Des Deres Comprehensive Plan Part 1 2014 by Crowdbrite

PART I REPORT BACKGROUND INFORMATION

2014 COMPREHENSIVE PLAN CITY OF DES PERES, MO July 17, 2014

2014 COMPREHENSIVE PLAN

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PROLOGUE The City of Des Peres adopted its most recent Comprehensive Plan in June 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 have been conducted 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 report.1 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 2014 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;

This document represents Part One of the process of development of the 2014 Comprehensive Plan and contains certain background and supporting information that is intended to provide a foundation for discussion with the Comprehensive Planning Committee, the Planning & Zoning Commission, the Mayor, the Board of Aldermen, and various stakeholder groups and residents of the City. The Acknowledgements Page(s) and data related to the various community input sessions will be provided at the conclusion of 2014 Comprehensive Plan development process.

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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.

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

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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 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 and raise a family. Using a similar structure to that of the 2003 Comprehensive Plan, this 2014 Comprehensive Plan is divided into two principal parts. The first half of the Plan is comprised of four 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; and 4. A summary of planning issues identified from the results of PGAV field review of all properties in the City, input from City officials and staff, input from the Comprehensive Planning Committee, and initial public input sessions. The second half of the document is divided into three sections that include: 5. Update of the Planning Area analyses and recommendations for the various subareas of the City as identified in the 2003 Comprehensive Plan; 6. Discussion of potential boundary adjustments or potential annexations; 7. A review of the current zoning code as may be impacted by recommendations evolving from this 2014 Comprehensive Plan and general recommendations regarding the current structure and provisions of the current code. 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. 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

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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 2014 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 infrastructure.

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SECTION 1- INTRODUCTION HISTORY2 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 Jesuit 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 Jefferson 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 years meant 2

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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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-1950’s, 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 1960’s 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-1970’s 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 Jones 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 1980’s. In 1985 the Westmark Building was completed and was the largest office building in the City west of I270. 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.

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During the 1990’s 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. Today3, 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-1990’s. 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 I-270 were consolidated, enabling development of two new flagship-level grocery stores for two of the regions mainline (and locally-based) grocers (Schnucks and Dierbergs). 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 Jones corporate headquarters facility on the north side of Manchester Road between Ballas Road and I-270. This 3

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

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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 Business4, 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 prerecession information, Missouri Department of Revenue data5 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 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 single-family housing were nearly built out 10 years ago and thus, in recent years, the City’s older housing stock built in the late 1950’s through the 1960’s 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 2014 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 Esri6. 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 trends over the period between 1970 and 2018 based on the U.S. Census and ESRI Demographic and Income Profile estimates.

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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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 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

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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 single-family 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 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 pop-

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ulation. 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. 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 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.

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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 and 6 below 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. Looking at the comparative cities and County data in Figure 6 on the following page, 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%).

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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% 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 on the next page. 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

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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, 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 single-family 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. Households Another population factor to compare with the 2003 Comprehensive Plan is the number of persons per household. Figure 10 below shows the trend for the City of this factor between

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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 below.

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. 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 on the following page shows the percentage of change in number of households for the comparison cities and St. Louis County between 2000 and 2010.

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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 figure is skewed as a result of the City’s annexations and the construction of multi-family 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.

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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 1970’s 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 1980’s and early 1990’s 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. 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 on the following page 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 2014 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, 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.

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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).

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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 “tear-downs”. 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. 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 tear-downs 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 border-limited City, has a higher growth rate because the addition of new units occurred via in-fill sites and multi-family construction. Des Peres and Town and Country do not generally have multi-family 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.

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Figure 16 below 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 (“tear-downs”) 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 rate the number of new units that are “tear-downs” 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

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(by 87.9%) to $177,600. In the decade between 1990 and 2000 values increased 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 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 sig-

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nificant 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 following 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). 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 1980’s and again in the 1990’s.

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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 familyoriented 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 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. Part One 07/17/2014

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

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 single-family housing stock which, in an unusually high number of instances, is being replaced by newer and more valuable single-family in-fill 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 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.



With the exception of two senior living facilities, there are no multi-family 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 renter-occupied. Undoubtedly due to the value of the housing units in the City, the number of renter-occupied single-family housing units in the City is an almost immeasurable percentage. According to the 2010 Census,

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only 6 single-family housing units out of 3,051 occupied units were rental units or 0.2% of the City’s housing stock. 

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 tear-downs 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 east-west. 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 atgrade 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. 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 continu-

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ous 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 east-west 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 Jones 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 east-west 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. 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.

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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 these collector roadways. 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.

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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 W orks, St. Louis C ounty Department of Highways and Traffic; Missouri Department of Transportation

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 1990’s. The most recent data available for the corridor is from 2007. The section east of

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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 effect 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. 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 G 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.

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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 Joe’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 unsignalized 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 dba 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. 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.

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The City has engaged Trailnet to complete a Bicycle and Pedestrian Master Plan. Trailnet has been 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 is being conducted concurrent with the update of the City’s Comprehensive Plan. 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. 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 – 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 city-wide 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. CITY-WIDE MAP SERIES City Limits (Aerial View) The City limits and aerial photography is depicted in Exhibit A. The photo reveals the City consists primarily of residential neighborhoods on curvilinear streets and cul-de-sacs. The West County Center, Des Peres Hospital, Greenbrier 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 B. 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, Greenbrier 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 Jones, 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 good school districts, the dividing line roughly being Des Peres Road, as depicted in Exhibit C. The Parkway School District includes the west portion of the City, while the Kirkwood School District includes the east portion.

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2014 COMPREHENSIVE PLAN

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Historical Growth Patterns As Exhibit D 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 E 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 Greenbrier 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. Tear-downs 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 Des Peres consists primarily of residential parcels, with a mix of other uses dominating the Manchester Road Corridor. The exceptions are several large parks and conservation areas and the Greenbrier Golf Course as well as Des Peres Hospital and St. Clement of Rome Church. Exhibit F depicts existing land uses in the City as observed during the city-wide survey conducted May 12-14, 2014. The Manchester Road Corridor has a wide mix of existing land uses, including office, retail, restaurant, public, institutional, service, and senior multi-family. MANCHESTER ROAD CORRIDOR MAP SERIES 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 G 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 Inter-

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2014 COMPREHENSIVE PLAN

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state 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. 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 H 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 I 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 J 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 Jones, 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. Exhibit K and Exhibit L and the corresponding tables detail all of the tenants observed as of that date.

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APPENDIX

Exhibit A Des Peres City Limits TOPPING RD

CRYSTAL LAKE PARK

Des Peres 2014 Comprehensive Plan Update

TOWN & COUNTRY

§ ¨ ¦ 270

UNINCORPORATED

IN TO PP

MAN

G LN

CHE S TE R RD

KIRKWOOD

U DO

T ER H G

Y RR E F

VALLEY PARK

MANCHESTER

UNINCORPORATED

IF AC NP

AC NP

IFIC

§ ¨ ¦ 270

Legend Des Peres City Limits

750

1,500

Feet

3,000

July 2014

PI N

C GA

D IV O T D R

C LE E K C T

FIR ET H OR N D R

WIL L OW L EA F D R

DR EY E Y DR

N B A L L AS R D

BR E E ZER ID G E D R

LE Y N V AL

D EU T SC H M A N N L N

FA WN

V AL L

E Y CT

A R LA

OU R T D R

N N D R

KA R L IN D R

H AR G R OV E D R

D ON

R ID GE L AWN D R

R ID GE FIE LD D R

KE N

PO WE R S C

Des Peres Park

M OR IA L D R J J K E L L EY ME

TH OR N H IL L C T

BA L L AS M EA D OW S D R

ST L E M EN T

BR E E ZER ID G E D R

ST C

TH OR N H IL L D R

SE R A MA D R

DES PERES WARD 1

EL A IN E D R

FA IR B R OO K D R

FL U SH IN G M EA D OW S D R

V AL L

DR WE N D OV

E R LN

TOP PIN G WO OD S E STATE D R

D EE R TR A C KS TR L

H ID D EN C R E E K C T

TOP PIN G WAY D R

FA WN

PR IVAT E R D PR IVAT E R D

St. Clement of Rome Church

FA W

BR O OK WO OD R D

FA WN R ID G E D R

TOP PIN G M AN O R D R

PR IVAT E R D

C LA YC H E S TE R D R

D R ID

FED E R A L D

WI N

H IC KO R Y W OOD S D R

PR IVAT E R D

BA N S BA C H R D

PR IVAT E R D

JE R R IL EN

BA R R E TT S TAT ION R D

MID D L E V IEW D R

BAY B ER R Y L N

Edward Jones

PIN G RY P L

Des Peres City Hall

St. Paul Church

N IC H OL A S L N C OR P OR AT E H IL L D R

RW HA

D OC K R

PP O

BE D R

GE OR GIA N TR L

FID D L E C R E E K L N

BR O OK BE N D D R

D ES PE R E S D R

R IE TH T ER

Y R ID G E

FI N

R IA R

R ES

WE ST VIE W AV E

GR E EN B R IA R R ID GE D R G

EM M ER S O N AV E

R C

E T

WIN D Y H ILL R D

EN O L A C T UN

C PA

R GA TE L N

N PO

ME IE R LN

H AVE R S H AM P L

LO C K ETT R D

AN D U IN C T

N AN A L N LIS A L N

BE ET H OV E N D R

ME N D E L SO H N D R

E LN TR E EL M

IR IS L N

C OU C H AVE

JOE AVE

ME Y ER AV E

PO R TER AV E

S BALLAS RD

LA VIN IA P L

C OU LT ER AV E

KIN Y ON C T

LY N D A C T

BA R B Y L N

F L IF NC OR

SH A

NDS

C R AIG

W R O SE H IL L AV E

R EP E TTO D R

BR IA

K LN

OL D

BI G

BE N

D D R

GR A N D VIE W D R

R OB ER T P L

BA R B ER R Y

KR A U S WO OD D R

GR E EN O C K L N

LO N GS TO N E L N

MAY

AR M IN D A AV E AR M IN D A AV E

BA R B ER R Y L N

W GL E N W OOD L N

C H EV IOT C T

SA N D U S KY D R

LO D GE H IL L D R

TOW ER V IEW D R

E LN

R L N

C OL OG N

R IA

R OS EB A N K L N

D U BR

VIR G IN IA L N

TA M

N K L

CRE E K

AR B OR

DR S ES T LA KE Y RT HE UG DO

ST G IL ES R D

IS BO

IR N C

D EE

C OU LT ER F R ST

AB ER

BIG B E N D R D

E RD

C ED

E TT

QU IN

N IO

MO N TW OOD L N

BIG

D B E ND R

OV ER L O OK D R

D LN

C U LL

Neighborhood Boundaries RRprovided by 2003 Comprehensive Plan. FIC I Ward Boundaries provided by St. Louis County GIS. C SU N S E T AV E

W OO

MIL L B R OO K L N

WIL D

TH U R S BY AV E

270

OC K L N

TR OS S

E SH IR E

C IF

PE BB L

PA IO N

§ ¨ ¦

U N ION PA C IFIC R R

JA N ET P L

C R AIG VAL E C T

FR IAR L N

AN N AV E

AT E

N IR K AV E

ES T

W W OOD BIN E A VE

ED N A AV E

W W OOD BIN E A VE

TH U R S BY D R

R IA

IO UN

IF PAC

S B AL L A S R D

SY M PH O N Y H IL L C T

GA LWAY D R

EE NB

N UNIO

C RR

A VE

IFIC

BO AZ AV E

BA C H

AC NP

BR IA R C R E EK D R

A VE

C IR

SH E R IL IN D R

D U LE Y AV E

E AV

H IL L

C OZ Y

LI L

ST O

D AV

LA N

VIL

T Y FE R

H IG H

Greenbrier Golf Course

KD R

LA R K AV E

R BA

G H ER

C OL ON IA L OA K L N

BR YA N A VE

H OFF MA N AVE EN O L A A VE

TA TE

LE R

JA N IS L YN N C T

Western Residential Area

SD R

S CT

D OU

WO OD GA TE D R

H AR W OO D R D

VIN E TTA D R

Manchester Road West Area

South Ballas Residential Area

BE L L ER O SA

OL D

E AV

Old Town Residential Area

SU G AR C R E E K R D

I2 7 0 AMP

SH A R I D R

ST O

EM B AS S Y L N

TA TE

TA B

A AD

LA R K SP U R L N

0 I2 7

R TY

C OU C H AVE

AL TU S P L

ES TATE

H AR V EY S T

LO EH R

FR IED A AV E

TA L L IE D R

R L N BR IA EE K

LY N KIR K L N

RD R AY NE R

YO OR TAY L

VIE

N EL D A AV E

Manchester Road East Area

C R AIG FOR E S T L N

GA BR IE L D R

H OR S ES H OE D R

MIN D Y L N

KIN G S C L IFF R D

SU N N Y D R

CT RE S T

TR AIL C

G D R UN

SD R A IL TR AS LL

C R O SS IN G

L E H IL

Sugar Creek Park

C R AIG WO OD S D R

H OR

S D R

ITE

E AT IV PR

WIN D G R OV E R D

E AT IV PR

R D D

C IR

CT WS DO M EA

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WO OD FIE L D M AN O R C T

AD ME

Des Peres Hospital

E LN

R BA

R ID G

AP PL

H IT

ON D

W IN

H U N TE R C R EE K R D

D IA M

Eastern Residential Area

GR A SS

R ID

Municipal Ward Boundaries

KA SS IE

R EE RC N TE HU

IR SE C

W E SS E X AV E

Des Peres City Limits

S DR

VIE

AIL E TR

D ES PE R E S R D

H O U SE

WY N D H A M

GOO D SO N R D

R ID

CHA

IN G S D R BA R R E TT S PR

BE N T B R OO K R D C LE A R BR O OK D R

STU M P R D

BA L L AS PA R K D R

CA M C AM B ER W EL L C T

CT GE

R AIL GT

R E TT

STA BL E R ID GE L N

WY N FIE L D PIN E S C T

WH ITE R OC K D R

MIN A R C A D R

DR BE RW

EL L

H OL LY H E AD D R

EA ST R OYA L C T

K R ID

ID G NE R

H IC

WE ST L ED G E C T

D IN

TR EE TO P L N

E RD

K R ID GE

ST O

G SP R IN

WI N

R C R EE

R ID

PR IVAT

DES PERES WARD 2

Phantom Forest Conservation Area

FO ER

WIL L OW PO N D C T

H U N TE

LO C K ETT LN

TO PP IN G

D U N R OYA L D R FA IR OY AL D R

C R ES TR O YAL C T GATE R OY AL D R

S DR OO D

BA R

R E TT

E S SE X

PO IN TE

AT IV

KIM K IR K C T

UG DO

FR AN C ES R D

C OR N H IL L LN

Y RT HE

Y RR FE

BA R

W AT

Bittersweet Woods Conservation Area

R PA

Legend

H AW T H IC KE T L N

BE AV ER D A M R D

DA M RD BE AV ER

LY N KIR K D R

OA K B L U FF L N

DR AIL C R E S T

BE AV ER D A M R D

PR IVAT E R D

ST C R O IX C T

ES SE X

GR E EN IN G L N

C LA

LIN M A N OR D R

GR E EN IN G L N

BR ID L E BR O OK

R ED

R BA

Y RD

VAL L E

N SO

SO U TH L IN D R

BR O OK C R EE K L N

D OV ER G ATE D R

WH ITE C L IFF D R

WIN E SA P LN

ET L N

JO H

C PL A

LO R IEN C T

N OR TH L IN D R

BE N D AV IS L N

H U N TE R S FIE L D R D

BR O OK

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W OO

GL E

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TA N

BA R

TH IC K

C R AB

DR H R OC K

P LA

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L DR

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PL YM OU T

O YA

C AM E O C T

LIN D G ATE D R

LIN D E M A N R D

BL A C K T WIG L N

SU N N Y D R

Pioneer Park

LIL L IA N AV E

MO N TOU R D R

OR P IN GTO

VI E

KE N R OYA L

BO U R BO N R ED D R

CHE S TE R RD

MA N H ATTA N A VE

PE L H AM E STAT ES D R

FOU R W IN D S FA R M D R

LO C K ETT R D

D EV ON S H IR E AV E

MAN

LIN D E M A N N R D

KIN S TE R N D R

TWIN P IN E D R BL A SE AVE

MO N TOU R D R

BO PP R D

C OL ON N A D E C TR

R OGE R L N

PA R KW AY

AR M AT C T

LA TIGO S TR L

C ED A R OY AL D R

WH ITE R OC K C T

GR A N T PL

BA R R E TT

AM H E R ST D R

OGE AVE

KIR K PL A C E D R

WIN S L OW

D IS

AL H A M BR A AV E

D EV E R EA U X D R

PAR D O R OYA L D R

St. Paul Cemetary BA L L AS E STATE S D R

OGE C T

ST ER

GR U P P R D

D ES PE R E S W OO D S C T

MS SA

DES PERES WARD 3

CHE

SW EE T D R

R ID GE TR E E L N

N G L

WE ST C OU N TY C TR

PI N

SA R A LA R D

TO P

The Lodge

SA R A LA PL

MA N

West County Center

OL D D E S P ER E S R D

WO OD VA L L EY C T

PA RA

D AW N IN G L N

JON C LIF LN

MO VIE D R

IN PO

BO N R OYA L D R

SAT EE N D R

WE ST MA R K D R

S R A M P I2 7 0

C EN T ER O YAL D R

SA LE

AK D R

OA K VA L L EY D R

SP R IN GD A L E L N

C H R IST IN E AV E

BR IA R B R OOK TR L

C R EE K H AVE N D R

WE D GE TON

KIN

LA U R E L O

AL L

Y MA N

MO R R IS P L A C E L N

K LE

GR AY D R

BO PP R D

BOPP RD

C AM B ER L Y R D

R OTH D R

C AN D L E WIC K D R

BE R

BO R C H ER D IN G L N

PO IN T OA K D R

PIN E H IL L D R

IR O N S TON E R D

AN D R E D R

FOL K ST ON E D R

ST ES

TOP PIN G PL A C E D R

FA W

TO P IS

D R EX E L H IL L D R

WE ST WIN D D R

TR EA R C Y L N

N BALLAS RD

§ ¨ ¦ 270

PO IN T OA K R D

R EK A RT LN

OL D C OL O N Y L N

EA ST D R

LN RN

LO N GR O VE L N

PO ST O AK R D

D R EX E L H IL L C T

H U N TB R ID GE L N

WO OD L A R K L N

MU IR W OO D S L N

IC O

BE L L E M E AD E R D

C H AL TE N H AM

WIN D M OO R PL

H IG H OA K R D

PU TT ER L N

GA ILC R ES T L N

D ES PE R E S RD

C OU N TR Y L IFE A C R ES S T

BA R N B R ID GE R D

D OU B L ETR EE L N

BA LW YC K L N

KE N T M AN O R D R

TOPPING RD

H OR TON L N

S TO PP IN G E S TAT ES D R

H U N TB R ID GE FOR E S T D R

D IP IT

EC K E LM A N N L N R AN C H L N

ME A U X M A R T L N

MA S ON K N OL L R D

LA K EV IE W D R

H AW TH OR N E E ST

C RY S TAL D R

H AR F LO L N

TOP PIN G R D

S DR TOP PIN G ES TATE

SE R

C OU N TR Y S ID E L N

SP R IN G D R

D U BO N L N

FEA TH E R STO N E D R

BE D FO R D D R

OA K D R

H IG H L A N D PO IN TE D R

C ED A R VA L LE Y R D

BA L L AS WO OD S C T

D U N MO R R D R

Des Peres 2014 Comprehensive Plan Update

C OU N TR Y C L U B D R

LN N H IL L S

TO PP ING MDWS

PR IVAT E R D

C OP PE R S MIT H C T

C LA YTO

Exhibit B Des Peres Neighborhoods / Wards

N Y L

TA U N TO N C T

D RY R ID GE R D

M AN

C AR B E R R Y P L

BA L L AS C T

R GR A N D VIE W D

TA M

C LA YTO N PL A C E D R

TE IVA PR

WE ST MO OR P L

C H AP E L H IL L ES T

BIG B E N D B LV D

700

1,400

2,800

Feet

July 2014

PI N

C GA

D IV O T D R

C LE E K C T

FIR ET H OR N D R

WIL L OW L EA F D R

DR EY FA WN

BR E E ZER ID G E D R

V AL L

E Y CT

PR IVAT E R D

BR E E ZER ID G E D R

FA WN

FA IR B R OO K D R

N B A L L AS R D

LE Y

KA R L IN D R

V AL

Des Peres City Hall

St. Paul Church

Edward Jones

PIN G RY P L

FA WN

OU R T D R

N IC H OL A S L N C OR P OR AT E H IL L D R

LIN D E M E R E D R

D EU T SC H M A N N L N

GE OR GIA N TR L

D OC K R

H AR G R OV E D R

R ID GE L AWN D R

R ID GE FIE LD D R

FID D L E C R E E K L N

BE D R

D D R

PO WE R S C

Des Peres Park

SE R A MA D R

KE N D ON D R

W OO

M OR IA L D R J J K E L L EY ME

TH OR N H IL L C T

BA L L AS M EA D OW S D R

ST L E M EN T

H AR

ST C

TH OR N H IL L D R

V AL L

E Y DR

WE N D OV

EL A IN E D R

PR IVAT E R D

E R LN

FL U SH IN G M EA D OW S D R

D R ID

PR IVAT E R D

TOP PIN G WO OD S E STATE D R

D EE R TR A C KS TR L

H ID D EN C R E E K C T

TOP PIN G WAY D R

FA WN R ID G E D R

WI N

St. Clement of Rome Church

MA R L A N N D R

TOP PIN G M AN O R D R

PR IVAT E R D

C LA YC H E S TE R D R

BOPP RD

C H R IST IN E AV E

FED E R A L D

LA WN W OO D D R

H IC KO R Y W OOD S D R

PR IVAT E R D

MID D L E V IEW D R

BAY B ER R Y L N

JE R R IL EN

IR E N E C T

BR O OK BE N D D R

R AC E D R

TA TE

SD R

R ES

IA G

EM M ER S O N AV E

R C

E T

ES TATE

S CT

SH A R I D R

WIN D Y H ILL R D

EN O L A C T UN

C PA

R GA TE L N

N PO

F L IF NC

PO R TER AV E

ME IE R LN

H AVE R S H AM P L

LO C K ETT R D

AN D U IN C T

N AN A L N LIS A L N

BE ET H OV E N D R

E LN TR E EL M

IR IS L N

JOE AVE

ME Y ER AV E C OU LT ER AV E

KIN Y ON C T

SH A

NDS

C R AIG

W R O SE H IL L AV E

OL D

BI G

BE N

D D R

GR A N D VIE W D R

R OB ER T P L

BR IA

K LN

BA R B ER R Y

GR E EN O C K L N

LY N D A C T

AR M IN D A AV E

W GL E N W OOD L N

BA R B ER R Y L N

C H EV IOT C T

SA N D U S KY D R

TOW ER V IEW D R

E LN C OL OG N

DR CRE E K AR B OR

R L N

LO N GS TO N E L N

MAY KR A U S WO OD D R

LO D GE H IL L D R

DR S ES T LA KE Y RT HE UG DO

R IA

R OS EB A N K L N

IS BO

IR N C

D EE

D U BR

VIR G IN IA L N

TA M

BIG B E N D R D

ST G IL ES R D

N K L

E RD

E TT

QU IN

N IO

C OU LT ER F R ST

AB ER

MO N TW OOD L N

C ED

BIG

D B E ND R

School District Boundaries provided by St. Louis County GIS. C

OV ER L O OK D R

D LN

C U LL

C IFI

SU N S E T AV E

W OO

MIL L B R OO K L N

WIL D

TH U R S BY AV E

270

OC K L N

TR OS S

E SH IR E

C IF

PE BB L

PA IO N

§ ¨ ¦

U N ION PA C IFIC R R

JA N ET P L

AT E

C R AIG VAL E C T

FR IAR L N

ES T

S BALLAS RD

W W OOD BIN E A VE

S B AL L A S R D

R IA

IO UN

W W OOD BIN E A VE

N IR K AV E

AN N AV E

LA VIN IA P L

EE NB

BA R B Y L N

IFIC

AR M IN D A AV E

AC NP

IF PAC

R EP E TTO D R

GA LWAY D R

C IR

N UNIO

C RR

A VE

ED N A AV E

H IL L

TH U R S BY D R

C OZ Y

BO AZ AV E

BA C H

E AV

ST O

T Y FE R

LI L

G H ER

D AV

VIL

D OU

LA N

R BA

OL D ST O

H IG H

Greenbrier Golf Course

KD R

BR IA R C R E EK D R

A VE

SY M PH O N Y H IL L C T

LE R

SH E R IL IN D R

D U LE Y AV E

TA B

WO OD GA TE D R

H AR W OO D R D MIN D Y L N

BR YA N A VE

H OFF MA N AVE EN O L A A VE

TA TE

WE ST VIE W AV E

GR E EN B R IA R R ID GE D R

LO EH R

LA R K AV E

School Distict Boundaries

ES R TY HE

JA N IS L YN N C T

Des Peres City Limits E

C OL ON IA L OA K L N

LIN D E M A N R D

Legend

SU G AR C R E E K R D

I2 7 0 AMP

Y R ID G E

BE L L ER O SA

E AV

LA R K SP U R L N

C OU C H AVE

ME N D E L SO H N D R

LY N KIR K L N

RD R AY NE R

UN YO OR

KA SS IE

A AD

C OU C H AVE

S D R

FI N

AL TU S P L

H AR V EY S T

E AT IV PR

EM B AS S Y L N

R D D

0 I2 7

Sugar Creek Park

H OR

ITE

FR IED A AV E

E AT IV PR

N EL D A AV E

C R AIG FOR E S T L N

H OR S ES H OE D R

C R AIG WO OD S D R

CT WS DO M EA

AD ME

E LN

R BA

R ID G

W IN

VIE

H IT

ON D

L E H IL

D IA M

R ID

TAY L

TR AS BA

RC N TE IN G S D R BA R R E TT S PR

R ID

GA BR IE L D R

GR A SS

W AT

FO ER

AP PL

Des Peres Hospital

IR SE C

E TT

CHA

R E TT

W E SS E X AV E

R IE TH T ER

WO OD FIE L D M AN O R C T

H U N TE R C R EE K R D

BA R

CT RE S T

TR AIL C

WE ST L ED G E C T

WIN D G R OV E R D

R ID

WE ST L ED G E L N

AIL

H O U SE

VIE

K R ID

R EE

D ES PE R E S R D

H IC

E RD

K R ID GE

G SP R IN

TR EE TO P L N

R C R EE

S DR

PR IVAT H U N TE

AIL E TR

Phantom Forest Conservation Area

ID G NE R

C R O SS IN G

WIL L OW PO N D C T

ST O

WY N D H A M

S DR OO D

G D R

SD R

A IL

C IR

GOO D SO N R D

BE N T B R OO K R D C LE A R BR O OK D R

BA L L AS PA R K D R

CA M C AM B ER W EL L C T

STU M P R D

DR BE RW

EL L

H OL LY H E AD D R

EA ST R OYA L C T

R E TT

LO C K ETT LN

WY N FIE L D PIN E S C T

WH ITE R OC K D R

MIN A R C A D R

FA IR OY AL D R

C R ES TR O YAL C T GATE R OY AL D R

E S SE X

AT IV

PO IN TE

BA R

RD R

Bittersweet Woods Conservation Area

R PA

KIM K IR K C T

Y RT HE

Y RR FE

UG DO

FR AN C ES R D

LY N KIR K D R

C OR N H IL L LN

ST C R O IX C T

OA K B L U FF L N

H AW T H IC KE T L N

GR E EN IN G L N

BR ID L E BR O OK L N

BE AV ER D A M R D

DR AIL C R E S T

LIN M A N OR D R

DA M RD BE AV ER

SO U TH L IN D R

C LA

R BA

BE AV ER D A M R D

WH ITE C L IFF D R

ES SE X

R ED

N OR TH L IN D R

BE N D AV IS L N

KIRKWOOD

PR IVAT E R D

D OV ER G ATE D R

N SO

ET L N

JO H

C PL A

LIN D G ATE D R

BR O OK C R EE K L N

Y RD

LO R IEN C T

WIN E SA P LN

VAL L E

D TR

LIL L IA N AV E

H U N TE R S FIE L D R D

BR O OK

W OO

GL E

TOP PIN G L N

IG H

TA N

KIN G S C L IFF R D

SU N N Y D R

STA BL E R ID GE L N

D U N R OYA L D R

BA R

TH IC K

C R AB

DR H R OC K

P LA

N CT

L DR

E TT

PL YM OU T

O YA

TA L L IE D R

AR M AT C T

BL A C K T WIG L N

SU N N Y D R

Pioneer Park

C AM E O C T

MO N TOU R D R

OR P IN GTO

VI E

KE N R OYA L

BO U R BO N R ED D R

CHE S TE R RD

MA N H ATTA N A VE

D ES PE R E S D R

BL A SE AVE

R OGE R L N

MO N TOU R D R

FOU R W IN D S FA R M D R

LO C K ETT R D

D EV ON S H IR E AV E

MAN

LIN D E M A N N R D

KIN S TE R N D R

TWIN P IN E D R

PA R KW AY

VIN E TTA D R

BO PP R D

PE L H AM E STAT ES D R

WH ITE R OC K C T

GR A N T PL

BA R R E TT

AM H E R ST D R

D EV E R EA U X D R

WIN S L OW

ST ER

GR U P P R D

OGE AVE

SA R A LA R D

KIR K PL A C E D R

OGE C T

D IS

AL H A M BR A AV E

BA L L AS E STATE S D R

SA R A LA PL

LA TIGO S TR L

PARKWAY

C OL ON N A D E C TR

St. Paul Cemetary

GR A N D VIE W H TS

SA R A LA D R

CHE

SW EE T D R

R ID GE TR E E L N

The Lodge

WE ST C OU N TY C TR

D ON TAO S D R

BO N R OYA L D R

L YA

D ES PE R E S W OO D S C T

G LN

MA N

West County Center

OL D D E S P ER E S R D

SA R A LA R D

WO OD VA L L EY C T

PA RA

D AW N IN G L N

JON C LIF LN

MO VIE D R

TO PP IN

IN PO

RD PA

SAT EE N D R

WE ST MA R K D R

S R A M P I2 7 0

C EN T ER O YAL D R

SA LE

AK D R

OA K VA L L EY D R

SP R IN GD A L E L N

BA N S BA C H R D

BR IA R B R OOK TR L

WE D GE TON

KIN

LA U R E L O

AL L

Y MA N

GR AY D R

BO PP R D

K LE

MO R R IS P L A C E L N

C R EE K H AVE N D R

BR O OK WO OD R D

BA R R E TT S TAT ION R D

BOPP RD

C AM B ER L Y R D

R OTH D R

C AN D L E WIC K D R

BE R

BO R C H ER D IN G L N

PO IN T OA K D R

PIN E H IL L D R

IR O N S TON E R D

AN D R E D R

FOL K ST ON E D R

ST ES

TOP PIN G PL A C E D R

FA W

TO P IS

D R EX E L H IL L D R

WE ST WIN D D R

TR EA R C Y L N

N BALLAS RD

§ ¨ ¦ 270

PO IN T OA K R D

R EK A RT LN

OL D C OL O N Y L N

EA ST D R

LN RN

PO ST O AK R D

D R EX E L H IL L C T

H U N TB R ID GE L N

WO OD L A R K L N

MU IR W OO D S L N

LO N GR O VE L N

C H AL TE N H AM

WIN D M OO R PL

H IG H OA K R D

IC O

BE L L E M E AD E R D

TOP PIN G R D

D OU B L ETR EE L N

BA LW YC K L N

KE N T M AN O R D R

TOPPING RD

H OR TON L N

S TO PP IN G E S TAT ES D R

H U N TB R ID GE FOR E S T D R

D IP IT

EC K E LM A N N L N R AN C H L N

ME A U X M A R T L N

MA S ON K N OL L R D

PU TT ER L N

C RY S TAL D R

H AR F LO L N

D U N MO R R D R

T C AD E H KS AW H

S DR TOP PIN G ES TATE

SE R

BE D FO R D D R

SP R IN G D R

D U BO N L N

FEA TH E R STO N E D R

C OU N TR Y S ID E L N

LA K EV IE W D R

LN N H IL L S

Des Peres 2014 Comprehensive Plan Update

BA L L AS WO OD S C T GA ILC R ES T L N

C LA YTO

H AW TH OR N E E ST

C OU N TR Y C L U B D R

TO PP ING MDWS

PR IVAT E R D

BA R N B R ID GE R D

C ED A R VA L LE Y R D

D ES PE R E S RD

C OU N TR Y L IFE A C R ES S T

C OP PE R S MIT H C T

OA K D R

H IG H L A N D PO IN TE D R

Exhibit C Des Peres School Districts

N Y L

TA U N TO N C T

D RY R ID GE R D

M AN

C AR B E R R Y P L

BA L L AS C T

R GR A N D VIE W D

TA M

C LA YTO N PL A C E D R

TE IVA PR

WE ST MO OR P L

C H AP E L H IL L ES T

BIG B E N D B LV D

700

1,400

2,800

Feet

July 2014

PI N

C GA

C LE E K C T

FIR ET H OR N D R

GR AY D R

DR EY

R OTH D R

FA WN

BR E E ZER ID G E D R

DR GE

E Y CT

PR IVAT E R D

BR E E ZER ID G E D R

N B A L L AS R D

V AL L

FA IR B R OO K D R

KA R L IN D R

V AL L

E Y DR

WE N D OV

Des Peres City Hall

St. Paul Church

Edward Jones

PIN G RY P L

OU R T D R

N IC H OL A S L N C OR P OR AT E H IL L D R

LE Y

FA WN

D EU T SC H M A N N L N

GE OR GIA N TR L

D OC K R

H AR G R OV E D R

R ID GE L AWN D R

R ID GE FIE LD D R

FID D L E C R E E K L N

BE D R

LIN D E M E R E D R

V AL

Des Peres Park

FA WN

PO WE R S C

TH OR N H IL L C T

KE N D ON D R

D D R

M OR IA L D R J J K E L L EY ME

TH OR N H IL L D R

T ST

W OO

EN ST C L E M

BA L L AS M EA D OW S D R

SE R A MA D R

H AR

PR IVAT E R D

EL A IN E D R

D R ID

PR IVAT E R D

E R LN

FL U SH IN G M EA D OW S D R

FA WN R ID G E D R

WI N

PR IVAT E R D

TOP PIN G WAY D R

D EE R TR A C KS TR L

H ID D EN C R E E K C T

BR O OK WO OD R D

MA R L A N N D R

St. Clement of Rome Church

BOPP RD

TOP PIN G M AN O R D R

C LA YC H E S TE R D R

C H R IST IN E AV E

LA WN W OO D D R

FED E R A L D

BA N S BA C H R D

H IC KO R Y W OOD S D R

TOP PIN G WO OD S E STATE D R

MID D L E V IEW D R

BAY B ER R Y L N

JE R R IL EN

IR E N E C T

BR O OK BE N D D R

D ES PE R E S D R

SD R

BE L L ER O SA

R R

R ES

IA G

EM M ER S O N AV E

R C

E T

WIN D Y H ILL R D

EN O L A C T UN

C PA

BR IA

R GA TE L N

H AVE R S H AM P L

LO C K ETT R D

AN D U IN C T

N AN A L N

BE ET H OV E N D R

E LN TR E EL M

IR IS L N

JOE AVE

ME Y ER AV E

PO R TER AV E

S BALLAS RD

C OU LT ER AV E

KIN Y ON C T

LY N D A C T

S B AL L A S R D

F L IF NC

NDS

C R AIG

W R O SE H IL L AV E

SH A

R IA

R L N

OL D

BI G

BE N

D D R

GR A N D VIE W D R

R OB ER T P L

K LN

BA R B ER R Y

KR A U S WO OD D R

GR E EN O C K L N

LA VIN IA P L

AR M IN D A AV E

W GL E N W OOD L N

LO D GE H IL L D R

BA R B ER R Y L N

C H EV IOT C T

SA N D U S KY D R

TOW ER V IEW D R

E LN

DR CRE E K

C OL OG N

DR S DO

LA KE

ES T

AR B OR

LO N GS TO N E L N

MAY

IR N C

BIG B E N D R D

R OS EB A N K L N

IS BO

D EE

E RD

AB ER

E TT

ST G IL ES R D

D U BR

VIR G IN IA L N

QU IN

C OU LT ER F R ST

TA M

N K L

MO N TW OOD L N

2003 Comprehensive Plan and the city of Des Peres. OV ER L O OK D R

C ED

ON NI

ND RD BIG B E

D LN

C U LL

Annexation dates

RR C IFI provided by C PA

SU N S E T AV E

W OO

MIL L B R OO K L N

E SH IR E

WIL D

TH U R S BY AV E

270

OC K L N

TR OS S

PE BB L

N N IO

§ ¨ ¦

U N ION PA C IFIC R R

IF IC

JA N ET P L

C R AIG VAL E C T

FR IAR L N

AT E

N IR K AV E

ES T

BR IA R C R E EK D R

AN N AV E

BA R B Y L N

R IC R

W W OOD BIN E A VE

AR M IN D A AV E

R IA

IO UN

W W OOD BIN E A VE

R EP E TTO D R

EE NB

CIF N PA

ED N A AV E

IFIC

UNIO

TH U R S BY D R

SY M PH O N Y H IL L C T

GA LWAY D R

AC NP

BO AZ AV E

A VE

C IR

LIS A L N

D U LE Y AV E

BA C H

E AV

H IL L

C OZ Y

LI L

D AV

LA R K AV E

A VE

Greenbrier Golf Course

LA N

ST O

T Y FE R

E AV

KD R

H IG H

G H ER

C OL ON IA L OA K L N

BR YA N A VE

VIL

D OU

JA N IS L YN N C T

H OFF MA N AVE EN O L A A VE

TA TE

LE R

R BA

OL D NE

A AD

2011

WE ST VIE W AV E

GR E EN B R IA R R ID GE D R

S CT

SH A R I D R

ST O

WO OD GA TE D R

H AR W OO D R D

VIN E TTA D R

1991

1999

ES R TY

1998

I2 7 0

TA TE

TA B

ME N D E L SO H N D R

LY N KIR K L N

RD R AY NE R

SU G AR C R E E K R D

EM B AS S Y L N

LA R K SP U R L N

I2 7

ES TATE

C OU C H AVE

LO EH R

C OU C H AVE

AL TU S P L

TA L L IE D R

R L N BR IA EE K CR

FI N

H AR V EY S T

MIN D Y L N

KIN G S C L IFF R D

SU N N Y D R

G D R YO OR

CT W KA SS IE

Y R ID G E

VIE

FR IED A AV E

GA BR IE L D R

C R AIG FOR E S T L N

WO OD FIE L D M AN O R C T

1975

Sugar Creek Park

S D R

H OR

MP S RA

E AT IV PR

ITE

R D D

N EL D A AV E

E AT IV PR

C R AIG WO OD S D R

E TT

H OR S ES H OE D R

WIN D G R OV E R D

WS DO M EA

AD ME TT

W E SS E X AV E

E LN

RR BA

R ID G

L E H IL

H IT

ON D

W IN

AP PL

D IA M

R E D

1974

VIE

R EE RC N TE

IN G S D R BA R R E TT S PR

R ID

TAY L

AS LL BA

1973

R IE TH T ER

Des Peres Hospital

U SE G HO

GR A SS

W AT

G R ID

CT RE S T

TR AIL C

IR SE C

SD R A IL TR

C IR C R O SS IN G

SP R IN

D ES PE R E S R D

WE ST L ED G E C T

WY N D H A M

GOO D SO N R D

WE ST L ED G E L N

1949

S DR

CHA

SH E R IL IN D R

BE N T B R OO K R D C LE A R BR O OK D R

STU M P R D

BA L L AS PA R K D R

CA M C AM B ER W EL L C T

CT GE K R ID

WIL L OW PO N D C T

H U N TE R C R EE K R D

R E TT

STA BL E R ID GE L N

WY N FIE L D PIN E S C T

WH ITE R OC K D R

MIN A R C A D R

DR BE RW

EL L

H OL LY H E AD D R

EA ST R OYA L C T

BA R

LO C K ETT LN

TO PP IN G

D U N R OYA L D R FA IR OY AL D R

C R ES TR O YAL C T GATE R OY AL D R

AIL

AIL E TR

R ID G O NE

R ID

E S SE X

K R ID GE

H IC

TR EE TO P L N

E RD

PR IVAT

R C R EE

Phantom Forest Conservation Area H U N TE

RT HE

R DS D

T W

W OO

AT IV

R E TT

C OR N H IL L LN

R PA

PO IN TE

BA R R

UG DO

1934

KIM K IR K C T

Bittersweet Woods Conservation Area

Des Peres City Limits

Y RR E F

LY N KIR K D R

FR AN C ES R D

ST C R O IX C T

OA K B L U FF L N

H AW T H IC KE T L N

DA M RD

GR E EN IN G L N

ES SE X

BE AV ER

T DR

BE AV ER D A M R D

LIN M A N OR D R

GR E EN IN G L N

BE AV ER D A M R D

PR IVAT E R D

TR AIL C R E S

Legend

BR ID L E BR O OK

Y RD

VAL L E

C LA

WH ITE C L IFF D R

SO U TH L IN D R

BR O OK

R BA

A N PL

N SO

JO H

D TR

W OO

E N GL

BE N D AV IS L N

WIN E SA P LN

ET L N

P LA

IG H

D OV ER G ATE D R

N OR TH L IN D R

H U N TE R S FIE L D R D

BR O OK C R EE K L N

C AM E O C T

LO R IEN C T

LIN D G ATE D R

LIN D E M A N R D

BL A C K T WIG L N

SU N N Y D R

Pioneer Park

LIL L IA N AV E

MO N TOU R D R

TH IC K

C R AB

BA R

DR H R OC K

N CT

L DR

E TT

PL YM OU T

O YA

P LA

D EV ON S H IR E AV E

E TT

OR P IN GTO

VI E

KE N R OYA L

BO U R BO N R ED D R

CHE S TE R RD

MA N H ATTA N A VE

PE L H AM E STAT ES D R

FOU R W IN D S FA R M D R

LO C K ETT R D

ME IE R LN

LIN D E M A N N R D

KIN S TE R N D R

TWIN P IN E D R

R OGE R L N

MO N TOU R D R

MAN

GR U P P R D

PA R KW AY

GR A N T PL

BA R R E TT

ST ER

AM H E R ST D R

C ED A R OY AL D R

WH ITE R OC K C T

AR M AT C T

WIN S L OW

OGE C T

BO PP R D

C OL ON N A D E C TR

D AW N IN G L N

KIR K PL A C E D R

OGE AVE

SA R A LA R D

LA TIGO S TR L

D ON TAO S D R

PAR D O R OYA L D R

BO N R OYA L D R

BA L L AS E STATE S D R

SA R A LA PL

D IS

AL H A M BR A AV E BL A SE AVE

D ES PE R E S W OO D S C T

MS SA

St. Paul Cemetary

D EV E R EA U X D R

N G L

WE ST C OU N TY C TR

PI N

SA R A LA R D

TO P

The Lodge

CHE

SW EE T D R

R ID GE TR E E L N

OL D D E S P ER E S R D

IN PO

WO OD VA L L EY C T

MA N

West County Center

GR A N D VIE W H TS

C EN T ER O YAL D R

PA RA

JON C LIF LN

MO VIE D R

SAT EE N D R

WE ST MA R K D R

S R A M P I2 7 0

SA R A LA D R

SA LE

AK D R

OA K VA L L EY D R

WE ST WIN D D R

BR IA R B R OOK TR L

SP R IN GD A L E L N

WE D GE TON

KIN

LA U R E L O

AL L

Y MA N

K LE

C R EE K H AVE N D R

PR IVAT E R D

BA R R E TT S TAT ION R D

BO PP R D C AM B ER L Y R D

BE R

BO R C H ER D IN G L N

MO R R IS P L A C E L N

PIN E H IL L D R

IR O N S TON E R D

PO IN T OA K D R

FOL K ST ON E D R

D R EX E L H IL L D R

AN D R E D R

FA W

TO P IS

TR EA R C Y L N

N BALLAS RD

S RE

D R EX E L H IL L C T

§ ¨ ¦ 270

PO IN T OA K R D

R EK A RT LN

C AN D L E WIC K D R

PO ST O AK R D

WIN D M OO R PL

H U N TB R ID GE L N

WO OD L A R K L N

MU IR W OO D S L N

LO N GR O VE L N

BOPP RD

TOPPING RD

H IG H OA K R D

WIL L OW L EA F D R

BE L L E M E AD E R D

C H AL TE N H AM

TOP PIN G PL A C E D R

D IV O T D R

LN RN

BA LW YC K L N

IC O

H OR TON L N

KE N T M AN O R D R

OL D C OL O N Y L N

EA ST D R

D OU B L ETR EE L N

S TO PP IN G E S TAT ES D R

H U N TB R ID GE FOR E S T D R

H AR F LO L N

EC K E LM A N N L N R AN C H L N

ME A U X M A R T L N

MA S ON K N OL L R D

D IP IT

LA K EV IE W D R

C RY S TAL D R

TOP PIN G R D

S DR TOP PIN G ES TATE

C OU N TR Y S ID E L N

SP R IN G D R

D U BO N L N

SE R

BE D FO R D D R

D U N MO R R D R

T C AD E H KS AW

BA L L AS WO OD S C T GA ILC R ES T L N

LN N H IL L S

D RY R ID GE R D

C LA YTO

H AW TH OR N E E ST

C OU N TR Y C L U B D R

Des Peres 2014 Comprehensive Plan Update

FEA TH E R STO N E D R

PU TT ER L N

C OP PE R S MIT H C T

TO PP ING MDWS

PR IVAT E R D

BA R N B R ID GE R D

C ED A R VA L LE Y R D

D ES PE R E S RD

C OU N TR Y L IFE A C R ES S T

Exhibit D Historical Growth Patterns

N Y L

TA U N TO N C T

C AR B E R R Y P L

BA L L AS C T

OA K D R

H IG H L A N D PO IN TE D R

R GR A N D VIE W D

M AN

TA M

C LA YTO N PL A C E D R

TE IVA PR

WE ST MO OR P L

C H AP E L H IL L ES T

BIG B E N D B LV D

700

1,400

2,800

Feet

July 2014

D IV O T D R

C LE E K C T

EA ST D R

FIR ET H OR N D R

WIL L OW L EA F D R

LN RN

LO N GR O VE L N

PI N

C GA

AK D R

LA U R E L O

AL L

GR AY D R

BO PP R D

R OTH D R

BOPP RD

C AM B ER L Y R D

Y MA N

FA WN

BR E E ZER ID G E D R

N B A L L AS R D

LE Y

KA R L IN D R

V AL

FA WN

PR IVAT E R D

Des Peres City Hall

St. Paul Church

Edward Jones

PIN G RY P L

FA WN

OU R T D R

N IC H OL A S L N C OR P OR AT E H IL L D R

LIN D E M E R E D R

V AL L

E Y CT

D EU T SC H M A N N L N

GE OR GIA N TR L

D OC K R

H AR G R OV E D R

R ID GE L AWN D R

R ID GE FIE LD D R

FID D L E C R E E K L N

BE D R

D D R

PO WE R S C

Des Peres Park

W OO

M OR IA L D R J J K E L L EY ME

TH OR N H IL L C T

BA L L AS M EA D OW S D R

SE R A MA D R

KE N D ON D R

H AR

ST C

TH OR N H IL L D R

ST L E M EN T

BR E E ZER ID G E D R

WE N D OV

EL A IN E D R

FA IR B R OO K D R

FL U SH IN G M EA D OW S D R

V AL L

E Y DR

E R LN

TOP PIN G WO OD S E STATE D R

PR IVAT E R D

St. Clement of Rome Church

D R ID

PR IVAT E R D

TOP PIN G WAY D R

D EE R TR A C KS TR L

H ID D EN C R E E K C T

BR O OK WO OD R D

FA WN R ID G E D R

WI N

WE D GE TON

TOP PIN G M AN O R D R

PR IVAT E R D

C LA YC H E S TE R D R

MA R L A N N D R

BOPP RD

FED E R A L D

C H R IST IN E AV E

H IC KO R Y W OOD S D R

TOP PIN G PL A C E D R

LA WN W OO D D R

OA K VA L L EY D R

SP R IN GD A L E L N

BA N S BA C H R D

BR IA R B R OOK TR L

C R EE K H AVE N D R

OL D C OL O N Y L N

BA R R E TT S TAT ION R D

K LE

MO R R IS P L A C E L N

PIN E H IL L D R

BE R

BO R C H ER D IN G L N

PO IN T OA K D R

FOL K ST ON E D R

ST ES

IR O N S TON E R D

AN D R E D R

FA W

TO P IS

D R EX E L H IL L D R

WE ST WIN D D R

TR EA R C Y L N

N BALLAS RD

§ ¨ ¦ 270

PO IN T OA K R D

R EK A RT LN

C AN D L E WIC K D R

PO ST O AK R D

D R EX E L H IL L C T

H U N TB R ID GE L N

WO OD L A R K L N

MU IR W OO D S L N

IC O

BE L L E M E AD E R D

C H AL TE N H AM

WIN D M OO R PL

H IG H OA K R D

PU TT ER L N

GA ILC R ES T L N

D OU B L ETR EE L N

BA LW YC K L N

KE N T M AN O R D R

TOPPING RD

H OR TON L N

S TO PP IN G E S TAT ES D R

H U N TB R ID GE FOR E S T D R

D IP IT

EC K E LM A N N L N R AN C H L N

ME A U X M A R T L N

MA S ON K N OL L R D

BA R N B R ID GE R D

C RY S TAL D R

H AR F LO L N

TOP PIN G R D

S DR TOP PIN G ES TATE

SE R

BE D FO R D D R

SP R IN G D R

D U BO N L N

FEA TH E R STO N E D R

C OU N TR Y S ID E L N

LA K EV IE W D R

H AW TH OR N E E ST

C OU N TR Y L IFE A C R ES S T

D ES PE R E S RD

C ED A R VA L LE Y R D

BA L L AS WO OD S C T

D U N MO R R D R

T C AD E H KS

LN N H IL L S

Des Peres 2014 Comprehensive Plan Update

C OU N TR Y C L U B D R

C LA YTO

TO PP ING MDWS

PR IVAT E R D

C OP PE R S MIT H C T

OA K D R

H IG H L A N D PO IN TE D R

Exhibit E Housing Built Within Last 10 Years

N Y L

TA U N TO N C T

D RY R ID GE R D

M AN

C AR B E R R Y P L

BA L L AS C T

R GR A N D VIE W D

TA M

C LA YTO N PL A C E D R

TE IVA PR

WE ST MO OR P L

C H AP E L H IL L ES T

MID D L E V IEW D R

BAY B ER R Y L N

JE R R IL EN

IR E N E C T

BR O OK BE N D D R

D ES PE R E S D R

R TY TE R R AC

E AT IV PR

E D R

WO OD GA TE D R

H AR W OO D R D

VIN E TTA D R

ME IE R LN

H AVE R S H AM P L

LO C K ETT R D

AN D U IN C T

N AN A L N

TA L L IE D R

LIS A L N

MIN D Y L N

SH E R IL IN D R

BE ET H OV E N D R

ME N D E L SO H N D R

E LN TR E

LY N KIR K L N

R L N BR IA EE K CR

RD R AY NE R

BR YA N A VE

IR IS L N

EL M

KIN G S C L IFF R D

SU N N Y D R

G D R YO OR

R IE TH T ER

KA SS IE

Y R ID G E

FI N

A AD

E AV

0 I2 7

SU G AR C R E E K R D

JA N IS L YN N C T I2 7 0 AMP

LA R K AV E

SD R

WE ST VIE W AV E

C PA

D U LE Y AV E

R GA TE L N

N PO

F L IF NC

PO R TER AV E

JOE AVE

ME Y ER AV E C OU LT ER AV E

KIN Y ON C T

NDS

C R AIG

W R O SE H IL L AV E

SH A

OL D

BI G

BE N

D D R

GR A N D VIE W D R

H AR V EY S T

BR IA

K LN

R OB ER T P L

BA R B ER R Y

MAY KR A U S WO OD D R

LO N GS TO N E L N

GR E EN O C K L N

R OS EB A N K L N

LY N D A C T

AR M IN D A AV E

W GL E N W OOD L N

BA R B ER R Y L N

C H EV IOT C T

SA N D U S KY D R

LO D GE H IL L D R

TOW ER V IEW D R

R L N

E LN

R IA

C OL OG N

D U BR

VIR G IN IA L N

TA M

N K L

CRE E K

ST G IL ES R D

AR B OR

DR S ES T LA KE Y RT HE UG DO

IS BO

IR N C

D EE

C OU LT ER F R ST

AB ER

BIG B E N D R D

E RD

C ED

E TT

QU IN

N IO

MO N TW OOD L N

BIG

D B E ND R

OV ER L O OK D R

D LN

C U LL

Building data was taken from RR infill housing data provided by C IFI St. Louis County GIS. the city of Des PeresCand SU N S E T AV E

W OO

WIL D

TH U R S BY AV E

270

OC K L N

TR OS S

E SH IR E

C IF

MIL L B R OO K L N

SA LE

PA IO N

PE BB L

KIN

§ ¨ ¦

U N ION PA C IFIC R R

JA N ET P L

AT E

C R AIG VAL E C T

FR IAR L N

ES T

S BALLAS RD

W W OOD BIN E A VE

S B AL L A S R D

R IA

IO UN

W W OOD BIN E A VE

N IR K AV E

AN N AV E

LA VIN IA P L

EE NB

BA R B Y L N

IFIC

AR M IN D A AV E

AC NP

IF PAC

R EP E TTO D R

C IR

N UNIO

C RR

A VE

ED N A AV E

H IL L

TH U R S BY D R

C OZ Y

BO AZ AV E

BA C H

E AV

ST O

LI L

T Y FE R

G H ER

D AV

D OU

LA N

VIL

OL D ST O

H IG H

Greenbrier Golf Course

KD R

R BA

GA LWAY D R

A VE

LE R

SY M PH O N Y H IL L C T

TA B

BR IA R C R E EK D R

C OU C H AVE

WIN D Y H ILL R D

AL TU S P L

H OFF MA N AVE

EN O L A C T

FR IED A AV E

SH A R I D R

N EL D A AV E

S CT

C R AIG FOR E S T L N

ES TATE

C R AIG WO OD S D R

LO EH R

WIN D G R OV E R D

EM M ER S O N AV E

EN O L A A VE

R ES

GR E EN B R IA R R ID GE D R

TA TE

BE L L ER O SA

R TY

TA TE

S D R

C OU C H AVE

R D D

Sugar Creek Park

H OR

ITE

W IN

EM B AS S Y L N

E AT IV PR

GA BR IE L D R

H OR S ES H OE D R

LA R K SP U R L N

WS DO M EA

WO OD FIE L D M AN O R C T

AD ME

W E SS E X AV E

E LN

R BA

R ID G

VIE

H IT

ON D

L E H IL

D IA M

R ID

TAY L

AS LL BA

RC N TE IN G S D R BA R R E TT S PR

R ID

Residential

GR A SS

W AT

FO ER

AP PL

Des Peres Hospital

IR SE C

E TT

CHA

R E TT

CT RE S T

TR AIL C

Residential Built Within the Last 10 Years

H U N TE R C R EE K R D

BA R

SD R A IL TR

C IR C R O SS IN G

WE ST L ED G E C T

VIE

R ID

WE ST L ED G E L N

D ES PE R E S R D

AIL

H O U SE

WY N D H A M

GOO D SO N R D

K R ID

R EE

S DR

C OL ON IA L OA K L N

BE N T B R OO K R D C LE A R BR O OK D R

STU M P R D

BA L L AS PA R K D R

CA M C AM B ER W EL L C T

H IC

E RD

K R ID GE

AIL E TR

G SP R IN

TR EE TO P L N

R C R EE

STA BL E R ID GE L N

WY N FIE L D PIN E S C T

WH ITE R OC K D R

MIN A R C A D R

DR BE RW

EL L

H OL LY H E AD D R

EA ST R OYA L C T

PR IVAT H U N TE

ID G NE R

Phantom Forest Conservation Area

ST O

LO C K ETT LN

TO PP IN G

D U N R OYA L D R FA IR OY AL D R

C R ES TR O YAL C T GATE R OY AL D R

WIL L OW PO N D C T

Des Peres City Limits

R E TT

E S SE X

AT IV

KIM K IR K C T

PO IN TE

BA R

R PA

UG DO

FR AN C ES R D

C OR N H IL L LN

Y RT HE

Y RR FE

Bittersweet Woods Conservation Area S DR OO D

Legend

H AW T H IC KE T L N

BE AV ER D A M R D

DA M RD BE AV ER

LY N KIR K D R

OA K B L U FF L N

DR AIL C R E S T

BE AV ER D A M R D

PR IVAT E R D

ST C R O IX C T

ES SE X

GR E EN IN G L N

C LA

LIN M A N OR D R

GR E EN IN G L N

BR ID L E BR O OK

R ED

R BA

Y RD

VAL L E

N SO

SO U TH L IN D R

BR O OK C R EE K L N

D OV ER G ATE D R

WH ITE C L IFF D R

WIN E SA P LN

ET L N

JO H

C PL A

LO R IEN C T

N OR TH L IN D R

BE N D AV IS L N

H U N TE R S FIE L D R D

BR O OK

D TR

W OO

GL E

IG H

TA N

BA R

TH IC K

C R AB

DR H R OC K

P LA

N CT

L DR

E TT

PL YM OU T

O YA

C AM E O C T

LIN D G ATE D R

LIN D E M A N R D

BL A C K T WIG L N

SU N N Y D R

Pioneer Park

LIL L IA N AV E

MO N TOU R D R

OR P IN GTO

VI E

KE N R OYA L

BO U R BO N R ED D R

CHE S TE R RD

MA N H ATTA N A VE

PE L H AM E STAT ES D R

FOU R W IN D S FA R M D R

LO C K ETT R D

D EV ON S H IR E AV E

MAN

LIN D E M A N N R D

KIN S TE R N D R

TWIN P IN E D R

R OGE R L N

PA R KW AY

GR A N T PL

MO N TOU R D R

BO PP R D

C OL ON N A D E C TR

C ED A R OY AL D R

WH ITE R OC K C T

AM H E R ST D R

BA R R E TT

AR M AT C T

WIN S L OW

ST ER

GR U P P R D

OGE AVE

SA R A LA R D

LA TIGO S TR L

D ON TAO S D R

PAR D O R OYA L D R

BO N R OYA L D R

KIR K PL A C E D R

OGE C T

CHE

BL A SE AVE

D ES PE R E S W OO D S C T

MS SA

C EN T ER O YAL D R

BA L L AS E STATE S D R

SA R A LA PL

D IS

AL H A M BR A AV E

D EV E R EA U X D R

N G L

WE ST C OU N TY C TR

PI N

SA R A LA R D

TO P

The Lodge

St. Paul Cemetary

GR A N D VIE W H TS

SA R A LA D R

MA N

SW EE T D R

R ID GE TR E E L N

WO OD VA L L EY C T

PA RA

West County Center

OL D D E S P ER E S R D

IN PO

JON C LIF LN

MO VIE D R

D AW N IN G L N

SAT EE N D R

WE ST MA R K D R

S R A M P I2 7 0

BIG B E N D B LV D

700

1,400

2,800

Feet

July 2014

PI N

C GA

D IV O T D R

C LE E K C T

FIR ET H OR N D R

WIL L OW L EA F D R

DR EY FA WN

BR E E ZER ID G E D R

V AL L

E Y CT

PR IVAT E R D

BR E E ZER ID G E D R

FA WN

FA IR B R OO K D R

N B A L L AS R D

LE Y

KA R L IN D R

V AL

Des Peres City Hall

St. Paul Church

Edward Jones

PIN G RY P L

FA WN

OU R T D R

N IC H OL A S L N C OR P OR AT E H IL L D R

LIN D E M E R E D R

D EU T SC H M A N N L N

GE OR GIA N TR L

D OC K R

H AR G R OV E D R

R ID GE L AWN D R

R ID GE FIE LD D R

FID D L E C R E E K L N

BE D R

D D R

PO WE R S C

Des Peres Park

SE R A MA D R

KE N D ON D R

W OO

M OR IA L D R J J K E L L EY ME

TH OR N H IL L C T

BA L L AS M EA D OW S D R

ST L E M EN T

H AR

ST C

TH OR N H IL L D R

V AL L

E Y DR

WE N D OV

EL A IN E D R

PR IVAT E R D

E R LN

FL U SH IN G M EA D OW S D R

D R ID

PR IVAT E R D

TOP PIN G WO OD S E STATE D R

D EE R TR A C KS TR L

H ID D EN C R E E K C T

TOP PIN G WAY D R

FA WN R ID G E D R

WI N

St. Clement of Rome Church

MA R L A N N D R

TOP PIN G M AN O R D R

PR IVAT E R D

C LA YC H E S TE R D R

BOPP RD

C H R IST IN E AV E

FED E R A L D

LA WN W OO D D R

H IC KO R Y W OOD S D R

PR IVAT E R D

MID D L E V IEW D R

BAY B ER R Y L N

JE R R IL EN

IR E N E C T

BR O OK BE N D D R

R EE

E D

D ES PE R E S D R

SD R

BE L L ER O SA

R R

R ES

IA C

E T

WIN D Y H ILL R D

C PA

R GA TE L N

N PO

ME IE R LN

H AVE R S H AM P L

LO C K ETT R D

AN D U IN C T

N AN A L N LIS A L N

SH E R IL IN D R

BE ET H OV E N D R

ME N D E L SO H N D R

E LN TR E EL M

IR IS L N

JOE AVE

ME Y ER AV E

PO R TER AV E

S BALLAS RD

LA VIN IA P L

F L IF NC OR TH

C OU LT ER AV E

KIN Y ON C T

LY N D A C T

S B AL L A S R D

AR M IN D A AV E

BA R B ER R Y L N

BR IA

K LN

BA R B ER R Y

MAY KR A U S WO OD D R

LO N GS TO N E L N

GR E EN O C K L N

R OS EB A N K L N

NDS

C R AIG

IS BO

W R O SE H IL L AV E

Vacant / Undeveloped Lot

OL D

BI G

BE N

D D R

GR A N D VIE W D R

R OB ER T P L

SA N D U S KY D R

TOW ER V IEW D R

E LN C OL OG N

R L N

CRE E K

R IA

AR B OR

W GL E N W OOD L N

C H EV IOT C T

LO D GE H IL L D R

DR S ES T LA KE Y RT HE UG DO

Utility

SH A

IR N C

D U BR

VIR G IN IA L N

TA M

BIG B E N D R D

ST G IL ES R D

N K L

E RD

E TT

QU IN

N IO

C OU LT ER F R ST

D EE

MO N TW OOD L N

C ED

BIG

D B E ND R

Park / Recreation

AB ER

Existing Land Uses observed during field survey conducted May 12-14, 2014. C OV ER L O OK D R

D LN

C U LL

C IFI

SU N S E T AV E

W OO

MIL L B R OO K L N

WIL D

TH U R S BY AV E

270

OC K L N

TR OS S

Common Ground

JA N ET P L

E SH IR E

C IF

PE BB L

PA IO N

C R AIG VAL E C T

FR IAR L N

§ ¨ ¦

U N ION PA C IFIC R R

Public / Semi-Public/Institutional

W W OOD BIN E A VE

AN N AV E

N IR K AV E

AT E

Industrial

BR IA R C R E EK D R

ES T

BA R B Y L N

W W OOD BIN E A VE

AR M IN D A AV E

R IA

IO UN

R EP E TTO D R

EE NB

IFIC

ED N A AV E

AC NP

IF PAC

TH U R S BY D R

SY M PH O N Y H IL L C T

GA LWAY D R

N UNIO

C RRLight A VE

C IR

BO AZ AV E

BA C H

A VE

E AV

H IL L

C OZ Y

LI L

D AV

ST O

LA N

T Y FE R

WO OD GA TE D R

H AR W OO D R D MIN D Y L N

D U LE Y AV E

Greenbrier Golf Course

KD R

H IG H

G H ER

E AV

LA R K AV E

Mixed Commercial Uses

EN O L A C T

VIL

D OU

C OL ON IA L OA K L N

BR YA N A VE

EM M ER S O N AV E

LE R

R BA

OL D

JA N IS L YN N C T

H OFF MA N AVE EN O L A A VE

TA TE

SH A R I D R

ST O

A AD

Retail

WE ST VIE W AV E

GR E EN B R IA R R ID GE D R

S CT

TA B

Restaurant / Bar

ES R TY

FI N

Service

SU G AR C R E E K R D

VIN E TTA D R

R L N

BR IA

EE K

LY N KIR K L N

I2 7 0 AMP

Financial Institutions

LA R K SP U R L N

TA L L IE D R

AR M AT C T

KIN G S C L IFF R D

SU N N Y D R

UN YO

R AY NE R

ES TATE

KA SS IE

Y R ID G E

TA TE

S D R

LO EH R

C OU C H AVE

AL TU S P L

H AR V EY S T

EM B AS S Y L N

FR IED A AV E

E AT IV PR

0 I2 7

Sugar Creek Park

R D D

H OR

ITE

N EL D A AV E

E AT IV PR

GA BR IE L D R

C R AIG FOR E S T L N

WO OD FIE L D M AN O R C T

C R AIG WO OD S D R

H OR S ES H OE D R

W E SS E X AV E

WIN D G R OV E R D

WS DO M EA

AD ME

W IN

VIE

E LN

R BA

R ID G

Medical Office

H IT

ON D

L E H IL

D IA M

R ID

R IE TH T ER

RC N TE IN G S D R BA R R E TT S PR

R ID

Professional Office

GR A SS

W AT

FO ER

AP PL

Des Peres Hospital

IR SE C

E TT

CHA

R E TT

CT RE S T

TR AIL C

H U N TE R C R EE K R D

BA R

TAY L

TR AS BA

C R O SS IN G

WE ST L ED G E C T

R ID

WE ST L ED G E L N

D ES PE R E S R D

AIL

Mixed-Use

VIE

H O U SE

WY N D H A M

GOO D SO N R D

CT K R ID

H IC

S DR

Multi-Family

AIL E TR

G SP R IN

TR EE TO P L N

E RD

K R ID GE

ID G NE R

PR IVAT

ST O

Phantom Forest Conservation Area

G D R

SD R

A IL

C IR

WIL L OW PO N D C T

R C R EE

LO C K ETT LN

BE N T B R OO K R D C LE A R BR O OK D R

STU M P R D

BA L L AS PA R K D R

CA M C AM B ER W EL L C T

S DR OO D

H U N TE

STA BL E R ID GE L N

WY N FIE L D PIN E S C T

WH ITE R OC K D R

MIN A R C A D R

DR BE RW

EL L

H OL LY H E AD D R

EA ST R OYA L C T

LIN D E M A N R D

LN TO PP IN G

D U N R OYA L D R FA IR OY AL D R

C R ES TR O YAL C T GATE R OY AL D R

R E TT

E S SE X

AT IV

KIM K IR K C T

PO IN TE

BA R

UG DO

FR AN C ES R D

C OR N H IL L LN

Y RT HE

Y RR FE

Bittersweet Woods Conservation Area

R PA

LY N KIR K D R

Single-Family

ST C R O IX C T

H AW T H IC KE T L N

ST C R O IX C T

Des Peres City Limits OA K B L U FF L N

BE AV ER D A M R D

DA M RD BE AV ER

GR E EN IN G L N

Agricultural

DR AIL C R E S T

PR IVAT E R D

LIN M A N OR D R

BE AV ER D A M R D

SO U TH L IN D R

WH ITE C L IFF D R

ES SE X

D OV ER G ATE D R

N OR TH L IN D R

GR E EN IN G L N

LIN D G ATE D R

BE N D AV IS L N

BR ID L E BR O OK

C LA

Y RD

R ED

R BA

BR O OK C R EE K L N

VAL L E

LO R IEN C T

WIN E SA P LN

BR O OK

N SO

Legend

H U N TE R S FIE L D R D

ET L N

JO H

C PL A

D TR

W OO

GL E

IG H

TA N

LIL L IA N AV E

BL A C K T WIG L N

SU N N Y D R

Pioneer Park

C AM E O C T

MO N TOU R D R

BA R

TH IC K

C R AB

DR H R OC K

P LA

N CT

L DR

E TT

PL YM OU T

O YA

BO U R BO N R ED D R

CHE S TE R RD

D EV ON S H IR E AV E

FOU R W IN D S FA R M D R

LO C K ETT R D

MA N H ATTA N A VE

PE L H AM E STAT ES D R

OR P IN GTO

VI E

KE N R OYA L

MAN

LIN D E M A N N R D

KIN S TE R N D R

TWIN P IN E D R

R OGE R L N

MO N TOU R D R

GR A N T PL

PA R KW AY

ST ER

GR U P P R D

C ED A R OY AL D R

WH ITE R OC K C T

AM H E R ST D R

BA R R E TT

BO PP R D

C OL ON N A D E C TR

KIR K PL A C E D R

OGE AVE

SA R A LA R D

LA TIGO S TR L

D ON TAO S D R

PAR D O R OYA L D R

BO N R OYA L D R

C EN T ER O YAL D R

BA L L AS E STATE S D R

WIN S L OW

D IS

AL H A M BR A AV E

GR A N D VIE W H TS

OGE C T

CHE

BL A SE AVE

D ES PE R E S W OO D S C T

MS SA

St. Paul Cemetary

D EV E R EA U X D R

N G L

WE ST C OU N TY C TR

PI N

SA R A LA R D

TO P

The Lodge

SA R A LA PL

MA N

SW EE T D R

R ID GE TR E E L N

WO OD VA L L EY C T

PA RA

West County Center

OL D D E S P ER E S R D

IN PO

JON C LIF LN

MO VIE D R

D AW N IN G L N

SAT EE N D R

WE ST MA R K D R

S R A M P I2 7 0

SA R A LA D R

SA LE

AK D R

OA K VA L L EY D R

SP R IN GD A L E L N

BA N S BA C H R D

BR IA R B R OOK TR L

WE D GE TON

KIN

LA U R E L O

AL L

Y MA N

GR AY D R

BO PP R D

K LE

MO R R IS P L A C E L N

C R EE K H AVE N D R

BR O OK WO OD R D

BA R R E TT S TAT ION R D

BOPP RD

C AM B ER L Y R D

R OTH D R

C AN D L E WIC K D R

BE R

BO R C H ER D IN G L N

PO IN T OA K D R

PIN E H IL L D R

IR O N S TON E R D

AN D R E D R

FOL K ST ON E D R

ST ES

TOP PIN G PL A C E D R

FA W

TO P IS

D R EX E L H IL L D R

WE ST WIN D D R

TR EA R C Y L N

N BALLAS RD

§ ¨ ¦ 270

PO IN T OA K R D

R EK A RT LN

OL D C OL O N Y L N

EA ST D R

LN RN

PO ST O AK R D

D R EX E L H IL L C T

H U N TB R ID GE L N

WO OD L A R K L N

MU IR W OO D S L N

LO N GR O VE L N

C H AL TE N H AM

WIN D M OO R PL

H IG H OA K R D

IC O

BE L L E M E AD E R D

TOP PIN G R D

D OU B L ETR EE L N

BA LW YC K L N

KE N T M AN O R D R

TOPPING RD

H OR TON L N

S TO PP IN G E S TAT ES D R

H U N TB R ID GE FOR E S T D R

D IP IT

EC K E LM A N N L N R AN C H L N

ME A U X M A R T L N

MA S ON K N OL L R D

PU TT ER L N

C RY S TAL D R

H AR F LO L N

D U N MO R R D R

T C AD E H KS AW H

S DR TOP PIN G ES TATE

SE R

BE D FO R D D R

SP R IN G D R

D U BO N L N

FEA TH E R STO N E D R

C OU N TR Y S ID E L N

LA K EV IE W D R

LN N H IL L S

Des Peres 2014 Comprehensive Plan Update

BA L L AS WO OD S C T GA ILC R ES T L N

C LA YTO

H AW TH OR N E E ST

C OU N TR Y C L U B D R

TO PP ING MDWS

PR IVAT E R D

BA R N B R ID GE R D

C ED A R VA L LE Y R D

D ES PE R E S RD

C OU N TR Y L IFE A C R ES S T

C OP PE R S MIT H C T

OA K D R

H IG H L A N D PO IN TE D R

Exhibit F Des Peres Existing Land Use

N Y L

TA U N TO N C T

D RY R ID GE R D

M AN

C AR B E R R Y P L

BA L L AS C T

R GR A N D VIE W D

TA M

C LA YTO N PL A C E D R

TE IVA PR

WE ST MO OR P L

C H AP E L H IL L ES T

BIG B E N D B LV D

700

1,400

2,800

Feet

July 2014

DR GE D R ID

YB BA

(! ! 7 (

ID GE

PA R

D KR

D IS

D ES PE R E S D R

N B A L L AS R D

MO N TOU R D R

MIN D Y L N

N Y TE D SU N N Y D R

GR E EN IN G L N

BR O OK C R EE K L N

GR E EN IN G L N

RR FE

UG DO

RT HE

W E SS E X AV E

400

H AVE R S H AM P L

BE ET H OV E N D R

LN IA R K BR

LO C K ETT R D

D ES PE R E S R D

C R EE

STU M P R D

TR AIL C R E S T C T

ME N D E L SO H N D R

B ER

C AM

L CT

T ES SE X C

C AM B ER W EL

BA L L AS PA R K D R

L D R W EL

H OL LY H E AD D R

EA ST R OYA L C T

C OR N H IL L LN

KIM K IR K C T

C H ES WIC K P L

PIN E C R E ST M A N OR L N

R Number of Accidents Y

! (

FR AN C ES R D

Des Peres City Limits OA K B L U FF L N

U DO

LO C K ETT LN

H AW T H IC KE T L N

K LN

LY N KIR

JI L

T DR

TR AIL C R E S

ST C R O IX C T

LY N KIR K D R

ER AV BE

Legend

ST C R O IX C T

PR IVAT E R D

M AR

C LA

BE AV ER D A M R D

LIN M A N OR D R

C LE A R BR O OK D R

N BALLAS RD

WH ITE R OC K D R

MIN A R C A D R

SO U TH L IN D R

WIN E SA P LN

FA IR OY AL D R

H U N TE R S FIE L D R D

ET L N

BE AV ER D A M R D

WH ITE C L IFF D R

SH E R IL IN D R

IA BR

V IE W D R

D OV ER G ATE D R

N OR TH L IN D R

BE N D AV IS L N

GATE R OY AL D R

M AR

KE N R OYA L D R

N SO

IA BR

BA L L AS

TH IC K

JO H

A N PL

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

D TR

BR ID L E BR O OK

W OO

Y RD

GL E

VAL L E

TA N

BR O OK

C R ES TR O YAL C T

WY N FIE L D PIN ES C T

TOPPING LN

C R AB

IG H

P LA

U ST

LIN D E M A N R D

D U N R OYA L D R

D EA

E TT

PE N D A N T C T

LIN D G ATE D R KIN G S C L IFF R D

BO U R BO N R ED D R

YH LL

FOU R W IN D S FA R M D R

SU N N Y D R

STA BL E R ID GE L N

R IN SP

DR H R OC K

PL YM OU T

L DR

N CT

O YA

C AM E O C T

LO R IEN C T

FA IR B R OO K D R

N AN A L N

LIL L IA N AV E

MO N TOU R D R

E DR

H OL L IN C T

PE L H AM E STAT ES D R

N BE

OF FIC

TR IN KE T C T

AR M AT C T

R OGE R L N

AN D U IN C T

TA L L IE D R

WIN D E M ER E AVE

LIN D E M A N N R D

AM H E R ST D R

GR A N T PL

D EV E R EA U X D R

WIN S L OW LN

OR P IN GTO

E TT

VI E

BA R R

!3 (

D EV ON S H IR E AV E

BL A C K T WIG L N

PA R KW AY

BR O OK BE N D D R

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

KIN S TE R N D R

TWIN P IN E D R

BL A SE AVE GR U P P R D

BA L L AS E STATE S D R

C EN T ER O YAL D R

WH ITE R OC K C T

BA R R E TT

BR O OK BE N D D R

MA N H ATTA N A VE

KIR K PL A C E D R

OGE C T

AL H A M BR A AV E

LA TIGO S TR L

SA R A LA PL

IL EN

LO C K ETT R D

17 ( !

LA S

JE R R

IR E N E C T

OGE AVE

SA R A LA R D

D ON TAO S D R

PAR D O R OYA L D R

WE ST C OU N TY C TR OL D D E S P ER E S R D

C ED A R OY AL D R

GR A N D VIE W H TS

BO N R OYA L D R

LA S

MID D L E V IEW D R

VIN E TTA D R

!1 ( ( ! ! (8 1

R ER

ME IE R LN

BA L

SA R A LA D R

BR E E ZER ID G E D R

MA R L A N N D R

PA RA

SW EE T D R

E R A M P M A N C H ES TE R R D

WO OD VA L L EY C T

(4 ! (4 !

BA N S BA C H R D

PR IVAT E R D

( !

!1 ( C OL ON N A D E C TR

D ES PE R E S W OO D S D R

BA R R E TT PA R KW AY D R N

LO C K ETT R D

S HE

E Y CT

LIS A L N

C AN

R TE

29 ! (

R ID GE TR E E L N

N G L

SA R A LA R D

PI N

7 ! (

20 ! (

D AW N IN G L N

SAT EE N D R JON C LIF LN

LA U R E L L A K E C T

20 ! (

V AL L

H AR W OO D R D

C OR P OR AT E H IL L D R

MU IR W OO D S L N BA R R E TT S TAT ION R D

GR E C IAN W AY C T

( !

TO P

IN PO

15 ! (

S R A M P I2 7 0

! (1 ! (2

BO PP R D

C H R IST IN E AV E

WE ST

LA WN W OO D D R

WI N

KA R L IN D R

N IC H OL A S L N

MO VIE D R

LE Y

23 ( !

! (8

V AL

GE OR GIA N TR L

S R A M P D E S P E R ES

WE ST MA R K D R

!3 (

FA WN

D EU T SC H M A N N L N

W R A M P M A N C H ES TE R R D

PIN G RY P L

FA WN

K RD

D D R

BE D R OC

H AR G R OV E D R R ID GE L AWN D R

R ID GE FIE LD D R

FID D L E C R E E K L N

LIN D E M E R E D R

D ON

BA L L AS M EA D OW S D R

KE N

TH OR N H IL L C T

WI N

BOPP RD

D DR

T ST C L E M EN

SE R A MA D R

W OO

TH OR N H IL L D R

BR E E ZER ID G E D R

DR R TE YC H C LA

WE N D OV

D EE R TR A C KS TR L

H ID D EN C R E E K C T

TOP PIN G WO OD S E STATE D R

C LA YC H E S TE R D R

H AR

TOPPING RD

RR DR

WY N I2 7 0 H

Des Peres 2014 Comprehensive Plan Update

FL U SH IN G M EA D OW S D R

PR IVAT E R D

D U N MO

EL A IN E D R

M OR IA L D R J J K E L L EY ME

H IG H OA K R D

WAY D R

E R LN

TOP PIN G M AN O R D R

BR O OK WO OD R D

TOP PIN G

WE D GE TON L N

PO WE R S C OU R T D R

PR IVAT E R D

TOP PIN G R D

Exhibit G Accident Data

PR IVAT E R D

H IC KO R Y W OOD S D R

TOP PIN G PL A C E D R

800

1,600

Feet

July 2014

EY AL L FA W

OA K VA L L EY D R

C LA YC H E S TE R D R

BO PP R D

PR IVAT E R D

FA WN R ID G E D R

BR E E ZER ID G E D R

DR GE D R ID WI N MA R L A N N D R

LA WN W OO D D R

WI N WE ST

C OR P OR AT E H IL L D R

BA N S BA C H R D

PR IVAT E R D

ID GE

PA R

D KR

JE R R

IR E N E C T

PA RA

D AW N IN G L N

WE ST MA R K D R

D IS

IL EN

BR O OK BE N D D R

IN PO

VIN E TTA D R

JON C LIF LN

C OL ON N A D E C TR

MO VIE D R

GR E C IAN W AY C T

MID D L E V IEW D R

BAY B ER R Y L N

S R A M P I2 7 0

MA N C H E ST ER R D

H AR W OO D R D

TE R

SAT EE N D R

C H ES

E Y CT

GE OR GIA N TR L

N IC H OL A S L N

MAN

FA IR B R OO K D R

N B A L L AS R D

D EU T SC H M A N N L N

LE Y

W RA MP

V AL L

V AL

KA R L IN D R

FA WN FA WN

S R A M P D E S P E R ES

D D R

PIN G RY P L

FID D L E C R E E K L N

K RD

D ON

H AR G R OV E D R R ID GE L AWN D R

R ID GE FIE LD D R

BE D R OC

KE N

M OR IA L D R J J K E L L EY ME

BA L L AS M EA D OW S D R

LIN D E M E R E D R

BR E E ZER ID G E D R

W OO

H IG H OA K R D

T ST C L E M EN

H AR

WY N I2 7 0 H

BOPP RD

EL A IN E D R

SE R A MA D R

BO PP R D

FL U SH IN G M EA D OW S D R

PR IVAT E R D

TH OR N H IL L C T

MU IR W OO D S L N

PR IVAT E R D PO WE R S C OU R T D R

TOP PIN G WO OD S E STATE D R

TH OR N H IL L D R

BA R R E TT S TAT ION R D

WE D GE TON L N

D EE R TR A C KS TR L

TOPPING RD

TOP PIN G M AN O R D R

H ID D EN C R E E K C T

TOP PIN G WAY D R

C H R IST IN E AV E

TOP PIN G PL A C E D R

FED E R A L D

D DR

BR O OK WO OD R D

H IC KO R Y W OOD S D R

D U N MO R R D R

Des Peres 2014 Comprehensive Plan Update PR IVAT E R D

C R EE K H AVE N D R

SP R IN GD A L E L N

E R LN

TOP PIN G R D

PIN E H IL L D R

OL D C OL O N Y L N

IA BR

FOL K ST ON E D R

BE R K LE Y MA N OR D R

LE Y DR

FA WN V AL

SP R IN GD A L E A C R E S L N

C GA

BOPP RD

PI N

C AN D L E WIC K D R

TO P

RD MA S ON K N OL L

WE N D OV

N BALLAS RD

C AM

Exhibit H Land Value & Building Age OD

B ER

BO R C H ER D IN G L N

LO C K ETT R D

TE DR

WO OD GA TE D R

N G L

SW EE T D R

ME IE R LN

PI N

SA R A LA R D

TO P

LA U R E L L A K E C T

BA L L AS P ON D C T BA D R

WE ST C OU N TY C TR

N N Y TE R R

LO C K ETT R D

WO OD GA TE D R

N AN A L N

TA L L IE D R

WIN D E M ER E AVE

GR U P P R D

LIN D E M A N N R D

H AVE R S H AM P L

Over 35 Years Old

Y RR FE

ST C R O IX C T

K LN

IA R

LO C K ETT R D

820

410

U DO

OA K B L U FF L N

T ER H G

K BR

C LE A R BR O OK D R

T DR

M AR

TR AIL C R E S

R V IE W D

LIN M A N OR D R

LO C K ETT LN

C R EE

WH ITE R OC K D R

MIN A R C A D R

D ES PE R E S D R

LY N KIR

20-35 Years Old

LY N KIR K D R

IA BR

BA L L AS

H AW T H IC KE T L N

D ES PE R E S R D

FA IR OY AL D R

PR IVAT E R D

M AR

L EL

H OL LY H E AD D R

WH ITE C L IFF D R

SH E R IL IN D R

GR E EN IN G L N GR E EN IN G L N

10-20 Years Old

WIN E SA P LN

IA BR

C R AB TH IC K ET L N

D OV ER G ATE D R

U ST

KR D

N OR TH L IN D R

SO U TH L IN D R

1-5 Years Old

PE N D A N T C T

LIN D G ATE D R

BE N D AV IS L N

BR ID L E BR O OK

Y RD

VAL L E

D EA

BR O OK

STU M P R D

YH LL

GATE R OY AL D R

SU N N Y D R

WY N FIE L D PIN ES C T

BR O OK C R EE K L N BE

C AM E O C T

6-10 Years Old

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

Building Age

BO U R BO N R ED D R

TA N GL E W OOD TR L

C R ES TR O YAL C T

TOPPING LN

D U N R OYA L D R

FOU R W IN D S FA R M 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. KE N R OYA L D R

R IN SP

N BE

DR H R OC K

PL YM OU T

L DR

N CT

O YA

H U N TE R S FIE L D R D

H OL L IN C T

LIS A L N

OR P IN GTO

VI E

BR O OK TER R AC E C T

BL A C K T WIG L N

MIN D Y L N

E DR

TR IN KE T C T

LO R IEN C T

LIN D E M A N R D

OF FIC

LIL L IA N AV E

MO N TOU R D R

Des Peres City Limits

SU N N Y D R

AN D U IN C T

AR M AT C T

TT RRE

D EV E R EA U X D R

PE L H AM E STAT ES D R

Legend

MO N TOU R D R

R OGE R L N

GR A N T PL

KIN G S C L IFF R D

R PA

WIN S L OW LN

STA BL E R ID GE L N

OGE C T

WH ITE R OC K C T

PA R KW AY

AM H E R ST D R

OGE AVE

SA R A LA R D

SA R A LA PL LA TIGO S TR L

D ON TAO S D R

BA L L AS E STATE S D R

D EV ON S H IR E AV E

KIR K PL A C E D R

C EN T ER O YAL D R

BA R R E TT

MA N H ATTA N A VE

AL H A M BR A AV E

R ID GE TR E E L N

OL D D E S P ER E S R D

C ED A R OY AL D R

PAR D O R OYA L D R

R BA

BO N R OYA L D R

SA R A LA D R

BL A SE AVE

GR A N D VIE W H TS

S TER NCHE

TWIN P IN E D R

D ES PE R E S W OO D S D R

KIN S TE R N D R

E R A M P M A N C H ES TE R R D

WO OD VA L L EY C T

1,640

Feet

July 2014

PR IVAT E R D

EY AL L NV FA W

OA K VA L L EY D R

FA WN R ID G E D R

BR E E ZER ID G E D R

DR GE D R ID WI N

C OR P OR AT E H IL L D R

BA N S BA C H R D

PR IVAT E R D

ID GE

PA R

D KR

JE R R

IR E N E C T

PA RA

D AW N IN G L N

WE ST MA R K D R

D IS

IL EN

BR O OK BE N D D R

IN PO

VIN E TTA D R

JON C LIF LN

C OL ON N A D E C TR

MO VIE D R

GR E C IAN W AY C T

MID D L E V IEW D R

BAY B ER R Y L N

S R A M P I2 7 0

MA N C H E ST ER R D

H AR W OO D R D

TE R

SAT EE N D R

C H ES

FA IR B R OO K D R

GE OR GIA N TR L

N IC H OL A S L N

MAN

E Y CT

BR E E ZER ID G E D R

LA WN W OO D D R

WI N WE ST N B A L L AS R D

D EU T SC H M A N N L N

LE Y

W RA MP

V AL L

V AL

KA R L IN D R

FA WN FA WN

S R A M P D E S P E R ES

D D R

PIN G RY P L

FID D L E C R E E K L N

K RD

D ON

H AR G R OV E D R R ID GE L AWN D R

R ID GE FIE LD D R

BE D R OC

KE N

M OR IA L D R J J K E L L EY ME

BA L L AS M EA D OW S D R

LIN D E M E R E D R

W OO

H IG H OA K R D

H AR

WY N I2 7 0 H

T ST C L E M EN

SE R A MA D R

MA R L A N N D R

EL A IN E D R

BOPP RD

FL U SH IN G M EA D OW S D R

PR IVAT E R D

TH OR N H IL L C T

MU IR W OO D S L N

C LA YC H E S TE R D R

BO PP R D

PO WE R S C OU R T D R

TOP PIN G WO OD S E STATE D R

TH OR N H IL L D R

BA R R E TT S TAT ION R D

PR IVAT E R D

WE D GE TON L N

D EE R TR A C KS TR L

TOPPING RD

TOP PIN G M AN O R D R

H ID D EN C R E E K C T

TOP PIN G WAY D R

BR O OK WO OD R D

TOP PIN G PL A C E D R

FED E R A L D

C H R IST IN E AV E

PR IVAT E R D

H IC KO R Y W OOD S D R

D DR

Des Peres 2014 Comprehensive Plan Update

C R EE K H AVE N D R

SP R IN GD A L E L N

E R LN

WE N D OV

TOP PIN G R D

PIN E H IL L D R

FOL K ST ON E D R

OL D C OL O N Y L N

IA BR

LE Y DR

BE R K LE Y MA N OR D R

FA WN V AL

BOPP RD

BO PP R D

C GA

C AN D L E WIC K D R

PI N

D U N MO R R D R

TO P

RD MA S ON K N OL L

N BALLAS RD

SP R IN GD A L E A C R E S L N

LY C AM

Exhibit I Market Value Percent Change 2008-2013 OD

B ER

BO R C H ER D IN G L N

LO C K ETT R D

TE DR

WO OD GA TE D R

N G L

SW EE T D R

ME IE R LN

PI N

SA R A LA R D

TO P

LA U R E L L A K E C T

BA L L AS P ON D C T BA D R

WE ST C OU N TY C TR

N SU N N

-5%- -10% Change

R R

SU N N Y D R

KIN G S C L IFF R D

Unchanged LIN D E M A N R D

K LN

LO C K ETT LN

WO OD GA TE D R

LN IA R

820

410

OA K B L U FF L N

H UG DO

K BR

C LE A R BR O OK D R

T DR

M AR

TR AIL C R E S

R V IE W D

IA BR

BA L L AS

H AW T H IC KE T L N

Greater than 75% Change TY

LY N KIR K D R LY N KIR

Y RR FE

ST C R O IX C T

D ES PE R E S R D

FA IR OY AL D R

PR IVAT E R D

M AR

H OL LY H E AD D R

IA BR

L EL

C R AB TH IC K ET L N

50%-75% Change

GR E EN IN G L N

U ST

KR D

LIN M A N OR D R

Under 5% Change

GR E EN IN G L N

BR ID L E BR O OK

Y RD

25%-50% Change

SO U TH L IN D R

WIN E SA P LN

C R EE

WH ITE R OC K D R

MIN A R C A D R

-25%- -50% Change

H U N TE R S FIE L D R D

-10%- -25% Change NT

VAL L E

BR O OK

STU M P R D

D EA

GATE R OY AL D R

WY N FIE L D PIN ES C T

FOU R W IN D S FA R M D R

YH LL

TA N GL E W OOD TR L

BR O OK TER R AC E C T

BR O OK C R EE K L N

KE N R OYA L D R

WH ITE C L IFF D R

SH E R IL IN D R

BO U R BO N R ED 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.

10%-25% Change

N OR TH L IN D R

C R ES TR O YAL C T

TOPPING LN

D U N R OYA L D R

Under -5% Change

BE N D AV IS L N

D OV ER G ATE D R

LIN D G ATE D R

STA BL E R ID GE L N

R IN SP

DR H R OC K

PL YM OU T

L DR

N CT

O YA

Greater than -50% Change

N BE

OR P IN GTO

E DR

PE N D A N T C T

5%-10% Change

BL A C K T WIG L N

VI E

OF FIC

SU N N Y D R

H AVE R S H AM P L

N AN A L N

LO R IEN C T

LO C K ETT R D

TT RRE

PA R KW AY

C AM E O C T

LO C K ETT R D

BA R R E TT

H OL L IN C T

LIS A L N

LIL L IA N AV E

MO N TOU R D R

Des Peres City Limits

PE L H AM E STAT ES D R

WH ITE R OC K C T

MO N TOU R D R

R OGE R L N

GR A N T PL

MIN D Y L N

R PA

WIN S L OW LN

C EN T ER O YAL D R

TR IN KE T C T

AR M AT C T

Legend

OGE C T

D EV E R EA U X D R

SA R A LA PL

AN D U IN C T

TA L L IE D R

WIN D E M ER E AVE

LIN D E M A N N R D

GR U P P R D

D ES PE R E S D R

AM H E R ST D R

OGE AVE

SA R A LA R D

BA L L AS E STATE S D R

D EV ON S H IR E AV E

KIR K PL A C E D R

LA TIGO S TR L

D ON TAO S D R

MA N H ATTA N A VE

AL H A M BR A AV E

R ID GE TR E E L N

OL D D E S P ER E S R D

C ED A R OY AL D R

PAR D O R OYA L D R

R BA

BO N R OYA L D R

SA R A LA D R

BL A SE AVE

GR A N D VIE W H TS

S TER NCHE

TWIN P IN E D R

D ES PE R E S W OO D S D R

KIN S TE R N D R

E R A M P M A N C H ES TE R R D

WO OD VA L L EY C T

1,640

Feet

July 2014

DR GE D R ID

C OR P OR AT E H IL L D R

FA IR B R OO K D R

V AL L

E Y CT

BR E E ZER ID G E D R

MA R L A N N D R

BO PP R D

C H R IST IN E AV E

WE ST

LA WN W OO D D R

WI N

KA R L IN D R

GE OR GIA N TR L

N IC H OL A S L N

PR IVAT E R D

BA N S BA C H R D

MU IR W OO D S L N

LE Y

BA R R E TT S TAT ION R D

V AL

FA WN

D EU T SC H M A N N L N

W R A M P M A N C H ES TE R R D

PIN G RY P L

FA WN

K RD

D D R

BE D R OC

H AR G R OV E D R R ID GE L AWN D R

R ID GE FIE LD D R

FID D L E C R E E K L N

LIN D E M E R E D R

D ON

BA L L AS M EA D OW S D R

KE N

TH OR N H IL L C T

WI N

BOPP RD

D DR

T ST C L E M EN

SE R A MA D R

W OO

TH OR N H IL L D R

BR E E ZER ID G E D R

DR R TE YC H C LA

WE N D OV

D EE R TR A C KS TR L

H ID D EN C R E E K C T

TOP PIN G WO OD S E STATE D R

C LA YC H E S TE R D R

H AR

TOPPING RD

RR DR

WY N I2 7 0 H

Des Peres 2014 Comprehensive Plan Update

FL U SH IN G M EA D OW S D R

PR IVAT E R D

D U N MO

EL A IN E D R

M OR IA L D R J J K E L L EY ME

H IG H OA K R D

WAY D R

E R LN

TOP PIN G M AN O R D R

BR O OK WO OD R D

TOP PIN G

WE D GE TON L N

PO WE R S C OU R T D R

PR IVAT E R D

TOP PIN G R D

Exhibit J Market Value

PR IVAT E R D

H IC KO R Y W OOD S D R

TOP PIN G PL A C E D R

S R A M P D E S P E R ES

YB BA

R ER

MID D L E V IEW D R

ID GE

PA R

D KR

JE R R

IR E N E C T

IL EN

BR O OK BE N D D R

H AR W OO D R D

LO C K ETT R D

KIN S TE R N D R

TWIN P IN E D R

MA N H ATTA N A VE

D ES PE R E S D R

AL H A M BR A AV E

LIL L IA N AV E

N B A L L AS R D

Legend

MO N TOU R D R

LO R IEN C T

N N Y TE

MIN D Y L N

SU D SU N N Y D R

L D R

W EL

B ER

C AM

L CT

TR AIL C R E S T C T

STU M P R D

LIN D E M A N R D

IA R

LO C K ETT R D

Y RR FE

UG DO

RT HE

W E SS E X AV E

400

RD M

T ES SE X C

C AM B ER W EL

BA L L AS PA R K D R

H OL LY H E AD D R

K BR

N BALLAS RD

WH ITE R OC K D R

MIN A R C A D R

C LE A R BR O OK D R

D ES PE R E S R D

FA IR OY AL D R

GATE R OY AL D R

EA ST R OYA L C T

C OR N H IL L LN

PIN E C R E ST M A N OR L N

OA K B L U FF L N

U DO

LO C K ETT LN

FR AN C ES R D

KIM K IR K C T

Over $200 / Sq. Ft.

$37.50-$50 / Sq. Ft.

C H ES WIC K P L

KE N R OYA L D R

H AW T H IC KE T L N

$25-$37.50 / Sq. Ft.

K LN

LY N KIR

JI L

$150-$200 / Sq. Ft. ST C R O IX C T

LY N KIR K D R

ER AV BE

T DR

ST C R O IX C T

TR AIL C R E S

$100-$150 / Sq. Ft.

$12.50-$25 / Sq. Ft.

M AR

BE AV ER D A M R D

ET L N

C LA

N SO

PR IVAT E R D

TH IC K

JO H

A N PL

V IE W D R

LIN M A N OR D R

GR E EN IN G L N

IA BR

BA L L AS

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

$75-$100 / Sq. Ft.

SO U TH L IN D R

$5-$12.50 / Sq. Ft.

D TR

WH ITE C L IFF D R

SH E R IL IN D R

WIN E SA P LN

BR O OK C R EE K L N

D OV ER G ATE D R

$50-$75 / Sq. Ft.

N OR TH L IN D R

Under $5 / Sq. Ft.

H U N TE R S FIE L D R D

PE N D A N T C T

LIN D G ATE D R

Des Peres City Limits

BE N D AV IS L N

M AR

W OO

GL E

IA BR

TA N

C R AB

IG H

BR ID L E BR O OK

P LA

Y RD

D EA

E TT

U ST

VAL L E

YH LL

BR O OK

C R ES TR O YAL C T

WY N FIE L D PIN ES C T

TOPPING LN

BO U R BO N R ED D R

C R EE

D U N R OYA L D R

FOU R W IN D S FA R M D R

KIN G S C L IFF R D

STA BL E R ID GE L N

DR H R OC K

PL YM OU T

L DR

N CT

O YA

R IN SP

E DR

N BE

OF FIC

OR P IN GTO

E TT

VI E

BA R R

PA R KW AY

SU N N Y D R

C AM E O C T

BE ET H OV E N D R

MO N TOU R D R

BL A C K T WIG L N

BA R R E TT

H OL L IN C T

ME N D E L SO H N D R

R OGE R L N

PE L H AM E STAT ES D R

WH ITE R OC K C T

GR A N T PL

LIS A L N

WIN S L OW LN

C EN T ER O YAL D R

TR IN KE T C T

AR M AT C T

OGE C T

D EV E R EA U X D R

LA TIGO S TR L

SA R A LA PL

AN D U IN C T

H AVE R S H AM P L

N AN A L N

AM H E R ST D R

LO C K ETT R D

KIR K PL A C E D R

TA L L IE D R

WIN D E M ER E AVE

LIN D E M A N N R D

BA L L AS E STATE S D R

D EV ON S H IR E AV E

OGE AVE

SA R A LA R D

D ON TAO S D R

PAR D O R OYA L D R

BO N R OYA L D R

WE ST C OU N TY C TR OL D D E S P ER E S R D

C ED A R OY AL D R

GR A N D VIE W H TS

SA R A LA D R

BA R R E TT PA R KW AY D R N

LA S

GR U P P R D

BA L

D ES PE R E S W OO D S D R

BL A SE AVE

E R A M P M A N C H ES TE R R D

WO OD VA L L EY C T

R ID GE TR E E L N

BA L

LA S

N G L

SW EE T D R CT

PI N

SA R A LA R D

TO P

LA U R E L L A K E C T

ST HE

D IS

VIN E TTA D R

C AN

C OL ON N A D E C TR

PA RA

ME IE R LN

IN PO

JON C LIF LN

GR E C IAN W AY C T

MO VIE D R

D AW N IN G L N

WE ST MA R K D R

SAT EE N D R

S R A M P I2 7 0

800

1,600

Feet

July 2014

PO WE R S C

K RD

G RD

FID D L E C R E E K L N

Des Peres 2014 Comprehensive Plan Update BA R R E TT S TAT ION R D

! (

TE DR

! ( DR MS SA

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SAT EE N D R

! ( 43

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BA R R E TT PA R KW AY D R

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Tenants observed during field survey conducted May 12-14, 2014. OC K D R PL YM OU T H R

D U N R OYA L D R

MIN A R C A D R

AY D R N

D ON TAO S D R

! (

OGE AVE

SA R A LA R D

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OL D D E S P ER E S R D

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D ES PE R E S W OO D S D R D ES PE R E S W OO D S C T

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S R A M P D E S P E R ES

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S R A M P D E S P E R ES

MANCHESTER RD

OR IA

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PIN G RY P L

LA U R E L L A K E C T

ME M

C OR P OR AT E H IL L D R

BE D R OC

TOP PIN

MU IR W OO D S L N

KA R L IN D R

JJK E L L EY

OU R T D R

Exhibit K Existing Tenants (West)

TH OR N H IL L C T

WH ITE R OC K C T

PE L H AM E STAT ES D R

200

400

800

Feet

July 2014

Tenant Table (West) ID

Tenants

Address

1 2 3 4 5

Al Manara Academy Sam's Club Car Wash Sam's Club Habitat for Humanity Restore Lechner Realty Group Beckmeier, Fellows & Blake Conley Taiclet Group G2N, INC Terry L. Jones LLC Formfast, INC Adaptive Solutions Group AT&T Trader Joe's Fannie May Omaha Steak Pearle Vision Any Lab Test Now Treats Unleashed First Watch Fitness Together Aurora Medical Spa The Joint Cheeburger Cheeburger Noodles & Company Montgomery Bank St. Louis Bread Company Scotttrade Pleats 2nd Wind Exercise Equipment Tinder Box-Vino 100 Vacant Prudential Select Properties Hunan Star BMO Harris Vacant AT&T McGinnis & Associates Avis/ Budget Rental Red Robin Scrubs & Beyond AT&T Single-Family Home Single-Family Home Des Peres 14 Cine Vacant Sunrise Senior Center Edward's Carpet United Granite Classic Bath Cornerstone Wealth Management PG Brumbaugh PRC ll The Psychiatric Center Sync Payments American Family Insurance Bueler Kitchens, Baths, Room Additions Dr. Deborah Fink Orthodontist Midwest Gastroenterology Consultants West County Dental The Quarters at Des Peres Vacant St. Louis Skin Solutions MOCAP Rolwes Company MTM Technologies

2141 Sams Drive 13455 Manchester Road 13455 Manchester Road 2117 Sams Drive 13421 Manchester Road #101 13421 Manchester Road #105 13421 Manchester Road #204 13421 Manchester Road #201 13421 Manchester Road #105 13421 Manchester Road 13421 Manchester Road #108 13351 Manchester Rd 13343 Manchester Rd 13335 Manchester Rd 13331 Manchester Rd 13329 Manchester Rd 13327 Manchester Rd 13325 Manchester Rd 13323 Manchester Rd 13321 Manchester Rd 13319 Manchester Rd 13315 Manchester Rd 13311 Manchester Rd 13307 Manchester Rd 13303 Manchester Rd 13275 Manchester Road 13275 Manchester Road 13275 Manchester Road 13275 Manchester Road 13275 Manchester Road 13275 Manchester Road 13275 Manchester Road 13239 Manchester Road 13205 Manchester Road 13133 Manchester Road 13075 Manchester Road 1112 Westmark Drive 13009 Manchester Road 13001 Manchester Road 12969 Manchester Road 1101 Des Peres Road 1141 Sateen Drive 1119 Sateen Drive 12701 Manchester Road 13560 N. Barrett Parkway Drive 13460 Manchester Road 13384 Manchester Road 13380 Manchester Road 13380 Manchester Road 13358 Manchester Road #200 13358 Manchester Road #190 13358 Manchester Road 13358 Manchester Road 13358 Manchester Road #101 13350 Manchester Road 13341 Manchester Road 13302 Manchester Road 13276 Manchester Road 13268 Manchester Road 13230 Manchester Road 13200 Manchester Road 13100 Manchester Road #250 13100 Manchester Road 13100 Manchester Road #65 13100 Manchester Road #150

6 7 8

9 10

11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

26 27

28 29 30 31 32 33 34 35

Tenants

Glasper Professional Services 36 Kar'is Surf & Sirloin 37 Pure Harmony Day Spa 38 The Great Vapor 5 Star Granite Tailor Made Alterations Zaynas Hookah Love Yoga Hercules Window Cleaning The Healing Field Therapeutic Message 39 Fox Jewelers 40 St. Louis Eye Surgery Mercy Endoscope Center 41 Continuum Care for Life Family Partners Power Play Performance Training 42 Medi Equip and Healthcare 43 Circle K (Shell) 44-45 The Lodge Des Peres 46 Vacant 47 Rib City Salon Papillon Prosthetic & Orthoto Care 48 MMI Men's Medical Institute Family Dentists Pain Management Services Stage Kidney Care License Center 49 Functional Medicine 50 Des Peres Square Surgery Center Orthopedic Associates Core Fitness 51 Manchester Surgery Center Wound Care Center Mid America Spine & Rehabs Loft Studios Town & Country Cardiovascular Group 52 Omni Physical Therapy Raymond James Financial Services Mercy Clinic Missouri Bone & Joint 53 Des Peres Street Department

Address 13100 Manchester Road #85 13090 Manchester Road 13030 Manchester Road 13008 Manchester Road 13010 Manchester Road 13012 Manchester Road 13014 Manchester Road 13016 Manchester Road 13018 Manchester Road 13012 Manchester Road 13000 Manchester Road 12990 Manchester Road #103 12990 Manchester Road #1 12882 Manchester Road #201 12880 Manchester Road 12878 Manchester Road 12850 Manchester Road 12804 Manchester Road 1065 Old Des Peres Road 12796 Manchester Road 1090 Old Des Peres Road 1088 Old Des Peres Road 1084 Old Des Peres Road 1062 Old Des Peres Road 1064 Old Des Peres Road 1070 Old Des Peres Road 1076 Old Des Peres Road 1080 Old Des Peres Road 1054 Old Des Peres Road 1050 Old Des Peres Road 1050 Old Des Peres Road 1050 Old Des Peres Road 1040 Old Des Peres Road 1032 Old Des Peres Road 1030 Old Des Peres Road 1028 Old Des Peres Road 1010 Old Des Peres Road 1000 Old Des Peres Road #130 1000 Old Des Peres Road #250 1000 Old Des Peres Road #100 1000 Old Des Peres Road #120 942 Des Peres Road

BA L L AS M EA D OW S D R

N N D

N B A L L AS R D

KE N D ON D R

C H R IST IN E AV E

BA N S BA C H R D

BAY B ER R Y L N

ID GE

PA R

D KR

IL EN

BR O OK BE N D D R

PA RA

122

123

MA N

124

125

CHE

ST ER

126

SW EE T D R

! (

127

119

128

AS O N

P LA

130

! ! ( ( ! ( ! ( (! (( ! ! 129

MA N H ATTA N A VE

131

WE ST C OU N TY C TR

! ( ! (

T RD

BL A SE AVE

KIN S TE R N D R

TA N

! (

K ET

H AT

LO C

MA N

!( ! ( ! ( ! ! ( ( ! (

ME IE R LN

121

H AR W OO D R D

VIN E TTA D R

120

D IS

FA WN V AL L E Y D R

BOPP RD

118

117

JE R R

IR E N E C T

135

136

MAN

! ( ! ( ! (

132 133 134

AL H A M BR A AV E

! (

MID D L E V IEW D R

137

138

95 CHE S TE R RD

140

! (

LO C K ETT R D

N AN A L N

AN D U IN C T

141

! (

TR IN KE T C T

H AVE R S H AM P L

AM H E R ST D R

TA L L IE D R

KIR K PL A C E D R

H OL L IN C T

WIN S L OW

C AM E O C T

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

AR M AT C T

D EV E R EA U X D R

GR A N T PL

! (

WIN D E M ER E AVE

D ES PE R E S D R

BA L L AS E STATE S D R

LIN D E M A N N R D

109

! (

GR U P P R D

R ID GE TR E E L N

108

! (

139

D EV ON S H IR E AV E

! (

ME IE R R D

106

TWIN P IN E D R

105

! (

C OL ON N A D E C TR

D AW N IN G L N

CT PO LA S BA L

! (

112

! (

PR IVAT E R D

J J K E L L EY ME M OR IA L D R

103

104

! (

116

113

107

! ( 99

111

! (

114

115

101

102

110

( !

! ( ( ! ( !

RW HA

100

BR E E ZER ID G E D R

68 69

61 62 64

98 ! (

(! ! ! (! ( ( ! ( ! ( ! ! ( ! ! (( (! ( ! ( ( ! ! ( ! ( !! ( ( ! ( ! ! ( ! ( ( ( !( !( ! ( ( ! ! ! ( ! ( ! ( ! (! ! ( ( ! ( ! ( ! ( ! ( ! ( ! ( ! ( ( ! 63

FA IR B R OO K D R

( !

! ( WE ST C OU N TY C E N TER D R

! (

E Y CT

! (

V AL L

GE OR GIA N TR L

! (

FA WN

D EU T SC H M A N N L N

N IC H OL A S L N

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H AR G R OV E D R

R ID GE L AWN D R

Des Peres 2014 Comprehensive Plan Update R ID GE FIE LD D R

BO PP R D

LA WN W OO D D R

N BALLAS RD

WE ST WIN D D R

Exhibit L Existing Tenants (East)

R OGE R L N

MO N TOU R D R

LIL L IA N AV E

LO R IEN C T

PE N D A N T C T

200

400

800

Feet

July 2014

Tenant Table (East) ID 54-55 56 57 58 59 60 61 62 63 64

Tenants

Edward Jones Edward Jones Parking Garage St. Paul's Lutheran Church St. Paul's Lutheran School City Hall The Village Bar The Wig Shoppe Fun Flags & More The Village Bar Paradigm Financial Group The Kaiser Law Firm 65 US Bank 66 Raising Cane's Chicken Fingers 67 Fifth Third Bank 68 Aldi (Coming Soon) 69 Aldi (Coming Soon) 70 Vacant Einstein Bros Bagels Great Clips Sally Beauty Supply 71 TJ Maxx 72 Nail Pro Edible Arrangements Message Envy 73 Vacant Vacant Vacant 74 McAlister's Deli Thompson Price Kitchen, Baths & Home Lane Bryant 75 Vacant 76 Des Peres Barbershop Sweet Be's Candy & Gifts Wan Fu Chinese Restaurant Edward Jones Investments Personal Touch Cleaners Cat's Meow Personalized Gifts Hair Jazz 77 Paper Patch The Bike Center Reineke Paint & Decorating Center 78 Chick-Fil-A 79 Golfsmith 80 Michael's 81 Mattress Firm Clarkson Eyecare 82 The UPS Store Nail & Spa Which Wich Superior Sandwich Vacant (Coming Soon Three Kings) 83 Lion's Choice 84 Commerce Bank 85 Engage America Family Insurance Vape-One Remax Results Med Plus Healthcare Salon Christy Family Dentistry Crump Group 86 Reliance Bank 87 Terra Good Life Inside & Out Prana Yoga 88-89 Ace Hardware

Address 12555-12475 Manchester Road 12555-12475 Manchester Road 1300 N. Ballas Road 1300 N. Ballas Road 12325 Manchester Road 12247 Manchester Road 12243 Manchester Road 12239 Manchester Road 12247 Manchester Road 12231 Manchester Road 12231 Manchester Road 12223 Manchester Road 12215 Manchester Road 12145 Manchester Road 12145 Manchester Road 12145 Manchester Road 12145 Manchester Road 12139 Manchester Road 12141 Manchester Road 12143 Manchester Road 12129 Manchester Road 12109 Manchester Road 12117 Manchester Road 12123 Manchester Road 12105 Manchester Road 12105 Manchester Road 12105 Manchester Road 12101 Manchester Road 12101B Manchester Road 12103 Manchester Road 12095 Manchester Road 12023 Manchester Road 12027 Manchester Road 12033 Manchester Road 12045 Manchester Road 12055 Manchester Road 12065 Manchester Road 12085 Manchester Road 12095 Manchester Road 12011 Manchester Road 12017 Manchester Road 11997 Manchester Road 11955 Manchester Road 11945 Manchester Road 11943 Manchester Road 11941 Manchester Road 11939 Manchester Road 11937 Manchester Road 11935 Manchester Road 11925 Manchester Road 11913 Manchester Road 11901 Manchester Road 11811 Manchester Road 11825 Manchester Road 11823 Manchester Road 11819 Manchester Road 11805 Manchester Road 11803 Manchester Road 11780 Manchester Road 11801 Manchester Road 11781 Manchester Road 11769 Manchester Road 11771 Manchester Road 11767 Manchester Road

Tenant Table (East) ID

Tenants

Address

Mr. Matthew Robert Color & Design R&M Designs Peak Performance Shoe Stop Fleet Feet Go Spa FedEx Office The Daily Bread Russell Stover Candies Comfort Shoe Specialist's Summit Upper Cervical Center Vertex Weinhardt Party Rentals Parking Garage Macy's Parking Garage Bravo Barnes & Noble McCormick and Schmick's West County Mall Nordstrom Parking Garage JC Penny Elephant Bar St. Paul's Early Childhood Center St. Paul's Lutheran School First Community Credit Union Qdoba Jos. A. Bank Des Peres Family Dentistry Shine Sunless Tanning Neustaedters Fine Jeweler's The Vein Center & Cosmed Five Guys Burgers and Fries Eye Brow Threading Barre an Exercise Studio Perfect Nails Look After Hair Company Nutri Shop Hand & Stone Massage and Facial Spa Baskin Robbins Sprint Jimmy Johns Fire Station Schnuck's Leslie's Pool Supply Coldwell Banker 7-11 Subway Rib City Body Total Hue India Shri Vardhaman Michelle Parra Kleinheider DMD Speedo B&B Aquatics Gerard's Nail Pro (Vacant) Down Under Restaurant Fox Paw Pairings First National Bank Post Office First National Bank Montage Center McDonalds PNC Bank

11737 Manchester Road 11739 Manchester Road 11741 Manchester Road 11725 Manchester Road 11731 Manchester Road 11735 Manchester Road 11711 Manchester Road 11719 Manchester Road 11697 Manchester Road 11693 Manchester Road 11693 Manchester Road 11685 Manchester Road 11601 Manchester Road 4 West County Center Drive 2 West County Center Drive 4 West County Center Drive 15 West County Center Drive 113 West County Center Drive 17 West County Center Drive 80 West County Center Drive 47 West County Center Drive 90 West County Center Drive 90 West County Center Drive 1085 West County Center Drive 823 N. Ballas Road 823 N. Ballas Road 12340 Manchester Road 12350 Manchester Road 12360 Manchester Road #200 12360 Manchester Road #201 12360 Manchester Road #202 12360 Manchester Road #204 12360 Manchester Road #206 1052 N. Ballas Road 1054 N. Ballas Road 1056 N. Ballas Road 1060 N. Ballas Road 1064 N. Ballas Road 1066 N. Ballas Road 1070-1074 N. Ballas Road 1078 N. Ballas Road 1084 N. Ballas Road 1090 N. Ballas Road 12333 Ballas Pond Drive 12332 Manchester Road 12310 Manchester Road 12304 Manchester Road 1193 Colonnade Center 1183 Colonnade Center 1181 Colonnade Center 1175 Colonnade Center 1173 Colonnade Center 1171 Colonnade Center 1167 Colonnade Center 1163 Colonnade Center 12240 Manchester Road 12109 Manchester Road 1141 Colonnade Center 1135 Colonnade Center 1131 Colonnade Center 12218 Manchester Road 1015 Grupp Road 12218 Manchester Road 12120 Manchester Road 12100 Manchester Road

92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110

111

112 113 114 115

116

117

118 119 120 121 122

Tenant Table (East) ID

Tenants

Address

123

Shoe Repair State Farm Envouge Salon Bar x Crossfit Kitchen Bath Additions & Beyond Imo's Westway Cleaners M&D Hubbell Jewelry Fred Longshaw Insurance Brydie Construction KBS Kitchen & Bath Plumbers Supply Fitness Showcase Walgreen's Dierberg's CKD Originals State Farm Edward Jones Steppler Dental Vacant Vacant Betz Jeweler's Hair Solutions Des Peres Chiropractic Mr. Phil's Shoe Care Single-Family Residential K-Life Kingdom Hall of Jehovah's Witnesses One Heart Ministries Pizza Hut Porter Paints Discount Smoke Shop Cabinets Pretzel Boys Fit Fuel Clayton's Bakery and Deli Jason E Kniffen Real Estate OK Vacuum & Janitor Supply Company The Missouri Coin Company Des Peres Alterations Des Peres Nail & Spa SATOP Threads & Stitches Prestige Ballroom B&F Massage Clayton Computer Vacant Carrollton Bank Great Southern Bank The Egg & I MKS Designs LULU Belles Fabrics Wilson Mean's Salon Tennis Racket Man China King Fozzies Sandwich Emporium Edward Jones Urgent Care Des Peres Hospital Paramount Financial LLC Strategic Financial Group E&M Development Co Family Dentistry Agape Christian Counseling Services Wells Fargo Advisors

12088 Manchester Road 12084 Manchester Road 12080 Manchester Road 12072 Manchester Road 12050 Manchester Road 12034 Manchester Road 12032 Manchester Road 12022 Manchester Road 12024 Manchester Road 12026 Manchester Road 12012 Manchester Road 12012 Manchester Road 12008 Manchester Road 12006 Manchester Road 1080 Lindeman Road 11780 Manchester Road #102 11780 Manchester Road #103 11780 Manchester Road #104 11780 Manchester Road #105 11780 Manchester Road #106 11780 Manchester Road #107 11776 Manchester Road 11772 Manchester Road 11770 Manchester Road 11768 Manchester Road 11768 Manchester Road 11800 Manhattan Avenue 11800 Manhattan Avenue 11770 Manhattan Avenue 11746 Manchester Road 11756 Manchester Road 11754 Manchester Road 11752 Manchester Road 11750 Manchester Road 11742 Manchester Road 11744 Manchester Road 11740 Manchester Road 11716 Manchester Road 11718 Manchester Road 11722 Manchester Road 11724 Manchester Road 11736 Manchester Road 11734 Manchester Road 11732 Manchester Road 11730 Manchester Road 11744 Manchester Road

124 125

126

127 128 129

130

131 132 133 134 135

136

137

138 139 140

141

11710 Manchester Road 11698 Manchester Road 11692 Manchester Road 11664 Manchester Road 11676 Manchester Road 11668 Manchester Road 11664 Manchester Road 11660 Manchester Road 11656 Manchester Road 11652 Manchester Road 11648 Manchester Road 11600 Manchester Road #100 11600 Manchester Road #100 11600 Manchester Road #200 11600 Manchester Road 11600 Manchester Road #202 11600 Manchester Road