available. However, the City may want to consider implementing such a code provision as a way to promote housing maintenance. • Encourage the redevelopment or rehabilitation of older housing units and ensure that infill housing does not adversely affect surrounding properties in neighborhoods. The subject of infill replacement housing in any community is always a debatable topic. This activity is currently occurring in the City’s older neighborhoods and this is not unusual. In other communities and parts of St. Louis County, older housing on smaller

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lots is being replaced by larger housing units that often seem to overpower the existing units. Often this is because single- story units are being replaced by two- story units with slightly larger footprints. As the older housing units continue to age in such locations, the land becomes more valuable than the improvements because the existing units become less desirable to prospective new owners. Because of the desirability of Des Peres as a place to live, this trend is likely to continue. The typical method of controlling these infill developments is to place height limitations on structures in the applicable zoning district that maintain the existing average building heights in the neighborhood. In many situations, this has resulted in the existing housing units becoming rental properties; usually not a desirable outcome particularly in light of the next issue and consideration below. • Maintain the high level of owner-occupied units in the City. As noted in the discussion contain in Section 2 of the report, Des Peres had a very low level of rental units; approximately 3.7% in 2003 (according to the 2003 Comprehensive Plan). 2010 Census data suggested that the number of rental units had dropped; however, using historical information derived from St. Louis County GIS data indicates that in 2014 about 232 of the 3,136 (7.4%) of the total housing units in the City noted in Section 2 of this report are rental units (See the table and companion chart of Figure 20 in Section 2). Because of the way in which St. Louis County compiles the information, this number may be slightly higher than the actual number of rental units. In any event, this is a significant change from 2003 and suggests a trend that the City should monitor. When this data is mapped, it indicates that these rentals are primarily in the City’s older residential areas in the eastern half of the City. It undoubtedly correlates with the trend in teardown/rebuild activity that is occurring in that part of the City. This dramatic change in renteroccupied singlefamily housing units can be an indicator of a trend that bears monitoring and potentially controlling. This level of rental units usually means that speculators are buying up older units, in some cases rehabbing them and then flipping, or acquiring them for investment purposes. With rent for such units in the Des Peres vicinity in the $1,600 to $2500+ range, this is a way to make money especially if maintenance can be minimized. The dramatic change in this data suggests that the City might consider re- occupancy inspections for both sale and rental situations. • Limit the expansion of group quarter facilities such as hospitals and nursing homes. As discussed in Section 2 of this report, there are two senior living/assisted living facilities in the City that house approximately 209 persons. Des Peres hospital has other

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nursing and rehab care facilities that accommodate additional individuals. The City can limit further development of such facilities through zoning. There is an additional housing- related issue and consideration not expressed in the 2003 Comprehensive Plan that is now worthy of discussion for this Comprehensive Plan and should be a goal for future development: â&#x20AC;˘ Promote the construction of housing types that will be attractive to professional persons without children and older individuals that no longer want or need to maintain large houses situated on large lots. Presently the City has no zoning vehicle which permits the types of upscale housing units that are in demand by professionals without children and senior citizens who want to downsize. The need for this type of housing has been expressed at various meetings and through the public input processes conducted in conjunction with this planning effort. The type of housing that would be targeted is not multifamily housing but is alternative types of singlefamily housing. These might take several forms but are usually selfcontained developments that provide individual housing units in zerolot line or condominium format with minimum lot area to maintain. In many instances, the size of the units are not small (typically 2,000 to 2,500 square feet) with high- quality exterior design and materials and interiors that rival the quality of any higher- end typical single family housing unit. Another typical feature is that all exterior maintenance (lawn, landscaping, snow removal, etc.) are provided usually through an association of the property owners. The development is enabled via planned development zoning techniques and is approved by ordinance via a specific plan applicable only to the property involved. Because the City does not presently have zoning regulations that could accommodate this, before housing of this type can occur, the zoning code will have to be amended. The City of Des Peres has guarded its singlefamily housing status carefully over the years and this has served it well in terms of maintaining its housing property values. However, the market preferences of its individuals has changed overtime. Today retirees or couples whose children are grown and out of the house have much more active lifestyles than in the past. The need for a large house on a large lot is no longer paramount as they would rather spend their time traveling or doing activities other than home and yard maintenance. Cities today that do not have housing that can accommodate persons who want a high- quality individual housing unit without the land and maintenance lose residents that they would otherwise want to retain. At least some of the large vacant tracts of ground in certain of the residential areas might be appropriate for this type of development.

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Urban Design Commentary regarding urban design issues and considerations noted in the 2003 Comprehensive Plan have relevance today as well. Again, these have been listed below with commentary relative to current conditions: 1. Increase landscaping on both public and private properties along the Manchester Road streetscape. The Manchester Road frontage contains both newer buildings that have replaced prior commercial construction and older buildings built prior to the widening of the roadway. In many instances, if landscaping existed it was lost to roadway widening and any tree lawn between the curb line and the sidewalk was lost to pavement. Therefore, the landscaping treatments are inconsistent in terms of the level of trees or plant material that exists. Overhead electrical and other overhead utilities, run along the north side of Manchester Road. Where street trees exist along this side of the street, they have been trimmed by the utilities (most likely Ameren) usually into misshapen forms. This often makes these trees more subject to wind, snow, or ice damage. These trees should be trimmed to proper shapes (in most cases this is the property owner’s responsibility). Future tree planting should be limited to strategically- located planting area within parking lots and away from these utility lines. Plantings along the right- of- way should be limited to low plant species that are resistant to winter road chemicals and chosen so as not to limit sight distances at driveway entrances/exits. In general, where redevelopment and new construction has occurred, the City has been successful in getting improved landscaping as part of the development. As redevelopment occurs, the streetscape appearance can continue to improve. Also, due to the St. Louis climate, the City should require landscaping in commercial areas to have irrigation. 2. Enhance the pedestrian facilities along the Manchester Road corridor. Unlike some commercial areas along major arterial roadways in other parts of the St. Louis region, the portion of the Manchester corridor east of Ballas Road has sidewalks along both sides of the street for most of its length. The sidewalks are approximately 4 feet wide, although in many instances they are very close to the curb line (generally about 4 feet as well). Therefore, it is possible to walk from an adjacent residential neighborhood to Manchester Road and along the corridor. However, it might be said that this is possible so long as you don’t want to cross from one side of Manchester to the other. The street varies in width from 60 to 70 feet, traffic is typically heavy and moves very quickly along this roadway. There are some enhancements that can be used to improve the pedestrian environment. These include the following:

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• Traffic signals that can be triggered by pedestrians at key locations to lengthen the time to cross the street (some of these already exist); • Creating landscaped islands that allow for a “safe zone” to exist between the lanes in the event there is a signal change while the pedestrian is crossing; and • Initiating a “streetscape” design program that can study in detail the methods that can be implemented to enhance the appearance of the street using the “Great Street” and “Complete Street” principles for design considerations. This would be similar to the efforts that were conducted by the City’s neighbors to the west (Ballwin, Ellisville, and Wildwood) and which are now beginning to be constructed. 3. Encourage the rehabilitation of commercial buildings identified as having unique architectural character. The eastern portion of the Manchester Road corridor (east of Ballas Road) is discussed at length in the 2003 Comprehensive Plan. Under “Urban Design” beginning on page 77 there is a discussion of rehabilitation of existing structures to improve their appearance. The 2003 Plan goes on to note that a mixture of redevelopment of older structures (i.e. demolition and replacement) and rehabilitation creates a mixture of building facades that keep the area from having a sterile appearance with buildings of similar styles and building materials, often common to new commercial construction. To the extent that buildings have unique architecture, attempts should be made to preserve them if appropriate. At times, older buildings are functionally obsolete for modern commercial uses and are often attractive to uses that may not be the most desirable for the Manchester corridor. Therefore, if redevelopment will provide a better land use result in long- term benefit to the corridor, unless an argument can be made that the building has historic value, building rehabilitation should not be the only consideration. 4. Improve the quality of signage along Manchester Road. Beginning on page 78 in the 2003 Comprehensive Plan there is a detailed discussion of the signage issues along the corridor noting that there is an eclectic mix of styles, colors, and sizes. While new development/redevelopment along the corridor has resulted in many improvements to the signage, there continues to be a mixed visual image created by the varying commercial signage. The recommendations in the 2003 Plan continue to be valid today and will be discusses in a later in this document. 5. Enhance architectural standards for buildings along the Manchester Road corridor. The architectural issues, considerations, and guidelines discussed in the 2003 Comprehensive Plan remain valid today. The new development that occurred in the corridor has generally been pleasing and varied in architectural style using quality materials.

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This would suggest that the goals and objectives in the 2003 Plan have been applied as redevelopment and building rehabilitation has occurred. As with the other elements of this discussion above, the goals, objectives, and recommendations that continue to be applicable will be outlined later in this report. 6. Provide more human scale elements to the Manchester Road streetscape such as street furniture, art, lighting and signage. A key issue identified in the 2003 Plan was the need to insert more human- scale elements into the Manchester corridor. These included adding missing segments of sidewalks (which now exist only in a few locations, although in some cases could be better delineated) and the need for pedestrian plazas at strategic locations. The recent addition of the small park- like plaza at the southwest corner of Manchester and Ballas at West County Center is an excellent example of implementation of this goal. Opportunities for more of these small plazas should be the focus of ongoing efforts particularly associated with property rehabilitation or redevelopment activities. The other recommendations from the 2003 Comprehensive Plan associated with issue and consideration will be provided in the planning recommendation associated with this report. Economic Development The issues and considerations from the 2003 Comprehensive Plan related to economic development are outlined below as a group. These should continue to be priorities in this 2015 Comprehensive Plan. 1. Expand and diversify the City’s tax base. 2. Stimulate economic activity and improve the business climate in the City. 3. Encourage the redevelopment of underutilized properties along the Manchester Road corridor to enhance revenue opportunities for the City. 4. Retain the retail sales and service identity of shopping centers in the City. 5. Increase employment within the City’s business district. 6. Promote the development of business establishments that service the needs of the local population. In thinking further about economic development issues, the City should be cognizant of certain economic trends that may affect certain economic sectors and may have land use effects. The first of these relates to retailing.

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A trend that has been building is the reduction in bricks- and- mortar shopping. The internet stores led largely by Amazon.com and others have begun to erode retail sales at local stores. This has particularly impacted certain retail sectors like electronics, books, music (where Apple has been a leader), some soft goods, small appliances, and a myriad of other items. This has had multiple impacts: • Store closures; • Store size reductions (the store essentially becomes a showroom or delivery point for merchandise shipped from a central warehouse); and • Major retailers developing significant online presence, thus reducing sales from the bricks- and- mortar location; Other factors have impacted retailing. Pre- recession, beginning in the mid- 1990s, retailing facilities in major metro- areas were often overbuilt. What were known as “category killers” in the retail business (stores specializing in certain retail sectors such as electronics, softgoods, home improvements, etc.) began to proliferate in metro areas. Because expansion money for these companies was easy to come by, they expanded to areas and overlapped one another’s market areas. Therefore, in any given metro area you had, as an example, Best Buy, Circuit City, Ultimate Electronics, etc. all opening stores selling the same items. Because most of the metro markets were saturated with these entities beyond what the market (even the growing markets) would support, they essentially competed till there were few survivors. The last significant phenomenon and change is that of the regional mall. These behemoth properties with multiple anchor stores (generally department stores) and typically at least a hundred other stores often comprising a total of a million square feet became the regional shopping destinations. When movie theaters, upscale or trendy restaurants, food courts, bowling alleys and other entertainment components became a part of these they became family- friendly activity centers. The development community built these facilities until the markets became saturated. Unless, older mall properties underwent significant makeover and modernization programs, and, unless they were located in a demographic “sweet spot”. They began to lose their cache and fail. With the changing market and income trends, the regional mall is being challenged by the “outlet” mall. The scenarios outlined above are discussed because the City of Des Peres’ most significant economic development goal should be to maintain the quality of its retail sector by doing several things in addition to those outlined above: • Encourage the current owner of West County Center to keep the facility in first tier condition. The importance of this cannot be overemphasized. The regional malls

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that survive and do well are those that are located in areas with upper- middle to upper level demographics. However, the center must be “refreshed” or significantly updated on a recurring basis. This will allow the owners to continue to attract desirable retail tenants and restaurants. Maintaining the health of West County Center is paramount to the health of the rest of the City’s commercial corridor. There is a certain level of “traffic” to other area retailers that is linked to shopping trips to the Center. If West County Center begins to show signs of decline it will affect the rest of the retail environment. The demise of Crestwood Plaza in South St. Louis County is an example of what happens when a major retail asset, located in an area with otherwise great demographics, is allowed to decline by its owners. • Encourage new and unique retailers that have a local market focus to consider a City location. Retailers that are unique to the larger market but focus on serving a smaller market will bring shoppers from other areas but have support from nearby residents. The boutique markets (Fresh Time, Lucky’s, etc.) are just one example of this kind of use. • Office uses bring workers to an area and these workers are also shoppers. However, office uses should be limited to commercial properties west of I- 270. These uses bring added traffic during AM and PM peak periods which are already congested. Environment The City of Des Peres has areas of steeper topography and two principal drainage channels (Two- Mile Creek and Des Peres Creek) that were recognized in the 2003 Comprehensive Plan as environmentally sensitive areas. The broader issues and considerations noted in the 2003 Plan are listed below with commentary as applicable. 1. Limit development densities in environmentally sensitive areas. Residential development since the 2003 Plan has occurred in the various quadrants of the City and care has been taken to control densities and subdivision layouts to minimize environmental impacts. 2. Provide adequate open space buffering along creek channels to prevent erosion. In discussion of the various planning areas defined in the 2003 Plan there are notations of situations where subdivision lots back up to creek/drainage channels and thus contribute to accelerated runoff and erosion. The requirement below was intended to eliminate these situations.

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3. Require landscape plantings along creek channels to prevent erosion and preserve natural ecosystems. 4. Encourage the afforestation of open spaces. While this goal might have been a priority in 2003, studying a current aerial photo of the City will reveal that much of the City has mature tree cover. Those areas where development potential exists and are undeveloped at the present, may develop in the 10 year lifespan of this comprehensive plan. Therefore, afforestation of these spaces is not likely to be productive. This is not intended to suggest abandonment of this goal where applicable situations exist. Rather, it is intended to point out that Des Peres is a mature city where planting and maintaining tree cover has been important to the property owners. 5. Promote the conservation of trees and wildlife and encourage the preservation of natural open space (this combines items 5 and 6 in the 2003 Plan). The City has relatively little area left for development of housing (or other uses) that isn’t either already developed or has been subdivided awaiting homes to be constructed. Two large environmentally- sensitive areas that might have succumbed to development pressure were donated by the property owners to the Missouri Department of Conservations. These are located in the southwestern part of the City, north of Dougherty Ferry Road and east of Barrett Station Road. One area known as Bittersweet Woods was dedicated in 1998 and the other, known as Phantom Forest, was dedicated in 2005. As discussed above, the City’s mature trees and tree cover are a laudable environmental attribute. This goal should continue to be promoted. One of the elements of environmental factors that will see implementation during the life of this Plan will be the results of implementing the new storm water regulations currently being implemented by the Metropolitan Sewer District (MSD) for developing or redeveloping properties. These new regulations de- emphasize the construction of traditional storm water control methods via storm drainage piping, channelization, and detention. These new regulations emphasize the use of new environmentally- friendly methods of storm water control such as rain gardens coupled with more traditional methods. Some of these newer techniques also represent current trends in urban planning but are somewhat unproven in terms of their functionality over time. As an example, rain gardens while an effective technique for storm water control require maintenance over time to be continue to be effective. While MSD requires property owner to execute maintenance agreements and has methods to enforce the maintenance, only time will tell if these methods are effective and working as intended.

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SECTION 7 – PLANNING AREAS AND BOUNDARY ADJUSTMENTS PLANNING AREAS The 2003 Comprehensive Plan divided the City into six Planning Areas and discussed certain factors, conditions, and planning recommendations that were common to each of the Planning Areas. For purposes of the 2015 Comprehensive Plan, many of the elements of the 2003 discussion and development that has taken place in the intervening 12 years are discussed in the preceding sections of this report. However, for reference and historical purposes, it is appropriate to note the 2003 Plan Planning Areas and their locations. Exhibit 16 – 2003 Planning Areas in the Appendix to this report shows the Planning Areas from the 2003 Plan. The City is now almost completely built out with limited infill residential development opportunities. Other than the quarry property, just outside the City, there are also very limited opportunities for new commercial development. New commercial uses are likely to result solely from redevelopment of existing parcels and those opportunities are largely located along Manchester Road east of Ballas Road. For reference purposes, each of the Planning Areas is briefly described below. Planning Area One – Eastern Residential Area Planning Area One is the residential area north of Manchester Road and east of I- 270 and is one of the oldest sections of the City. Largely developed in the 1950s and early 1960s, its land uses are primarily singlefamily residences on larger lots. The two largest subdivisions in the area are the Harwood Hills Subdivision east of Bopp Road and the Berkley Manor Subdivision between Bopp Road and Ballas Road. Other subdivisions include Gray Estates, Doubletree, Saybridge, Countryside, St. Clement’s Acres, Ballas Estates, Andre Hills, Briarbrook, Elaine Acres, Nicholas, Balwyck, Claychester, Hickory Hills, and Bayberry. There are some large undeveloped or underdeveloped lots west of Ballas Road on Springdale Lane and along the east side of Ballas Road north of Bonne Terre Road. Further development of the lots along Springdale Lane are limited by the substandard condition of this private street. The properties along the east side of Ballas Road have been noted previously in this report and one of the few places in the City where high- end, clustered singlefamily housing could be developed subject to an appropriate site plan. However, as previously discussed in this report, such development would be subject to modifying the City’s Zoning Code to provide for this type of development. There are non- residential, non- conforming uses in Planning Area One that include the greenhouse on Eckelmann Lane, the dog kennel on Ballas Road or the greenhouse on Meier Lane. When these uses are discontinued, the property should be converted to residential uses at appropriate densities using planned development zoning techniques.

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The most significant transportation recommendation from the 2003 Comprehensive Plan relates to Ballas Road. This roadway is a north- south arterial corridor in St. Louis County that, in 2003 was carrying almost 15,000 Annual Average Daily Traffic (AADT) on two- lane pavement in the City of Des Peres. North of I- 64 the roadway is a four- lane thoroughfare with a landscaped median design to accommodate higher traffic capacities as well as be aesthetically attractive. There are median breaks to allow access to subdivision streets and major properties. The road condenses into the two- lane configuration at Clayton Road where it continues to the south through the City. It should also be noted that upgrading substandard streets such as Springdale Lane to City standards should be a goal as well, not just in Planning Area One but throughout the City. Like some other substandard residential streets in the City, such streets are privatelyowned by the bordering property owners. Therefore, it is not the responsibility of the City to improve the street. However, in these situations the City can assist the property- owners in financing street improvements via the creation of a Neighborhood Improvement District (NID). This State statute ( R.S. MO 67.453 through 67.475) can be used to finance the improvements and spread the cost out over time via an added property tax assessment levied against the benefiting properties and paid by each property owner in the NID. Once the improvements are complete to City standards, the property owners can dedicate the street to the City. Once it assumes ownership of the street, the City is responsible for ongoing maintenance of the roadway. When the cost of the street improvements are paid via the NID, the added property tax assessment is eliminated and the NID is dissolved. The single most notable land use development in Planning Area One is the construction of large, upper- cost singlefamily housing units on existing lots or combination of lots originally occupied by smaller housing units. This is particularly prevalent in the part of the Area east of Bopp Road and is more extensive in Planning Area One than any other part of the City. This “large house- on- a- small lot” trend is not unique to Des Peres and is becoming common in desirable residential locations in surrounding communities. This follows a trend in many metro areas nationwide where a segment of the housing market wants a large luxurious singlefamily house without the maintenance of a large lot. The same market trend is driving the development of higher- end singlefamily clustered or zerolot- line developments. While the trend brings new residential development to the community and, in many instances, new families, it often presents issues for existing properties. The new units are typically two- stories, consume a large portion of the lot (to the extent of zoning district limitations), replace ranch- style units, and are often out of scale to adjacent properties. The fact that these replacement units often tower over neighboring units was not raised as an issue in the various Commission and public input sessions. However, the City may want to consider reviewing its codes by looking at examples from other communities where this

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trend is prevalent to determine if some limitations on how these new units are constructed may be appropriate. Planning Area Two – Old Town Residential Area 7 The Old Town Residential Area is located south of Manchester Road and east of Grupp Road. This is the oldest area of the City, with most of the property platted in the 1920s. It is the only area of the City where a grid pattern of streets is prevalent. The housing units were built mostly in the 1930s and 1940s. The typical lot is 50 ft. wide by 125 ft. deep for an area of 6,250 sq. ft. Of particular note is that these 50- foot lot widths were often created by combining two 25- foot lots which have never been consolidated as one parcel. Most of the streets in the area are substandard with some narrow pavement widths and rights- of- way. A few subdivisions of more conventional, common suburban design that terminate in cul- de- sacs are found in the eastern part of the area along Lockett Road. On many blocks, residential densities approach 6.0- 7.0 units per acre, the highest in the City. There are a few areas that have larger lots that approach 10,000 sq. ft. or more in the eastern part of the area. These lots are located off of Haversham Place and Lockett Road. The area is largely built- out. Most of the development activity that will take place in the area is the redevelopment of existing lots. However, one trend that is appearing suggests that the City should monitor the Old Town Residential Area carefully. As noted in the preceding discussion on housing on Pages 67 and 68 and according to St. Louis County real estate data, there are a high number of renteroccupied properties beginning to appear in Planning Area Two. This area appears to have the highest concentration among all the 2003 Comprehensive Plan Planning Areas. The recommendations of the three bullet points on Pages 67 and 68 are particularly applicable in this area. The bullet points are repeated below and the discussion for each can be referenced on those pages. • Maintain the high level of owner-occupied units in the City. • Encourage the redevelopment or rehabilitation of older housing units and ensure that infill housing does not adversely affect surrounding properties in neighborhoods. • Ensure that existing housing units are maintained in an acceptable condition. As noted in 2003, the City changed the zoning for the area in 1974, increasing development standards. Lots were required to have a width of 75 ft. and an area of 9,000 sq. ft. Thus most of the lots and housing units in the area became non- conforming.

The 2003 Comprehensive Plan has conflicting naming associated with this Planning Area. Map 5: Planning Areas of the 2003 Plan report names this planning area “Old Town Residential Area” while the text refers to it as the “Southeastern Residential Area”. For the purposes of this report and the associated map, Exhibit 16 in the Appendix, the Old Town Residential Area name is being used.

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The purpose of the change in zoning was to reduce housing densities in the area. As stated in the 2003 Plan discussion, the only significant impact of the regulations had been to inhibit development and redevelopment of the area. During the 1974 through 2003 period, only six new conforming lots were platted that met the district requirements without obtaining variances. Only four new lots were platted with variances. Therefore, the non- conforming lots have not been replatted since the change in regulations. As a result, at the time of the 2003 Plan adoption, code violations were the highest in this area of the City. Given the number of renteroccupied properties, this condition most likely continues to exist. As these units age, this will become more acute particularly if renter occupancy is increasing as it appears to be. Absentee landlords are often not good stewards for property maintenance. Although the City’s percentage of renteroccupied units has nearly doubled since 2003 and this area still accounts for a large percentage of that total, the percentage is probably not as large as it represented in 2003.8 The 2003 Plan provided appropriate recommendations for this oldest part of the City: “It is important that some degree of flexibility be allowed in the development standards for this area. This is a mature area that is largely developed. It is impractical to expect that the area will be replatted to conform to the existing district regulations. A greater degree of flexibility in regulations will allow property owners the opportunity to rehabilitate and improve their housing units. However when more infill housing development takes place in the future, it should be governed by architectural guidelines and stormwater management standards to protect existing properties.” Two particularly appropriate actions were suggested and are still applicable: • Encourage the renovation and redevelopment of residential housing units through flexible development regulations. • Establish architectural guidelines for infill housing to coordinate the appearance of new and existing units in neighborhoods. Planning Area Three – South Ballas Residential Area The South Ballas Area is located south of Manchester Road, east of I- 270 and west of Grupp Road. The area includes a series of residential subdivisions mostly built since the

According to the 2003 Comprehensive Plan, “The City has very few rental housing units. In the 2000 Census, only 3.7% (6.9% today according to St. Louis County data) of all units in the City, 114 units, were renter occupied units. However 72% of these units are located in this area.”

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1970s such as Ballas Pond, Glenfield Woods, Ballas Estates, Kirk Place, Winslow Lane, Spring Valley, Spring Valley Woods, Pinecrest Manor, Ballas Trails and Apple Hill. These newer residential areas are characterized by large homes and lots situated on curvilinear streets. This planning area is essentially built- out with land use that is predominantly residential consisting entirely of singlefamily detached housing units at a density of up to 4.0 units per acre. There are some public and institutional uses in the area including the Des Peres Public Safety building, St. Paul’s School, St. Paul’s Cemetery and Vinyard Community Church. Open space features in the planning area are limited to subdivision common ground and the Ballas Pond Nature Area. The most significant subdivision common ground in the area is associated with the Spring Valley and Apple Hill subdivisions. The northern boundary of this area as shown on Exhibit 16 has been altered from the 2003 Plan. The boundary is adjusted to account for the loss of three housing units at the northern edge of the area. These units were acquired and demolished to become part of the parcel that now comprises the Schnucks grocery store that fronts to Manchester Road and which was built in the intervening years. This area abuts residential areas of similar or lower (large lot) density to the east in the Kirkwood. One of the recommendations from the 2003 Plan related to improvements to Ballas Road through Planning Area Three. It was noted that the number of subdivision entrances and driveway curb cuts along this roadway merited consideration for improvements to the roadway to provide at least a three lane configuration to improve traffic flow and safety. Since the 2003 Plan was completed this has been largely accomplished. Sidewalks have been built on the western side of the roadway and some sidewalks exist on the eastern side but not along the entire length. Bike lanes were also recommended but have not been built; however, these are recommended by the Bicycle and Pedestrian Master Plan that is being conducted by Trailnet for the City. Currently, there is a narrow, paved shoulder along parts of the roadway that can be used as a bikeway. However, it is not continuous and is not marked as a bikeway. With the improvement to Dougherty Ferry interchange and the redevelopment of West County Center (which occurred just before the 2003 Plan was adopted), the traffic on this roadway has grown by about 5,500 vehicles per day to approximately 18,800 average annual daily traffic (AADT). Given current conditions, this roadway is not a safe environment for most bicyclists. As noted previously in this report in the discussion of transportation issues, to the extent that new residential development occurs as a result of re- platting and property consolidation or redevelopment, dead– end streets should not be platted unless it can be clearly demonstrated by a land developer that the street will be extended within a reasonable period of time. As noted in the 2003 Plan, there is an opportunity to extend both Clearbrook Drive and Brookvalley Road when the large underdeveloped tract that divides the Spring

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Valley and Spring Valley Woods subdivisions is developed. Clearbrook Drive should be extended and terminated in a cul- de- sac. Brookvalley Drive should be extended as a through street, linking the two subdivisions. In addition, the City should not approve the construction of any private street in Planning Area Three that does not meet minimum City standards. This will avoid the conditions that exist in several locations throughout the City wherein the width of a residential street represents a public safety concern for vehicular travel and for emergency vehicle access. Planning Area Four – Western Residential Area The largest of the Planning Areas designated in the 2003 Comprehensive Plan, the Western Residential Area is located west of I- 270 and occupies about 40% of the total land area within the City. The rolling terrain of this area of the City has resulted in the development of curvilinear residential streets that follow the dictates of the topography. This area includes the newest sections of Des Peres that were annexed into the City beginning in the mid- 1970s. Much of the residential development in this Area occurred in the 1970s and early 1980s, but infill development has not occurred in Planning Area Four up to the present time. Planning Area Four is generally characterized by higher value housing units situated within large subdivisions. These subdivisions include Wynfield Pointe, Wyndemere, Four Winds Farm, Royal Acres, Dougherty Lake, Dougherty Woods, Dougherty Ridge, Dougherty Oaks, Westledge, Greenbriar Estates, Greenbriar Ridge, Windhust, Chandler Ridge, and Bellerosa Estates. Like Planning Area One, this Area contains a limited number of locations where new residential development could occur. Also, like Area One, some of these locations represent the few locations that may represent opportunities where planned residential zerolot- line or cluster- style singlefamily housing could be appropriately developed in the City. However, as previously discussed in this report, such development would be subject to modifying the City’s Zoning Code to provide for this type of development. Planning Area Four experienced some of the earliest residential infill development. As noted in the 2003 Plan, the oldest housing in the area is located in the Grandview Heights Subdivision and along Topping Lane. Much of the housing was constructed in the 1950s. In 2003, it was noted that some of the subdivisions in Planning Area Four had experienced some infill housing activity. Some of the older units had been demolished in recent years and replaced with larger units. The recommendation from the 2003 Plan which said “Any redevelopment of these areas should maintain historic density levels and seek to improve the quality of the existing housing stock” continues to be appropriate.

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The City’s largest institutional use, Des Peres Hospital, is situated within the area on a 45acre tract at the northeast corner of Des Peres Road and Dougherty Ferry Road. The hospital property includes the hospital building, two medical office buildings, and related parking areas. A new institutional use addition to Planning Area Four is St. Basil the Great Orthodox Church located east of I- 270 and just south of Dougherty Ferry Road on Highland Avenue. The 2003 Plan noted that the hospital property included some environmentally- sensitive lands. Des Peres Creek and its west tributary bisect the site. The 2003 Plan recommended that the southwest section of the site be reserved for passive open space. However, as hospital development occurred, the southwest section of this property became a large, wet detention basin serving the hospital property. The drainage patterns have of the Planning Area have now been altered to accommodate the Hospital development. Only one small tract of the area south of the hospital on the west side of Westledge Lane could be developed. The area opposite this property on the east side of Westledge Lane on the north side of Dougherty Ferry has topography constraints and most likely cannot be economically developed. In fact, it should probably not be developed, even if it is possible, since this would increase the runoff in the larger area that is really part of a drainage basin. Maintaining this area as open space should be a priority. The planning area is also home to the Des Peres Public Works Garage on Des Peres Road. This is the only land use in the City that would be considered “light industrial” by typical planning standards. It also contains open space elements such as Sugar Creek Park, Phantom Forest Conservation Area, Bittersweet Woods Conservation Area, part of the Greenbriar Hills Country Club and significant subdivision common ground. The City also owns incidental parcels of open space along Des Peres Road and Centeroyal Drive that are utilized as buffers. Planning Area Five – Manchester Road East Area Planning Area Five consists of the commercial areas along Manchester Road that are east of I- 270. This area contains most of the older commercial uses in the City. There are newer portions of commercial development that have occurred in recent years as the corridor begins to redevelop. Also, the area contains the two largest commercial developments in the City. These developments, located between Ballas Road and I- 270 are: • West County Center, a 1,200,000 sq. ft. regional shopping mall, that is now owned by CBL Properties, one of the largest owners of retail properties in the US. It is the largest commercial development in the City and is also the City’s largest revenue source through sales tax receipts.

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• The Edward J ones Center, the largest office use in the City. Since the 2003 Plan was completed, the size of this facility was more than doubled with the addition of a second office building and adjacent parking garage. This site is the national headquarters of this well- known investment firm. In addition, there are several larger commercial uses of note in this area, Olympic Oaks Shopping Center, Des Peres Centre, Des Peres Commons, Colonnade Center, Des Peres Shopping Center and the Shoppes of Tallbrooke. Since the 2003 Plan was completed, Schnucks relocated its grocery store from Des Peres Centre to a new location on the south side of Manchester Road just east of Ballas Road. And more recently, Dierbergs Markets built a new grocery store on the south side of Manchester Road just to the east of Lindemann Road. Except for West County Center and the major grocery stores noted above, the other businesses in Planning Area Five are more neighborhood oriented with smaller retail, service and office uses. This is typically the case east of Ballas Road. There are a number of smaller office uses along this section of Manchester Road in buildings such as the E & M Development Building, Des Peres Plaza and the Yorktown Building. Institutional uses in the area include the City of Des Peres Government Center, the U.S. Post Office, St. Paul’s Church & School and an Ameren UE substation. Des Peres Healthcare, a group quarters nursing home, referenced in the 2003 Comprehensive Plan that was located at the southwest corner of Manchester and Lockett Roads was sold and removed. It was replaced with the Tallbrooke shopping center building (referenced above) and Great Southern Bank. The 2003 Comprehensive Plan discusses several aspects of this Area and makes recommendations that continue to be valid today. The essence of the 2003 Plan discussion is outlined below. Although the land use pattern of Planning Area Five is not likely to change significantly in the future, some redevelopment of older properties has occurred over time. The development of the Olympic Oaks Shopping Center, Des Peres Centre, and the Schnucks and Dierbergs grocery stores are examples of redevelopment of parcels (or combination of parcels) that contained older uses. However, even these newer commercial uses have not changed the scale of uses dramatically and density has only increased slightly. Use distribution along the corridor is more than 80% retail and service business and should be maintained in the future. Office and institutional uses should be limited to an ancillary role along the corridor. The primary focus of the commercial area should be local retail and services that meet the needs of the local population. However, it should be noted that certain notfor- profit uses that run retail operations (selling donated goods), while they don’t generate sales taxes can actually draw shoppers into an areas. Examples of these in the St. Louis area include the Scholar Shop, Sign of the Arrow, and Habitat for

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Humanity. Other institutional or notfor- profit entities that would occupy significant key retail locations for office or non- retail uses should be discouraged. As noted previously in this report, the depth of the commercial development along the corridor varies widely. The depth ranges from 300 ft. to more than 1800 ft. from the centerline of Manchester Road. The area with the greatest depth is the regional shopping center. The corridor that is Planning Area Five includes a number of properties that are in a transitional area on the fringes of the commercial district. Once such example is the former nursery property that is located near the northwest corner of Manchester Road at Meier Lane. If combined with fronting properties on either side this relatively large parcel has redevelopment potential for new retail uses. There are also other parcels along this corridor contain uses that need either rehabilitation or redevelopment. Commercial or office uses in the Area must have frontage on Manchester Road. This requirement insures that there will be limits on the depth of commercial developments in the area. It will also prevent any commercial development in other areas of the City. The City needs its commercial areas, but it is important that such development be limited to the Manchester Road corridor. Because there are multiple opportunities for commercial redevelopment of parcels in this area, it is important that adjacent residential areas be protected through significant buffering. Another requirement of any redevelopment in Planning Area Five is that it be comprehensive. Piecemealing small, ineffectual developments in the area will make the land use pattern more complicated. The land use pattern in the area must be simplified with any redevelopment. Also, as noted in discussions previously in this report related to transportation, whenever possible, redevelopment should encourage property combinations, reductions in curb- cuts, and architectural design and associated site landscaping that improves the “streetscape” image of the corridor. In addition, uses that fit into the “motor vehicleoriented business” (MVOB) category should be discouraged unless they are part of a larger development. These types of business are those where the use does not necessarily generate more traffic but generates a high number of turning movements to and from the roadway in a given time window. MVOBs generally include gasoline/convenience store, fast food with drive up facilities, restaurants that are oriented to pick- up operation (very limited or no interior seating), and certain other uses with these characteristics. Where these uses are part of a larger development, their operational characteristics might not present a problem. It may be appropriate to subject all such uses to special use zoning requirements. Office uses would be a poor choices for potential redevelopment properties in this corridor. Given their operational characteristics creating much of their vehicular traffic activity in the AM and PM peak periods, they tend to exacerbate traffic problems, which in the case of

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the entire Manchester Road corridor through the City, does not need additional traffic during these peak traffic periods. Any plan to develop significant office uses in this area should be discouraged. In summary, redevelopment of older properties in Planning Area Five should be encouraged. However, the purpose of any redevelopment should be to simplify the land use pattern, remove non- conforming uses and outdated structures and provide a new development that benefits both the City and its citizens. Planning Area Six – Manchester Road West Area This planning area is the commercial area along Manchester Road that is west of I- 270. It consists of various office, retail, and mixed- use developments, much of it built beginning in the late 1990s through the present. These uses are situated between eastbound and westbound Manchester Road and smaller developments south of eastbound Manchester Road. The development pattern along this part of Manchester corridor was drastically altered in the late- 1990s as a result of reconfiguration of the I- 270/Manchester Road interchange which split Manchester Road into two separate one- way roadways. This major roadway project altered both the traffic patterns and the land use pattern in the area. Many of the outdated, non- conforming uses and structures were removed as a result of this roadway but some of those older property improvements remain along the south of eastbound Manchester Road which generally was the original roadway alignment before the split roadway was built. As a result of the roadway reconstruction significant new retail development occurred in this corridor. This Area also contains a major revenue generator for the City, Sam’s Club. This area is characterized by a diverse mixture of uses and buildings. Those on the north side of eastbound Manchester Road are generally newer and higher quality retail or office properties. North of eastbound Manchester Road the developments are much larger in scale. The buildings are taller with more expansive footprints. The properties on the south side of eastbound Manchester Road have struggled to maintain tenants and have experienced turnover in uses. These properties are generally a series of smaller- scale neighborhood- oriented developments similar to those on the east side of I- 270. The most significant developments are the Des Peres Square Shopping Center, Edward’s Plaza, Villa Center and Perico Office Center. This area also contains the City’s two assisted living residential facilities, Sunrise Senior Living and The Quarters. The corridor also contains the Des Peres Community Center called “The Lodge” at the intersection of Manchester Road and Des Peres Road. It was constructed on a 9.9- acre tract and opened in 2003 as one of the finest municipal community and recreation centers the St. Louis region. It serves as a buffer from commercial uses for the residential areas to the south.

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The reconfiguration of the interchange and Manchester Road has had both positive and negative benefits. On one hand it created development/redevelopment opportunities that have expanded the City’s tax base significantly. On the other hand, it has created greater traffic volumes while increasing the traffic speed. As a result, this has increased the number of traffic accidents. The discussion on transportation issues earlier in this report notes that the highest accidents counts are along this part of Manchester Road. This is largely the result of the unconventional circulation patterns that the roadway reconfiguration created and is like no other commercial area roadway in the metro St. Louis region. Simple observation from behind the wheel of a vehicle often reveals that drivers who know the area and have learned the traffic patterns have little difficulty navigating the roadways. However, it is fairly easy to spot drivers who are not familiar with the circulation system as they become confused. From a land use standpoint Planning Area Six is almost completely built out. A review of Exhibit 6 - Existing Land Use in the Appendix will indicate that only two parcels of any significant size are available for development. One parcel with commercial development potential is adjacent to Sam’s Club on the westbound Manchester roadway segment. The other is a parcel located behind the Sunrise assisted living facility fronting on Centeroyal Drive. Because this property borders residential properties on both sides, its ultimate and most appropriate use is likely to be residential (either for expansion of the assisted living facility or for planned residential development as zerolot- line or cluster singlefamily development. There are also two small parcels along Des Peres Road between the Manchester segments and adjacent to the Des Peres Cinema property that have commercial potential. However, the potential range of uses may be limited to office uses since they are not ideal retail locations. However, given the proximity to the theater and office uses in the area, a “destination” restaurant offering a unique and high- quality dining experience might be a good use candidate for these parcels. Along the eastbound segment of Manchester Road there are several parcels with retail potential that could result from combination of parcels with older improvements being redeveloped. One land use potential that could significantly impact traffic volumes in Planning Area Six is largely beyond the control of the City. This relates to the so- called “Quarry” property that is located on the west side of Des Peres Road at its intersection with the westbound lanes of Manchester Road. This property is an unincorporated “pocket” of St. Louis County that sits between Des Peres and Town and Country. Its future development is therefore under the jurisdiction and control of St. Louis County. This property is a former quarry that was filled with various types of construction debris over time. In recent years, the attempts to develop this site for various uses have accelerated. However, development of this property is hampered by the costs associated with

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building structures (particularly multi- story buildings) on filled property. During the preparation of this Comprehensive Plan, proposals for development of this property became active again. As of this writing, approval is pending before the St. Louis County Council for a mixed- use development of this site that includes apartments (254 units), a hotel (150 rooms), a restaurant, a bank, an office building (66,000 sq. ft.), and an assisted- living facility (59 units & 50 beds). Some of these uses will significantly increase the traffic and turning movements on Des Peres Road and Manchester Road in this vicinity. BOUNDARY ADJ USTMENTS The City of Des Peres is bordered by several other incorporated communities and unincorporated St. Louis County. The City of Kirkwood and the City of Frontenac border the City to the east. The Village of Crystal Lake Park, the City of Frontenac and the City of Town & Country border Des Peres on the north. The City of Kirkwood abuts to the south. The City is bordered on the west by unincorporated St. Louis County. Annexation Some of the unincorporated areas present opportunities for potential annexation in the future. These include: • The areas along the Barrett Station Road Corridor west of the City presently in unincorporated St. Louis County generally between the City limits on the east, Dougherty Ferry Road on the south, and Grand Glaize Creek on the west, and Manchester Road on the north; and • The unincorporated pocket that includes the Quarry property the Corporate Hill office development and the office buildings on the east side of I- 270 at the northeast corner of the Kelly Memorial Drive and Powerscourt Drive intersection. Boundary Adjustment In the 2003 Comprehensive Plan certain boundary adjustments were proposed with adjoining communities. The proposed boundary adjustments included: • A change in boundary in the northeast part of the City involving the City of Frontenac. Des Peres would grant the City of Frontenac its section of the Sisters of Mercy Convent property. Most of the convent’s property and facilities are located in the City of Frontenac. In exchange for this property, the City of Frontenac would give the City the eight housing units at the end of Firethorn Drive. These lots are accessed only though the City of Des Peres. The convent is accessed off of Geyer Road in the City of

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Frontenac. In the intervening years, the adjustment involving the convent property was accomplished but the addition of the Firethorn Drive properties was not. • Another proposed boundary adjustment involved a proposed transfer of six lots at the end of Springdale Lane in the City of Town & County. Access to these lots is exclusively through the City of Des Peres. This boundary adjustment although highly appropriate did not occur. • A third boundary adjustment would be contingent on annexation of the unincorporated pocket between Des Peres and Town and Country discussed above. There is a large office development located just north of the I- 270 / Manchester Road interchange and just to the north of the office buildings in the “pocket” area noted above within the City of Town and Country. If the City annexes the office development east of I- 270 in the pocket, then a boundary adjustment to bring this development into Des Peres would make sense. Access to the buildings in this development would be through Des Peres and facilitate service delivery to the property. This adjustment only becomes logical if the “pocket” area is annexed. On a recurring basis, cities in St. Louis County must file what are referred to as “map plans” with the Boundary Commission of St. Louis County. These map plans are intended to show the future intent of the municipality with respect to annexations or boundary adjustments and act as check for the boundary to determine if there are conflicts over territory between municipalities. The City’s’ most recent map plan on file with the Boundary Commission is from J uly of 2012, which proposes the annexations discussed above.

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SECTION 8 – PUBLIC ENGAGEMENT PROCESS As part of the 2015 update to the Comprehensive Plan, the City conducted a series of inperson and online public workshops and surveys using an interactive and innovative tool called Crowdbrite. In addition, in the lead- up to the Comprehensive Plan Update, the City conducted a citywide survey of residents to determine the current state of the City and residents feelings on city issues and provision of services. An executive summary of the results of that survey may be found in the Appendix. The City held a public workshop on November 12, 2014 to engage the public in planning for the City’s future. The workshop followed a regularly scheduled Planning and Zoning Committee meeting and nearly all of its members were in attendance, as well as most members of the Board of Aldermen. For those not able to attend, the workshop information and polls on top trends, existing land uses, and future land use were available online at a special interactive website www.engagedesperes.com. The website was designed specifically to work well on a smart phone or handheld tablet. The community gave input both at the workshop and online following the event. A summary of the findings from both the workshop and online polling may be found in the Appendix. A second workshop was held J anuary 29, 2015 at the Lodge Des Peres. Residents once again engaged in workshop discussions and interacted with polls using sticky dots to vote and with paper maps where they could place sticky notes to identify their issues, opportunities, and big ideas for the City. The results of this input is also found in the Appendix. Lastly, the City provided an online survey for residents to determine which goals from the previous comprehensive plan were the most important and if there were additional goals which should be added. A detailed summary of these survey results may be found in the Appendix. PARTICIPANT INFORMATION Participants were 65% male and 35% female. The largest respondent group was age 55 to 64 (35%), with those older and younger having less representation. The majority of those responding lived west of Interstate 270 (43%), with the second largest group being from the area north of Manchester Road and east of Interstate 270 (33%). Most found out about the workshops or the website through advertising for the meetings, or by participating in community events / groups. TOP TRENDS The City asked residents to consider a range of national and local trends that might have an impact on planning for the future of Des Peres. Participants in the workshops and

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online felt the most important trend for Des Peres was the increase in life expectancy (21%), followed by an increased impact of small businesses on the economy (16%) and a national increase in bike commuting (15%). Participants also identified the impact of higher fuel prices on food and public transit as important trends and the impact of internet sales on bricks and mortar retailers. EXISTING LAND USE A second poll and interactive exercise asked residents to look at the existing land uses in the City and consider what opportunities, issues and big ideas there were for the City. Residents were asked what they like most about the City and what should be protected and enhanced for the future. The community identified areas on the existing land use maps that they wanted to see preserved and enhanced (see map summaries in the Appendix). The top three areas that respondents wanted to see protected or enhanced for the future were 1) Attain the highest quality of development for all land use types 2) Maintain and improve access to the natural environment and 3) Continue to support high quality recreational centers and playgrounds. FUTURE LAND USE The last poll and interactive exercise in both the workshops and online, asked residents to consider future land uses for the City. It also asked participants to identify opportunities, issues and big ideas (see map summaries in the Appendix). Participants were asked to identify their top priorities for the future. The top three priorities for the future were 1) Ensure high quality development standards and community services 2) Retain character and sense of place and 3) Improve public safety and access along Manchester Road. PLANNING GOALS SURVEY Residents were asked to look at the existing plan’s goals and identify which goals they considered most important and if there were additional goals that should be added to the Comprehensive Plan. The goals from the 2003 plan are included in the following section and the results of the survey may be found in the Appendix.

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SECTION 9 – PLANNING GOALS Based on the public engagement process outlined in the preceding section, the following details the City’s comprehensive planning goals. Each set of goals has been ordered based on its popularity in the planning goals survey distributed to the community. LAND USE 1. Enhance the value of residential properties. 2. Attain the highest quality development for all land use classifications. 3. Limit the expansion of non- residential uses in residential areas. 4. Increase open spaces throughout the City utilizing a mixture of public and private lands. 5. Apply consistent and equitable land development regulations to all properties within the City. 6. Maximize buffers between residential and non- residential uses. 7. Enhance community identity in the existing areas of Des Peres and develop that identity in newly annexed areas. 8. Guide urbanization consistent with the ecological capabilities of the land. 9. Facilitate the removal of non- conforming uses and structures. 10. Limit commercial uses exclusively to the Manchester Road Corridor. 11. Annex areas with compatible land uses and densities. 12. Limit office uses to an ancillary role in retail commercial shopping centers along the Manchester Road Corridor. TRANSPORTATION 1. Expand facilities for pedestrians and bicyclists. 2. Consolidate access points on Manchester Road when commercial properties are developed or redeveloped.

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3. Guide the decision making concerning the future of roads under the jurisdiction of other agencies. 4. Improve mass transit services and facilities along arterial roadways. 5. Eliminate substandard private streets where possible through redevelopment. 6. Encourage the development of through residential streets. 7. Increase the traffic capacities of arterial and collector roadways with low levels of service. HOUSING 1. Retain high quality standards in residential development. 2. Ensure that existing housing units are maintained in an acceptable condition. 3. Maintain the high level of owner occupied units in the City. 4. Encourage the redevelopment or rehabilitation of older housing units. 5. Ensure that infill housing does not adversely affect surrounding properties in neighborhoods. 6. Limit the expansion of group quarter facilities such as hospitals and nursing homes. 7. Allow condos or villa homes in appropriate locations. URBAN DESIGN 1. Enhance the pedestrian facilities along the Manchester Road corridor. 2. Increase landscaping on both public and private properties along the Manchester Road streetscape. 3. Enhance architectural standards for buildings along the Manchester Road corridor. 4. Provide more human scale elements to the Manchester Road streetscape such as street furniture, art, lighting and signage. 5. Improve the quality of building signage along Manchester Road.

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6. Encourage the rehabilitation of commercial buildings identified as having unique architectural character. ECONOMIC DEVELOPMENT 1. Promote the development of business establishments that service the needs of the local population. 2. Encourage the redevelopment of underutilized properties along the Manchester Road corridor to enhance revenue opportunities for the City. 3. Stimulate economic activity and improve the business climate in the City. 4. Retain the retail sales and service identity of shopping centers in the City. 5. Maintain and promote a diverse City tax base. 6. Promote employment within the City’s business district. ENVIRONMENT 1. Require landscape plantings along creek channels to prevent erosion and preserve natural ecosystems. 2. Promote the conservation of trees and wildlife. 3. Encourage the preservation of natural open spaces 4. Provide adequate open space buffering along creek channels to prevent erosion. 5. Limit development densities in environmentally sensitive areas. 6. Encourage the afforestation of open spaces.

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Appendix TABLE OF CONTENTS Map Exhibits Exhibit 1 – City Limits Exhibit 2 – Neighborhoods / Wards Exhibit 3 – School Districts Exhibit 4 – Historical Growth Patterns Exhibit 5 – Housing Built Within Last 10 Years Exhibit 6 – Existing Land Use Exhibit 7 – Existing Zoning Exhibit 8 – Roadway Classification Exhibit 9 – Accident Data Exhibit 10 – Land Value & Building Age Exhibit 11 – Market Value Percentage Change 2008- 2013 Exhibit 12 – Market Value Exhibit 13 – Existing Tenants (West) Exhibit 14 – Existing Tenants (East) Exhibit 15 – Future Land Use Exhibit 16 – Planning Areas Public Engagement 1. 2. 3. 4. 5.

Citywide ETC Telephone Survey Results (March 2014) November 12, 2014 Workshop J anuary 29, 2015 Workshop Crowdbrite Online / Workshops Summary Planning Goals Online Survey Results (J anuary - April 2015)

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Exhibit 1 City Limits

TOPPING RD

CRYSTAL LAKE PARK

Des Peres 2015 Comprehensive Plan Update

TOWN & COUNTRY

§ ¦ ¨ 270

UNINCORPORATED

IN TOPP

MAN C

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HE S

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KIRKWOOD

UG DO

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MANCHESTER

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CIFIC RR UNION PA

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§ ¦ ¨ 270

Legend Des Peres City Limits

750

1,500

Feet

3,000

April 2015

DIVOT DR

WILLOW LEAF DR

BELLE MEADE RD

LONGROVE LN

CHALTE NHAM

GRAY DR

Y DR

LAUREL OAK DR

FAW NVAL LE

MA NO R DR

BRIARBROOK TRL

OAK VALLEY DR

LLE Y

N BALLAS RD

FAW NVA

LLE Y

R N LA N D R

KARLIN DR

HARGROVE DR

DEUTSCHMANN LN

RIDGEFIELD DR

RIDGELAWN DR

A M

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Des Peres Park

KE ND

J J KELLEY MEMOR

THORNHILL CT

BALLAS MEADOWS DR

ST CLEM ENT

WESTWIND DR

THORNHILL DR

SERAMA DR

DES PERES WARD 1

ELAINE DR

BREEZERIDGE DR

FLUSHING MEADOWS DR

PRIVAT E R D

CHRISTINE AVE

TOPPING WOODS ESTATE DR

DEER TRACKS TRL

HIDDEN CREEK CT

TOPPING WAY DR

WENDOVER

TOPPING MANOR DR

FAWNRIDGE DR

BREEZERIDGE DR

St. Clement of Rome Church

WEDGETON LN PRIVAT E R D BROOKWOOD RD

FAW NVA

CLAYCHESTER DR

Y DR

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

TOPPING PLACE DR

FAW NVAL LE

PRIVAT E R D

SPRINGDALE LN

FAIRBROOK DR

OLD COLONY LN

CREEKHAVEN DR

PINE HILL DR

BOPP RD

ROTH DR

BOPP RD

BE RK LE Y

BORCHERDING LN

MORRIS PLACE LN

RIDG E

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POINT OAK DR

WI ND

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DREXEL HILL DR

ANDRE DR

FOLKSTON E DR

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TREARCY LN

CAMBERLY RD

§ ¦ ¨ 270

POINT OAK RD

REKART LN

CANDLEWICK DR

POST OAK RD

N BALLAS RD

S MA

BANSBAC H RD

PRIVAT E R D

JERRILEN

BARRETT STATION RD

BAYBERRY LN

Edward Jones

PINGRY PL

Des Peres City Hall

St. Paul Church

MIDDLEVIEW DR

NICHOLAS LN CORPORATE HILL DR

D OO

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PP O

BEDROC

RW HA

GEORGIAN TRL

FIDDLE CREEK LN

MU IR WOODS LN

EAST DR

LN RN

BALWYCK LN

DREXEL HILL CT

HUNTBRIDGE LN

WOODLARK LN

HIGH OAK RD

CLEEK CT

PUTTER LN

DOUBLETREE LN

ICO

HORTON LN

FIRETHORN DR

ECKELMANN LN RANCH LN

WINDMOOR PL

TOPPING RD

HUNTBRIDGE FOREST DR

IP IT

LAKEVIEW DR

GAILCREST LN

CRYSTAL DR

SPRING DR HARFLO LN

S TOPPING ESTATES DR

MASON KNOLL RD

EN D

COUNTRYSIDE LN

MEAUX MART LN

SE R

BEDFORD DR

TOPPING RD

TOPPING ESTATES

FEATHERSTONE DR

COUNTRY CLUB DR

DUNMORR DR

T C AD E H KS AW

HAWTHORNE EST

HILLS LN

Des Peres 2015 Comprehensive Plan Update

BALLAS WOOD S CT

DUBON LN

KENT MANOR DR

BARNBRIDGE RD

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DES PERE S RD

COUNTRY LIFE ACRES ST

DWS

CLAY TON

TOPPING M

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COPPERSMITH CT

OAK DR

HIGHLAND POINTE DR

Exhibit 2 Neighborhoods / Wards

Y LN

TAUNTON CT

DRY RIDGE RD

M AN

CARBERRY PL

BALLAS CT

GRANDVIEW DR

TA M

CLAYTON PLAC E D R

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WESTMOOR PL

CHAPEL HILL EST

BROOKBEND DR

WOODGATE DR HARWOOD RD

VINETTA DR

MEIER LN

BOPP RD LINDEMANN RD

KINSTERN DR

TWIN PINE DR

DES PERES DR ARMAT CT

HAVERSHAM PL

LOCKETT RD

ANDUIN CT

NANA LN

TALLIE DR

LISA LN

MINDY LN

LOCKETT LN

SHERILIN DR

BLASE AVE

KINGS CLIFF RD

SUNNY DR

STABLE RIDGE LN

BEETHOVEN DR

CREE

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WOODF IELD MANOR CT

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BRYAN AVE

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South Ballas Residential Area

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Neighborhood Boundaries RRprovided by 2003 Comprehensive Plan. FIC I Ward Boundaries provided by St. Louis County GIS. C OVERLOOK DR

THURSBY AVE LAVINIA PL

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HORSES HOE DR

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Municipal Ward Boundaries

KA SS IE

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Des Peres Hospital

HUNTERCREEK RD

Des Peres City Limits

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DES PERES RD

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WYNDHAM CROSS

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ETT

BENT BROOK RD

WYNFIELD PINES CT STUMP RD

BALLAS PARK DR

CA MB CAMBERW ELL CT

CT GE

RID

TRAIL

BA RR

RID

COLONNADE CTR

DAWNING LN

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WHITE ROCK DR

MINAR CA DR

R EL LD ER W

HOLLYHEAD DR

EAST ROYAL CT

RID

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Legend

KIMKIRK CT

HIC

LYNKIRK DR

FRANCES RD

ST CR OIX CT ST CR OIX CT

HO USE SPRING

TREE TOP LN

YN W

WESTLEDGE CT

ING

RIDG E R

WI ND

PRIVAT E RD

WILLOW POND CT

DES PERES WARD 2

CRE EK

GREENING LN GREENING LN

OAK BLUFF LN

HUNTER

CH RO LIN MAN OR DR

ESS EX

S DR WOOD ETT

Phantom Forest Conservation Area

SOUTHLIN DR

POINTE

WHITECLIFF DR

DOVERGATE DR

NORTHLIN DR

BEN DAVIS LN

E AT IV PR

LINDEMAN RD

LN TOPPING

DUNROYAL D R

FAIROYAL DR

CRESTROYAL CT

BA RR

R PA

WAT

W Y

Bittersweet Woods Conservation Area

RD FO ER

DEVEREAUX DR

DES PERES WOODS CT

LATIGOS T RL

PARDOROYAL D R

BONROYAL D R GATEROYAL DR

HAW THICKET LN

LORIEN CT

DAM BEAVER

CAMEO CT

IN OP

BEAVER DAM RD

Pioneer Park

JO N

TT RE

BEAVER DAM RD

ESSE X CT

CLAR

R BA

E GL

TRAILC

TER R

LINDGATE DR

PRIVAT E R D

REST DR

HE S

LILLIAN AVE

MONTOUR DR

BRID LEBROOK

BROOKCREEK LN

A N PL SO

LOCKETT RD

MANHATTAN AVE

WINESAP LN

RD VALLEY

PL A

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MAN C

HUNTERS FIELD R D

BRO OK

TRL

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HTS HEIG

O LEW TA NG

DEVONSHIRE AVE

BLACK TWIG LN

SUNNY DR

ETT

ROGER LN

BA RR

IA BR

KET CRAB THIC

ROCK DR

ON CT

ETT

PL A

PLYM OUTH

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ETT

ORP INGT

VIEW

BOURBON RED DR

GRANT PL

PELHAM ESTATES DR

FOUR WINDS FARM D R

AMHERST DR

MONTOUR DR

KENROYAL DR

KIRK PLACE DR

CEDAROYAL DR

ALHAMBRA AVE

WINSLOW LN

WHITE ROCK CT

PARK WAY

St. Paul Cemetary BALLAS ESTATES DR

OGE C T

ER R

GRUPP R D

MS SA

DES PERES WARD 3

HE ST

N SU

BARRETT

WEST COUN TY C TR

SARALA RD

ING TO PP

CENTEROYAL DR

The Lodge

SARALA PL

MA NC

SWEET D R

RIDGETREE LN

WOOD VALLEY CT

PA R

West County Center

OLD DES PERES RD

IN PO

JONCLIF LN

MOVIE DR

SATEEN DR

WESTMARK DR

S RAMP I270

BIG BEN D BLVD

700

1,400

2,800

Feet

April 2015

DIVOT DR

FIRETHORN DR

WILLOW LEAF DR

BELLE MEADE RD

LONGROVE LN

CHALTE NHAM

BRIARBROOK TRL

DR LLE Y

WESTWIND DR

N BALLAS RD

FAW NVA

LLE Y

BANSBAC H RD

PRIVAT E R D

W AL

D O

BREEZERIDGE DR

KARLIN DR

Y DR

Des Peres City Hall

St. Paul Church

Edward Jones

PINGRY PL

LE NVAL FAW

NICHOLAS LN CORPORATE HILL DR

LINDEMERE DR

DEUTSCHMANN LN

GEORGIAN TRL K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN BEDROC

URT DR POWE RSCO

IAL DR

Des Peres Park

OO D

J J KELLEY MEMOR

THORNHILL CT

BALLAS MEADOWS DR

SERAMA DR

KENDON DR HARW

THORNHILL DR

ST CLEM ENT

FAIRBROOK DR

WENDOVER

ELAINE DR

CHRISTINE AVE

FLUSHING MEADOWS DR

PRIVAT E R D

LAWNWOOD DR

TOPPING WOODS ESTATE DR

DEER TRACKS TRL

HIDDEN CREEK CT

TOPPING WAY DR

BOPP RD

TOPPING MANOR DR

FAWNRIDGE DR

BREEZERIDGE DR

St. Clement of Rome Church

WEDGETON LN PRIVAT E R D BROOKWOOD RD

FAW NVA

CLAYCHESTER DR

PRIVAT E R D

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

RIDG E

OAK VALLEY DR

SPRINGDALE LN

TOPPING PLACE DR

PINE HILL DR

Y DR

LAUREL OAK DR

FAW NVAL LE

MA NO R DR

CREEKHAVEN DR

OLD COLONY LN

BARRETT STATION RD

GRAY DR

BOPP RD

ROTH DR

BOPP RD

BE RK LE Y

BORCHERDING LN

MORRIS PLACE LN

WI ND

S ST ACRE

IRONSTONE RD

POINT OAK DR

MARLANN DR

O KN

DREXEL HILL DR

ANDRE DR

FOLKSTON E DR

ING TO PP IS

TREARCY LN

CAMBERLY RD

§ ¦ ¨ 270

POINT OAK RD

REKART LN

CANDLEWICK DR

POST OAK RD

N BALLAS RD

S MA

MU IR WOODS LN

EAST DR

LN RN

BALWYCK LN

DREXEL HILL CT

HUNTBRIDGE LN

WOODLARK LN

HIGH OAK RD

CLEEK CT

PUTTER LN GAILCREST LN

DOUBLETREE LN

ICO

HORTON LN

WINDMOOR PL

TOPPING RD

HUNTBRIDGE FOREST DR

IP IT

ECKELMANN LN RANCH LN

S TOPPING ESTATES DR

MASON KNOLL RD

EN D

LAKEVIEW DR

HAWTHORNE EST

CRYSTAL DR

MEAUX MART LN

SE R

COUNTRYSIDE LN

HARFLO LN

TOPPING RD

TOPPING ESTATES

FEATHERSTONE DR

BEDFORD DR

SPRING DR

DUBON LN

KENT MANOR DR

BARNBRIDGE RD

Y RD

DES PERE S RD

COUNTRY LIFE ACRES ST

CEDAR VALLE

BALLAS WOOD S CT

DUNMORR DR

Des Peres 2015 Comprehensive Plan Update

COUNTRY CLUB DR

OAK DR

HIGHLAND POINTE DR

DWS

HILLS LN

TOPPING M

PRIVAT E R D

COPPERSMITH CT

CLAY TON

Exhibit 3 School Districts

Y LN

TAUNTON CT

DRY RIDGE RD

M AN

CARBERRY PL

BALLAS CT

GRANDVIEW DR

TA M

CLAYTON PLAC E D R

TE IVA PR

WESTMOOR PL

CHAPEL HILL EST

MIDDLEVIEW DR

BAYBERRY LN

JERRILEN

IREN E C T

BROOKBEND DR

ER TY TE

R R AC

TE IVA PR

E D R

WOODGATE DR HARWOOD RD

VINETTA DR

MEIER LN

BOPP RD LINDEMANN RD

KINSTERN DR

TWIN PINE DR

DES PERES DR ARMAT CT

HAVERSHAM PL

LOCKETT RD

ANDUIN CT

NANA LN

LISA LN

LINDEMAN RD

MINDY LN

LOCKETT LN

BEETHOVEN DR

MENDELSOHN DR

EL MT

IRIS LN

WOODF IELD MANOR CT

REE LN

BRYAN AVE

LYNKIRK LN

RD RAYN ER

RY TAY LO

SHERILIN DR

DEVEREAUX DR

KINGS CLIFF RD

STABLE RIDGE LN

SUNNY DR

TALLIE DR

BLASE AVE

RIDGETREE LN

GRUPP R D CT

TRAILCR EST

GD R OU N

DR RAI LS LL A BA

W ESSEX AVE

RIET H TER

GABRIEL DR

VIE

S RA

S OD

KA SS IE RA

70 P I2

WO OD F

IN C

VE SA AM

Legend

SUGAR CREEK RD

I27 0

RIDGE

JANIS LYNN CT

Des Peres City Limits

LARK AVE

Sugar Creek Park

COUCH AVE

U O

EG WIN

S BALLAS RD

FRIEDA AVE

NELDA AVE

ALTUS PL

WIND GROVE RD

JOE AVE

MEYER AVE

PORT ER AVE

COULTER AVE

SHAN

AY CT

CRAIGWOODS DR

DS CT

CRAI

W ROSE HILL AVE CRAIG F OREST LN

KINYON CT

LN IFF CL

G DR

OR N

IS BO

LN OL D

BE ND BIG

GRANDVIEW DR

HARVEY ST

IA R

ROBERT PL

LN BARBE RRY

N PO

LYNDA CT

W GLENWOOD LN

BARBERRY LN

CHEVIOT CT KRAUSWOOD DR

GREENOCK LN

SANDUSKY DR

LODGEHILL DR

COLOGNE LN

CREEK DR

GATE LN

YB MA

BRIAR

LN OK RO

E ET

ARB OR

ST GILES R D

DUBR

VIRGINIA LN

TA M

TOWERVIEW DR

DR S ES T

LONGSTONE LN

S BALLAS R D

RD Y RR FE Y HE RT DO UG

LA KE Y HE RT

ROSEBANK LN

COULTER FRST

CIR

LE NW

OK RBRO CEDA

MONTWOOD LN

BIG BEN D RD

by St. Louis County GIS.

BEN D RD

OA KW

OVERLOOK DR

DE EN

WILDW OOD LN

ODEN

RR FIC provided I District Boundaries C PA ON I UN

THURSBY AVE LAVINIA PL

270

AB ER

§ ¦ ¨

JANET PL

CRAIGVALE CT

FRIAR LN

CK TROSSO

W WOODBINE AVE

MILLBROO K LN

IF AC NP NIO

CULL

DO UG

ENOLA AVE

EH LO

EMMERSON AVE

W WOODBINE AVE

NIRK AVE

BRIARCREEK DR

ANN AVE

BARBY LN

ST AT E

SUNSET AVE

DULEY AVE

B IN RO

R IFIC

IFI PAC

ARMIN DA AVE

RIA

SHIRE LN PEBBLE

TTE

C RR

ARMIN DA AVE

EN B

IO UN

AC NP

N UNIO

REPETTO DR

L DR

EDNA AVE

COZY HIL

SYMPHONY HILL CT

THURSBY DR

A OZ

BOAZ AVE

AVE

Y FE RRY

UNION PACIFIC RR

QUINE

CIF PA

BA CH

DO UG HE RT

VE YA LIL

OL D

BIG

N IO

E AV

Greenbriar Golf Course

GR E

School

E D AV

ENOLA CT

ERO

CIR

CA NY

HOFFMAN AVE

WINDY HILL RD

AN HIGHL

GALWAY DR

ST O

TA BL

CA NY

LA VIL

UG DO

Y RT

SHARI D R

R BA

ST O

Y RR

RID

R ES

DO UG

TATE

HER

SD R

E ST

School Distict Boundaries

WESTVIEW AVE

GREENBRIAR RIDGE DR

LOEHR ESTATES CT

RIA

B EN

BELLE ROSA

E GR

CA RM

COUCH AVE

OW SC T

EHOR

EMBASSY LN

TT RE

WHIT

R TE IVA

LARKSPUR LN

R BA

HORSES HOE DR

SD OW

AD ME

S OR

RT HE

RIDGE

RID

L E HIL

IT WH

ND DIAMO

RT HE

COLONIAL OAK LN

CLEAR BROOK DR

NTE RC

S DR BARRETT SPRING

UG DO

C GE

S DR

UG DO

GRA SSY

WAT

RD FO ER

AP PL

Des Peres Hospital

E CIR

TM EA D

CHAS

TRAIL

HUNTERCREEK RD

RET

ETT

ING CIR

WESTLEDGE CT

HO USE SPRING

GE E RID

YN W

U DB

STON

RID

DES PERES RD

RY KO

WYNDHAM CROSS

GOODSON RD

CT RID

HIC

WILLOW POND CT

WESTLEDGE LN

A IL

RIDG E R

BA R

BA RR

BENT BROOK RD

WYNFIELD PINES CT

BALLAS PARK DR

CA MB CAMBERW ELL CT

STUMP RD

R EL LD ER W

HOLLYHEAD DR

EAST ROYAL CT

CRE EK

TREE TOP LN

PRIVAT E RD HUNTER

Y RT

Y RR FE

V IE

GATEROYAL DR

Phantom Forest Conservation Area

DIN

UG DO

CORNHILL LN

W IN

LYNKIRK DR

FRANCES RD

ST CR OIX CT ST CR OIX CT

OAK BLUFF LN

GREENING LN

BRID LEBROOK LN

KIMKIRK CT

CH RO LIN MAN OR DR

ESS EX

SOUTHLIN DR

WHITECLIFF DR

E AT IV PR

S DR WOOD ETT

NORTHLIN DR

BEN DAVIS LN

POINTE

BA RR

R PA

COLONNADE CTR

DAWNING LN WEST COUN TY C TR

OGE AVE

SARALA RD

WHITE ROCK DR

MINAR CA DR

TOPPING LN FAIROYAL DR

CRESTROYAL CT

W Y

Bittersweet Woods Conservation Area

DOVERGATE DR

HAW THICKET LN

DAM BEAVER

LINDGATE DR

IN OP

BEAVER DAM RD

LORIEN CT

BEAVER DAM RD

Pioneer Park

LILLIAN AVE

KIRKWOOD

PRIVAT E R D

TRAILC

CAMEO CT

MONTOUR DR

BROOKCREEK LN

REST DR

TER R

ESSE X CT

JO N

TT RE

HE S

DEVONSHIRE AVE

WINESAP LN

RD VALLEY

CLAR

R BA

RK FO

LOCKETT RD

MANHATTAN AVE

HUNTERS FIELD R D

BRO OK

E GL

MAN C

A N PL SO

LATIGOS T RL

DUNROYAL D R

E AC

PL A

N JOH

BLACK TWIG LN

SUNNY DR

TRL

ROGER LN

ER R

IA BR

GRANT PL

N SU

HTS HEIG

O LEW TA NG

BOURBON RED DR

KET CRAB THIC

ETT

ON CT

BA RR

HE ST

PELHAM ESTATES DR

FOUR WINDS FARM D R

AMHERST DR

MONTOUR DR

ROCK DR

WINSLOW LN

WHITE ROCK CT

ALHAMBRA AVE

KIRK PLACE DR

ORP INGT

St. Paul Cemetary BALLAS ESTATES DR

OGE C T

PLYM OUTH

L ROYA

ETT

PL A

The Lodge

SARALA PL

MA NC

SWEET D R

GRANDVIEW HTS

SARALA DR DONTAOS DR

BONROYAL D R

VIEW

ETT

DES PERES WOODS CT

G LN

WOOD VALLEY CT

PA R

West County Center

OLD DES PERES RD

L YA RO

SARALA RD

PARK WAY

KENROYAL DR

JONCLIF LN

TOPPIN

IN PO

RD PA

PARKWAY

CENTEROYAL DR

BARRETT

MOVIE DR

SATEEN DR

WESTMARK DR

S RAMP I270

BIG BEN D BLVD

700

1,400

2,800

Feet

April 2015

FIRETHORN DR

PINE HILL DR

DR LLE Y

BREEZERIDGE DR

FAIRBROOK DR

WOODGATE DR

HARWOOD RD

BOPP RD LINDEMANN RD

MEIER LN

BANSBAC H RD KINSTERN DR

TWIN PINE DR

DES PERES DR ARMAT CT

W ESSEX AVE

WOODF IELD MANOR CT

REE LN

EL MT

RT HE

BRYAN AVE

UG DO

Y RR

IRIS LN

CREE LYNKIRK LN

RD RAYN ER

RY TAY LO

1949

S DR

BEETHOVEN DR

UG DO

TY ER

MENDELSOHN DR

LN KB RI AR

Des Peres City Limits

1973

HAVERSHAM PL

LOCKETT RD

NANA LN

LISA LN

MINDY LN

SHERILIN DR

BLASE AVE

KINGS CLIFF RD

SUNNY DR

STABLE RIDGE LN

TRAILCR EST

GD R OU N

DR RAI LS LL A BA

TRAIL

DES PERES RD

RIET H TER

1974

1975

V IE

L E HIL

GABRIEL DR

KA SS IE

WO OD F RIDGE

S OD

1991

IN C

VIE

VE SA AM

1998

SUGAR CREEK RD

I27 0

Sugar Creek Park

TY TE R R AC E D R

1999

LARK AVE

COUCH AVE

FRIEDA AVE

NELDA AVE

ALTUS PL

WIND GROVE RD

JOE AVE

MEYER AVE

PORT ER AVE

S BALLAS RD

COULTER AVE

SHAN

AY CT

CRAIGWOODS DR

DS CT

CRAI

W ROSE HILL AVE CRAIG F OREST LN

KINYON CT

LYNDA CT

LN IFF CL

G DR

OR N

IS BO

LN OL D

BE ND BIG

GRANDVIEW DR

HARVEY ST

IA R

ROBERT PL

GATE LN

BRIAR

BARBE RRY

KRAUSWOOD DR

GREENOCK LN

S BALLAS R D

W GLENWOOD LN

LODGEHILL DR

BARBERRY LN

CHEVIOT CT

SANDUSKY DR

TOWERVIEW DR

CREEK DR

COLOGNE LN

DR S DO UG

HE RT

LA KE

ES T

ARB OR

OK RO

LAVINIA PL

RD Y RR FE Y HE RT DO UG

LONGSTONE LN

YB MA

DUBR

VIRGINIA LN

ROSEBANK LN

E ET

CIR

ST GILES R D

COULTER FRST

DE EN

BIG BEN D RD

THURSBY AVE

TA M

2003 Comprehensive Plan and the city of Des Peres. MONTWOOD LN

CRAIGVALE CT FRIAR LN

TTE

OA KW

OVERLOOK DR

LE NW

OK RBRO CEDA

QUINE

SUNSET AVE

MILLBROO K LN

WILDW OOD LN

CIF PA

RR C IFI provided by C PA

JANET PL

NIRK AVE

AB ER

§ ¦ ¨ 270

CK LN TROSSO

W WOODBINE AVE

BRIARCREEK DR

C PA ION

IFIC

ODEN

N IO

DULEY AVE

W WOODBINE AVE

BARBY LN

ARMIN DA AVE

ST AT E

CULL

B IN RO

SHIRE LN PEBBLE

CIF PA

ANN AVE

ARMIN DA AVE

RIA

IO UN

R IFIC

UNION PACIFIC RR

ON NI

ENOLA AVE

R ES EH

EMMERSON AVE

SD R TATE

HER DO UG

EN B

AC NP

REPETTO DR

L DR

EDNA AVE

COZY HIL

SYMPHONY HILL CT

THURSBY DR

A OZ

R IC R ACIF P N UNIO

AVE

Y FE RRY

BOAZ AVE

BA CH

DO UG HE RT

GR E

D RD BIG BEN

N IO

E AV

Greenbriar Golf Course

VE YA LIL

OL D

Annexation dates

E D AV

ENOLA CT

ERO

CIR

CA NY

HOFFMAN AVE

WINDY HILL RD

AN HIGHL

GALWAY DR

ST O

CA NY

UG DO

TA BL

LA VIL

SHARI D R

R BA

ST O

Y RT

Y RR FE

2011

WESTVIEW AVE

GREENBRIAR RIDGE DR

RID

LOEHR ESTATES CT

RIA

BELLE ROSA

B EN

CA RM

E GR

E ST

JANIS LYNN CT

COUCH AVE

70 P I2

EMBASSY LN

EHOR

MP S RA

RIDGE

Y RR

LYNKIRK DR

OAK BLUFF LN

ST CR OIX CT ST CR OIX CT

LARKSPUR LN

WHIT RD

H TE IVA PR

GREENING LN

HORSES HOE DR

TE IVA

G R

ING CIR WYNDHAM CROSS

GOODSON RD

EK RE NTE RC

OW SC T TM EA D

RET

SD OW

E STON

GRA SSY

AD ME TT RE

R BA

U O DD

AP PL

S OR

RIDGE

RT HE

C GE

CH RO LIN MAN OR DR

ND DIAMO

HO USE

IT WH

S DR BARRETT SPRING

UG DO

ID YR

DOVERGATE DR

WHITECLIFF DR

SOUTHLIN DR

1934

Des Peres Hospital

E CIR

LINDGATE DR

NORTHLIN DR

COLONIAL OAK LN

CLEAR BROOK DR

BALLAS PARK DR

CA MB CAMBERW ELL CT

CT GE

WESTLEDGE CT

SPRING

HUNTERCREEK RD

BA R

CHAS

EG WIN

BENT BROOK RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

R EL LD ER W

HOLLYHEAD DR

EAST ROYAL CT

RID

YN W

WESTLEDGE LN

LORIEN CT

ETT

LILLIAN AVE

ESS EX

A IL

U DB

CAMEO CT

RID

Pioneer Park

CORNHILL LN

KIMKIRK CT

RIDG E R

RY KO

DEVONSHIRE AVE

BEN DAVIS LN

E AT IV PR

CRE EK

HIC

DIN

TER R

FRANCES RD

TREE TOP LN

PRIVAT E RD

HUNTER

E WAT

WILLOW POND CT

W IN

BA RR

HE S

MANHATTAN AVE

LINDEMAN RD

LN TOPPING

DUNROYAL D R

CRESTROYAL CT

GATEROYAL DR

STUMP RD

LOCKETT RD

POINTE

MAN C

GRUPP R D

OGE AVE

SARALA RD

LATIGOS T RL

DONTAOS DR

BONROYAL D R

PARDOROYAL D R

FAIROYAL DR

IN OP

BROOKBEND DR

ESSE X CT

W Y

JERRILEN

GREENING LN

HAW THICKET LN

Phantom Forest Conservation Area

Legend

BRID LEBROOK

S WOOD

RD VALLEY

ETT

PRIVAT E R D

MIDDLEVIEW DR

BAYBERRY LN

WINESAP LN

BROOKCREEK LN

TRAILCREST

DAM BEAVER

MONTOUR DR

HUNTERS FIELD R D

BRO OK

R PA

JO N

BA RR

DEVEREAUX DR

DES PERES WOODS CT

WEST COUN TY C TR

MS SA

E AC

Bittersweet Woods Conservation Area

ER R

BLACK TWIG LN

SUNNY DR

RK FO

BEAVER DAM RD

RID RD RFO

ROGER LN

CLAR

E GL

HE ST

T ET

BOURBON RED DR

D O

GRANT PL

N SU

IA BR

RR BA

FOUR WINDS FARM D R

AMHERST DR

PELHAM ESTATES DR

KET CRAB THIC

PL A

ROCK DR

ETT

N JOH

A N PL SO

ON CT

TRL

PLYM OUTH

L ROYA

O LEW TA NG

WINSLOW LN

ORP INGT

VIEW

HTS HEIG

RIDGETREE LN

OLD DES PERES RD

SARALA RD

ING TO PP

KENROYAL DR

ETT

KIRK PLACE DR

WHITE ROCK CT

LLE Y

ALHAMBRA AVE

CEDAROYAL DR

BA RR

COLONNADE CTR

JONCLIF LN

St. Paul Cemetary BALLAS ESTATES DR

OGE C T

W AL

SWEET D R

GRANDVIEW HTS

SARALA PL

IREN E C T

MA NC

West County Center

The Lodge

PA R

DAWNING LN

SATEEN DR

WESTMARK DR

IN PO

WOOD VALLEY CT

SARALA DR

WESTWIND DR

N BALLAS RD

Edward Jones S RAMP I270

MOVIE DR

Des Peres City Hall

St. Paul Church

PRIVAT E R D

CORPORATE HILL DR

VINETTA DR

KARLIN DR

MU IR WOODS LN BARRETT STATION RD

NICHOLAS LN

PINGRY PL

FAW NVA DEUTSCHMANN LN

GEORGIAN TRL K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN BEDROC

LINDEMERE DR

Y DR

Des Peres Park

URT DR POWE RSCO

IAL DR

THORNHILL CT

KENDON DR

OO D

J J KELLEY MEMOR

THORNHILL DR

ENT ST

LE NVAL FAW

ST CLEM

BALLAS MEADOWS DR

SERAMA DR

HARW

PRIVAT E R D

ELAINE DR

CHRISTINE AVE

FLUSHING MEADOWS DR

LAWNWOOD DR

TOPPING WOODS ESTATE DR

BOPP RD

TOPPING WAY DR

FAWNRIDGE DR

RIDG E

St. Clement of Rome Church

WENDOVER

HIDDEN CREEK CT

BROOKWOOD RD

DEER TRACKS TRL

HIGH OAK RD

TOPPING MANOR DR

FAW NVA

CLAYCHESTER DR

WI ND

PRIVAT E R D

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

LOCKETT LN

OAK VALLEY DR

SPRINGDALE LN

WEDGETON LN

CENTEROYAL DR

Y DR

BRIARBROOK TRL

CREEKHAVEN DR

PRIVAT E R D

LAUREL OAK DR

FOLKSTON E DR

MA NO R DR

MORRIS PLACE LN

FAW NVAL LE

BE RK LE Y

BORCHERDING LN

GRAY DR

BOPP RD CAMBERLY RD

ROTH DR

CANDLEWICK DR

IRONSTONE RD

POINT OAK DR

TALLIE DR

DREXEL HILL DR

ANDRE DR

MARLANN DR

O KN

TREARCY LN

S ST ACRE

TOPPING PLACE DR

CLEEK CT

ANDUIN CT

ING TO PP IS

DREXEL HILL CT

§ ¦ ¨ 270

POINT OAK RD

REKART LN

OLD COLONY LN

PL A ETT

DIVOT DR

LONGROVE LN

POST OAK RD

N BALLAS RD

S MA

PARK WAY

WILLOW LEAF DR

BELLE MEADE RD

CHALTE NHAM

WINDMOOR PL

HUNTBRIDGE LN

WOODLARK LN

BARRETT

EAST DR

LN RN

BALWYCK LN

ICO

HORTON LN

BOPP RD

TOPPING RD

HUNTBRIDGE FOREST DR

DOUBLETREE LN

S TOPPING ESTATES DR

MASON KNOLL RD

IP IT

HARFLO LN

ECKELMANN LN RANCH LN

MEAUX MART LN

EN D

PUTTER LN

CRYSTAL DR

TOPPING RD

TOPPING ESTATES

SE R

BEDFORD DR

SPRING DR

DUBON LN

FEATHERSTONE DR

COUNTRYSIDE LN

LAKEVIEW DR

GAILCREST LN

BALLAS WOOD S CT

DUNMORR DR

T C AD E H KS AW

HAWTHORNE EST

HILLS LN

Des Peres 2015 Comprehensive Plan Update KENT MANOR DR

BARNBRIDGE RD

Y RD CEDAR VALLE

DES PERE S RD

COUNTRY LIFE ACRES ST

DWS

COUNTRY CLUB DR

OAK DR

HIGHLAND POINTE DR

COPPERSMITH CT

CLAY TON

TOPPING M

PRIVAT E R D

CARBERRY PL

BALLAS CT

Exhibit 4 Historical Growth Patterns

Y LN

TAUNTON CT

DRY RIDGE RD

M AN

GRANDVIEW DR

TA M

CLAYTON PLAC E D R

TE IVA PR

WESTMOOR PL

CHAPEL HILL EST

BIG BEN D BLVD

700

1,400

2,800

Feet

April 2015

CLEEK CT

FIRETHORN DR

WILLOW LEAF DR

BELLE MEADE RD

LONGROVE LN

CHALTE NHAM

BRIARBROOK TRL

DR LLE Y

WESTWIND DR

N BALLAS RD

FAW NVA

LLE Y

BANSBAC H RD

PRIVAT E R D

W AL

D O

BREEZERIDGE DR

KARLIN DR

Y DR

Des Peres City Hall

St. Paul Church

Edward Jones

PINGRY PL

LE NVAL FAW

NICHOLAS LN CORPORATE HILL DR

LINDEMERE DR

DEUTSCHMANN LN

GEORGIAN TRL K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN BEDROC

URT DR POWE RSCO

IAL DR

Des Peres Park

OO D

J J KELLEY MEMOR

THORNHILL CT

BALLAS MEADOWS DR

SERAMA DR

KENDON DR HARW

THORNHILL DR

ST CLEM ENT

FAIRBROOK DR

WENDOVER

ELAINE DR

CHRISTINE AVE

FLUSHING MEADOWS DR

PRIVAT E R D

LAWNWOOD DR

TOPPING WOODS ESTATE DR

DEER TRACKS TRL

HIDDEN CREEK CT

TOPPING WAY DR

BOPP RD

TOPPING MANOR DR

FAWNRIDGE DR

BREEZERIDGE DR

St. Clement of Rome Church

WEDGETON LN PRIVAT E R D BROOKWOOD RD

FAW NVA

CLAYCHESTER DR

PRIVAT E R D

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

RIDG E

OAK VALLEY DR

SPRINGDALE LN

TOPPING PLACE DR

PINE HILL DR

Y DR

LAUREL OAK DR

FAW NVAL LE

MA NO R DR

CREEKHAVEN DR

OLD COLONY LN

BARRETT STATION RD

GRAY DR

BOPP RD

ROTH DR

BOPP RD

BE RK LE Y

BORCHERDING LN

MORRIS PLACE LN

WI ND

S ST ACRE

IRONSTONE RD

POINT OAK DR

MARLANN DR

O KN

DREXEL HILL DR

ANDRE DR

FOLKSTON E DR

ING TO PP IS

TREARCY LN

CAMBERLY RD

§ ¦ ¨ 270

POINT OAK RD

REKART LN

CANDLEWICK DR

POST OAK RD

N BALLAS RD

S MA

MU IR WOODS LN

DIVOT DR

LN RN

BALWYCK LN

DREXEL HILL CT

HUNTBRIDGE LN

WOODLARK LN

HIGH OAK RD

EAST DR

DOUBLETREE LN

ICO

HORTON LN

WINDMOOR PL

TOPPING RD

HUNTBRIDGE FOREST DR

IP IT

ECKELMANN LN RANCH LN

S TOPPING ESTATES DR

MASON KNOLL RD

EN D

PUTTER LN GAILCREST LN

CRYSTAL DR

SPRING DR HARFLO LN

MEAUX MART LN

SE R

BEDFORD DR

TOPPING RD

TOPPING ESTATES

FEATHERSTONE DR

COUNTRYSIDE LN

LAKEVIEW DR

HAWTHORNE EST

BALLAS WOOD S CT

DUBON LN

KENT MANOR DR

COUNTRY CLUB DR

DUNMORR DR

T C AD E H KS AW

HILLS LN

Des Peres 2015 Comprehensive Plan Update

BARNBRIDGE RD

Y RD CEDAR VALLE

DES PERE S RD

COUNTRY LIFE ACRES ST

DWS

CLAY TON

TOPPING M

PRIVAT E R D

COPPERSMITH CT

OAK DR

HIGHLAND POINTE DR

Exhibit 5 Housing Built Within Last 10 Years

Y LN

TAUNTON CT

DRY RIDGE RD

M AN

CARBERRY PL

BALLAS CT

GRANDVIEW DR

TA M

CLAYTON PLAC E D R

TE IVA PR

WESTMOOR PL

CHAPEL HILL EST

MIDDLEVIEW DR

BAYBERRY LN

JERRILEN

IREN E C T

BROOKBEND DR

ER TY TE

R R AC

TE IVA PR

E D R

WOODGATE DR HARWOOD RD

VINETTA DR

MEIER LN

BOPP RD LINDEMANN RD

KINSTERN DR

TWIN PINE DR

DES PERES DR

HAVERSHAM PL

LOCKETT RD

ANDUIN CT

LISA LN

MINDY LN

LOCKETT LN

BEETHOVEN DR

KB RI AR CREE

SHERILIN DR

REE LN

BRYAN AVE

RD RAYN ER

RY TAY LO

MENDELSOHN DR

LYNKIRK LN

COLONIAL OAK LN

IRIS LN

EL MT

ARMAT CT

KINGS CLIFF RD

NANA LN

TALLIE DR

BLASE AVE

GRUPP R D STABLE RIDGE LN

SUNNY DR

TRAILCR EST

GD R OU N

DR RAI LS LL A BA

WYNDHAM CROSS

Residential

RIET H TER

L E HIL

GABRIEL DR

VIE

S OD

KA SS IE

WO OD F RIDGE

IN C

VE SA AM

70 P I2

SUGAR CREEK RD

JANIS LYNN CT S RA

I27 0

LARK AVE

S BALLAS RD

COUCH AVE

FRIEDA AVE

NELDA AVE

ALTUS PL

WIND GROVE RD

JOE AVE

MEYER AVE

PORT ER AVE

COULTER AVE

SHAN

AY CT

CRAIGWOODS DR

DS CT

CRAI

W ROSE HILL AVE CRAIG F OREST LN

KINYON CT

LN IFF CL

G DR

OR N

IS BO

OL D

BE ND BIG

GRANDVIEW DR

HARVEY ST

ROBERT PL

GREENOCK LN

BARBE RRY

LYNDA CT

W GLENWOOD LN

BARBERRY LN

CHEVIOT CT

SANDUSKY DR

LODGEHILL DR

TOWERVIEW DR

COLOGNE LN

KRAUSWOOD DR

N PO

IA R

GATE LN

YB MA

BRIAR

LN OK RO

E ET

TA M

CREEK DR

ST GILES R D

DUBR

VIRGINIA LN

ARB OR

DR S ES T

OK RBRO CEDA

LONGSTONE LN

S BALLAS R D

R ES EH

RD Y RR FE Y HE RT DO UG

LA KE Y HE RT DO UG

ROSEBANK LN

COULTER FRST

CIR

BIG BEN D RD

ODEN

MONTWOOD LN

LE NW

CULL

OA KW

DE EN

WILDW OOD LN

Building data was taken from RR infill housing data provided by C IFI St. Louis County GIS. the city of Des PeresCand OVERLOOK DR

THURSBY AVE LAVINIA PL

270

AB ER

§ ¦ ¨

JANET PL

CRAIGVALE CT

FRIAR LN

CK TROSSO

W WOODBINE AVE

MILLBROO K LN

IF AC NP NIO

SUNSET AVE

TTE

ENOLA AVE

SD R TATE

HER DO UG

EMMERSON AVE

W WOODBINE AVE

NIRK AVE

BRIARCREEK DR

ANN AVE

BARBY LN

ST AT E

SHIRE LN PEBBLE

QUINE

DULEY AVE

B IN RO

IFI PAC

ARMIN DA AVE

RIA

R IFIC

UNION PACIFIC RR

C RR

ARMIN DA AVE

EN B

IO UN

AC NP

N UNIO

REPETTO DR

L DR

EDNA AVE

COZY HIL

SYMPHONY HILL CT

THURSBY DR

A OZ

BOAZ AVE

AVE

Y FE RRY

ON NI

CIF PA

BA CH

DO UG HE RT

GR E

BIG

N IO

E AV

Greenbriar Golf Course

VE YA LIL

OL D

BEN D RD

E D AV

ENOLA CT

ERO

CIR

CA NY

HOFFMAN AVE

WINDY HILL RD

AN HIGHL

GALWAY DR

ST O

TA BL

CA NY

LA VIL

UG DO

Y RT

SHARI D R

R BA

ST O

Y RR

WESTVIEW AVE

GREENBRIAR RIDGE DR

RID

LOEHR ESTATES CT

RIA

BELLE ROSA

B EN

CA RM

E GR

E ST

Sugar Creek Park

EHOR

WOODF IELD MANOR CT

COUCH AVE

U O

EG WIN

ING CIR

OW SC T

W ESSEX AVE

EMBASSY LN

TT RE

WHIT

R TE IVA

LARKSPUR LN

R BA

HORSES HOE DR

SD OW

AD ME

S OR

RT HE

RIDGE

RT HE

S DR

UG DO

IT WH

ND DIAMO

RID

COLONNADE CTR

DAWNING LN

CLEAR BROOK DR STUMP RD

NTE RC

S DR BARRETT SPRING

UG DO

C GE

TRAIL

Residential Built Within the Last 10 Years

GRA SSY

WAT

RD FO ER

AP PL

Des Peres Hospital

E CIR

TM EA D

CHAS

RET

ETT

HUNTERCREEK RD

BA R

BA RR

GE E RID

STON

RID

CORNHILL LN

Des Peres City Limits

HO USE SPRING

DES PERES RD

RY KO

U DB

UG DO

Y RT

Y RR FE

V IE

CT RID

HIC

WESTLEDGE CT

YN W

WESTLEDGE LN

RIDG E R

WILLOW POND CT

LYNKIRK DR

KIMKIRK CT

ST CR OIX CT ST CR OIX CT

FRANCES RD

CRE EK

A IL

TREE TOP LN

PRIVAT E RD HUNTER

GREENING LN

OAK BLUFF LN

Phantom Forest Conservation Area

CH RO LIN MAN OR DR

DIN

SOUTHLIN DR

GREENING LN

Legend

BALLAS PARK DR

CA MB CAMBERW ELL CT

S DR WOOD ETT

W IN

WHITECLIFF DR

ESS EX

NORTHLIN DR

BEN DAVIS LN

E AT IV PR

DOVERGATE DR

POINTE

BA RR

GOODSON RD

W Y

Bittersweet Woods Conservation Area

R PA

BENT BROOK RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

R EL LD ER W

HOLLYHEAD DR

EAST ROYAL CT

HAW THICKET LN

DAM BEAVER

LINDGATE DR

LINDEMAN RD

LN TOPPING

DUNROYAL D R

FAIROYAL DR

CRESTROYAL CT

GATEROYAL DR

BEAVER DAM RD

LORIEN CT

JO N

TT RE

BEAVER DAM RD

CAMEO CT

ESSE X CT

CLAR

R BA

E GL

TRAILC

Pioneer Park

IN OP

PRIVAT E R D

REST DR

BROOKCREEK LN

A N PL SO

TER R

LILLIAN AVE

PL A

N JOH

RK FO

HE S

DEVONSHIRE AVE

MONTOUR DR

BRID LEBROOK

TRL

LOCKETT RD

MANHATTAN AVE

WINESAP LN

RD VALLEY

IA BR

MAN C

HUNTERS FIELD R D

BRO OK

HTS HEIG

O LEW TA NG

E AC

ETT

SUNNY DR

BA RR

BLACK TWIG LN

BOURBON RED DR

KET CRAB THIC

ROCK DR

ETT

PL A

ON CT

ETT

PLYM OUTH

L ROYA

ORP INGT

VIEW

KENROYAL DR

ROGER LN

PELHAM ESTATES DR

FOUR WINDS FARM D R

GRANT PL

MONTOUR DR

AMHERST DR

CEDAROYAL DR

WHITE ROCK CT

ER R

PARK WAY

WINSLOW LN

OGE C T

HE ST

N SU

BARRETT

KIRK PLACE DR

OGE AVE

SARALA RD

LATIGOS T RL

DONTAOS DR

PARDOROYAL D R

BONROYAL D R

CENTEROYAL DR

BALLAS ESTATES DR

SARALA PL

ALHAMBRA AVE

DEVEREAUX DR

MS SA

DES PERES WOODS CT

WEST COUN TY C TR

SARALA RD

ING TO PP

The Lodge

St. Paul Cemetary

GRANDVIEW HTS

SARALA DR

MA NC

SWEET D R

RIDGETREE LN

WOOD VALLEY CT

PA R

West County Center

OLD DES PERES RD

IN PO

JONCLIF LN

MOVIE DR

SATEEN DR

WESTMARK DR

S RAMP I270

BIG BEN D BLVD

700

1,400

2,800

Feet

April 2015

DIVOT DR

FIRETHORN DR

WILLOW LEAF DR

BELLE MEADE RD

LONGROVE LN

CHALTE NHAM

BRIARBROOK TRL

DR LLE Y

WESTWIND DR

N BALLAS RD

FAW NVA

LLE Y

BANSBAC H RD

PRIVAT E R D

W AL

D O

BREEZERIDGE DR

KARLIN DR

Y DR

Des Peres City Hall

St. Paul Church

Edward Jones

PINGRY PL

LE NVAL FAW

NICHOLAS LN CORPORATE HILL DR

LINDEMERE DR

DEUTSCHMANN LN

GEORGIAN TRL K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN BEDROC

URT DR POWE RSCO

IAL DR

Des Peres Park

OO D

J J KELLEY MEMOR

THORNHILL CT

BALLAS MEADOWS DR

SERAMA DR

KENDON DR HARW

THORNHILL DR

ST CLEM ENT

FAIRBROOK DR

WENDOVER

ELAINE DR

CHRISTINE AVE

FLUSHING MEADOWS DR

PRIVAT E R D

LAWNWOOD DR

TOPPING WOODS ESTATE DR

DEER TRACKS TRL

HIDDEN CREEK CT

TOPPING WAY DR

BOPP RD

TOPPING MANOR DR

FAWNRIDGE DR

BREEZERIDGE DR

St. Clement of Rome Church

WEDGETON LN PRIVAT E R D BROOKWOOD RD

FAW NVA

CLAYCHESTER DR

PRIVAT E R D

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

RIDG E

OAK VALLEY DR

SPRINGDALE LN

TOPPING PLACE DR

PINE HILL DR

Y DR

LAUREL OAK DR

FAW NVAL LE

MA NO R DR

CREEKHAVEN DR

OLD COLONY LN

BARRETT STATION RD

GRAY DR

BOPP RD

ROTH DR

BOPP RD

BE RK LE Y

BORCHERDING LN

MORRIS PLACE LN

WI ND

S ST ACRE

IRONSTONE RD

POINT OAK DR

MARLANN DR

O KN

DREXEL HILL DR

ANDRE DR

FOLKSTON E DR

ING TO PP IS

TREARCY LN

CAMBERLY RD

§ ¦ ¨ 270

POINT OAK RD

REKART LN

CANDLEWICK DR

POST OAK RD

N BALLAS RD

S MA

MU IR WOODS LN

EAST DR

LN RN

BALWYCK LN

DREXEL HILL CT

HUNTBRIDGE LN

WOODLARK LN

HIGH OAK RD

CLEEK CT

PUTTER LN GAILCREST LN

DOUBLETREE LN

ICO

HORTON LN

WINDMOOR PL

TOPPING RD

HUNTBRIDGE FOREST DR

IP IT

ECKELMANN LN RANCH LN

S TOPPING ESTATES DR

MASON KNOLL RD

EN D

LAKEVIEW DR

HAWTHORNE EST

CRYSTAL DR

MEAUX MART LN

SE R

COUNTRYSIDE LN

HARFLO LN

TOPPING RD

TOPPING ESTATES

FEATHERSTONE DR

BEDFORD DR

SPRING DR

DUBON LN

KENT MANOR DR

BARNBRIDGE RD

Y RD

DES PERE S RD

COUNTRY LIFE ACRES ST

CEDAR VALLE

BALLAS WOOD S CT

DUNMORR DR

Des Peres 2015 Comprehensive Plan Update

COUNTRY CLUB DR

OAK DR

HIGHLAND POINTE DR

DWS

HILLS LN

TOPPING M

PRIVAT E R D

COPPERSMITH CT

CLAY TON

Exhibit 6 Existing Land Use

Y LN

TAUNTON CT

DRY RIDGE RD

M AN

CARBERRY PL

BALLAS CT

GRANDVIEW DR

TA M

CLAYTON PLAC E D R

TE IVA PR

WESTMOOR PL

CHAPEL HILL EST

MIDDLEVIEW DR

BAYBERRY LN

JERRILEN

IREN E C T

BROOKBEND DR

TE R R AC E D R

WOODGATE DR HARWOOD RD

VINETTA DR

MEIER LN

BOPP RD LINDEMANN RD

KINSTERN DR

TWIN PINE DR

DES PERES DR

HAVERSHAM PL

LOCKETT RD

ANDUIN CT

LISA LN

MINDY LN

LOCKETT LN

SHERILIN DR

BEETHOVEN DR

MENDELSOHN DR

COLONIAL OAK LN

KB RI AR

CREE

IRIS LN

Mixed-Use

WOODF IELD MANOR CT

REE LN

BRYAN AVE

LYNKIRK LN

RD RAYN ER

RY TAY LO

W ESSEX AVE

EL MT

ARMAT CT

KINGS CLIFF RD

NANA LN

TALLIE DR

BLASE AVE

GRUPP R D SUNNY DR

STABLE RIDGE LN

TRAILCR EST

GD R OU N

DR RAI LS LL A BA

RIET H TER

Professional Office

L E HIL

GABRIEL DR

Medical Office VIE

S OD

KA SS IE

Financial Institutions

WO OD F RIDGE

IN C

VE SA AM

S RA

70 P I2

Service

SUGAR CREEK RD

I27 0

JANIS LYNN CT

Restaurant / Bar

LARK AVE

COUCH AVE

TY TE IVA PR

Sugar Creek Park

EHOR

N PO

FRIEDA AVE

NELDA AVE

JOE AVE

MEYER AVE

PORT ER AVE

COULTER AVE

AY CT

DS CT

CRAI

W ROSE HILL AVE CRAIG F OREST LN

KINYON CT

LYNDA CT

G DR

Vacant / Undeveloped Lot

OL D

BE ND BIG

GRANDVIEW DR

HARVEY ST

IA R

ALTUS PL

WIND GROVE RD

ENOLA AVE

IFF CL OR N TH

IS BO

ROBERT PL

LN BARBE RRY

KRAUSWOOD DR

GREENOCK LN

LONGSTONE LN

YB MA

GATE LN

BARBERRY LN

W GLENWOOD LN

CHEVIOT CT

SANDUSKY DR

ROSEBANK LN

BRIAR

LN OK RO

E ET

TOWERVIEW DR

ST GILES R D

Utility

SHAN

DUBR

VIRGINIA LN

COLOGNE LN

TA M

CREEK DR

ARB OR

LODGEHILL DR

DR S ES T

S BALLAS RD

RD Y RR FE Y HE RT DO UG

LA KE Y HE RT DO UG

during field survey conducted May 12-14, 2014. MONTWOOD LN

LE NW

COULTER FRST

CIR

OK RBRO CEDA

BIG BEN D RD

OA KW

ODEN

BEN D RD

WILDW OOD LN

SUNSET AVE

OVERLOOK DR

THURSBY AVE

Park / Recreation S BALLAS R D

270

DE EN

§ ¦ ¨

AB ER

CK TROSSO

CRAIGVALE CT

FRIAR LN

ANN AVE

MILLBROO K LN

IF AC NP NIO

NIRK AVE

Common Ground

JANET PL

LAVINIA PL

Industrial

BRIARCREEK DR

CULL

RR FIC I Land Uses observed C PA ON I UN TTE

DULEY AVE

Public / Semi-Public / Institutional

W WOODBINE AVE

BARBY LN

ST AT E

SHIRE LN PEBBLE

QUINE

CIF PA

B IN RO

W WOODBINE AVE

ARMIN DA AVE

RIA

IFI PAC

ARMIN DA AVE

EN B

R IFIC

UNION PACIFIC RR

BIG

N IO

CRAIGWOODS DR

EMMERSON AVE

EH LO

IO UN

AC NP

N UNIO

REPETTO DR

L DR

EDNA AVE

COZY HIL

SYMPHONY HILL CT

THURSBY DR

A OZ

C RRLight AVE

Y FE RRY

BOAZ AVE

BA CH

DO UG HE RT

VE YA LIL

OL D

E AV

Greenbriar Golf Course

GR E

Existing

E D AV

Mixed Commercial Uses

ENOLA CT

ERO

CIR

CA NY

HOFFMAN AVE

WINDY HILL RD

AN HIGHL

GALWAY DR

ST O

TA BL

CA NY

LA VIL

UG DO

Y RT

SHARI D R

R BA

ST O

Y RR

RID

R ES

DO UG

TATE

HER

SD R

E ST

Retail

WESTVIEW AVE

GREENBRIAR RIDGE DR

LOEHR ESTATES CT

RIA

B EN

BELLE ROSA

E GR

CA RM

COUCH AVE

EMBASSY LN

WHIT

R TE IVA

Y RR FE

LARKSPUR LN

OW SC T

RT HE

Y RT

HORSES HOE DR

TT RE

SD OW

R BA

AD ME

AP PL

DR U O

EG WIN

S OR

S DR

RIDGE

RT HE

Multi-Family

TRAIL

UG DO

IT WH

ND DIAMO

ING CIR WYNDHAM CROSS

NTE RC

S DR BARRETT SPRING

UG DO

C GE

GE E RID

GRA SSY

WAT

RID

HO USE SPRING

Des Peres Hospital

E CIR

TM EA D

CHAS

RET

ETT

STON

CORNHILL LN

U DB

UG DO

Single-Family

KIMKIRK CT

V IE

RID

DES PERES RD

RY KO

HUNTERCREEK RD

BA R

BA RR

RD FO ER

COLONNADE CTR

DAWNING LN

CLEAR BROOK DR STUMP RD

BALLAS PARK DR

CA MB CAMBERW ELL CT

CT RID

HIC

YN W

WESTLEDGE CT

WILLOW POND CT

WESTLEDGE LN

RIDG E R

A IL

ST CR OIX CT

LYNKIRK DR

OAK BLUFF LN

ST CR OIX CT

Des Peres City Limits Agricultural

CRE EK

GREENING LN

FRANCES RD

TREE TOP LN

PRIVAT E RD HUNTER

CH RO LIN MAN OR DR

Phantom Forest Conservation Area

DIN

SOUTHLIN DR

CT W IN

WHITECLIFF DR

ESS EX

S DR WOOD ETT

NORTHLIN DR

GREENING LN

E AT IV PR

DOVERGATE DR

POINTE

BA RR

GOODSON RD

W Y

Bittersweet Woods Conservation Area

R PA

BENT BROOK RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

R EL LD ER W

HOLLYHEAD DR

EAST ROYAL CT

HAW THICKET LN

DAM BEAVER

LINDEMAN RD

LN TOPPING

DUNROYAL D R

FAIROYAL DR

CRESTROYAL CT

GATEROYAL DR

BEAVER DAM RD

LORIEN CT

JO N

TT RE

CAMEO CT

ESSE X CT

CLAR

R BA

E GL

BEAVER DAM RD

Pioneer Park

IN OP

PRIVAT E R D

TRAILC

BROOKCREEK LN

REST DR

TER R

LINDGATE DR

A N PL SO

HE S

LILLIAN AVE

BEN DAVIS LN

PL A

N JOH

RK FO

LOCKETT RD

MANHATTAN AVE

MONTOUR DR

BRID LEBROOK

TRL

MAN C

WINESAP LN

RD VALLEY

IA BR

DEVONSHIRE AVE

Legend

HUNTERS FIELD R D

BRO OK

HTS HEIG

O LEW TA NG

E AC

ETT

SUNNY DR

BA RR

BLACK TWIG LN

BOURBON RED DR

KET CRAB THIC

ROCK DR

ETT

PL A

ON CT

ETT

PLYM OUTH

L ROYA

ORP INGT

VIEW

KENROYAL DR

ROGER LN

PELHAM ESTATES DR

FOUR WINDS FARM D R

GRANT PL

MONTOUR DR

AMHERST DR

CEDAROYAL DR

WHITE ROCK CT

ER R

PARK WAY

WINSLOW LN

OGE C T

HE ST

N SU

BARRETT

KIRK PLACE DR

OGE AVE

SARALA RD

LATIGOS T RL

DONTAOS DR

PARDOROYAL D R

BONROYAL D R

CENTEROYAL DR

BALLAS ESTATES DR

SARALA PL

ALHAMBRA AVE

DEVEREAUX DR

MS SA

DES PERES WOODS CT

WEST COUN TY C TR

SARALA RD

ING TO PP

The Lodge

St. Paul Cemetary

GRANDVIEW HTS

SARALA DR

MA NC

SWEET D R

RIDGETREE LN

WOOD VALLEY CT

PA R

West County Center

OLD DES PERES RD

IN PO

JONCLIF LN

MOVIE DR

SATEEN DR

WESTMARK DR

S RAMP I270

BIG BEN D BLVD

700

1,400

2,800

Feet

April 2015

DIVOT DR

FIRETHORN DR

LONGROVE LN

BRIARBROOK TRL

DR LLE Y

WESTWIND DR

N BALLAS RD

FAW NVA

LLE Y

BANSBAC H RD

PRIVAT E R D

W AL

D O

BREEZERIDGE DR

KARLIN DR

Y DR

Des Peres City Hall

St. Paul Church

Edward Jones

PINGRY PL

LE NVAL FAW

NICHOLAS LN CORPORATE HILL DR

LINDEMERE DR

DEUTSCHMANN LN

GEORGIAN TRL K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN BEDROC

URT DR POWE RSCO

IAL DR

Des Peres Park

OO D

J J KELLEY MEMOR

THORNHILL CT

BALLAS MEADOWS DR

SERAMA DR

KENDON DR HARW

THORNHILL DR

ST CLEM ENT

FAIRBROOK DR

WENDOVER

ELAINE DR

CHRISTINE AVE

FLUSHING MEADOWS DR

PRIVAT E R D

LAWNWOOD DR

TOPPING WOODS ESTATE DR

DEER TRACKS TRL

HIDDEN CREEK CT

TOPPING WAY DR

BOPP RD

TOPPING MANOR DR

FAWNRIDGE DR

BREEZERIDGE DR

St. Clement of Rome Church

WEDGETON LN PRIVAT E R D

FAW NVA

CLAYCHESTER DR

PRIVAT E R D

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

RIDG E

OAK VALLEY DR

SPRINGDALE LN

BROOKWOOD RD

PINE HILL DR

Y DR

LAUREL OAK DR

FAW NVAL LE

MA NO R DR

CREEKHAVEN DR

TOPPING PLACE DR

BARRETT STATION RD

GRAY DR

BOPP RD

ROTH DR

BOPP RD

BE RK LE Y

BORCHERDING LN

MORRIS PLACE LN

WI ND

S ST ACRE

IRONSTONE RD

POINT OAK DR

MARLANN DR

O KN

DREXEL HILL DR

ANDRE DR

FOLKSTON E DR

ING TO PP IS

TREARCY LN

CAMBERLY RD

§ ¦ ¨ 270

POINT OAK RD

REKART LN

CANDLEWICK DR

POST OAK RD

N BALLAS RD

S MA

MU IR WOODS LN

WILLOW LEAF DR

BELLE MEADE RD

CHALTE NHAM

DREXEL HILL CT

HUNTBRIDGE LN

WOODLARK LN

HIGH OAK RD

EAST DR

LN RN

BALWYCK LN

OLD COLONY LN

MIDDLEVIEW DR

BAYBERRY LN

JERRILEN

IREN E C T

BROOKBEND DR

SUGAR CREEK RD

S BALLAS RD

ARMIN DA AVE

HARWOOD RD

MEIER LN HAVERSHAM PL

LOCKETT RD

ANDUIN CT

NANA LN

LISA LN

MINDY LN

LOCKETT LN

SHERILIN DR

BEETHOVEN DR

MENDELSOHN DR

REE LN

BRYAN AVE

IRIS LN

EL MT

EMBASSY LN

COUCH AVE

ENOLA AVE

LAVINIA PL ARMIN DA AVE

BARBY LN

LN IFF CL

SHAN

AY CT

DS CT

CRAI

W ROSE HILL AVE

G DR

OR N

IS BO

OL D

BE ND BIG

GRANDVIEW DR

HARVEY ST

LN BARBE RRY

LN REPETTO DR

W GLENWOOD LN

LODGEHILL DR

BARBERRY LN

CHEVIOT CT

SANDUSKY DR

GREENOCK LN

COLOGNE LN

CREEK DR

TOWERVIEW DR

DR S ES T

ARB OR

KRAUSWOOD DR

IA R

N PO

LONGSTONE LN

YB MA

GATE LN

E ET

DUBR

VIRGINIA LN

TA M

ROSEBANK LN

BRIAR

LN OK RO

EDNA AVE

RD Y RR FE Y HE RT DO UG

LA KE Y HE RT DO UG

ST GILES R D

COULTER FRST

CIR

THURSBY AVE

DE EN

JANET PL

CRAIGVALE CT

FRIAR LN

BIG BEN D RD

OK RBRO CEDA

MONTWOOD LN

LE NW

MILLBROO K LN

OA KW OVERLOOK DR

TTE

SUNSET AVE

ODEN

QUINE

WILDW OOD LN

CULL

ON NI

C PA

C IFI

THURSBY DR

270

"C-5" Special Business District

AB ER

CK TROSSO

NIRK AVE

ANN AVE

SHIRE LN PEBBLE

IF AC NP NIO

BRIARCREEK DR

§ ¦ ¨

UNION PACIFIC RR

DULEY AVE

"C-4" Planned Commercial District

S BALLAS R D

SYMPHONY HILL CT

W WOODBINE AVE

CIF PA

B IN RO

ST AT E

IFI PAC

AVE

N UNIO

C RR

BA CH

RIA

R IFIC

E AV

EN B

IO UN

AC NP

BOAZ AVE

N IO

"C-3" Office Building District

BIG

E D AV

VE YA LIL

AN HIGHL

L DR

GR E

BEN D RD

ENOLA CT

ALTUS PL

EMMERSON AVE

SD R TATE R ES EH LO

LARK AVE

Commercial "C-2" District

HOFFMAN AVE

WINDY HILL RD

CIR

CA NY

COUCH AVE

ES AT

WESTVIEW AVE

Greenbriar Golf Course

COZY HIL

VE SA AM

Commercial "C-1" District

LARKSPUR LN

RID

A OZ

Residential "F" District

E ST TY HER DO UG

Y FE RRY

TALLIE DR

RIET H TER

RIDGE

IN C

I27 0

GREENBRIAR RIDGE DR

RIA

GALWAY DR

B EN

DO UG HE RT

WOODGATE DR

DES PERES DR ARMAT CT

KB RI AR

CREE LYNKIRK LN

RD RAYN ER

RY TAY LO

CT KA SS IE

WO OD F

E GR

LA VIL

ST O

OL D

Commercial "C-1A" District

R BA

CA NY

S OD

JANIS LYNN CT S RA

ERO

Residential "E" District

SHARI D R

TA BL

FRIEDA AVE

UG DO

Y RT

ROBERT PL

ST O

Y RR

VINETTA DR

BOPP RD LINDEMANN RD

KINSTERN DR

TWIN PINE DR

BLASE AVE

KINGS CLIFF RD

SUNNY DR

STABLE RIDGE LN

TRAILCR EST

GD R OU N

DR RAI LS LL A BA

VIE

CRAIG F OREST LN

LOEHR ESTATES CT

Residential "D" District

NELDA AVE

GABRIEL DR

CRAIGWOODS DR

BELLE ROSA

W ESSEX AVE

HORSES HOE DR

Residential "B" District

WIND GROVE RD

TE RD

JOE AVE

TY TE IVA PR

WOODF IELD MANOR CT

KINYON CT

Sugar Creek Park

RT HE

MEYER AVE

EHOR

COULTER AVE

WHIT

R TE IVA

PORT ER AVE

OW SC T

70 P I2

LYNDA CT

TT RE

SD OW

R BA

AD ME

S OR

DR U O

EG WIN

L E HIL

S DR

Y RT

Y RR FE

Residential "AA" District

RIDGE

RT HE

TRAIL

UG DO

IT WH

ND DIAMO

ING CIR

NTE RC

S DR BARRETT SPRING

UG DO

C GE

GE E RID

GRA SSY

WAT

RID

AP PL

Des Peres Hospital

E CIR

TM EA D

CHAS

Residential "A" District STON

HUNTERCREEK RD

RET

ETT

KIMKIRK CT

U DO

CORNHILL LN

V IE

HO USE SPRING

DES PERES RD

RID

WYNDHAM CROSS

GOODSON RD

RY KO

U DB

LYNKIRK DR

OAK BLUFF LN

ST CR OIX CT ST CR OIX CT

COLONIAL OAK LN

CLEAR BROOK DR STUMP RD

BALLAS PARK DR

CA MB CAMBERW ELL CT

CT RID

HIC

WESTLEDGE CT

YN W

WESTLEDGE LN

RIDG E R

BA R

BA RR

BENT BROOK RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

R EL LD ER W

HOLLYHEAD DR

EAST ROYAL CT

CRE EK

A IL

WILLOW POND CT

GREENING LN

FRANCES RD

TREE TOP LN

PRIVAT E RD HUNTER

CH RO LIN MAN OR DR

E Des Peres City Limits GH

Phantom Forest Conservation Area

SOUTHLIN DR

DIN

LINDEMAN RD

LN TOPPING

DUNROYAL D R

FAIROYAL DR

CRESTROYAL CT

GATEROYAL DR

S DR WOOD ETT

W IN

WHITECLIFF DR

ESS EX

DOVERGATE DR

NORTHLIN DR

Legend

LINDGATE DR

BEN DAVIS LN

E AT IV PR

LORIEN CT

POINTE

BA RR

RD FO ER

GRUPP R D

OGE AVE

SARALA RD

LATIGOS T RL

DONTAOS DR

PARDOROYAL D R

BONROYAL D R DR

W Y

Bittersweet Woods Conservation Area

R PA

LILLIAN AVE

HAW THICKET LN

DAM BEAVER

CAMEO CT

IN OP

BEAVER DAM RD

Pioneer Park

JO N

E GL

TRAILC

ESSE X CT

CLAR

TT RE

BEAVER DAM RD

PRIVAT E R D

REST DR

TER R

GREENING LN

R BA

HE S

DEVONSHIRE AVE

MONTOUR DR

RK FO

BROOKCREEK LN

BRID LEBROOK

PL A

N JOH

A N PL SO

LOCKETT RD

MANHATTAN AVE

WINESAP LN

RD VALLEY

IA BR

MAN C

HUNTERS FIELD R D

BRO OK

TRL

E AC

HTS HEIG

O LEW TA NG

SUNNY DR

ETT

BLACK TWIG LN

BA RR

BOURBON RED DR

KET CRAB THIC

ROCK DR

ON CT

ETT

PL A

PLYM OUTH

L ROYA

ETT

ROGER LN

PELHAM ESTATES DR

ORP INGT

VIEW

WINSLOW LN

FOUR WINDS FARM D R

GRANT PL

MONTOUR DR

AMHERST DR

CEDAROYAL DR

KENROYAL DR

KIRK PLACE DR

WHITE ROCK CT

ER R

PARK WAY

HE ST

N SU

BARRETT

BALLAS ESTATES DR

OGE C T

ALHAMBRA AVE

GRANDVIEW HTS

CENTEROYAL DR

COLONNADE CTR

DAWNING LN

St. Paul Cemetary

DEVEREAUX DR

MS SA

DES PERES WOODS CT

WEST COUN TY C TR

SARALA RD

ING TO PP

The Lodge

SARALA PL

MA NC

SWEET D R

RIDGETREE LN

WOOD VALLEY CT

PA R

West County Center

OLD DES PERES RD

IN PO

JONCLIF LN

MOVIE DR

SATEEN DR

WESTMARK DR

S RAMP I270

SARALA DR

CA RM

CLEEK CT

PUTTER LN GAILCREST LN

DOUBLETREE LN

ICO

HORTON LN

WINDMOOR PL

TOPPING RD

HUNTBRIDGE FOREST DR

IP IT

ECKELMANN LN RANCH LN

S TOPPING ESTATES DR

MASON KNOLL RD

EN D

LAKEVIEW DR

HAWTHORNE EST

CRYSTAL DR

MEAUX MART LN

SE R

COUNTRYSIDE LN

HARFLO LN

TOPPING RD

TOPPING ESTATES

FEATHERSTONE DR

BEDFORD DR

SPRING DR

DUBON LN

KENT MANOR DR

BARNBRIDGE RD

Y RD

DES PERE S RD

COUNTRY LIFE ACRES ST

CEDAR VALLE

BALLAS WOOD S CT

DUNMORR DR

Des Peres 2015 Comprehensive Plan Update

COUNTRY CLUB DR

OAK DR

HIGHLAND POINTE DR

DWS

HILLS LN

TOPPING M

PRIVAT E R D

COPPERSMITH CT

CLAY TON

Exhibit 7 Existing Zoning

Y LN

TAUNTON CT

DRY RIDGE RD

M AN

CARBERRY PL

BALLAS CT

GRANDVIEW DR

TA M

CLAYTON PLAC E D R

TE IVA PR

WESTMOOR PL

CHAPEL HILL EST

BIG BEN D BLVD

700

1,400

2,800

Feet

April 2015

Exhibit 8 Roadway Classification

Des Peres 2015 Comprehensive Plan Update

§ ¦ ¨ 270

St. Clement of Rome Church

Des Peres Park

Edward Jones

St. Paul Church

Des Peres City Hall

West County Center St. Paul Cemetary

The Lodge

Pioneer Park

Bittersweet Woods Conservation Area

Phantom Forest Conservation Area

Des Peres Hospital

Sugar Creek Park

Legend Des Peres City Limits

Greenbriar Golf Course

Interstate Major Arterial

§ ¦ ¨ 270

Minor Arterial Collector Private

750

1,500

Feet

3,000

April 2015

DR WI ND

BOPP RD D O

ER YB BA

BRID

(! ! (7

PA RK

17 ! (

CT D

!2 2 ( ! ( (5 ( ! !3 ( !4

PO N

KINSTERN DR

TWIN PINE DR

BLASE AVE

DES PERES DR

NANA LN

AMHERST DR

N BALLAS RD

MONTOUR DR

LILLIAN AVE

MONTOUR DR

MINDY LN

N SU NY

HAW THICKET LN

BALLAS PARK DR

SUNNY DR

PINECREST MANOR LN

CHESWICK PL

KIMKIRK CT

LOCKETT RD

LN KB RI AR CREE

TRAILCREST CT

STUMP RD

( !

FRANCES RD

CORNHILL LN

BREEZERIDGE DR

R Number of Accidents Y L NIA LO CO

K OA

RR FE

E GH

Y RT

W ESSEX AVE

400

ESSE X CT

U DO

RT HE

BEETHOVEN DR

RJO

CAMB CAMBERWELL CT ERW

LINDEMAN RD

CLEAR BROOK DR

N BALLAS RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR ELL DR

HOLLYHEAD DR

Des Peres City Limits

OAK BLUFF LN

UG DO

EAST ROYAL CT

LOCKETT LN

K LN

IN OP

DES PERES RD

FAIROYAL DR

LYNKIRK DR

LYNKIR

TRAILCREST

BALLAS VIEW DR

ST CR OIX CT

C JILL

Legend

PRIVAT E R D

ST CR OIX CT

CH RO

GREENING LN

ER AV BE

LIN MAN OR DR

GREENING LN

BROOKCREEK LN

M AR

GATEROYAL DR

SOUTHLIN DR

WINESAP LN

KENROYAL DR

HUNTERS FIELD R D

CLA

BEAVER DAM RD

WHITECLIFF DR SHERILIN DR

IA BR

BEAVER DAM RD

NORTHLIN DR

BEN DAVIS LN

N JOH

A N PL SO

M AR

TRL

Accident Data provided by City of Des Peres. Data was collected from May 13, 2013-May 13, 2014 DR

IA BR

O LEW TA NG

O O

BRID LEBROOK

TS GH

FO RK

THIC KET CRAB

PL A

HEI

U ST

RD VALLEY

ETT

BR IA

BRO OK

CRESTROYAL CT

BOURBON RED DR

RR RR

TOPPING LN

DUNROYAL D R

E AC

FOUR WINDS FARM D R

E YH LL HO

BA BA

DOVERGATE DR

LINDGATE DR KINGS CLIFF RD

SUNNY DR

STABLE RIDGE LN

AL E

RIN SP

N BE

ROCK DR

PLYM OUTH

ON CT

L ROYA

PENDANT CT

PELHAM ESTATES DR

ORP INGT

ETT

DR OFF ICE

VIEW

BA RR

CAMEO CT

LORIEN CT

BLACK TWIG LN

PARK WAY

HOLLIN CT

ARMAT CT

ROGER LN

TRINK ET CT

GRANT PL

DEVEREAUX DR

WINSLOW LN

ANDUIN CT

TALLIE DR

WINDEMERE AVE

DEVONSHIRE AVE

LINDEMANN RD

GRUPP R D

BALLAS ESTATES DR

CENTEROYAL DR

WHITE ROCK CT

BARRETT

!3 (

MANHATTAN AVE

ALHAMBRA AVE

KIRK PLACE DR

OGE C T

BROOKBEND DR

LOCKETT RD

BROOKBEND DR

OGE AVE

SARALA RD

SARALA PL

LATIGOS T RL

DONTAOS DR

PARDOROYAL D R

PO N

WEST COUN TY C TR

OLD DES PERES RD

CEDAROYAL DR

SARALA DR

BONROYAL D R

EN CT JERRIL

IREN E C T

BA LL A

MIDDLEVIEW DR

VINETTA DR

!1 ( 8 ( ! ! ( 1

MEIER LN

HARWOOD RD

W AL

PA R

SWEET D R

E RAMP MANCH ESTER RD

GRANDVIEW HTS

FAIRBROOK DR

MARLANN DR

BOPP RD

HAVERSHAM PL

( !

WOOD VALLEY CT

(4 ! (4 !

BANSBAC H RD

PRIVAT E R D

DES PERES WOODS DR

MENDELSOHN DR

STER

LOCKETT RD

NC MA

LLE Y

LISA LN

!1 ( COLONNADE CTR

R STE

29 ! (

RIDGETREE LN

20 ( !

DAWNING LN

SATEEN DR

20 ! (

MOVIE DR

SARALA RD

! (7

( !

JONCLIF LN

GRECIAN WAY CT

! (1 (2 !

OD WO S RAMP I270

ING TO PP

LAUREL LAKE CT

IN PO

15 ! (

!3 (

CHRISTINE AVE

LAWNWOOD DR

WIND DR

CORPORATE HILL DR

MU IR WOODS LN BARRETT STATION RD

23 ! (

! (8

Y DR

GEORGIAN TRL

NICHOLAS LN

S RAMP DES PERES

WESTMARK DR

BARRETT PARKW AY DR

FAW NVA

DEUTSCHMANN LN

W RAMP MANCHESTER RD

PINGRY PL

LE NVAL FAW

K RD

BEDROC

OO D

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN

LINDEMERE DR

KARLIN DR

BALLAS MEADOWS DR

IAL DR

THORNHILL CT

ST CLEM ENT

SERAMA DR

KE ND

THORNHILL DR

RIDG E

HE ST CL AY C

R DR

WE ST

TOPPING WOODS ESTATE DR

BREEZERIDGE DR

DR ER

DEER TRACKS TRL

HIDDEN CREEK CT

DUNMOR ELAINE DR

N I270 HWY

Des Peres 2015 Comprehensive Plan Update

FLUSHING MEADOWS DR

PRIVAT E R D

CLAYCHESTER DR

HARW

TOPPING RD

J J KELLEY MEMOR

HIGH OAK RD

BROOKWOOD RD

TOPPING WAY

WEDGETON LN

TOPPING MANOR DR

WENDOVER

PRIVAT E R D

POWERSCOURT DR

TOPPING RD

Exhibit 9 Accident Data

PRIVAT E R D

HICKORY WOODS DR

TOPPING PLACE DR

800

1,600

Feet

April 2015

§ ¦ ¨

FOLKSTON E DR

PINE HILL DR

Y DR

BOPP RD

FAWNVALL EY DR

OAK VALLEY DR

CLAYCHESTER DR

FAWNRIDGE DR

BREEZERIDGE DR

DR RIDG E WI ND

BOPP RD

MARLANN DR

CORPORATE HILL DR

PRIVAT E R D

BANSBAC H RD

GEORGIAN TRL

NICHOLAS LN

W AL

D O

OD WO MANCHESTER R D

MIDDLEVIEW DR

BAYBERRY LN

BRID

PA RK

EN CT JERRIL

IREN E C T

PA R

DAWNING LN

WESTMARK DR

FAIRBROOK DR

BROOKBEND DR

S RAMP I270

IN PO

VINETTA DR

JONCLIF LN

COLONNADE CTR

MOVIE DR

GRECIAN WAY CT

HARWOOD RD

SATEEN DR

HEST ER

LLE Y

BREEZERIDGE DR

DEUTSCHMANN LN

Y DR

W RA MP MA NC

BOPP RD

CHRISTINE AVE

LAWNWOOD DR

FAW NVA

LE NVAL FAW

S RAMP DES PERES

PINGRY PL

OO D

FIDDLE CREEK LN

K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

BEDROC

LINDEMERE DR

BALLAS MEADOWS DR

IAL DR

KARLIN DR

KE ND

J J KELLEY MEMOR

HIGH OAK RD

ST CLEM ENT

SERAMA DR

HARW

WIND DR

ELAINE DR

N I270 HWY

FLUSHING MEADOWS DR

PRIVAT E R D

WE ST

DEER TRACKS TRL

TOPPING WOODS ESTATE DR

THORNHILL CT

MU IR WOODS LN

WEDGETON LN

POWERSCOURT DR

TOPPING MANOR DR

THORNHILL DR

BARRETT STATION RD

OK RO

BOPP RD

DUNMORR DR

PRIVAT E R D

TOPPING PLACE DR

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

HIDDEN CREEK CT

TOPPING WAY DR

BROOKWOOD RD

TOPPING RD

Des Peres 2015 Comprehensive Plan Update PRIVAT E R D

CREEKHAVEN DR

SPRINGDALE LN

IA BR

WENDOVER

OLD COLONY LN

N BALLAS RD

TOPPING RD

O KN

SPRINGDALE ACRES LN

BERKLEY MANOR DR

S ST ACRE

CANDLEWICK DR

ING TO PP

S MA

RD MASON KNOLL

BORCHERDING LN

N BALLAS RD

FAW NVAL LE

Exhibit 10 Land Value & Building Age LA OD WO

CAM BERL Y RD

270

LOCKETT RD

TE DR N R

WEST COUN TY C TR

NY TE RR

DES PERES DR

LOCKETT RD

WOODGATE DR WOODGATE DR

HAVERSHAM PL

NANA LN

TALLIE DR

WINDEMERE AVE

LINDEMANN RD

K LN

LOCKETT RD

OAK BLUFF LN

410

UG DO

820

TY ER

KB RI AR

Y RR

ST CR OIX CT

LOCKETT LN

CREE

CLEAR BROOK DR

IN OP

M AR

TRAILCREST

VIEW DR

IA BR

HOLLYHEAD DR

Over 35 Years Old

BALL AS HAW THICKET LN

LYNKIR

LIN MAN OR DR

LYNKIRK DR

M AR

DES PERES RD

FAIROYAL DR

PRIVAT E R D

CH RO

20-35 Years Old

GREENING LN

WHITECLIFF DR

SHERILIN DR

WINESAP LN

IA BR

CRAB THIC KET LN

10-20 Years Old

SOUTHLIN DR

1-5 Years Old

DOVERGATE DR

L EL

OO K

NORTHLIN DR

BEN DAVIS LN

BRID LEBROOK

RW BE

IA BR

U ST

RD VALLEY

STUMP RD

RK FO

PENDANT CT

LINDGATE DR

Parcels Containing Buildings with Less Value than the Land They are Located on

Building Age BROOKCREEK LN

BRO OK

GATEROYAL DR

SUNNY DR

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

BOURBON RED DR

M CA

E YH LL HO

TANGLEWOOD TRL

CRESTROYAL CT

TOPPING LN

DUNROYAL D R

E AC

FOUR WINDS FARM D R

Market values are based on St. Louis County's Appraised Values. Some values have been apportioned due to parcel reconfigurations that have occured. Building Ages are based on St. Louis County assessment database and Des Peres building permit data. KENROYAL DR

RIN SP

AL E

N BE

HUNTERS FIELD R D

CAMEO CT

LISA LN

N SU

ROCK DR

PLYM OUTH

ON CT

L ROYA

ORP INGT

VIEW

BROOK TERRACE CT

HOLLIN CT

6-10 Years Old MINDY LN

TRINK ET CT

LORIEN CT

BLACK TWIG LN

Des Peres City Limits

SUNNY DR

LILLIAN AVE

MONTOUR DR

LINDEMAN RD

ICE T OFF RRET

MONTOUR DR

ANDUIN CT

ARMAT CT

D AY

PELHAM ESTATES DR

Legend

ROGER LN

AMHERST DR

GRANT PL

DEVEREAUX DR

WINSLOW LN

STABLE RIDGE LN

RK PA

OGE C T

WHITE ROCK CT

PARK WAY

GRUPP R D

OGE AVE

SARALA RD

SARALA PL

LATIGOS T RL

DONTAOS DR

BALLAS ESTATES DR

DEVONSHIRE AVE

KIRK PLACE DR

CENTEROYAL DR

BARRETT

MANHATTAN AVE

ALHAMBRA AVE

RIDGETREE LN

OLD DES PERES RD

CEDAROYAL DR

TT RE

PARDOROYAL D R

BONROYAL D R

R BA

MAN

BLASE AVE

SARALA DR

TWIN PINE DR

GRANDVIEW HTS

KINSTERN DR

A LL

DES PERES WOODS DR

TER CHE S

E RAMP MANCH ESTER RD

WOOD VALLEY CT

MEIER LN

SWEET D R

BALLAS POND CT

KINGS CLIFF RD

SARALA RD

ING TO PP

LAUREL LAKE CT

1,640

Feet

April 2015

§ ¦ ¨

FOLKSTON E DR

FAWNVALL EY DR

OAK VALLEY DR

BOPP RD

CLAYCHESTER DR

FAWNRIDGE DR

BREEZERIDGE DR

DR RIDG E WI ND

BOPP RD

MARLANN DR

CORPORATE HILL DR

PRIVAT E R D

BANSBAC H RD

GEORGIAN TRL

NICHOLAS LN

W AL

D O

OD WO MANCHESTER R D

MIDDLEVIEW DR

BAYBERRY LN

BRID

PA RK

EN CT JERRIL

IREN E C T

PA R

DAWNING LN

WESTMARK DR

FAIRBROOK DR

BROOKBEND DR

S RAMP I270

IN PO

VINETTA DR

JONCLIF LN

COLONNADE CTR

MOVIE DR

GRECIAN WAY CT

HARWOOD RD

SATEEN DR

HEST ER

LLE Y

BREEZERIDGE DR

DEUTSCHMANN LN

Y DR

W RA MP MA NC

BOPP RD

CHRISTINE AVE

LAWNWOOD DR

FAW NVA

LE NVAL FAW

S RAMP DES PERES

PINGRY PL

OO D

FIDDLE CREEK LN

K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

BEDROC

LINDEMERE DR

BALLAS MEADOWS DR

IAL DR

KARLIN DR

KE ND

J J KELLEY MEMOR

HIGH OAK RD

ST CLEM ENT

SERAMA DR

HARW

WIND DR

ELAINE DR

N I270 HWY

FLUSHING MEADOWS DR

PRIVAT E R D

WE ST

TOPPING WOODS ESTATE DR

THORNHILL CT

MU IR WOODS LN

WEDGETON LN

POWERSCOURT DR

TOPPING MANOR DR

THORNHILL DR

BARRETT STATION RD

OK RO

PINE HILL DR

Y DR

BOPP RD

CANDLEWICK DR PRIVAT E R D

FEDERAL DR

PRIVAT E R D

TOPPING PLACE DR

DEER TRACKS TRL

TOPPING WAY DR

BROOKWOOD RD

HICKORY WOODS DR

HIDDEN CREEK CT

PRIVAT E R D

TOPPING RD

Des Peres 2015 Comprehensive Plan Update

CREEKHAVEN DR

SPRINGDALE LN

IA BR

WENDOVER

N BALLAS RD

OLD COLONY LN

N BALLAS RD

O KN

TOPPING RD

BERKLEY MANOR DR

S ST ACRE

DUNMORR DR

ING TO PP

S MA

RD MASON KNOLL

BORCHERDING LN

SPRINGDALE ACRES LN

FAW NVAL LE

Exhibit 11 Market Value Percent Change 2008-2013 LA OD WO

CAM BERL Y RD

270

LOCKETT RD

TE DR N R

WEST COUN TY C TR

DES PERES DR

N N SU NY

LORIEN CT

-5%- -10% Change KINGS CLIFF RD

SUNNY DR

Under 5% Change LINDEMAN RD

LOCKETT LN

LN KB RI AR CREE

CLEAR BROOK DR

HAW THICKET LN

K LN

OAK BLUFF LN

410

UG DO

820

WOODGATE DR WOODGATE DR

M AR

TRAILCREST

VIEW DR

IN OP

IA BR

BALL AS

F Greater than 75% Change TY

LYNKIRK DR

LYNKIR

DES PERES RD

FAIROYAL DR

PRIVAT E R D

Y RR

ST CR OIX CT

HOLLYHEAD DR

M AR

CRAB THIC KET LN

IA BR

U ST

OO K

50%-75% Change

GREENING LN

CH RO

LIN MAN OR DR

LOCKETT RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

WINESAP LN

-10%- -25% Change BR

25%-50% Change

SOUTHLIN DR

GATEROYAL DR

Unchanged

BRID LEBROOK

L EL

STUMP RD

RD VALLEY

RW BE

IA BR

RK FO

BRO OK

M CA

TANGLEWOOD TRL

FOUR WINDS FARM D R

-25%- -50% Change

HUNTERS FIELD R D

BROOKCREEK LN

E YH LL HO

KENROYAL DR

BROOK TERRACE CT

BOURBON RED DR

Market values are based on St. Louis County's Appraised Values. Some values have been apportioned due to parcel reconfigurations that have occured.

WHITECLIFF DR

SHERILIN DR

CRESTROYAL CT

TOPPING LN

DUNROYAL D R

E AC

STABLE RIDGE LN

10%-25% Change

NORTHLIN DR

AL E

RIN SP

DOVERGATE DR

LINDGATE DR

Under -5% Change

BEN DAVIS LN

PENDANT CT

5%-10% Change

BLACK TWIG LN

Greater than -50% Change

N BE

ROCK DR

PLYM OUTH

ON CT

L ROYA

ORP INGT

SUNNY DR

CAMEO CT

HAVERSHAM PL

NANA LN

LILLIAN AVE

MONTOUR DR

VIEW

ICE T OFF RRET

PARK WAY

HOLLIN CT

LOCKETT RD

BARRETT

TRINK ET CT

LISA LN

D AY

MONTOUR DR

Des Peres City Limits

PELHAM ESTATES DR

WHITE ROCK CT

ROGER LN

GRANT PL

MINDY LN

WINSLOW LN

CENTEROYAL DR

ANDUIN CT

ARMAT CT

RK PA

Legend

OGE C T

AMHERST DR

TALLIE DR

KIRK PLACE DR

WINDEMERE AVE

LINDEMANN RD

GRUPP R D

BALLAS ESTATES DR

DEVONSHIRE AVE

OGE AVE

SARALA RD

SARALA PL

LATIGOS T RL

DONTAOS DR

MANHATTAN AVE

ALHAMBRA AVE

RIDGETREE LN

OLD DES PERES RD

CEDAROYAL DR

TT RE

PARDOROYAL D R

BONROYAL D R

R BA

MAN

BLASE AVE

SARALA DR

TWIN PINE DR

GRANDVIEW HTS

KINSTERN DR

A LL

DES PERES WOODS DR

TER CHE S

E RAMP MANCH ESTER RD

WOOD VALLEY CT

MEIER LN

SWEET D R

BALLAS POND CT

DEVEREAUX DR

SARALA RD

ING TO PP

LAUREL LAKE CT

1,640

Feet

April 2015

DR WI ND

BOPP RD

BREEZERIDGE DR

LLE Y

FAIRBROOK DR

MARLANN DR

BOPP RD

CHRISTINE AVE

LAWNWOOD DR

WIND DR

CORPORATE HILL DR

GEORGIAN TRL

NICHOLAS LN

PRIVAT E R D

BANSBAC H RD

MU IR WOODS LN BARRETT STATION RD

Y DR FAW NVA

DEUTSCHMANN LN

W RAMP MANCHESTER RD

PINGRY PL

LE NVAL FAW

K RD

BEDROC

OO D

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN

LINDEMERE DR

KARLIN DR

BALLAS MEADOWS DR

IAL DR

THORNHILL CT

ST CLEM ENT

SERAMA DR

KE ND

THORNHILL DR

RIDG E

HE ST CL AY C

R DR

WE ST

TOPPING WOODS ESTATE DR

BREEZERIDGE DR

DR ER

DEER TRACKS TRL

HIDDEN CREEK CT

DUNMOR ELAINE DR

N I270 HWY

Des Peres 2015 Comprehensive Plan Update

FLUSHING MEADOWS DR

PRIVAT E R D

CLAYCHESTER DR

HARW

TOPPING RD

J J KELLEY MEMOR

HIGH OAK RD

BROOKWOOD RD

TOPPING WAY

WEDGETON LN

TOPPING MANOR DR

WENDOVER

PRIVAT E R D

POWERSCOURT DR

TOPPING RD

Exhibit 12 Market Value

PRIVAT E R D

HICKORY WOODS DR

TOPPING PLACE DR

W AL

D O

OD WO

S RAMP DES PERES

ER YB BA

BRID

MIDDLEVIEW DR

PA RK

EN CT JERRIL

IREN E C T

BROOKBEND DR

STER

R STE

LOCKETT RD

MEIER LN

SWEET D R

TWIN PINE DR

BLASE AVE

MANHATTAN AVE

DES PERES DR

ALHAMBRA AVE

LORIEN CT

N SU NY

RJO

LINDEMAN RD

LOCKETT RD

KB RI AR

DES PERES RD

SUNNY DR

TRAILCREST CT

STUMP RD

CREE

CLEAR BROOK DR

ELL DR

PINECREST MANOR LN

CHESWICK PL

KIMKIRK CT

CORNHILL LN

L NIA LO CO

K OA

U DO

Y RR FE

E GH

Y RT

W ESSEX AVE

400

RD MO

RT HE

ESSE X CT

CAMB CAMBERWELL CT ERW

$37.50-$50 / Sq. Ft. FRANCES RD

BALLAS PARK DR

HOLLYHEAD DR

EAST ROYAL CT

OAK BLUFF LN

UG DO

GATEROYAL DR

LOCKETT LN

IN OP

Over $200 / Sq. Ft.

HAW THICKET LN

$25-$37.50 / Sq. Ft.

KENROYAL DR

K LN

C JILL

$150-$200 / Sq. Ft.

LYNKIR

CH RO

$12.50-$25 / Sq. Ft.

ST CR OIX CT

LYNKIRK DR

M AR

ER AV BE

$100-$150 / Sq. Ft.

CLA

BEAVER DAM RD

LIN MAN OR DR

$5-$12.50 / Sq. Ft. GREENING LN

CT N JOH

A N PL SO

TRAILCREST

$75-$100 / Sq. Ft.

SOUTHLIN DR

GREENING LN

BROOKCREEK LN

IA BR

Market values are based on St. Louis County's 2013 Appraised Values. In case of new construction, 2014 values were used. DR

BALLAS VIEW DR

WHITECLIFF DR

SHERILIN DR

WINESAP LN

TRL

THIC KET CRAB

PL A

O LEW TA NG

PRIVAT E R D

$50-$75 / Sq. Ft.

NORTHLIN DR

Under $5 / Sq. Ft.

HUNTERS FIELD R D

DOVERGATE DR

LINDGATE DR

Des Peres City Limits

BEN DAVIS LN

M AR

TS GH

IA BR

HEI

ETT

FO RK

O O

BRID LEBROOK

RR RR

U ST

RD VALLEY

BA BA

PL A ETT

BR IA

N BALLAS RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

BOURBON RED DR

E YH LL HO

FAIROYAL DR

FOUR WINDS FARM D R

BRO OK

CRESTROYAL CT

TOPPING LN

DUNROYAL D R

E AC

AL E

KINGS CLIFF RD

RIN SP

ROCK DR

PLYM OUTH

ON CT

L ROYA

N BE

DR OFF ICE

ORP INGT

ETT

VIEW

BA RR

PARK WAY

SUNNY DR

STABLE RIDGE LN

MINDY LN

BLACK TWIG LN

BARRETT

PENDANT CT

BEETHOVEN DR

N BALLAS RD

Legend

PELHAM ESTATES DR

WHITE ROCK CT

LILLIAN AVE

MONTOUR DR

MENDELSOHN DR

MONTOUR DR

CAMEO CT

LISA LN

ROGER LN

HOLLIN CT

ARMAT CT

WINSLOW LN

CENTEROYAL DR

TRINK ET CT

GRANT PL

DEVEREAUX DR

OGE C T

ANDUIN CT

HAVERSHAM PL

NANA LN

AMHERST DR

LOCKETT RD

KIRK PLACE DR

TALLIE DR

WINDEMERE AVE

LINDEMANN RD

BALLAS ESTATES DR

DEVONSHIRE AVE

OGE AVE

SARALA RD

SARALA PL

LATIGOS T RL

DONTAOS DR

PARDOROYAL D R

BONROYAL D R

SARALA DR

PO N

WEST COUN TY C TR

OLD DES PERES RD

CEDAROYAL DR

GRANDVIEW HTS

BARRETT PARKW AY DR

RIDGETREE LN

MS SA

BA LL A

DES PERES WOODS DR

GRUPP R D

E RAMP MANCH ESTER RD

WOOD VALLEY CT

KINSTERN DR

BA LL A

PO N

SARALA RD

ING TO PP

LAUREL LAKE CT

VINETTA DR

NC MA

COLONNADE CTR

JONCLIF LN

GRECIAN WAY CT

IN PO

HARWOOD RD

PA R

MOVIE DR

DAWNING LN

WESTMARK DR

SATEEN DR

S RAMP I270

800

1,600

Feet

April 2015

TOP PING

MU IR WOODS LN

BEDROC

FIDDLE CREEK LN

K RD

S RAMP DES PERES

BARRETT STATION RD

MANCHESTER RD

DR MS SA

28 ! (

SATEEN DR

22 ! (

21 ! (

41 42 ! ( ! (

47 ! (

S RAMP DES PERES

43 ! (

48 ! ( 49 ! (

46 ! (

E RAMP MANCH ESTER RD WOOD VALLEY CT

26 ! (

44 ! (

! (

! (2

50 ! (

DES PERES WOODS DR DES PERES WOODS CT

MA N

27 ! (

51 ! (

GRANDVIEW HTS

45 ! (

52 ! (

DONTAOS DR PARDOROYAL D R

! ( 23 ! (

SARALA PL

DES PERES RD

LATIGOS T RL

BONROYAL D R

! (1

OGE AVE

SARALA RD

SARALA DR

OLD DES PERES RD

ES TE

40 ! (

! (3

MP RA

T ES

MOVIE DR

S RAMP I270

39 ! ( 38 ! 37 ( ! ( 3 8 ( !

ING

H NC

! ( 31 ! ( 30 ( 29 ! ( !

33 ! (

19 ! (

18 ! (

P TOP

! (

35 ( ! ( !

!8 ( ! (7 ! (6

IN PO

! (

11 ! (

17 ! (

16 ! (

SARALA RD

TOPPING LN

! ( ! ( 10 ! (

WESTMARK DR

14 ! (

JONCLIF LN

20 ! (

15 ! (

! (5

OGE C T

CENTEROYAL DR

53 ! (

BARRETT PARKWAY DR

CEDAROYAL DR

Tenants observed during field survey conducted May 12-14, 2014. DR PLYMOUTH ROCK

DUNROYAL D R

MINAR CA DR

T PARKWA Y DR N

TOPPING RD

PINGRY PL

BARRET

RIA L

Des Peres 2015 Comprehensive Plan Update

LAUREL LAKE CT

ME MO

CORPORATE HILL DR

KARLIN DR

J J KE LLE Y

URT DR POWE RSCO

Exhibit 13 Existing Tenants (West)

THORNHILL CT

WHITE ROCK CT

PELHAM ESTATES DR

200

400

800

Feet

April 2015

BALLAS MEADOWS DR

N D

N BALLAS RD

KENDON DR

CHRISTINE AVE

MIDDLEVIEW DR

PRIVAT E R D

BANSBAC H RD

BAYBERRY LN

PA RK

85 ! (

BLASE AVE

ATTA N PL ACE

HARWOOD RD

86 ! (

88 89 ! ( ! (90 ! ( 91 87 ! ( ! ( 92 ! (

130 ! ( 129 ! ( 1! 31 1! ( (35 1( 32 ! 1( 33 1! (34 !

MANHATTAN AVE

93 94 ! ( ! (

KINSTERN DR

MA NH

WEST COUN TY C TR

VINETTA DR

MEIER LN

ER R

MAN C

136 ! ( 137 138 ! ( ! (

ALHAMBRA AVE

139

! (

DEVONSHIRE AVE

LOCKETT RD

TRINK ET CT

HOLLIN CT

CAMEO CT

HAVERSHAM PL

NANA LN

ANDUIN CT

Tenants observed during field survey conducted May 12-14, 2014.

ARMAT CT

DEVEREAUX DR

GRANT PL

WINSLOW LN

96 ! (

141 ! (

TALLIE DR

KIRK PLACE DR

AMHERST DR

! (

1! 40 (

WINDEMERE AVE

DES PERES DR

BALLAS ESTATES DR

LINDEMANN RD

109 ! (

GRUPP R D

RIDGETREE LN

108 ! (

95 TER RD

HE S

MEIER RD

HE ST

TWIN PINE DR

CT D PO N S BA LL A

BROOKBEND DR

BOPP RD

DAWNING LN

BROOKBEND DR

EN CT JERRIL

IREN E C T

FAWNVALLEY DR

BRID

COLONNADE CTR

J J KELLEY MEMORIAL DR

ETT LO CK

! (

106

D O

SWEET D R

112 ! (

A LL BA

105 ! (

D OO

! (

W AL

RW HA

107

69 70 68 ! 71 ( ! ! ( ! ( ( 63 72 ! ( ! ( 64 65 62 ( 61 ! ! ! ( ( ! ( 73 66 ! ( ! ( 67 ! ( 74 114 ! ( ! ( 75 77 76 ! ( ! ( ! ( 115 79 78 ! ( 80 ! ( ! ( 81 ! ( ! ( 82 1 20 ! ( 1 18 ! ( ! ( 116 121 1! ! ( ! (22 ( 124 83 ! ( 125 ! ( ! 1 23 ( ! ( 84 ! ( 113 1! 26 ! ( ( 1 17 ! ( 119 127 ! ( ! ( 1! (28 MA NC

1! 03 (

104 ! (

111 ! (

99 ! (

PA R

! (

! ( 1( 01 1! (02 !

BREEZERIDGE DR

N LA

100

OD WO

110

98 ! (

FAIRBROOK DR

97 ( !

A M

59 ! (

57 ! (

WEST COUN TY C ENTER DR

LLE Y

GEORGIAN TRL

58 ! (

56 ! (

55 ! (

FAW NVA

DEUTSCHMANN LN

NICHOLAS LN

54 ! (

HARGROVE DR

RIDGELAWN DR

Des Peres 2015 Comprehensive Plan Update RIDGEFIELD DR

BOPP RD

LAWNWOOD DR

N BALLAS RD

WESTWIND DR

Exhibit 14 Existing Tenants (East)

ROGER LN

MONTOUR DR

LILLIAN AVE

LORIEN CT

PENDANT CT

200

400

800

Feet

April 2015

270

RN FE

IFF

LN N PO

LAVINIA PL

S BALLAS R D

FIRETHORN DR

WILLOW LEAF DR

Y DR

PINE HILL DR

FOLKSTON E DR

BREEZERIDGE DR

FAIRBROOK DR

WOODGATE DR

HAVERSHAM PL

LOCKETT RD

ANDUIN CT

TALLIE DR

WOODGATE DR MEIER LN

VINETTA DR

HARWOOD RD

LISA LN

MINDY LN

SHERILIN DR

LOCKETT LN

BEETHOVEN DR

MENDELSOHN DR

BRYAN AVE

IRIS LN

W RIFLE RANGE DR

EMBASSY LN

LARKSPUR LN

COUCH AVE

ALTUS PL

FRIEDA AVE

CIR

IS BO

CREST CT

AY CT

DS CT

CRAI

W ROSE HILL AVE

G DR

W ROSE HILL AVE

OL D

BE ND BIG

GRANDVIEW DR

ROBERT PL

L MO DO

C TR

HARVEY ST

GATE LN

BARBE RRY

GREENOCK LN

BRIAR

LN OK RO

SHAN

OR N

IFF

BARBY LN

W GLENWOOD LN

BARBERRY LN

CHEVIOT CT

SANDUSKY DR

LODGEHILL DR

TOWERVIEW DR

COLOGNE LN

CREEK DR

YB MA

KRAUSWOOD DR

HE RT DO UG

S ES T LA KE Y HE RT DO UG

ARB OR

IA R

LONGSTONE LN

FE RR

DUBR

RN SA N TA

E ET

ST GILES R D

ROSEBANK LN

BIG BEN D RD

ING TO N NO RTHE

COULTER FRST

VIRGINIA LN

TA M

BURL

Park / Recreation / Open Space

S I270 HWY

ETTE

N I270 HWY

QUIN

TTE

MONTWOOD LN

IA R

U QUINE

OA KW OVERLOOK DR

LE NW

CRAIGVALE CT

THURSBY AVE

OK RBRO CEDA

ND BE

SUNSET AVE

MILLBROO K LN

WILDW OOD LN

ODEN

BIG

C PA

C IFI

CULL

LN SHIRE LN PEBBLE

CK TROSSO

ARMIN DA AVE

A LE

JANET PL

NIRK AVE

W WOODBINE AVE

Public / Semi-Public / Institutional CT

S KIN

IF AC NP NIO

BRIARCREEK DR

ANN AVE

§ ¦ ¨

UNION PACIFIC RR

DULEY AVE

ARMIN DA AVE

U SD

W WOODBINE AVE

REPETTO DR

ST AT E

B IN RO

W WOODBINE AVE

THURSBY DR

RIA

RR IFIC PAC N Commercial O UNI

EDNA AVE

EN B

R IFIC

CIF PA

Office AVE

NIO

AC NP

N IO

ABERDE EN

SYMPHONY HILL CT

L DR

BOAZ AVE

BA CH

COZY HIL

E AV

GR E

ON NI

A OZ

VE YA LIL

Y FE RRY

E D AV

Senior / Assisted Living

HOFFMAN AVE

ENOLA CT

Greenbriar Golf Course

AN HIGHL

DO UG HE RT

LARK AVE

CRAIG F OREST LN

WINDY HILL RD

CIR

CA NY

ENOLA AVE

EMMERSON AVE

A PL EROS

TATE R ES EH

BE LL

SD R

TY HER DO UG

OL D

JANIS LYNN CT

COUCH AVE

Planned Residential

E ST

RID

ST O

CA NY

LINDEMAN RD

AVE

WESTVIEW AVE

GREENBRIAR RIDGE DR

RIA

B EN

ST O

UG DO

LA VIL

R BA

LW AY

ERO

Medium High Density Residential 4.5-6.0 UPA

SHARI D R

TA BL

IN C

E GR

G A

Y RT

BOPP RD

DES PERES DR LN

SUGAR CREEK RD

I27 0

W ADA MS

NANA LN

LINDEMANN RD

KINSTERN DR

ARMAT CT

KB RI AR CREE

RIET H TER

NELDA AVE

STONE CANYON DR

Y RR FE

BELLE ROSA

CRAIGWOODS DR

LOEHR ESTATES CT

S OD

HORSES HOE DR

FAW NVAL LE DR

BANSBAC H RD

PRIVAT E R D TWIN PINE DR

LYNKIRK LN

RAYN ER

RY TAY LO

CT W V IE M

WIND GROVE RD

FAW NVA

LLE Y MARLANN DR

CHRISTINE AVE

LAWNWOOD DR

WESTWIND DR DEVEREAUX DR

KINGS CLIFF RD

STABLE RIDGE LN

T CT

TRAIL CRES

GD R OU N

DR RAI LS LL A BA

DES PERES RD

JOE AVE

RA MP

70 P I2

GABRIEL DR

CA RM

W ESSEX AVE

ELMTREE LN

AL L

BIG BEN D BLVD

TY TE IVA PR

Medium Density Residential 2.5-4.5 UPA

WO OD F RIDGE

KINYON CT

Sugar Creek Park

MA R

U O

EG WIN

VIE

MEYER AVE

EHOR

COULTER AVE

WS CT DO TM EA RET

WHIT

R TE IVA

LYNDA CT

TT RE

RT HE

PORT ER AVE

R BA

SD OW

Low Medium Density Residential 1.5-2.5 UPA

S BALLAS RD

AD ME

GRA SSY

S OR

RIDGE

RT HE

UG DO

R FE

Low Density Residential Less Than 1.5 UPA

ND DIAMO

RID

WAT

RD FO

L E HIL

IT WH

S DR BARRETT SPRING

UG DO

C GE

S DR

WOODF IELD MANOR CT

KA SS IE

RE NTE RC

E CIR

AP PL

Des Peres Hospital

CHAS

TRAIL

UG DO

Y RT

Des Peres City Limits

DR HO USE

HUNTERCREEK RD

BA R

ETT

ING CIR WYNDHAM CROSS

GOODSON RD

CT GE

WESTLEDGE CT

SPRING

GE E RID

COLONIAL OAK LN

CLEAR BROOK DR STUMP RD

BALLAS PARK DR

CA MB CAMBERW ELL CT

WYNFIELD PINES CT

ER OC K WH IT

R EL LD ER W

HOLLYHEAD DR

EAST ROYAL CT

RID

SUNNY DR

DR MINAR CA DR

TOPPING LN CRESTROYAL CT

GATEROYAL DR

RY KO

STON

HIC

YN W

WESTLEDGE LN

Legend

CORNHILL LN

KIMKIRK CT

ESS EX

A IL

OAK BLUFF LN

RIDG E R

Y RR

LYNKIRK DR

CRE EK

H US

ST CR OIX CT ST CR OIX CT

FRANCES RD

TREE TOP LN

PRIVAT E RD HUNTER

DIN

GREENING LN

E AT IV PR

Phantom Forest Conservation Area

WILLOW POND CT

W IN

BA RR

CH RO LIN MAN OR DR

POINTE

SOUTHLIN DR

WHITECLIFF DR

IN OP

DOVERGATE DR

S WOOD

CAMEO CT

LORIEN CT

ESSE X CT

ETT

Pioneer Park

GREENING LN

M AR

PRIVAT E R D

? LOCKETT RD

BA RR

M RK

W Y

Bittersweet Woods Conservation Area

BROOKBEND DR

NORTHLIN DR

IA BR

DAM BEAVER

BROOKCREEK LN

HAW THICKET LN

LINDGATE DR

BEN DAVIS LN

BRID LEBROOK

LD YA

RD VALLEY

BENT BROOK RD

TRAILCREST

BEAVER DAM RD

LILLIAN AVE

WINESAP LN

BRO OK

BEAVER DAM RD

JO N

E GL

E AC

CLAR

R BA

TT RE

DUNROYAL D R

A N PL SO

DR CE

DEVONSHIRE AVE

BLACK TWIG LN

SUNNY DR

HUNTERS FIELD R D

JERRILEN

MANHATTAN AVE

N JOH

RK FO

KET CRAB THIC

TRL

MIDDLEVIEW DR

BAYBERRY LN

PA R

ROCK DR

PL A ETT

O LEW TA NG

IA BR

MONTOUR DR

N SU

ON CT

PLYM OUTH

L ROYA

ORP INGT

VIEW

KENROYAL DR

COLONNADE CTR

ROGER LN

BOURBON RED DR

D O

GRANT PL

PELHAM ESTATES DR

FOUR WINDS FARM D R

AMHERST DR

CEDAROYAL DR

W AL

GRUPP R D

OGE AVE

SARALA RD

LATIGOS T RL

DONTAOS DR

BONROYAL D R

PARDOROYAL D R

WINSLOW LN

WHITE ROCK CT

ALHAMBRA AVE

KIRK PLACE DR

OGE C T

IREN E C T

BLASE AVE

WEST COUN TY C TR

St. Paul Cemetary BALLAS ESTATES DR

SARALA PL

SWEET D R

RIDGETREE LN

SARALA RD

OLD DES PERES RD

West County Center

GRANDVIEW HTS

SARALA DR

GEORGIAN TRL

DAWNING LN

JONCLIF LN DES PERES WOODS CT

ES CH MA N

SATEEN DR

WESTMARK DR

DR MS

G LN

TE R

The Lodge

WI ND

KARLIN DR

MU IR WOODS LN BARRETT STATION RD GRECIAN WAY CT

Y DR

E ST

IN TOPP

IN PO

WOOD VALLEY CT

Des Peres City Hall

St. Paul Church

S RAMP I270

N MA

LLE Y

Edward Jones

PINGRY PL

MOVIE DR

FAW NVA DEUTSCHMANN LN

NICHOLAS LN

CORPORATE HILL DR

LINDEMERE DR

K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN BEDROC

LE NVAL FAW

IAL DR

URT DR POWE RSCO

Des Peres Park

OO D

J J KELLEY MEMOR

BALLAS MEADOWS DR

SERAMA DR

KENDON DR

ST CLEM ENT

HARW

THORNHILL CT

FAWNRIDGE DR

RIDG E

St. Clement of Rome Church

ELAINE DR

THORNHILL DR

HTS HEIG

DIVOT DR

CLAYCHESTER DR

WENDOVER

DEER TRACKS TRL

FLUSHING MEADOWS DR

N BALLAS RD

HIGH OAK RD

TOPPING WOODS ESTATE DR

ETT

EAST DR

OAK VALLEY DR

FEDERAL DR

TOPPING MANOR DR

PRIVAT E R D

BA RR

CLEEK CT

PUTTER LN

BRIARBROOK TRL

WEDGETON LN PRIVAT E R D

DR CE

LAUREL OAK DR

PRIVAT E R D

HICKORY WOODS DR

BROOKWOOD RD

PARK WAY

GRAY DR

BOPP RD

CANDLEWICK DR

MA NO R DR

MORRIS PLACE LN

SPRINGDALE LN

TOPPING PLACE DR

BARRETT

OAK DR

RN ICO

BE RK LE Y

BORCHERDING LN

POINT OAK DR

CREEKHAVEN DR

OLD COLONY LN

CENTEROYAL DR

LAKEVIEW DR

GAILCREST LN

S ST ACRE

IRONSTONE RD

CAMBERLY RD

DREXEL HILL DR

ANDRE DR

DUNMORR DR

§ ¦ ¨ 270

TREARCY LN

T DR

MEAUX MART LN

POINT OAK RD

REKART LN

ERNU

O KN

LONGROVE LN

CHALTE NHAM

POST OAK RD

ING TO PP

BELLE MEADE RD

BUTT

S MA

WOODLARK LN

BALWYCK LN

HORTON LN

N BALLAS RD

HUNTBRIDGE LN

DOUBLETREE LN

PRIVAT E R D

HARFLO LN

ECKELMANN LN RANCH LN

ROTH DR

BEDFORD DR

CRYSTAL DR

DREXEL HILL CT

IP IT

COUNTRY CLUB DR

SPRING DR

WINDMOOR PL

EN D

MASON KNOLL RD

SE R

HUNTBRIDGE FOREST DR

TOPPING RD

TOPPING ESTATES

FEATHERSTONE DR

BARNBRIDGE RD

DES PERE S RD

Y RD

BALLAS WOOD S CT

DUBON LN

KENT MANOR DR

TODFORTH WAY

MU ELLER LN COUNTRY LIFE ACRES ST

CLAYTON PLAC E D R

TOPPING RD

CEDAR VALLE

HAWTHORNE EST

DRY RIDGE RD

Des Peres 2015 Comprehensive Plan Update

HILLS LN

W HA

AD HE

DWS

TOPPING M

PRIVAT E R D

GRANDVIEW DR

FIE LD

OR N

ID YS

ANY

COPPERSMITH CT

TA MM

TAUNTON CT

CARBERRY PL

UN CO

CEDARMOOR DR

CLAY TON

Exhibit 15 Future Land Use TE IVA PR

WESTMOOR PL

TIMMOR CT

BALLAS CT

HIGHLAND POINTE

CHAPEL HILL EST

750

1,500

Feet

3,000

April 2015

DIVOT DR

FIRETHORN DR

LONGROVE LN

BRIARBROOK TRL

DR LLE Y

WESTWIND DR

N BALLAS RD

FAW NVA

LLE Y

BANSBAC H RD

PRIVAT E R D

W AL

D O

BREEZERIDGE DR

KARLIN DR

Y DR

Des Peres City Hall

St. Paul Church

Edward Jones

PINGRY PL

LE NVAL FAW

NICHOLAS LN CORPORATE HILL DR

LINDEMERE DR

DEUTSCHMANN LN

GEORGIAN TRL K RD

HARGROVE DR

RIDGELAWN DR

RIDGEFIELD DR

FIDDLE CREEK LN BEDROC

URT DR POWE RSCO

IAL DR

Des Peres Park

OO D

J J KELLEY MEMOR

THORNHILL CT

BALLAS MEADOWS DR

SERAMA DR

KENDON DR HARW

THORNHILL DR

ST CLEM ENT

FAIRBROOK DR

WENDOVER

ELAINE DR

CHRISTINE AVE

FLUSHING MEADOWS DR

PRIVAT E R D

LAWNWOOD DR

TOPPING WOODS ESTATE DR

DEER TRACKS TRL

HIDDEN CREEK CT

TOPPING WAY DR

BOPP RD

TOPPING MANOR DR

FAWNRIDGE DR

BREEZERIDGE DR

St. Clement of Rome Church

WEDGETON LN PRIVAT E R D

FAW NVA

CLAYCHESTER DR

PRIVAT E R D

FEDERAL DR

PRIVAT E R D

HICKORY WOODS DR

RIDG E

OAK VALLEY DR

SPRINGDALE LN

BROOKWOOD RD

PINE HILL DR

Y DR

LAUREL OAK DR

FAW NVAL LE

MA NO R DR

CREEKHAVEN DR

TOPPING PLACE DR

BARRETT STATION RD

GRAY DR

BOPP RD

ROTH DR

BOPP RD

BE RK LE Y

BORCHERDING LN

MORRIS PLACE LN

WI ND

S ST ACRE

IRONSTONE RD

POINT OAK DR

MARLANN DR

O KN

DREXEL HILL DR

ANDRE DR

FOLKSTON E DR

ING TO PP IS

TREARCY LN

CAMBERLY RD

§ ¦ ¨ 270

POINT OAK RD

REKART LN

CANDLEWICK DR

POST OAK RD

N BALLAS RD

S MA

MU IR WOODS LN

WILLOW LEAF DR

BELLE MEADE RD

CHALTE NHAM

DREXEL HILL CT

HUNTBRIDGE LN

WOODLARK LN

HIGH OAK RD

EAST DR

LN RN

BALWYCK LN

OLD COLONY LN

MIDDLEVIEW DR

BAYBERRY LN

JERRILEN

IREN E C T

BROOKBEND DR

ARMIN DA AVE

IFF CL

WOODGATE DR HARWOOD RD

VINETTA DR

MEIER LN HAVERSHAM PL

LOCKETT RD

ANDUIN CT

NANA LN

LISA LN

MINDY LN

LOCKETT LN

SHERILIN DR

BEETHOVEN DR

MENDELSOHN DR

REE LN

BRYAN AVE

SHAN

EL MT

IRIS LN

LARKSPUR LN

AY CT

DS CT

CRAI

COUCH AVE

W ROSE HILL AVE

G DR

OR N

OL D

BE ND BIG

GRANDVIEW DR

HARVEY ST

ROBERT PL

LN BARBE RRY

BARBY LN

W GLENWOOD LN

LODGEHILL DR

BARBERRY LN

CHEVIOT CT

SANDUSKY DR

GREENOCK LN

COLOGNE LN

CREEK DR

TOWERVIEW DR

DR S ES T

ARB OR

KRAUSWOOD DR

IA R

N PO

LONGSTONE LN

YB MA

GATE LN

E ET

DUBR

VIRGINIA LN

TA M

ROSEBANK LN

BRIAR

LN OK RO

LAVINIA PL

RD Y RR FE Y HE RT DO UG

LA KE Y HE RT DO UG

ST GILES R D

IS BO

CIR

DE EN

COULTER FRST

BIG BEN D RD

OK RBRO CEDA

MONTWOOD LN

LE NW

MILLBROO K LN

TTE

OA KW OVERLOOK DR

QUINE

SUNSET AVE

ODEN

ON NI

C PA

WILDW OOD LN

CULL

BIG

BEN D RD

C IFI

THURSBY AVE

ARMIN DA AVE

270

AB ER

CK TROSSO

CRAIGVALE CT

FRIAR LN

SHIRE LN PEBBLE

IF AC NP NIO

NIRK AVE

ANN AVE

§ ¦ ¨

UNION PACIFIC RR

JANET PL

S BALLAS R D

SYMPHONY HILL CT

BRIARCREEK DR

DULEY AVE

Manchester Road West Area

W WOODBINE AVE

REPETTO DR

ST AT E

B IN RO

W WOODBINE AVE

EDNA AVE

RIA

IFI PAC

THURSBY DR

EN B

N UNIO

CIF PA

C RR Planning Area Six: AVE

IO UN

R IFIC

BOAZ AVE

N IO

BA CH

GR E

AC NP

E AV

CIR

CA NY

VE YA LIL

E D AV

L DR

LARK AVE

Planning Area Five: Manchester Road East Area

ENOLA CT

Greenbriar Golf Course

COZY HIL

JANIS LYNN CT

COUCH AVE

WINDY HILL RD

AN HIGHL

HOFFMAN AVE ENOLA AVE

SD R TATE R ES EH

EMMERSON AVE

A OZ

VE SA AM

ALTUS PL

ES AT

WESTVIEW AVE

RID

Y FE RRY

Planning Area Four: Western Residential Area

E ST TY HER DO UG

DO UG HE RT

Planning Area Three: South Ballas Residential Area

GREENBRIAR RIDGE DR

RIA

GALWAY DR

B EN

OL D

IN C

Planning Area Two: Old Town Residential Area

SUGAR CREEK RD

E GR

LA VIL

ST O

R BA

CA NY

ERO

EMBASSY LN

KA SS IE

I27 0

SHARI D R

TA BL

S OD

FRIEDA AVE

Planning Area One: Eastern Residential Area

WO OD F RIDGE

CRAIG F OREST LN

UG DO

Y RT

TALLIE DR

RIET H TER

S RA

70 P I2

NELDA AVE

ST O

Y RR

BOPP RD LINDEMANN RD

DES PERES DR ARMAT CT

KB RI AR CREE LYNKIRK LN

RD RAYN ER

RY TAY LO

VIE

CRAIGWOODS DR

LOEHR ESTATES CT

W ESSEX AVE

HORSES HOE DR

Des Peres City Limits

WIND GROVE RD

BELLE ROSA

JOE AVE

KINSTERN DR

TWIN PINE DR

BLASE AVE

KINGS CLIFF RD

SUNNY DR

STABLE RIDGE LN

GD R OU N

DR RAI LS LL A BA

L E HIL

KINYON CT

TE RD

GABRIEL DR

MEYER AVE

TY TE IVA PR

Sugar Creek Park

COULTER AVE

EHOR

Legend

PORT ER AVE

WHIT

R TE IVA

LYNDA CT

OW SC T

RT HE

WOODF IELD MANOR CT

S BALLAS RD

TT RE

SD OW

R BA

AD ME

AP PL

DR U O

EG WIN

S OR

S DR

UG DO

RIDGE

RT HE

TRAIL

Y RT

Y RR FE

IT WH

ND DIAMO

UG DO

C GE

GE E RID

NTE RC

S DR BARRETT SPRING

STON

GRA SSY

WAT

RID

HO USE SPRING

Des Peres Hospital

E CIR

TM EA D

CHAS

RET

ETT

TRAILCR EST

WESTLEDGE CT

ING CIR WYNDHAM CROSS

YN W

U DB

UG DO

CORNHILL LN

V IE

DES PERES RD

RID

COLONIAL OAK LN

CLEAR BROOK DR STUMP RD

BALLAS PARK DR

CA MB CAMBERW ELL CT

RY KO

HUNTERCREEK RD

BA R

BA RR

BENT BROOK RD

WYNFIELD PINES CT

WHITE ROCK DR

MINAR CA DR

R EL LD ER W

HOLLYHEAD DR

CT GE

HIC

RID

WILLOW POND CT

WESTLEDGE LN

RIDG E R

A IL

CRE EK

TREE TOP LN

PRIVAT E RD HUNTER

LYNKIRK DR

KIMKIRK CT

ST CR OIX CT ST CR OIX CT

FRANCES RD

Phantom Forest Conservation Area

DIN

GREENING LN GREENING LN

OAK BLUFF LN

CT W IN

CH RO LIN MAN OR DR

ESS EX

SOUTHLIN DR

WHITECLIFF DR

E AT IV PR

NORTHLIN DR

BEN DAVIS LN

POINTE

BA RR

R PA

GOODSON RD

W Y

S DR WOOD ETT

LINDEMAN RD

LN TOPPING

DUNROYAL D R

FAIROYAL DR

CRESTROYAL CT

EAST ROYAL CT

HAW THICKET LN

DAM BEAVER

Bittersweet Woods Conservation Area

RD FO ER

GRUPP R D

OGE AVE

SARALA RD

LATIGOS T RL

DONTAOS DR

PARDOROYAL D R

BONROYAL D R GATEROYAL DR

BEAVER DAM RD

DOVERGATE DR

BEAVER DAM RD

LORIEN CT

IN OP

JO N

TT RE

TRAILC

CAMEO CT

ESSE X CT

CLAR

R BA

E GL

PRIVAT E R D

REST DR

BROOKCREEK LN

Pioneer Park

LINDGATE DR

TER R

LILLIAN AVE

A N PL SO

RK FO

HE S

DEVONSHIRE AVE

MONTOUR DR

BRID LEBROOK

PL A

N JOH

LOCKETT RD

MANHATTAN AVE

WINESAP LN

RD VALLEY

IA BR

MAN C

HUNTERS FIELD R D

BRO OK

TRL

E AC

HTS HEIG

O LEW TA NG

SUNNY DR

ETT

BLACK TWIG LN

BA RR

BOURBON RED DR

KET CRAB THIC

ROCK DR

ON CT

ETT

PL A

PLYM OUTH

L ROYA

ETT

ROGER LN

PELHAM ESTATES DR

ORP INGT

VIEW

WINSLOW LN

FOUR WINDS FARM D R

GRANT PL

MONTOUR DR

AMHERST DR

CEDAROYAL DR

KENROYAL DR

KIRK PLACE DR

WHITE ROCK CT

ER R

PARK WAY

HE ST

N SU

BARRETT

BALLAS ESTATES DR

OGE C T

ALHAMBRA AVE

GRANDVIEW HTS

CENTEROYAL DR

COLONNADE CTR

DAWNING LN

St. Paul Cemetary

DEVEREAUX DR

MS SA

DES PERES WOODS CT

WEST COUN TY C TR

SARALA RD

ING TO PP

The Lodge

SARALA PL

MA NC

SWEET D R

RIDGETREE LN

WOOD VALLEY CT

PA R

West County Center

OLD DES PERES RD

IN PO

JONCLIF LN

MOVIE DR

SATEEN DR

WESTMARK DR

S RAMP I270

SARALA DR

CA RM

CLEEK CT

PUTTER LN GAILCREST LN

DOUBLETREE LN

ICO

HORTON LN

WINDMOOR PL

TOPPING RD

HUNTBRIDGE FOREST DR

IP IT

ECKELMANN LN RANCH LN

S TOPPING ESTATES DR

MASON KNOLL RD

EN D

LAKEVIEW DR

HAWTHORNE EST

CRYSTAL DR

MEAUX MART LN

SE R

COUNTRYSIDE LN

HARFLO LN

TOPPING RD

TOPPING ESTATES

FEATHERSTONE DR

BEDFORD DR

SPRING DR

DUBON LN

KENT MANOR DR

BARNBRIDGE RD

Y RD

DES PERE S RD

COUNTRY LIFE ACRES ST

CEDAR VALLE

BALLAS WOOD S CT

DUNMORR DR

Des Peres 2015 Comprehensive Plan Update

COUNTRY CLUB DR

OAK DR

HIGHLAND POINTE DR

DWS

HILLS LN

TOPPING M

PRIVAT E R D

COPPERSMITH CT

CLAY TON

Exhibit 16 Planning Areas

Y LN

TAUNTON CT

DRY RIDGE RD

M AN

CARBERRY PL

BALLAS CT

GRANDVIEW DR

TA M

CLAYTON PLAC E D R

TE IVA PR

WESTMOOR PL

CHAPEL HILL EST

BIG BEN D BLVD

700

1,400

2,800

Feet

April 2015

2015 COMPREHENSIVE PLAN

1. Citywide ETC Telephone Survey Results (March 2014)

Draft Plan 2015

DES PERES, MISSOURI

â&#x20AC;&#x2DC;14 2014 City of Des Peres Community Survey

â&#x20AC;Śhelping organizations make better decisions since 1982

Submitted to the City of Des Peres, Missouri by: ETC Institute 725 W. Frontier Lane, Olathe, Kansas 66061

June 2014 66061

Final Report

Contents

Executive Summary.................................................................................. i Section 1: Charts and Graphs .................................................................. 1 Section 2: Importance-Satisfaction Analysis......................................... 21 Section 3: Benchmarking Analysis........................................................ 35 Section 4: Tabular Data ......................................................................... 42 Section 5: Survey Instrument................................................................. 84 Appendix A: GIS Maps .......................................................................A-1

2014 City of Des Peres Community Survey

2014 City of Des Peres Executive Summary Report

Overview and Methodology ETC Institute administered a community survey for the City of Des Peres in March 2014. The survey was administered as part of the City’s effort to assess citizen satisfaction with the quality of city services. This is the first time that Des Peres has administered a community survey with ETC Institute. Resident Survey. A six-page survey was mailed to a random sample of households in the City of Des Peres. On average, the survey took 20 minutes to complete. Of the households that received a survey, 634 completed the survey. The results for the random sample of 634 households have a 95% level of confidence with a precision of at least +/3.9%. In order to better understand how well services are being delivered by the City, ETC Institute geocoded the home address of respondents to the survey. The map on the right shows the physical distribution of survey respondents based on the location of their home. The percentage of “don’t know” responses has been excluded from many of the graphs shown in this report to facilitate valid comparisons of the results from the City of Des Peres with the results from other communities in the DirectionFinder® database. Since the number of “don’t know” responses often reflects the utilization and awareness of city services, the percentage of “don’t know” responses has been provided in the tabular data section of this report. When the “don’t know” responses have been excluded, the text of this report will indicate that the responses have been excluded with the phrase “who had an opinion.” ETC Institute (2014)

Executive Summary Report

2014 City of Des Peres Community Survey

 a summary of the methodology for administering the survey  charts and graphs showing the major findings  importance-satisfaction analysis  benchmarking data that show how the results for Des Peres compare to other cities  tables that show the results for each question on the survey  a copy of the survey instrument  GIS maps that show the results of selected questions as maps of the City.

Major Findings  Overall City Services. Ninety-seven percent (97%) of the residents surveyed, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with the quality of City parks; 95% were satisfied with the quality of public safety services; 94% were satisfied with the appearance of City buildings, and 94% were satisfied with the quality of recreation facilities and programs. Residents were least satisfied with the flow of traffic and ease of getting around the city (65%).  Services That Should Receive the Most Emphasis Over the Next Two Years. Based on the sum of their top three choices, the City services that residents thought should receive the most emphasis over the next two years were: 1) the flow of traffic and ease of getting around the city, 2) the maintenance of City streets, and 3) community planning and development.  Perceptions of the City. Nearly all (99%) of the residents surveyed, who had an opinion, indicated that they were satisfied (rating of 4 or 5 on a 5-point scale) with the City of Des Peres as a place to live; 97% were satisfied with the city as a place to raise children, and 95% were satisfied with quality of life in the City.  Public Safety. Ninety-three percent (93%) of the residents surveyed, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with the overall performance of the Des Peres Police Department; 93% were satisfied with the overall quality of local police protection; 90% were satisfied with the quality of the Des Peres Fire Department, and 90% were satisfied with the quality of the Des Peres EMS. Residents were least satisfied with the visibility of police in retail shopping areas (73%).  Public Safety Issues That Should Receive the Most Emphasis Over the Next Two Years. Based on the sum of their top three choices, the public safety areas that residents thought should receive the most emphasis from the City of Des Peres over the next two years were: 1) visibility of police in neighborhoods, 2) the City’s efforts to prevent crime, and 3) visibility of police in retail shopping areas. ETC Institute (2014)

Executive Summary Report

This report contains:

2014 City of Des Peres Community Survey

 City Maintenance Issues That Should Receive the Most Emphasis Over the Next Two Years. Based on the sum of their top three choices, the City maintenance issues that residents thought should receive the most emphasis over the next two years were: 1) maintenance of streets in their neighborhood, 2) maintenance of major City streets, and 3) availability of pedestrian walkways/sidewalks.  Parks and Recreation. Ninety-six percent (96%) of the residents, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with the maintenance of City parks; 94% were satisfied with the number of parks; 92% were satisfied with The Lodge Des Peres, and 91% were satisfied with the availability of information about parks and recreation programs. Residents were least satisfied with the number of walking and biking trails (79%).  Parks and Recreation Services That Should Receive the Most Emphasis Over the Next Two Years. Based on the sum of their top three choices, the parks and recreation services that residents thought should receive the most emphasis over the next two years were: 1) maintenance of City parks, 2) number of walking and biking trails, and 3) The Lodge Des Peres.  The Lodge Des Peres. Ninety-two percent (92%) of the residents, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with The Lodge Des Peres facility as a whole; 91% were satisfied with the cleanliness of The Lodge; 90% were satisfied with information on programs and classes, and 89% were satisfied with customer service provided. Residents were least satisfied with the value and fee structure of programs and classes (72%).  The Lodge Des Peres Services That Should Receive the Most Emphasis Over the Next Two Years. Based on the sum of their top three choices, The Lodge Des Peres services that residents thought should receive the most emphasis over the next two years were: 1) value and fee structure of programs and classes, 2) The Lodge Des Peres facility as a whole, and 3) the fitness center.  City Communication. Eighty-four percent (84%) of the residents, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with the availability of information about programs and services in Des Peres; 84% were satisfied with the content of the City newsletter, and 79% were satisfied with the City’s efforts to keep residents informed about local issues. Residents were least satisfied with social media (Facebook, Twitter, etc.) for City communication (39%). ETC Institute (2014)

iii

Executive Summary Report

 City Maintenance. Ninety-two percent (92%) of the residents surveyed, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with the cleanliness of City streets and other public areas; 90% were satisfied with the maintenance of City buildings; 89% were satisfied with the maintenance of City traffic signals and street signs, and 88% were satisfied with snow removal on major City streets. Residents were least satisfied with maintenance of streets in their neighborhood (69%).

2014 City of Des Peres Community Survey

 Customer Service. Of the residents who indicated they had contacted the City with a question, problem or complaint during the past year, 89% of those surveyed, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with how easy the department was to contact; 86% were satisfied with how courteously they were treated; 84% were satisfied with the technical competence and knowledge of employees, and 75% were satisfied with the overall responsiveness of City employees.  The Importance of Various Factors in Decision to Live in Des Peres. Residents were asked to choose from a list of 13 issues – the issues that were most important in their decision to live in Des Peres. The top three reasons were: 1st) safety and security, 2nd) central location, and 3rd) quality of housing. With the same 13 issues, residents were asked if their needs were being met in Des Peres. The greatest GAP between the order of importance and needs being met were with:  Safety and security – 1st in importance – 3rd at being met – GAP is -2  Accessibility – 4th in importance – 6th at being met – GAP is -2  Proximity to quality health care – 8th in importance – 10th at being met – GAP is -2 Other Findings  38% of residents surveyed have an emergency plan in place for members of their household.  Three-fourths (75%) of the residents rated the street and road conditions in their neighborhood as either “good” or “mostly good”.  42% of residents indicated that they are members of The Lodge Des Peres.  93% of residents surveyed get information about the City through The City of Des Peres Newsletter.

Comparative Benchmarks Where possible, survey results for Des Peres were compared to the U.S. and the Missouri/ Kansas region of the country. Des Peres rated significantly higher in overall city services, public safety, city maintenance, parks and recreation, communication, code enforcement and customer service than either the U.S. in total or the Missouri/Kansas region.

ETC Institute (2014)

Executive Summary Report

 Codes and Ordinances. Seventy-nine percent (79%) of the residents surveyed, who had an opinion, were satisfied (rating of 4 or 5 on a 5-point scale) with enforcing codes designed to protect public safety; 75% were satisfied with enforcing sign regulations, and 73% were satisfied with enforcing maintenance of business property. Residents were least satisfied with enforcing the maintenance of residential property (60%).

2014 City of Des Peres Community Survey: Final Report

Section 1:

Charts and Graphs

ETC Institute (2014)

Page 1

2014 City of Des Peres Community Survey: Final Report

Q1. Satisfaction With Major Categories of City Services by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

66%

Quality of City parks

70%

Quality of public safety services

2% 3%

25%

54%

Appearance of City buildings

1% 5%

40%

63%

Quality of Recreation facilities and programs

1% 3%

31%

1% 5%

31%

Value received for City services

52%

39%

8%2%

Quality of customer service from City employees

53%

35%

9% 3%

46%

Effectiveness of City communication with public

10% 4%

41%

Maintenance of City streets

36%

40%

14%

Enforcement of bldg/property/maint. ordinances

37%

18%

Maintenance of City sidewalks Community planning and development

33%

41%

35%

38%

26%

Flow of traffic/ease of getting around the city

Very Satisfied (5)

40%

Satisfied (4)

19% 18%

60%

7% 10%

21%

39%

20%

11%

14%

80%

Neutral (3)

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

Q2. City Services That Should Receive the Most Emphasis From City Leaders Over the Next 2 Years by percentage of respondents who selected the item as one of their top three choices

43%

Flow of traffic/ease of getting around the city

41%

Maintenance of City streets

33%

Community planning and development

30%

Quality of public safety services Quality of City parks

16%

Maintenance of City sidewalks

16% 16%

Enforcement of bldg/property/maint. ordinances

12%

Quality of Recreation facilities and programs

10%

Effectiveness of City communication with public

Value received for City services

Quality of customer service from City employees

Appearance of City buildings

10%

20%

30%

40%

50%

Sum of Choices

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 2

2014 City of Des Peres Community Survey: Final Report

Q3. Overall Perception of the City of Des Peres by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

19%

80%

As a place to live

19%

78%

As a place to raise children

58%

Quality of life in the City

1% 1%

3%1%

37%

4%1%

Feeling of safety in the City

61%

32%

6% 1%

As a place to shop for goods and services

62%

30%

6% 2%

47%

41%

Appearance of the City

28%

57%

As a place to work

37%

33%

Quality of new development in the City

20%

Excellent (5)

40%

Good (4)

Neutral (3)

17% 22%

38%

30%

As a place to dine

15%

28%

50%

As a place to retire

8% 4%

20%

60%

80%

12%

100%

Below Average/Poor (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

Q4. During the past 12 months, were you or anyone in your household the victim of any crime? by percentage of respondents

Q4a. If YES, did you report all of these crimes to the police?

Yes 7% No 92%

1% Don't know

Yes 82%

Don't know 2%

No 16%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 3

2014 City of Des Peres Community Survey: Final Report

Q5. During the past 12 months, have you had ANY contact with the Police Department? by percentage of respondents

Q5a. If YES, how would you rate the contact? Excellent 64%

Yes 39% No 60% Poor 4% Fair 5%

1% Don't know

Good 27%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q6. During the past 12 months, have you had ANY contact with the Fire Department? by percentage of respondents

Q6a. If YES, how would you rate the contact?

Excellent 85%

No 89%

Yes 11% Poor 2% Good 13%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 4

2014 City of Des Peres Community Survey: Final Report

Q7. During the past 12 months, have you had ANY contact with the Ambulance/Emergency Medical Services in Des Peres? by percentage of respondents

Q7a. If YES, how would you rate the contact? Excellent 84%

Yes 12%

No 88%

Poor 1% Fair 7% Good 8%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q8. Satisfaction With Public Safety by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

Overall performance of Des Peres Police Dept.

60%

33%

Overall quality of local police protection

59%

34%

5%2%

Quality of Des Peres Fire Dept.

59%

31%

9% 0%

Quality of Des Peres EMS

60%

30%

9% 1%

33%

55%

Attitude/behavior of Police Dept. toward citizens How quickly Police Dept. responds to emergencies

60%

How quickly Fire Dept. responds to emergencies

59%

City's efforts to prevent crime

45%

Enforcement of local traffic laws

43%

32% 40%

Very Satisfied (5)

20%

15%

38%

46%

13%

40%

Satisfied (4)

60% Neutral (3)

14% 5%

39% 39%

11% 1%

27%

33%

Visibility of police in retail shopping areas

28%

41%

Visibility of police in neighborhoods Efforts to prevent fires/provide safety education

5%3%

14% 20% 24%

80%

7% 2%

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 5

2014 City of Des Peres Community Survey: Final Report

Q9. Public Safety Issues That Should Receive the Most Emphasis from City Leaders Over the Next 2 Years by percentage of respondents who selected the item as one of their top three choices

33%

Visibility of police in neighborhoods

32%

City's efforts to prevent crime

24%

Visibility of police in retail shopping areas Overall performance of Des Peres Police Dept.

17%

Enforcement of local traffic laws

16%

Overall quality of local police protection

16%

Quality of Des Peres Fire Dept.

16% 15%

Quality of Des Peres EMS

11%

Efforts to prevent fires/provide safety education

10%

How quickly Police Dept. responds to emergencies

How quickly Fire Dept. responds to emergencies

Attitude/behavior of Police Dept. toward citizens

10%

20%

30%

40%

Sum of Choices Source: ETC Institute (2014 - City of Des Peres, MO)

Q10. How Safe Residents Feel in the Following Situations: by percentage of respondents who rated the item as a 1 to 4 on a 4-point scale (excluding â&#x20AC;&#x153;don't knowâ&#x20AC;?)

92%

Walking alone in neighborhood during the day

86%

Walking alone in business areas during the day

14% 1%

79%

Overall feeling of safety in Des Peres

21%

87%

Walking alone in neighborhood in general

Walking alone in neighborhood after dark

Walking alone in business areas after dark

37%

56%

37%

38% 20%

Somewhat Safe (3)

48% 40%

0% 12% 1%

58%

While shopping at West County Center

Very Safe (4)

7%0%

60%

Somewhat Unsafe (2)

5%1%

6%1%

13%

80%

100%

Very Unsafe (1)

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 6

2014 City of Des Peres Community Survey: Final Report

Q11. Have you participated in police initiatives/ outreach programs? by percentage of respondents (multiple selections could be made)

33%

Des Peres Night Out

14%

Vacation Watch

14%

Neighborhood Watch

Child Safety Seat Installations/Inspections

Project Childsafe

Citizen Police Academy Personal Property Inventory

Community Emergency Response Team (C.E.R.T.)

Business Watch

10%

20%

30%

40%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q12. Do you have an emergency plan in place for members of your household? by percentage of respondents

Yes 38%

No 43%

Don't know 19%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 7

2014 City of Des Peres Community Survey: Final Report

Q13. Satisfaction With City Maintenance by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

Cleanliness of City streets & other public areas

49%

Maintenance of City buildings

48%

43%

9% 1%

42%

10% 1%

43%

46%

Maintenance of City traffic signals/street signs

6%1%

Snow removal on major City streets

56%

32%

Snow removal on neighborhood streets

55%

32%

Landscaping/appearance of areas along City streets

36%

Satisfaction with tree trimming/removals

35%

Condition of City sidewalks

30%

Maintenance of streets in your neighborhood

28%

0% Very Satisfied (5)

20%

15%

40%

20%

43%

15%

41%

Satisfied (4)

60%

Neutral (3)

19%

40%

16%

43%

33%

Availability of pedestrian walkways/sidewalks

13%

50%

32%

Maintenance of major City streets

80%

12% 7% 16%

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

Q14. City Maintenance Issues That Should Receive the Most Emphasis from City Leaders Over the Next 2 Years by percentage of respondents who selected the item as one of their top three choices

46%

Maintenance of streets in your neighborhood

38%

Maintenance of major City streets

25%

Availability of pedestrian walkways/sidewalks

20%

Condition of City sidewalks

19%

Snow removal on neighborhood streets

18%

Snow removal on major City streets

17%

Landscaping/appearance of areas along City streets

16%

Satisfaction with tree trimming/removals

13%

Cleanliness of City streets & other public areas

Maintenance of City traffic signals/street signs Maintenance of City buildings

4% 10%

20%

30%

40%

50%

Sum of Choices Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 8

2014 City of Des Peres Community Survey: Final Report

Q15. In general, how would you rate the street and road conditions in your neighborhood? by percentage of respondents

Good condition 33%

Don't know 13% Mostly good condition 42% Many bad spots 12%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q16. Satisfaction With Parks and Recreation by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

Maintenance of City parks

64%

Number of parks

63%

32%

66%

The Lodge Des Peres Availability of info about parks & rec programs Special events and festivals

3%1%

31%

4%2%

26%

6% 3%

57%

34%

59%

30%

10%

City recreation opportunities

53%

35%

10%

Quality of playgrounds

52%

36%

10%

Number of playgrounds Quality of outdoor athletic fields

45%

Number of outdoor athletic fields

44%

Number of walking/biking trails

45%

0% Very Satisfied (5)

39%

49%

20%

11%

38%

15%

37% 34% 40%

Satisfied (4)

60%

Neutral (3)

16% 13%

80%

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 9

2014 City of Des Peres Community Survey: Final Report

Q17. Parks and Recreation Services That Should Receive the Most Emphasis from City Leaders Over the Next 2 Years by percentage of respondents who selected the item as one of their top three choices

40%

Maintenance of City parks Number of walking/biking trails

30%

The Lodge Des Peres

30% 18%

Quality of playgrounds

15%

Special events and festivals

11%

City recreation opportunities

Quality of outdoor athletic fields

Availability of info about parks & rec programs

Number of parks Number of outdoor athletic fields

Number of playgrounds

10%

20%

30%

40%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q18. Satisfaction With The Lodge Des Peres by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

62%

The Lodge Des Peres facility as a whole

30%

Cleanliness of The Lodge

59%

32%

Information on programs & classes

61%

29%

Customer service provided

59%

35%

55%

Fitness center

30%

52%

Indoor aquatic facilities

32%

10%

Quality of meeting space/rental facilities

58%

28%

14%

Availability of meeting space/rental facilities

58%

27%

15%

52%

Outdoor aquatic facilities Quality of adult programs

49%

Quality of youth programs

49%

29% 32%

20%

Very Satisfied (5)

33% 40% Satisfied (4)

60% Neutral (3)

17%

28%

39%

Value/fee structure of programs/classes

12%

22% 19%

2% 9%

80%

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 10

2014 City of Des Peres Community Survey: Final Report

Q19. The Lodge Des Peres Services That Should Receive the Most Emphasis from City Leaders Over the Next 2 Years by percentage of respondents who selected the item as one of their top three choices

24%

Value/fee structure of programs/classes

22%

The Lodge Des Peres facility as a whole

21%

Fitness center

14%

Outdoor aquatic facilities

13%

Cleanliness of The Lodge Quality of adult programs

12%

Indoor aquatic facilities

12% 11%

Information on programs & classes

10%

Quality of youth programs

Customer service provided Availability of meeting space/rental facilities

3% 3%

Quality of meeting space/rental facilities

10%

20%

30%

Sum of Choices Source: ETC Institute (2014 - City of Des Peres, MO)

Q20. Are you a member of The Lodge Des Peres? by percentage of respondents

Yes 42%

Not provided 1%

No 57%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 11

2014 City of Des Peres Community Survey: Final Report

Q20a. If NO, why not? by percentage of respondents who indicated they are not a member of The Lodge Des Peres (multiple selections could be made)

50%

Wouldn't use it enough to warrant cost

26%

Membership fee too high

16%

Prefer to pay daily fee

13%

Belong to other private facility

Belong to other public facility

10%

20%

30%

40%

50%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q21. What do you use to get information about City of Des Peres? by percentage of respondents (multiple selections could be made)

93%

The City of Des Peres Newsletter

54%

The Webster-Kirkwood Times

47%

The City Website (www.desperesmo.org)

36%

The Quarterly Activity Guide brochure

30%

The Lodge Link (email)

21%

Other printed publications/materials from the City Notify Me

Neighborhood meetings

Other online publications/materials from the City

Facebook

Twitter

20%

40%

60%

80%

100%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 12

2014 City of Des Peres Community Survey: Final Report

Q22. Satisfaction With City Communication by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

Availability of info about programs/services

38%

46%

14%

Content of City newsletter

39%

45%

14%

35%

Efforts to keep you informed about local issues

44%

How well City communication meets your needs

29%

46%

Quality of City website

30%

41%

How open City is to public involvement/input

31%

37%

18%

Facebook, Twitter, YouTube, etc.

0% Very Satisfied (5)

22%

25%

26%

21% 20%

17%

56%

40%

Satisfied (4)

60% Neutral (3)

80%

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

Q23. Satisfaction With Enforcement of Codes and Ordinances by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

Enforcing codes designed to protect public safety

34%

Enforcing sign regulations

32%

Enforcing maintenance of business property

45%

43%

29%

Enforcing mowing & trimming of lawns

26%

Cleanup of litter/debris on private property

25%

Enforcing maintenance of residential property

24%

0% Very Satisfied (5)

18%

20%

44%

22%

40%

22%

38%

22%

36%

20%

40%

Satisfied (4)

25%

60% Neutral (3)

80%

12%

14%

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 13

2014 City of Des Peres Community Survey: Final Report

Q24. For which goods and services do you typically shop outside Des Peres? by percentage of respondents (multiple selections could be made)

70%

Dine out/restaurants

57%

Home furnishings Personal grooming

44%

Technology/computer equipment

43% 42%

Clothing

30%

Entertainment, movies, video games

25%

Banking

24%

Sporting goods

17%

Groceries

20%

40%

60%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q25. Which of the following goods and services do you typically shop for on the Internet? by percentage of respondents (multiple selections could be made)

36%

Clothing

33%

Technology/computer equipment Home furnishings

17%

Entertainment, movies, video games

16% 14%

Sporting goods

Pet supplies

Personal grooming supplies Groceries

10%

20%

30%

40%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 14

2014 City of Des Peres Community Survey: Final Report

Q26. Have you contacted the City with a question, problem or complaint during the past year? by percentage of respondents

Yes 36%

No 64%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q26b-e. Satisfaction With Customer Service From City Employees by percentage of respondents who contacted the City during the past year and rated the item as a 1 to 5 on a 5-point scale (excluding “don’t know”)

54%

How easy the department was to contact

65%

How courteously you were treated

30%

51%

Overall responsiveness of City employees

20%

Very Satisfied (5)

8% 4%

21%

54%

Technical competence/knowledge of employees

35%

24% 40%

Satisfied (4)

60% Neutral (3)

9% 6%

80%

17%

100%

Dissatisfied (1/2)

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 15

2014 City of Des Peres Community Survey: Final Report

Q27. Importance of Various Reasons for Living in Des Peres by percentage of respondents who rated the item as a 3 or 4 on a 4-point scale

98%

Safety & security

97%

Central location

96%

Quality of housing Accessibility

93%

Availability of parks & recreation opportunities

92% 91%

Access to quality shopping

89%

Sense of community

86%

Proximity to quality health care

86%

Quality of public school districts

80%

Proximity to family or friends

65%

The Lodge Des Peres

55%

Opportunities/resources for senior citizens

43%

Employment opportunities

20%

40%

60%

Very Important (4)

80%

100%

Somewhat Important (3)

Source: ETC Institute (2014 - City of Des Peres, MO)

Q28. Are your needs being met in Des Peres? by percentage of respondents who answered "yesâ&#x20AC;?

52%

Central location

51%

Quality of housing

50%

Safety & security

50%

Availability of parks & recreation opportunities Access to quality shopping

49%

Accessibility

48%

Quality of public school districts

48%

Sense of community

48% 46%

Proximity to family or friends

45%

Proximity to quality health care

40%

The Lodge Des Peres

28%

Opportunities/resources for senior citizens

27%

Employment opportunities

10%

20%

30%

40%

50%

Yes Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 16

2014 City of Des Peres Community Survey: Final Report

Order of Importance Order of Needs Being Met

Importance of Reasons for Choosing to Live in Des Peres vs. Needs Being Met 13 13

12 11

ty fe Sa

3 3

2 1

1 y rit cu se C

n io at oc ll rt a Q

lit ua

g in us ho of

lit bi la ai Av

s rk pa of

y ilit ib ss e cc

tio ea cr

po op

s tie ni rtu

s es cc

ity al qu

s s s ts ns re tie nd ric ze Pe ni st iti rie i s f d e rtu rc l om o or D o o c i e pp ily ho of en dg m to e i ty sc rs fa Lo al en ns ic fo e to m bl qu s h y Se u e y T o c it p to pl ur im of ity so Em ox im ity /re Pr al ox s u r P Q tie ni tu or pp O

ng pi op sh

Source: ETC Institute (2014 - City of Des Peres, MO)

ity un m

th al he

re ca

Red points above the blue line are needs that are not being met relative to their importance

Q28. Approximately how many years have you lived in the City of Des Peres? by percentage of respondents

11-20 years 27% 5-10 years 13%

Less than 5 years 12%

20+ years 48%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 17

2014 City of Des Peres Community Survey: Final Report

Q29. Which of the following age groups are you in? by percentage of respondents

18 to 34 years 18%

35 to 44 years 20%

65+ years 20% 45 to 54 years 21%

55 to 64 years 21%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q30. How many people live in your household? by percentage of respondents (excluding "not providedâ&#x20AC;?)

Two 42%

Three 16%

One 14%

Four 16%

Five 6%

Six or more 6%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 18

2014 City of Des Peres Community Survey: Final Report

Q31. Which of the following best describes your race/ethnicity? by percentage of respondents (excluding "not providedâ&#x20AC;?. Multiple selections could be made)

93%

White

Asian/Pacific Islander

Hispanic/Latino

African American/Black

American Indian or Alaska Native

Other

20%

40%

60%

80%

100%

Source: ETC Institute (2014 - City of Des Peres, MO)

Q32. Annual Household Income by percentage of respondents

$75,000 to $99,999 7% $50,000 to $74,999 7% $100,000 to $150,000 18%

$25,000 to $49,999 6%

Under $25,000 1%

$150,000 to $200,000 14% Prefer not to answer 30%

$200,000+ 17%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 19

2014 City of Des Peres Community Survey: Final Report

Q33. Gender by percentage of respondents

Male 47%

Female 53%

Source: ETC Institute (2014 - City of Des Peres, MO)

ETC Institute (2014)

Page 20

2014 City of Des Peres Community Survey: Final Report

Section 2:

Importance-Satisfaction Analysis

ETC Institute (2014)

Page 21

2014 City of Des Peres Community Survey: Final Report

Importance‐Satisfaction Analysis The City of Des Peres, MO

Overview Today, city officials have limited resources which need to be targeted to activities that are of the most benefit to their citizens. Two of the most important criteria for decision making are (1) to target resources toward services of the highest importance to citizens; and (2) to target resources toward those services where citizens are the least satisfied. The Importance‐Satisfaction (IS) rating is a unique tool that allows public officials to better understand both of these highly important decision making criteria for each of the services they are providing. The Importance‐Satisfaction rating is based on the concept that cities will maximize overall citizen satisfaction by emphasizing improvements in those service categories where the level of satisfaction is relatively low and the perceived importance of the service is relatively high.

Methodology

The rating is calculated by summing the percentage of responses for items selected as the first, second, and third most important services for the City to emphasize over the next two years. This sum is then multiplied by 1 minus the percentage of respondents that indicated they were positively satisfied with the City’s performance in the related area (the sum of the ratings of 4 and 5 on a 5‐point scale excluding “don't know” responses). “Don't know” responses are excluded from the calculation to ensure that the satisfaction ratings among service categories are comparable. [IS=Importance x (1‐Satisfaction)]. Example of the Calculation. Respondents were asked to identify the major services they thought were the most important for the City to provide. Approximately forty‐three percent (42.9%) of residents selected “overall flow of traffic and ease of getting around the city” as the most important major service to provide.

ETC Institute (2014)

Page 22

Importance‐Satisfaction Analysis

2014 City of Des Peres Community Survey: Final Report

Interpreting the Ratings Ratings that are greater than or equal to 0.20 identify areas that should receive significantly more emphasis over the next two years. Ratings from .10 to .20 identify service areas that should receive increased emphasis. Ratings less than .10 should continue to receive the current level of emphasis.  Definitely Increase Emphasis (IS>=0.20)  Increase Current Emphasis (0.10<=IS<0.20)  Maintain Current Emphasis (IS<0.10) The results for Des Peres are provided on the following page.

ETC Institute (2014)

Page 23

Importance‐Satisfaction Analysis

With regard to satisfaction, approximately sixty‐five percent (64.9%) of the residents surveyed rated their overall satisfaction with “overall flow of traffic and ease of getting around the city” as a “4” or a “5” on a 5‐point scale (where “5” means “very satisfied”). The I‐S rating for “overall flow of traffic and ease of getting around the city” was calculated by multiplying the sum of the most important percentages by 1 minus the sum of the satisfaction percentages. In this example, 42.9% was multiplied by 35.1% (1‐0.649). This calculation yielded an I‐S rating of 0.1506, which ranked first out of twelve major City services. The maximum rating is 1.00 and would be achieved when 100% of the respondents select an item as one of their top three choices to emphasize over the next two years and 0% indicate that they are positively satisfied with the delivery of the service. The lowest rating is 0.00 and could be achieved under either one of the following two situations:  if 100% of the respondents were positively satisfied with the delivery of the service  if none (0%) of the respondents selected the service as one of the three most important areas for the City to emphasize over the next two years.

2014 City of Des Peres Community Survey: Final Report

Importance-Satisfaction Rating City of Des Peres, MO

OVERALL Most Important %

Most Important Rank

High Priority (IS .10-.20) Flow of traffic/ease of getting around the city

43%

Medium Priority (IS <.10) Maintenance of City streets Community planning and development Maintenance of City sidewalks Enforcement of bldg/property/maint. ordinances Quality of public safety services Effectiveness of City communication with public Quality of Recreation facilities and programs Value received for City services Quality of City parks Quality of customer service from City employees Appearance of City buildings

41% 33% 16% 16% 30% 10% 12% 8% 16% 4% 3%

Category of Service

Satisfaction %

Satisfaction Rank

ImportanceSatisfaction Rating

I-S Rating Rank

65%

0.1506

2 3 6 7 4 9 8 10 5 11 12

76% 73% 74% 75% 95% 86% 94% 91% 97% 88% 94%

8 11 10 9 2 7 4 5 1 6 3

0.0997 0.0909 0.0421 0.0398 0.0142 0.0138 0.0071 0.0071 0.0053 0.0044 0.0019

2 3 4 5 6 7 8 9 10 11 12

Note: The I-S Rating is calculated by multiplying the "Most Important" % by (1-'Satisfaction' %) Most Important %:

The "Most Important" percentage represents the sum of the first, second, and third most important responses for each item. Respondents were asked to identify the items they thought should receive the most emphasis over the next two years.

Satisfaction %:

The "Satisfaction" percentage represents the sum of the ratings "4" and "5" excluding 'don't knows.' Respondents ranked their level of satisfaction with the each of the items on a scale of 1 to 5 with "5" being very satisfied and "1" being very dissatisfied.

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ETC Institute (2014)

Page 24

2014 City of Des Peres Community Survey: Final Report

Importance-Satisfaction Rating City of Des Peres, MO

Public Safety Most Important %

Most Important Rank

Visibility of police in neighborhoods

33%

Visibility of police in retail shopping areas City's efforts to prevent crime Enforcement of local traffic laws Efforts to prevent fires/provide safety education Quality of Des Peres EMS Quality of Des Peres Fire Dept. How quickly Fire Dept. responds to emergencies Overall performance of Des Peres Police Dept. Overall quality of local police protection How quickly Police Dept. responds to emergencies Attitude/behavior of Police Dept. toward citizens

24%

Category of Service

Satisfaction %

Satisfaction Rank

ImportanceSatisfaction Rating

I-S Rating Rank

79%

0.0695

73%

0.0656

32%

83%

0.0543

16%

82%

0.0297

11%

78%

0.0236

15%

90%

0.0150

16%

90%

0.0149

86%

0.0125

17%

93%

0.0121

16%

93%

0.0119

Medium Priority (IS <.10)

10%

88%

0.0114

89%

0.0098

Note: The I-S Rating is calculated by multiplying the "Most Important" % by (1-'Satisfaction' %) Most Important %:

Satisfaction %:

ÂŠ 2014 DirectionFinder by ETC Institute

ETC Institute (2014)

Page 25

2014 City of Des Peres Community Survey: Final Report

Importance-Satisfaction Rating City of Des Peres, MO

City Maintenance Category of Service

High Priority (IS .10-.20) Maintenance of streets in your neighborhood Medium Priority (IS <.10) Maintenance of major City streets Availability of pedestrian walkways/sidewalks Condition of City sidewalks Satisfaction with tree trimming/removals Landscaping/appearance of areas along City streets Snow removal on neighborhood streets Snow removal on major City streets Cleanliness of City streets & other public areas Maintenance of City traffic signals/street signs Maintenance of City buildings

Most Important %

Most Important Rank

Satisfaction %

Satisfaction Rank

ImportanceSatisfaction Rating

I-S Rating Rank

46%

69%

0.1408

38% 25% 20% 16%

2 3 4 8

82% 73% 73% 75%

6 9 10 8

0.0674 0.0657 0.0550 0.0396

2 3 4 5

17% 19% 18%

7 5 6

79% 87% 88%

7 5 4

0.0358 0.0256 0.0215

6 7 8

13% 6% 4%

9 10 11

92% 89% 91%

1 3 2

0.0102 0.0063 0.0041

9 10 11

Note: The I-S Rating is calculated by multiplying the "Most Important" % by (1-'Satisfaction' %) Most Important %:

Satisfaction %:

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ETC Institute (2014)

Page 26

2014 City of Des Peres Community Survey: Final Report

Importance-Satisfaction Rating City of Des Peres, MO

Parks and Recreation Category of Service

Most Important %

Most Important Rank

30% 30% 18% 15% 40% 9% 11% 5% 8% 5% 7%

2 3 4 5 1 7 6 10 8 11 9

Satisfaction %

Satisfaction Rank

ImportanceSatisfaction Rating

I-S Rating Rank

79% 92% 88% 89% 96% 83% 88% 82% 91% 87% 94%

11 3 7 5 1 9 6 10 4 8 2

0.0638 0.0250 0.0218 0.0163 0.0143 0.0142 0.0126 0.0096 0.0073 0.0063 0.0039

1 2 3 4 5 6 7 8 9 10 11

Medium Priority (IS <.10)

Number of walking/biking trails The Lodge Des Peres Quality of playgrounds Special events and festivals Maintenance of City parks Quality of outdoor athletic fields City recreation opportunities Number of outdoor athletic fields Availability of info about parks & rec programs Number of playgrounds Number of parks

Note: The I-S Rating is calculated by multiplying the "Most Important" % by (1-'Satisfaction' %) Most Important %:

Satisfaction %:

ÂŠ 2014 DirectionFinder by ETC Institute

ETC Institute (2014)

Page 27

2014 City of Des Peres Community Survey: Final Report

Importance-Satisfaction Rating City of Des Peres, MO

The Lodge Des Peres Category of Service

Most Important %

Most Important Rank

24% 21% 14% 12% 10% 22% 12% 11% 13% 9% 3% 3%

1 3 4 6 9 2 7 8 5 10 11 12

Satisfaction %

Satisfaction Rank

ImportanceSatisfaction Rating

I-S Rating Rank

72% 87% 81% 81% 77% 92% 87% 90% 91% 89% 85% 86%

12 6 9 10 11 1 5 3 2 4 8 7

0.0658 0.0275 0.0260 0.0229 0.0221 0.0177 0.0151 0.0109 0.0108 0.0094 0.0050 0.0036

1 2 3 4 5 6 7 8 9 10 11 12

Medium Priority (IS <.10)

Value/fee structure of programs/classes Fitness center Outdoor aquatic facilities Quality of adult programs Quality of youth programs The Lodge Des Peres facility as a whole Indoor aquatic facilities Information on programs & classes Cleanliness of The Lodge Customer service provided Availability of meeting space/rental facilities Quality of meeting space/rental facilities

Note: The I-S Rating is calculated by multiplying the "Most Important" % by (1-'Satisfaction' %) Most Important %:

Satisfaction %:

ÂŠ 2014 DirectionFinder by ETC Institute

ETC Institute (2014)

Page 28

2014 City of Des Peres Community Survey: Final Report

The Importance‐Satisfaction rating is based on the concept that public agencies will maximize overall customer satisfaction by emphasizing improvements in those areas where the level of satisfaction is relatively low and the perceived importance of the service is relatively high. ETC Institute developed an Importance‐Satisfaction Matrix to display the perceived importance of major services that were assessed on the survey against the perceived quality of service delivery. The two axes on the matrix represent Satisfaction (vertical) and relative Importance (horizontal). The I‐S (Importance‐Satisfaction) matrix should be interpreted as follows.  Continued Emphasis (above average importance and above average satisfaction). This area shows where the City is meeting customer expectations. Items in this area have a significant impact on the customer’s overall level of satisfaction. The City should maintain (or slightly increase) emphasis on items in this area.  Exceeding Expectations (below average importance and above average satisfaction). This area shows where the City is performing significantly better than customers expect the City to perform. Items in this area do not significantly affect the overall level of satisfaction that residents have with City services. The City should maintain (or slightly decrease) emphasis on items in this area.  Opportunities for Improvement (above average importance and below average satisfaction). This area shows where the City is not performing as well as residents expect the City to perform. This area has a significant impact on customer satisfaction, and the City should DEFINITELY increase emphasis on items in this area.  Less Important (below average importance and below average satisfaction). This area shows where the City is not performing well relative to the City’s performance in other areas; however, this area is generally considered to be less important to residents. This area does not significantly affect overall satisfaction with City services because the items are less important to residents. The agency should maintain current levels of emphasis on items in this area. Matrices showing the results for Des Peres are provided on the following pages.

ETC Institute (2014)

Page 29

Importance‐Satisfaction Analysis

Importance‐Satisfaction Matrix Analysis

2014 City of Des Peres Community Survey: Final Report

2014 City of Des Peres DirectionFinder Importance-Satisfaction Assessment Matrix -Overall(points on the graph show deviations from the mean importance and satisfaction ratings given by respondents to the survey)

mean importance

Continued Emphasis

Exceeded Expectations

higher importance/higher satisfaction

lower importance/higher satisfaction

Quality of City parks

Appearance of City buildings

! !

Value received for City services

Quality of custom er service from City em ployees

!Quality of public safety services mean satisfaction

Satisfaction Rating

Quality of Recreation facilities/program s

Effectiveness of com m unication w ith public

Enforcem ent of bldg/property/m aint. ordinances

Maintenance of City streets

! Com m unity planning

Maintenance of City sidew alks

and developm ent

Flow of traffic/ease of getting around the city

Less Important

Opportunities for Improvement

lower importance/lower satisfaction

Lower Importance

higher importance/lower satisfaction

Importance Rating

Higher Importance

S ource: ETC Institute (2014) ETC Institute (2014)

Page 30

2014 City of Des Peres Community Survey: Final Report

2014 City of Des Peres DirectionFinder Importance-Satisfaction Assessment Matrix -Public Safety(points on the graph show deviations from the mean importance and satisfaction ratings given by respondents to the survey)

mean importance

Continued Emphasis

Exceeded Expectations

higher importance/higher satisfaction

lower importance/higher satisfaction

Overall perform ance of Des Peres Police Dept.

Quality of Des Peres EMS How quickly Police respond to em ergencies Attitude of Police tow ard citizens

! ! !

How quickly Fire Dept. responds to em ergencies

!! !!

mean satisfaction

Satisfaction Rating

Overall quality of local police protection

Quality of Fire Dept.

Enforcem ent of local traffic law s Efforts to prevent fires/ provide safety education

City's efforts to prevent crim e

! !

Visibility of police in neighborhoods

!Visibility of police in

retail shopping areas

Less Important

Opportunities for Improvement

lower importance/lower satisfaction

Lower Importance

higher importance/lower satisfaction

Importance Rating

Higher Importance

S ource: ETC Institute (2014) ETC Institute (2014)

Page 31

2014 City of Des Peres Community Survey: Final Report

2014 City of Des Peres DirectionFinder Importance-Satisfaction Assessment Matrix -City Maintenance(points on the graph show deviations from the mean importance and satisfaction ratings given by respondents to the survey)

mean importance

Continued Emphasis

Exceeded Expectations

higher importance/higher satisfaction

lower importance/higher satisfaction

Maintenance of City buildings

! !

Maintenance of City traffic signals and street signs

Snow rem oval on m ajor City streets

! !!

Snow rem oval on neighborhood streets

Maintenance of m ajor City streets

Landscaping/appearance along City streets Satisfaction w ith tree trim m ing/rem ovals

!Availability of pedestrian w alkw ays/sidew alks Condition of City sidew alks !

mean satisfaction

Satisfaction Rating

Cleanliness of City streets

Maintenance of streets in your neighborhood

Less Important

Opportunities for Improvement higher importance/lower satisfaction

lower importance/lower satisfaction

Lower Importance

Importance Rating

Higher Importance

S ource: ETC Institute (2014) ETC Institute (2014)

Page 32

2014 City of Des Peres Community Survey: Final Report

2014 City of Des Peres DirectionFinder Importance-Satisfaction Assessment Matrix -Parks and Recreation(points on the graph show deviations from the mean importance and satisfaction ratings given by respondents to the survey)

mean importance

Continued Emphasis

Exceeded Expectations

higher importance/higher satisfaction

lower importance/higher satisfaction

Num ber of parks Availability of info about parks & rec program s

Maintenance of City parks

! City recreation opportunities ! Num ber of playgrounds! Quality of outdoor athletic fields! Num ber of outdoor athletic fields!

mean satisfaction

Satisfaction Rating

Special events and festivals

!The Lodge Des Peres !Quality of playgrounds !Num ber of w alking/ biking trails

Less Important

Opportunities for Improvement higher importance/lower satisfaction

lower importance/lower satisfaction

Lower Importance

Importance Rating

Higher Importance

S ource: ETC Institute (2014) ETC Institute (2014)

Page 33

2014 City of Des Peres Community Survey: Final Report

2014 City of Des Peres DirectionFinder Importance-Satisfaction Assessment Matrix -The Lodge Des Peres(points on the graph show deviations from the mean importance and satisfaction ratings given by respondents to the survey)

mean importance

Continued Emphasis

Exceeded Expectations

higher importance/higher satisfaction

lower importance/higher satisfaction

Inform ation on program s & classes Custom er service provided

!The Lodge Des Peres facility

as a w hole

! ! !Availability of m tg. space

!Fitness center

Indoor aquatic facilities

Quality of m eeting space

Quality of adult program s

!Outdoor aquatic facilities

mean satisfaction

Satisfaction Rating

Cleanliness of The Lodge

Quality of youth program s

!Value/fee structure

of program s/classes

Less Important

Opportunities for Improvement higher importance/lower satisfaction

lower importance/lower satisfaction

Lower Importance

Importance Rating

Higher Importance

S ource: ETC Institute (2014) ETC Institute (2014)

Page 34

2014 City of Des Peres Community Survey: Final Report

Section 3:

Benchmarking Analysis

ETC Institute (2014)

Page 35

DirectionFinder® Survey Year 2014 Benchmarking Summary Report

Overview ETC Institute's DirectionFinder® program was originally developed in 1999 to help community leaders in Kansas and Missouri use statistically valid community survey data as a tool for making better decisions. Since November 1999, the survey has been administered in more than 210 cities and counties in 43 states. This report contains benchmarking data from three sources: (1) a national survey that was administered by ETC Institute during the Summer of 2012 to a random sample of 3,926 residents in the continental United States, (2) a regional survey that was administered by ETC Institute in the Summer of 2012 to a random sample of 456 residents in Kansas and Missouri communities, and (3) surveys that have been administered by ETC Institute in 30 communities in Kansas and Missouri between January 2009 and April 2014. Some of the Kansas and Missouri communities represented in this report include: • Ballwin, Missouri • Blue Springs, Missouri • Bonner Springs, Kansas • Butler, Missouri • Columbia, Missouri • Excelsior Springs, Missouri • Gardner, Kansas • Grandview, Missouri • Harrisonville, Missouri • Independence, Missouri • Johnson County, Kansas • Kansas City, Missouri • Lawrence, Kansas • Leawood, Kansas • Lee’s Summit, Missouri

• Lenexa, Kansas • Liberty, Missouri • Merriam, Kansas • Mission, Kansas • O’Fallon, Missouri • Olathe, Kansas • Overland Park, Kansas • Platte City, Missouri • Pleasant Hill, Missouri • Raymore, Missouri • Riverside, Missouri • Roeland Park, Kansas • Shawnee, Kansas • Spring Hill, Kansas • Unified Government of Kansas City and Wyandotte County

Interpreting the Charts The charts on the following pages provide comparisons for several items that were rated on the survey. The percentages shown reflect the sum of the positive ratings given by respondents excluding “don’t knows.” The blue bar on the charts shows the results for Des Peres, the red bar shows the results for the Kansas/Missouri regional data, and the tan bar shows the results of the national survey.

ETC Institute (2014)

Page 36

Benchmarking Analysis

2014 City of Des Peres Community Survey: Final Report

Overall Satisfaction with Various City Services DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

75% City streets, sidewalks, & infrastructure

51% 46%

65% Management of traffic flow & congestion

64% 54%

94% Parks/recreation programs & facilities

76% 71%

88% Customer service

50% 55%

74% Enforcement of codes & ordinances

47% 50% 0%

20%

40%

DES PERES

MO/KS

60%

80%

100%

U.S.

Source: 2014 ETC Institute

ETC Institute (2014)

Page 37

2014 City of Des Peres Community Survey: Final Report

Satisfaction with Issues that Influence Perceptions of the City DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

95% Overall quality of life in the City

77% 80%

88% Overall appearance of the City

70% 70%

20%

40% DES PERES

60% MO/KS

80%

100%

U.S.

Source: 2014 ETC Institute

Overall Satisfaction with Public Safety DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

93% Local police protection

76% 73%

88% Police response time to emergencies

77% 72%

83% Crime prevention

60% 62%

82% Enforcement of local traffic laws

63% 64% 0%

20%

40% DES PERES

60% MO/KS

80%

100%

U.S.

Source: 2014 ETC Institute

ETC Institute (2014)

Page 38

2014 City of Des Peres Community Survey: Final Report

Overall Satisfaction with City Maintenance DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

82% Condition of major City streets

62% 59%

73% Condition of sidewalks

50% 52%

89% Condition of street signs & traffic signals

78% 77%

88% Snow/ice removal on City streets

71% 65%

87% Snow/ice removal on neighborhood streets

49% 49%

92% Cleanliness of City streets & public areas

68% 64% 0%

20%

40%

DES PERES

60% MO/KS

80%

100%

U.S.

Source: 2014 ETC Institute

Overall Satisfaction with Parks and Recreation DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

96% Maintenance of local parks

80% 77%

94% Number of City parks

69% 71%

79% Walking/biking trails

55% 55%

83% Outdoor athletic fields

70% 69% 0%

Source: 2014 ETC Institute

ETC Institute (2014)

20%

40% DES PERES

60% MO/KS

80%

100%

120%

U.S.

Page 39

2014 City of Des Peres Community Survey: Final Report

Overall Satisfaction with Communication DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

84% Availability of info. about City services/programs

50% 53%

79% City efforts to keep residents informed

48% 48%

71% Quality of the City's website

56% 59%

68% Level of public involvement in decision-making

42% 41% 0%

20%

40%

DES PERES

60% MO/KS

80%

100%

U.S.

Source: 2014 ETC Institute

Overall Satisfaction with Code Enforcement DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

63% Clean-up of junk/debris on private property

49% 47%

66% Enforcing mowing/trimming on private property

51% 48%

60% Enforcing exterior maint of residential property

49% 48%

75% Enforcement of sign regulations

60% 56% 0%

Source: 2014 ETC Institute

ETC Institute (2014)

20% DES PERES

40% MO/KS

60%

80%

100%

U.S.

Page 40

2014 City of Des Peres Community Survey: Final Report

Overall Satisfaction with Customer Service DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "very satisfied" and 1 was "very dissatisfied" (excluding don't knows)

89% How easy they were to contact

67% 71%

86% The way you were treated

68% 69%

84% The accuracy of the info/assistance given

56% 61%

75% How well your issue was handled

53% 56% 0%

20%

40% DES PERES

60% MO/KS

80%

100%

U.S.

Source: 2014 ETC Institute

Overall Ratings of the Community DES PERES vs. MO/KS vs. the U.S by percentage of respondents who rated the item 4 or 5 on a 5-point scale where 5 was "excellent" and 1 was "poor" (excluding don't knows)

99% As a place to live

85% 84%

97% As a place to raise children

82% 80%

85% As a place to work

60% 58% 0%

20%

40% DES PERES

60% MO/KS

80%

100%

U.S.

Source: 2014 ETC Institute

ETC Institute (2014)

Page 41

2015 COMPREHENSIVE PLAN

2. November 12, 2014 Workshop

Draft Plan 2015

DES PERES, MISSOURI

*I love urban chickens *Adult children living at home *Internet sales

Master Development Plan

Park Land / Rec Land Traffic The Quarry Redevelopment

Redevelopment New Retail Manchester Road Traffic

The Arbors Not Being Finished

Potential Park

What should we put here?

Issues

*Church council panel of pastors *Support the high quality of roadways

Opportunities

*Commercial development only along Manchester Corridor

Big Ideas

Redevelopment

Casa Gallardo Vacancy

Issues

Opportunities

Big Ideas

*Dog park cooperative with Creve Coeur

Redevelopment

2015 COMPREHENSIVE PLAN

3. January 31, 2015 Workshop

Draft Plan 2015

DES PERES, MISSOURI

2015 COMPREHENSIVE PLAN

DES PERES, MISSOURI

4. Crowdbrite Online / Workshops Summary

Draft Plan 2015

Des Peres Final Engagement Report

Overall Statistics for EngageDesPeres.com

2257+ Total Views

www.engagedesperes.com

Overall Visits

www.engagedesperes.com

Overall Visits

www.engagedesperes.com

Polls: 277 responses 45+ respondents

www.engagedesperes.com

Polls: Paper versions for Jan 31st meeting

Poll: National Trends

www.engagedesperes.com

National Trends

www.engagedesperes.com

Poll: Preserve & Enhance

www.engagedesperes.com

Preserve & Enhance

www.engagedesperes.com

Poll: Top Priorities

www.engagedesperes.com

Top Priorities

www.engagedesperes.com

Survey: About Me

www.engagedesperes.com

About Me

www.engagedesperes.com

About Me

www.engagedesperes.com

About Me

www.engagedesperes.com

2015 COMPREHENSIVE PLAN

5. Planning Goals Online Survey Results (January - April 2015)

Draft Plan 2015

DES PERES, MISSOURI

Des Peres - Comprehensive Plan Goals

Q1 Land Use (Pick the 6 most important) Answered: 66

Skipped: 0

Attain the highest qual... Enhance the value of... Enhance community... Guide urbanization... Increase open spaces... Limit the expansion of... Maximize buffers betw... Facilitate the removal of... Annex areas with compati... Apply consistent a... Limit office uses to an... Limit commercial u... 0%

10%

20%

30%

40%

50%

60%

70%

Answer Choices

80%

90% 100%

Responses

Attain the highest quality development for all land use classifications.

68.18%

Enhance the value of residential properties.

69.70%

Enhance community identity in the existing areas of Des Peres and develop that identity in newly annexed areas.

45.45%

Guide urbanization consistent with the ecological capabilities of the land.

42.42%

Increase open spaces throughout the City utilizing a mixture of public and private lands.

56.06%

Limit the expansion of non-residential uses in residential areas.

65.15%

Maximize buffers between residential and non-residential uses.

46.97%

1/8

Des Peres - Comprehensive Plan Goals Facilitate the removal of non-conforming uses and structures.

28.79%

Annex areas with compatible land uses and densities.

24.24%

Apply consistent and equitable land development regulations to all properties within the City.

48.48%

Limit office uses to an ancillary role in retail commercial shopping centers along the Manchester Road Corridor.

13.64%

Limit commercial uses exclusively to the Manchester Road Corridor.

27.27%

Total Respondents: 66

Other (please specify)

Date

(1) Create public space and green space (for example, if The Village Bar ever closes, the city should purchase the land to increase the size of Des Park. (2) Diminish less-desirable land use (such as fewer fast food drivethroughs, fewer quick marts, fewer mass chains), and encourage higher-desirability businesses such as nicer restaurants, better clothing stores, boutiques, independent shops -- all of which could enhance Des Peres' image as a city.

3/29/2015 7:08 PM

Create a walkable livable community. See Opticos design philosophy on form based codes. Commercial is not bad if implemented correctly.

1/24/2015 4:37 PM

2/8

Des Peres - Comprehensive Plan Goals

Q2 Transportation (Pick the 4 most important) Answered: 66

Skipped: 0

Encourage the development ... Guide the decision mak... Consolidate access point... Expand facilities f... Improve mass transit... Increase the traffic... Eliminate substandard... 0%

10%

20%

30%

40%

50%

60%

70%

80%

90% 100%

Answer Choices

Responses

Encourage the development of through residential streets.

25.76%

Guide the decision making concerning the future of roads under the jurisdiction of other agencies.

51.52%

Consolidate access points on Manchester Road when commercial properties are developed or redeveloped.

65.15%

Expand facilities for pedestrians and bicyclists.

84.85%

Improve mass transit services and facilities along arterial roadways.

48.48%

Increase the traffic capacities of arterial and collector roadways with low levels of service.

24.24%

Eliminate substandard private streets where possible through redevelopment.

40.91%

Total Respondents: 66

Other (please specify)

Date

pedestrian bridge over 270

1/27/2015 5:15 PM

Do whatever is needed to minimize MAJOR traffic issues around the mall during high season

1/26/2015 2:05 PM

Apply traffic calming strategies in pedestrian and cycling corridors

1/9/2015 10:52 PM

maintaining safe walking/bking conditions throughout the city especially on Manchester crossing. city for

1/7/2015 10:10 AM

Maintain our existing streets to the highest standards

1/5/2015 10:27 AM

3/8

Des Peres - Comprehensive Plan Goals

Q3 Housing (Pick the 4 most important) Answered: 65

Skipped: 1

Retain high quality...

Ensure that existing...

Encourage the redevelopmen...

Ensure that infill housi...

Maintain the high level o...

Limit the expansion of...

10%

20%

30%

40%

50%

60%

70%

80%

90% 100%

Answer Choices

Responses

Retain high quality standards in residential development.

92.31%

Ensure that existing housing units are maintained in an acceptable condition.

78.46%

Encourage the redevelopment or rehabilitation of older housing units.

58.46%

Ensure that infill housing does not adversely affect surrounding properties in neighborhoods.

56.92%

Maintain the high level of owner occupied units in the City.

69.23%

Limit the expansion of group quarter facilities such as hospitals and nursing homes.

23.08%

Total Respondents: 65

Other (please specify)

Date

Respect private property rights regarding how an individual choose to utilize private property

1/26/2015 2:05 PM

Provide more high-density housing for better urban efficiency

1/9/2015 10:52 PM

Allow condos or villa homes for seniors or singles

1/7/2015 9:38 AM

Have a working relationship with subdivision leadership

1/6/2015 10:04 AM

Consider condominums, villas or other multi-unit housing as a transition between commercial and single family housing.

1/5/2015 11:08 AM

4/8

Des Peres - Comprehensive Plan Goals

Q4 Urban Design (Pick the 4 most important) Answered: 64

Skipped: 2

Increase landscaping ...

Enhance the pedestrian...

Encourage the rehabilitati...

Improve the quality of...

Enhance architectura...

Provide more human scale...

10%

20%

30%

40%

50%

60%

70%

80%

90% 100%

Answer Choices

Responses

Increase landscaping on both public and private properties along the Manchester Road streetscape.

76.56%

Enhance the pedestrian facilities along the Manchester Road corridor.

78.13%

Encourage the rehabilitation of commercial buildings identified as having unique architectural character.

39.06%

Improve the quality of signage along Manchester Road.

40.63%

Enhance architectural standards for buildings along the Manchester Road corridor.

67.19%

Provide more human scale elements to the Manchester Road streetscape such as street furniture, art, lighting and signage.

59.38%

Total Respondents: 64

Other (please specify)

Date

For years I've felt the top urban improvement in Des Peres would be a commercial building code that mandated an architectural style, or architectural standards. Kirkwood is a good example, because their storefronts have a somewhat historic architectural style (very *Main Street USA* in feel) with a feeling of quality, that adds to the charm of their city -- even the new construction. As commercial buildings have aged in Des Peres (and many have) I'm worried that our business zone will decline and end up feeling like aging Rock Hill or Lemay. This does not encourage new businesses to invest in our city. Parts of Des Peres have really run-down looking strip malls, such as by Imo's, Claytons, the shoe repair, by Gerard's, and many more. A good example of a commercial development with a solid, brick construction and some architectural interest is the strip in Valley Park that houses The Corner Pub and The Shack. I wish more of Des Peres' strip malls looked more like that, and less like the Pretzel Boys plaza.

3/29/2015 7:08 PM

5/8

Des Peres - Comprehensive Plan Goals 2

The entire area sout of manchester, west of mcdonals include the Colonnade shopping center should be demolished and redesigned into more of a walkable urban center with retail on first floor and office space on the second and third floors. It's a waste of asphalt and just looks hideous. Have some pride in our city

1/28/2015 9:38 AM

don't need any of these.

1/26/2015 8:36 AM

Look to apply form based codes instead of zoning for a better community environment.

1/24/2015 4:37 PM

enhance pedestrian facilities in nieghborhoods (i.e. near Pioneer Park by Dierbergs)

1/21/2015 8:57 AM

keep signage as low as possible. Classiest areas always have laws about heighth of signage.

1/7/2015 10:10 AM

I like the idea of unique street lamps, trees, seasonal banners, etc.. along Manchester Road to identify Des Peres

1/6/2015 9:20 PM

Slow down traffic on Manchester Road between the Kirkwood line and Ballas Road by using the above techniques.

1/5/2015 11:08 AM

6/8

Des Peres - Comprehensive Plan Goals

Q5 Economic Development (Pick the 4 most important) Answered: 65

Skipped: 1

Expand and diversify th...

Stimulate economic...

Encourage the redevelopmen...

Retain the retail sales...

Increase employment...

Promote the development ...

10%

20%

30%

40%

50%

60%

70%

80%

90% 100%

Answer Choices

Responses

Expand and diversify the Cityâ&#x20AC;&#x2122;s tax base.

47.69%

Stimulate economic activity and improve the business climate in the City.

61.54%

Encourage the redevelopment of underutilized properties along the Manchester Road corridor to enhance revenue opportunities for the City.

75.38%

Retain the retail sales and service identity of shopping centers in the City.

52.31%

Increase employment within the Cityâ&#x20AC;&#x2122;s business district.

35.38%

Promote the development of business establishments that service the needs of the local population.

76.92%

Total Respondents: 65

Other (please specify)

Date

Allow the free market to do its magic; central economic planning didn't work for the USSR and it won't work for Des Peres.

1/26/2015 2:05 PM

It might be advantageous to take advantage of the fact that Edward Jones employees, specifically the younger generation, might be interested in living closer to work. Diversifying the housing stock and proving a better neighborhood atmosphere might allow for an even stronger tax base.

1/24/2015 4:37 PM

Develop a "City Center or downtown"... why isn't there one?

1/9/2015 10:52 PM

Minimize public investment in private endeavors

1/6/2015 10:04 AM

7/8

Des Peres - Comprehensive Plan Goals

Q6 Environment (Pick the 4 most important) Answered: 64

Skipped: 2

Limit development...

Provide adequate ope...

Require landscape...

Encourage the afforestatio...

Promote the conservation...

Encourage the preservation...

10%

20%

30%

40%

50%

60%

70%

80%

90% 100%

Answer Choices

Responses

Limit development densities in environmentally sensitive areas.

54.69%

Provide adequate open space buffering along creek channels to prevent erosion.

64.06%

Require landscape plantings along creek channels to prevent erosion and preserve natural ecosystems.

79.69%

Encourage the afforestation of open spaces.

28.13%

Promote the conservation of trees and wildlife.

75.00%

Encourage the preservation of natural open spaces

68.75%

Total Respondents: 64

Other (please specify)

Date

Again, recognize private property owners' rights to reasonable use without stuffing current politically correct ecobs down anyone's throat.

1/26/2015 2:05 PM

decrease the deer population in Royal Acres Subdivision

1/25/2015 10:54 AM

Deer hunts & honeysuckle eradication

1/25/2015 1:07 AM

Regulate utility maintenance in the city (mitigation of damage in rights of way)

1/6/2015 10:04 AM

8/8