Discovery Report O u r c i t y. O u r f u t u r e .
Working Draft July 2018
This ‘Discovery’ report is the first deliverable (product) in the comprehensive plan process. It represents the end of the first phase of the planning process (Discovery and Awareness). This report focuses on: ■■ Existing Conditions and Analysis ■■ Community Engagement ■■ Results of the Citywide Survey This report is a working draft and will be updated and edited, as needed, prior to inclusion in the draft and final plan. Future deliverables include: ■■ Draft Comprehensive Plan (Early 2019) ■■ Final Comprehensive Plan (Spring 2019) Updates during the planning process are available at: www.BallwinsBlueprint.com
Planning Team
i 5TThe he i5 Group Urban & Community Planning
Public Affairs Landscape Architecture
The i5Group
Stephen Ibendahl, ASLA, AICP Sean Thomas Roger Grow Laura Linn Christy Cunningham
Community and Economic Development Solutions Jacqueline Davis-Wellington Elizabeth A. Noonan
T² Traffic & Transportation
Carrie Falkenrath, PE, PTOE, PTP 2 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Content 4
Chapter 1: Introduction
5 6 9
Need for a Comprehensive Plan Schedule and Planning Process History of Ballwin
10
Chapter 2: Discovery
12 16 25 29 37 43 55 58 61
Demographics Existing Land Use Existing Economy and Jobs Existing Housing Existing Community Assets and Institutions Existing Transportation Existing Parks and Recreation Existing Natural Resources Evaluating Annexation Options
63
Chapter 3: Community Engagement
65 66 67 70 73
What We Have Heard Stakeholder and Focus Group Meetings Open House #1 Homeowner Association Leaders - Focus Group Community Survey Results
Chapter 4: Community Vision and Goals
s
er t ap
Chapter 5: The Future Ch of Ballwin
re u t
Fu
Chapter 6: Implementation
Future chapters to be part of draft and final comprehensive plan in Spring 2019.
3 | Ballwin Comprehensive Plan - Discovery Report
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1 Introduction
NEED FOR A COMPREHENSIVE PLAN Overview
Benefits of a Plan
Ballwin is a great place to live, work, and raise a family. A testament to this high quality of life is Ballwin being named multiple times as “One of America’s Best Places to Live” by Money Magazine. The City has also been named as one of the safest cities in America.
The Plan Manages Future Change
The City’s comprehensive plan will be an opportunity to create a shared community vision for the next twenty years that will keep and enhance the quality of life while attracting continued economic investment in the City.
While the future cannot be predicted, the City can plan and manage for change. The planning team examines trends in demographics, workforce, mobility, housing, and economic development to best position the City to be resilient in adapting to future changes.
The Plan Creates a Shared Community Vision
Comprehensive plans are an opportunity to develop consensus on a community vision and community priorities that will help shape growth in the community for the next 20 years. The planning team utilizes traditional and online engagement techniques to engage the community in creating a shared vision for Ballwin. The planning team engages residents in multiple ways to ensure that they are included in the planning process.
Municipalities should update their comprehensive plans every 10 - 15 years, with a thorough review every five years.
Our City. Our Future. 5 | Ballwin Comprehensive Plan - Discovery Report
O u r c i t y. O u r f u t u r e .
WORKING DRAFT - JULY 2018
This ‘Discovery’ report is the first deliverable (product) in the comprehensive plan process. It represents the end of the first phase of the planning process (Discovery and Awareness).
Future deliverables include: ■■ Draft Comprehensive Plan (Early 2019) ■■ Final Comprehensive Plan (Spring 2019) Updates during the planning process are available at: www.BallwinsBlueprint.com Throughout the comprehensive plan process, there are community open houses to provide updates on the plan, present information, and receive feedback and comments. The first open house for the plan was held on May 15, 2018. The schedule of open houses include: Open House #1: May 15, 2018 Open House #2: September 13, 2018 Open House #3: November 2018
4
Plan Refinement and Adoption
6 | Ballwin Comprehensive Plan - Discovery Report
Visioning and goal development Growth analysis Visual preference survey Open House #2
■■ Draft plan components and recommendations ■■ Follow-up stakeholder meetings ■■ Open House #3
■■ Draft comprehensive plan for city and steering committee review ■■ Draft comprehensive plan for public review ■■ Planning & Zoning Commission Hearing ■■ Adoption by Planning and Zoning Commission and Board of Aldermen
Jan - Mar 2019
3
Draft Plan Recommendations
This report is a working draft and will be updated and edited, as needed, prior to inclusion in the draft and final plan.
■■ ■■ ■■ ■■
Project kickoff Existing conditions analysis Stakeholder and focus group meetings Community survey Open House #1
Sept - Dec 2018
2
Community Vision and Goals
■■ ■■ ■■ ■■ ■■
July - Sept 2018
This report focuses on: ■■ Existing Conditions and Analysis ■■ Community Engagement ■■ Results of the Citywide Survey
We Are Here
1
Discovery and Awareness
Mar - July 2018
SCHEDULE
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PLANNING PROCESS The planning process began in Spring 2018 and will last until Spring 2019. A resident steering committee is helping guide the process. There are numerous opportunities for resident input including three open houses, surveys, small group meetings, a website, and social media. The planning process includes an assessment of existing resources and issues, projections of future conditions and needs, and consideration of collective goals and objectives. The plan covers topics such as economy and jobs, housing, demographics, transportation, land use, utilities, and community facilities and services.
Steering Committee meeting #1 on April 16.
Focus group meeting with home owner association leadership on April 17.
In addition to extensive community engagement, the final comprehensive plan will also go through a formal adoption process including a public review period, approval by the City’s Planning and Zoning Commission and Board of Aldermen. Steering Committee meeting #2 on May 1.
Community open house #1 on May 15. 7 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Using the Comprehensive Plan The comprehensive plan is a strategic document. A comprehensive plan is not a zoning ordinance, subdivision regulation, a budget, or other regulatory document. It is meant to be the basis for the preparation of those documents. It lays out a vision for the future growth and development of the community: what the community will be like and look like in the future. At the vision and policy level, it will serve as a blueprint for community decision making. It addresses how the City will grow.
Municipal Authority for Comprehensive Planning Municipalities in Missouri are authorized by state statute to develop and carry out city plans. These are reflected in Sections 89.300 through 89.491 of the Missouri Revised Statutes, and deal with the authority of the planning commission and the contents of the city plan. RSMo 89.310: Any municipality in this state may make, adopt, amend, and carry out a city plan and appoint a planning commission with the powers and duties herein set forth. RSMo 89.340: 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 replanning of blighted districts and slum areas. The commission may also prepare a zoning plan for the regulation of the height, area, bulk, location and use of private, nonprofit and public structures and premises, and of population density, but the adoption, enforcement and administration of the zoning
8 | Ballwin Comprehensive Plan - Discovery Report
plan shall conform to the provisions of sections 89.010 to 89.250. RSMo 89.350: In the preparation of the city plan, the commission shall make careful and comprehensive surveys and studies of the existing conditions and probable future growth of the municipality. The plan shall be made with the general purpose of guiding and accomplishing a coordinated development of the municipality which will, in accordance with existing and future needs, best promote the general welfare, as well as efficiency and economy in the process of development.
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HISTORY OF BALLWIN The City was founded by John Ball, son of James Ball and Mary Bray Ball of Virginia and Kentucky. His father, James, who came to America from Dublin, Ireland, served in the 4th and 8th Virginia Regiments during the Revolutionary War. Because of his military service, he was given a military land warrant and moved to this new land in Kentucky after the war. Reportedly, James was a friend of Daniel Boone. Around 1797 or 1798 John Ball moved to the West St. Louis County area, possibly at the same time as the Daniel Boone party moved to and settled in the St. Charles, Warren County areas. Records now preserved in Jefferson City show the transfer of title of about 400 acres of land along Grande Glaize Creek to John Ball in February, 1800. This is the first official record of John Ball in the West County area. Since John Ball’s property claim was derived originally from a Spanish land grant, and was land that was at the time under Spanish rule, the Louisiana Purchase raised doubts about property ownership. It took several hearings
and appeals and ten years for John Ball to clear his claim to the land that would eventually become the town of Ballwin.
was incorporated into the name. Ballwin is a unique name for a City. In fact, it is the only City in the United States with its spelling.
In 1826, Missouri moved its capital to Jefferson City. Soon there was a need for an overland mail route between St. Louis and the new capital. As luck would have it, this new road was established along a route that passed by John Ball’s property. After the road, known at times as Jefferson Road, Market Road and Manchester Road, became established, John Ball decided to capitalize on the accessibility it provided for his property, and laid out a town.
In the years that followed, Ballwin has grown from the town Ball knew, with only a few homes and businesses, to a small village of 750 people when it was incorporated on December 29, 1950, to a thriving City of 32,000 today. (Source: City of Ballwin)
The town was originally recorded as “Ballshow”, but two days later, on February 9, 1837, Ball amended the recorded plat to be named Ballwin. No one knows for sure why the name was changed, but one of John Ball’s great-grandsons says it was the result of a rivalry with neighboring Manchester. Ball saw great things ahead for his new town and was confident that it would “win out” in reputation and growth over its older and more prominent neighbor, two miles to the east. Hence the “win”
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2 Discovery
REGIONAL CONTEXT Ballwin is located in St. Louis County. The City is centrally located in the greater St. Louis region. Ballwin is located near major transportation networks including Interstate 64, Interstate 44, and Interstate 270. Major state routes include Highway 141, Highway 370 (Clarkson Road), and Route 100 (Manchester Road).
Location of Ballwin in St. Louis County
Ballwin’s central location makes the community easily accessible to major regional destinations such as downtown St. Louis (30 minute drive), St. Louis Lambert International Airport (25 minute drive) and Castlewood State Park (5 minute drive).
Regional context
11 | Ballwin Comprehensive Plan - Discovery Report
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DEMOGRAPHICS Population Since its incorporation in 1850, the city of Ballwin experienced a steady increase in its population from 84 residents in 1850 to 31,283 residents in 2000, primarily due to the annexation of land surrounding the city. However, the 2010 census reflected a slight 2.8% decrease in the population from 31,283 in 2000 to 30,404 in 2010. The July 2016 American Community Survey (ACS) estimates that Ballwin’s population has continued to decline nominally by approximately 0.3% to 30,313 residents.
Ellisville at 4.40 square miles and density of 2078 residents/square mile; Manchester at 5.08 square miles and density of 3,563.2 residents/square mile and Chesterfield at 31.78 square miles and density 1,494.4 residents/ square mile.
In contrast to Ballwin’s population growth in previous decades, the population fluctuation is typical for older, stable, second and third tier suburbs without land available for new development.
Population of Ballwin by Age (2016)
Source: American Community Survey
The surrounding communities also saw slight changes in their populations since the 2010 census. The population in Manchester only increased by 0.3%; Chesterfield 0.4%; Ellisville 1.2%; and, Clarkson Valley saw a slight -0.2% population decline. It should be noted that the total population in St. Louis County also showed a slight -0.2% decline. The total area of the City of Ballwin is 8.99 square miles resulting in a population density of 3,373 residents per square mile based on the 2016 ACS population. The surrounding communities vary greatly in size and density from Clarkson Valley at 2.75 square miles with a density of 960 residents/square mile.;
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Population of Ballwin and Nearby Communities from 2000 - 2016 WORKING DRAFT - JULY 2018
Population by Age
Educational Attainment
The population in Ballwin is aging. The city’s median age was 37.6 years in 2010 and is estimated to have increased to 42.2 years in the 2016 ACS. Similarly, the 2016 estimated median age in Chesterfield is 46.5 years; Clarkson Valley 49.4 years, Ellisville 44.8 years with Manchester having the youngest median age at 38.9 years. The population in Ballwin (42.2) is older on average than in St. Louis County (40.3) and the State of Missouri (38.3).
The residents in Ballwin are more educated than residents in St. Louis County overall. Approximately 54.7% of Ballwin residents hold a bachelor’s degree or higher compared to 42.4% in St. Louis County, with 96.4% having a high school degree or higher compared to 93% in St. Louis County.
Reflecting the increase in median age, age groups 55 and above saw an increase from 2010 to 2016. Interestingly, there was a decline in the population aged 45-55 from 16.6% in 2010 to 14.2% in 2016. When considered in light of the increases in groups 55 and older, it appears that many Ballwin residents are electing to remain in the community as they age. The composition of Ballwin’s population for groups 44 and younger remained essentially stable between 2010 and 2016.
The communities surrounding Ballwin also have populations that are more educated than the population in St. Louis County as a whole in Chesterfield 97.9% of residents hold a high school degree or higher and 66% have a bachelor’s degree or higher; in Manchester 96.6%of residents have a high school degree or higher and 54.6 % have a bachelor’s degree or higher; in Clarkson Valley 98.7% of residents have a high school degree or higher and 77.5% have a bachelor’s degree or higher; and in Ellisville 94.8% of residents hold a high school degree or higher and 40.6% have a bachelor’s degree or higher. Source: American Community Survey
Source: American Community Survey
Median Age in Ballwin and Nearby Communities from 2000 - 2016 13 | Ballwin Comprehensive Plan - Discovery Report
Educational Attainment in Ballwin and Nearby Communities WORKING DRAFT - JULY 2018
Race & Ethnicity Ballwin’s racial composition is largely consistent with the surrounding communities. Ballwin and these communities are predominantly white, although showing a slight increase in diversity since the 2010 Census, with Manchester having the most diversity. The 2010 Census data for Ballwin identified 89.3% of the residents as white, 2.5% as African American and the remaining 8.2% as Asian, American Indian, Hispanic or a combination of races. Chesterfield is 84.2% white, 3.3% African American, 12.5% other races; Clarkson Valley is 92.9% White, 1.5% African American and 5.6% other races; Ellisville is 92.7% white, 1.3% African American and 6% other races and Manchester is 83.1% white, 3.7% African American and 13.2% other races. Overall, St. Louis County is more diverse: 70.3% of the population is white, 23.3% African American; 3.5% Asian; and 2.5% Hispanic; and all other races representing less than 1%, based on the 2010 census. According to the 2016 ACS estimates, Ballwin’s population has continued to diversify with 88% of the population being white, 2.3% African American and 9.7% Asian, American Indian or Hispanic.
Over the course of the past five years there has been an increased awareness of the economic impact that foreign-born residents have on the regional economy. Immigrants are 60% more likely to start a business; 130% more likely to have an advanced degree; 44% more likely to be college educated; and on average earn 25% more than American born population. Immigration increases regional productive capacity by stimulating investment and specialization that leads to greater efficiency, profits and higher wages. The ACS data for 2016 indicates the foreignborn population in Ballwin and the surrounding communities to be as follows: Ballwin 8.4%; Chesterfield 12%; Manchester 12.6% and Ellisville 4%. Because the ACS does not tabulate this data for communities with populations of less than 5,000, the population of foreign-born residents in Clarkson Valley was not available. Data for Clarkson Valley is included in the calculations for St. Louis County which has a foreign-born population of 6.9%, compared to 3.9% for the State of Missouri.
14 | Ballwin Comprehensive Plan - Discovery Report
Source: American Community Survey
Racial Composition in Ballwin (2016)
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Household Income The benefit of a more highly educated population is reflected in higher median household income. The ACS estimates that Ballwin residents had a median household income of $86,494 compared to $61,103 in St. Louis County in 2016. The surrounding communities have median household incomes that range from $74,074 in Ellisville to $164,286 in Clarkson Valley. Chesterfield ($97,090) and Manchester ($77,978) have median household incomes within this range.
Source: American Community Survey
Household Income in Ballwin and Nearby Communities (2016) 15 | Ballwin Comprehensive Plan - Discovery Report
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EXISTING LAND USE Overview The land use plan is advisory in nature, but provides guidelines for City staff, the Planning and Zoning Board and the City Council in considering and approving development proposals, as well as changes to the City’s infrastructure and facilities. A land use plan is a long-range map of what is intended in the future. A zoning map is what is allowed now. A zoning map and designations regulate what can be legally done with a parcel such as setbacks, minimum lot sizes, buildings heights, buffering, landscape requirements, etc.
The primary existing land use in Ballwin is single family residential. Commercial land use is primarily along Manchester Road with pockets of commercial along Clayton Road. Multi-family residential is spread throughout the City, but with many areas of multi-family residential between the commercial areas of Manchester Road and single family residential. Institutional land use is primarily schools and religious institutions. Adjacent communities to Ballwin have similar land uses of primarily single family residential with commercial grouped along major transportation corridors of Manchester Road, Clarkson Road, and Highway 141. South of Ballwin is a large expanse of unincorporated St. Louis County. This area is similar in land use to Ballwin with primarily single family residential and pockets of multifamily, institutional, and commercial.
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Existing Land Use 17 | Ballwin Comprehensive Plan - Discovery Report
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Existing Zoning The purpose of zoning, as defined in the City ordinance, is as follows: “to classify, regulate and restrict the locations of trades, industries, and the location of buildings designed for specific uses; to regulate and limit the height and bulk of buildings; to regulate and limit the intensity of use of lots; and to regulate and determine the area of yards, courts and other open spaces within the surrounding buildings.” A summary of the zoning districts follow after the description of overlay districts. Existing Zoning Districts: ■■ R-1A single-family dwelling district ■■ R-1 single-family dwelling district ■■ R-2 single-family dwelling district ■■ R-2A single-family dwelling district ■■ R-3 single-family dwelling district ■■ R-4 planned multiple dwelling district ■■ R-5 multiple dwelling district ■■ PSD planned single-family development district ■■ ■■ ■■ ■■
C-1 commercial district C-2 regional shopping district C-3 planned limited commercial district S-1 service district
■■ PA public activity district
Several existing overlay districts were established for the purpose of promoting and implementing the goal of the city’s previous comprehensive plans, which is to be a familyoriented community of predominantly singlefamily neighborhoods supported by a unique, well planned commercial-retail business sector. The overlay districts provide a process for permitting and regulating uses located in the areas designated as “overlay” on the future land use map. These districts are the Manchester Road Revitalization Overlay District (MRD), the Conservation Subdivision Overlay District (CSD), the Neighborhood Residential Overlay District (NRD) and the Neighborhood Commercial Overlay District (NCD). Manchester Road Revitalization Overlay District (MRD) The purpose of the MRD is to promote the local economy and mixed-use development within the Manchester Road corridor while simultaneously maintaining the functional capacity of the highway. The MRD encourages a wide range of well-planned, market sensitive commercial and mixed use development scenarios. The preferred land development pattern in the area will offer a pedestrian oriented development with a mix of residential and/or commercial uses that provide high quality services and amenities that prolong and enhance the shopping, working and living experience. Special effort should be given to tenant mixes and the configuration of tenant
18 | Ballwin Comprehensive Plan - Discovery Report
spaces to maximize convenience, visibility and aesthetics. Development within the MRD shall fulfill the following objectives: ■■ Define a consistent scale and character for the streetscape. ■■ Accommodate a mixed variety of retail, commercial, business and residential uses that will attract residents and customers from a larger market area. ■■ Introduce commercial and/or mixed-use development that is pedestrian oriented, connects with the adjoining neighborhoods physically and visually, is compact, energy efficient and representative of the latest retail and commercial development trends. Conservation Subdivision Overlay District (CSD) The purpose of the conservation subdivision overlay district (CSD) is to preserve undisturbed natural areas within the city’s expected annexation limits by allowing higher density residential development on portions of development sites via relief from the area, density and building bulk limitations of the conventional residential districts. The CSD allows the set aside of undisturbed natural areas through the site design flexibility allowed by modifications to the standards for setbacks, lot dimensions and building bulk; however, the maximum overall density(s) for the entire site allowed in the underlying zoning district(s) shall be maintained. This allows the clustering of residential lots and units on portions of sites WORKING DRAFT - JULY 2018
and thus creates the option of leaving portions of sites undisturbed in their natural state. These undisturbed natural areas provide community benefits including: Aesthetics, privacy, flood control, water quality preservation, cleaner air, noise mitigation, reduced erosion and undisturbed natural wildlife habitat. The intention of the CSD is to establish a mechanism to provide the flexibility needed to respond to conditions and constraints that may be unique to specific sites and the characteristics and constraints that are inherent to residential development in general. Neighborhood Residential Overlay District (NRD) The purpose of the neighborhood residential overlay district (NRD) is to allow the creation of rental and owner-occupied residential neighborhoods of mixed densities and dwelling types. Such neighborhoods are to be transitional between existing low intensity developments and higher intensity land uses within the geographic limits for which the overlay district is recommended. The NRD offers the possibility of relief from the development standards of underlying residential zoning districts and associated development regulations to incentivize the creation of new housing or the redevelopment of existing residential areas.
dwelling types and provides the high quality amenities that prolong and enhance the living experience. Special effort shall be given to architecture, building configuration, geography, topography and the mixture of residential uses and densities of dwelling types to maximize and preserve the convenience, quality of life and aesthetics in the NRD development and the surrounding neighborhoods. Neighborhood Commercial Overlay District (NCD) The purpose of the neighborhood commercial district (NCD) is to enhance the continuity of economic success of designated commercial nodes that are outside of the Manchester Rd corridor by encouraging and promoting well-planned, neighborhood-oriented, market-sensitive commercial and mixed-use development scenarios. All development shall be compatible with the character of the surrounding neighborhood and adjoining land uses and consistent with the general goals and recommendations of the city’s comprehensive community plan.
Development in the NCD shall complement the adjoining land uses and promote the following objectives: ■■ The scale of buildings, intensity and congestion of the district shall reflect, blend or coordinate with neighboring residential areas. ■■ Encourage commercial land uses that attract users from surrounding neighborhoods and reinforce the local and family oriented focus of these locations. ■■ Emphasize small, low-impact, local oriented development that respects human scale and the proximity of such locations to residential land uses. ■■ Strengthen the ability of neighborhoodserving businesses to compete in a changing economic environment.
The NCD regulations and procedures are intended to encourage revitalization and infill development that improves the visual character of these areas while simultaneously maximizing the utilization of these commercial nodes.
The preferred land development pattern in the NRD is a pedestrian-oriented residential neighborhood that offers a mixture of different 19 | Ballwin Comprehensive Plan - Discovery Report
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Lot Width at Street Line / Building Line (Min) ¹
Front Yard Dimension (Min)
Front Yard Dimension Adjacent to Manchester Rd / Major Rds (Min)
Side Yard Dimension (Min)
Rear Yard Dimension (Min)
Max Height
Dwelling Area - Single Story (Min)
Dwelling Area - MultiStory (Min ground floor / total)
50 feet
60 feet
15 feet
35 feet
3 stories or 35 feet
2,200 sf
1,600 sf / 2,600 sf
R-1 SINGLE-FAMILY
20,000 sf
100 feet 100 feet
40 feet
60 feet
10 feet
25 feet
3 stories or 35 feet
1,150 sf
850 sf / 1,700 sf
R-2 SINGLE-FAMILY
20,000 sf
12,500 sf
45 feet / 85 feet
40 feet
60 feet
10 feet
25 feet
3 stories or 35 feet
1,150 sf
850 sf / 1,700 sf
R-2A SINGLE-FAMILY
20,000 sf
15,000 sf
45 feet / 70 feet
25 feet
60 feet / 40 feet
10 feet
15 feet
3 stories or 35 feet
1,150 sf
850 sf / 1,700 sf
R-3 SINGLE-FAMILY
20,000 sf
10,000 sf
45 feet / 70 feet
20 feet
60 feet / 40 feet
8 feet
15 feet
3 stories or 35 feet
900 sf
700 sf / 1,500 sf
R-4 PLANNED MULTIPLE DWELLING
R-5 PLANNED INFILL MULTIPLE (PIM) FAMILY DWELLING
Open Space
150 feet / 150 feet
Lot Area - Exception for Public Sewer (Min)
40,000 sf
Lot Area (Min) R-1A SINGLE-FAMILY
2,000 sf per unit
40%
2,750 sf per unit
35% (10% recreation / 25% open space)
Summary - Residential Zoning Districts
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60 feet
10 feet / 60 feet adjacent 2 stories or to residential 35 feet²
40 feet
10 feet or 25 feet or same as same as Mean of adjacent adjacent adjoining Residential Residential districts, 900 sf min / 1,000 sf District District max 45’ feet avg
60 feet
900 sf min / 1,200 sf avg
Notes: The above chart is a simplified summary of zoning districts in Ballwin and is not intended to provide a complete listing of zoning requirements. Refer to zoning ordinances for all requirements. (1) Requirements for lot widths vary for streets that are curved or arc or if lots have sewer access. (2) Additional height allowed based on setback requirements.
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C-2 REGIONAL SHOPPING DISTRICT C-3 PLANNED LIMITED COMMERCIAL DISTRICT S-1 SERVICE DISTRICT
Summary - Commercial Zoning Districts
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Max Height
Rear Yard Dimension (Min)
Side Yard Dimension (Min)
Landscaping
40 feet
Front Yard Dimension Adjacent to Manchester Rd / Major Rds (Min)
Front Yard Dimension (Min)
Open Space
Lot Area C-1 COMMERCIAL DISTRICT
0 feet / 25 feet adjacent to residential and public 60 feet activity 25’ feet
10’ along road, rear yard
45 feet
135 feet setback from boundary / 60 feet setback of not more than ten percent of the buffering of perimeter residential districts
40 feet
60 feet
10 feet
45 feet / increased height allowed with setback requirements
20 feet
100 feet setback from boundary
45 feet / up to 90 feet with certain criteria
buffering of adjacent districts
45 feet
Notes: The above chart is a simplified summary of zoning districts in Ballwin and is not intended to provide a complete listing of zoning requirements. Refer to zoning ordinances for all requirements.
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B
C
E
D 398
A
F
H
G
I
102
103
396
392
388
384
376
374
380
372
368 366
101 104
364
105
360
100
356 350
99
106
348 344 340
98
108
107
336 332
102
34
38
732
479
ING
501
905
909
928
868
909
911
915
913
908
830
834
831
832
831
828
902
829 921
920
816
922
924
814 812 810
651
846
835
810
806
813
809
T C EY
915
746
848
850
849
845
841
826
10
6
710
KN O R
911
740 731
711
AGEAN WAY 804
808
806
475
DR TO NE
NS
831
702
12 515
512
514
495
497
492
494 496
637
493
491
MEA DOW
S DR
469
471
SPR
473
SU 459
456
458
460
454
801
417
423
425
499
429
427
422
420
497
508
510
493 489
491
493
476
478
803
E CT 416
419
421
423
418
416
420
TREEWOOD CT
414
503
11 10
482
467
472 471
469
812
707
600
601
RA NN
418
424
SU
10
426
YB
428
434
432
439
435
431
429
437
427
433
425
STONEBRIAR CT 409
421
423
415
417
419
413
411
425
504
504
502
420
500
418
415
398
404
402
400
485
18
17
467
418
412
MAYMONT DR
439
465
462
10
498
16 608
407 406
404
609
28
30 35
441
426 431 429
116
503 132 108
14646 46
50
42
78
82
86
TORINO DR
100
104
106
108
54
30 263
261
259
257
270
253
268
251
249 290
DR
618
209
219
R JACK
AMBE
TOWE
RCLIF FE DR
103 317
105
107
109
110
112
496
499
133
135
131
129
137
128
130
113
114
111
112
MAPLE LN
110
109
LOCK DR
107
3 1464
14701
14653
14637
14649
14703
22
26 265
272
278
276
POR TWIN D PL
289
111
113
115
452
628
103
109
112
108
103
113
111
107
109
116
112
110
108
114
143
139
135
131
127 132
140
128 120
112
157
141
142
134
138
133
158
133
132 210
18
14
125
CT
297
BARKE R
133 127
121 112
118
510
600 110
277
278
276
279 115 113
113
111 114 115
120
118
147
151
152
148
161
210
206 207
175
211 212
208
159
210
202
105
108
201 138
118
119 133
141
139
138
132 115
113
114 117
119
125
115
110
109
27 29
102
108
110
112
106
105
107
109 326 324 322
317
315
302
307 305 269 270
272 632
611
283
FOREST LEAF DR
273
275
271
274
276
608
284
282
280
303
301
119
117
116
114 115
S DR
196 204
200
209
205
213
187
208
212
HICKORY TREE CT
157
107
109
SUM MER SWE ET LN
414
417
319 322
293
289
117 120
WS DR
MEADOW
HIGH
MEADO
122
BRIGHT
300
209
155
201
205
206
202
160
156
144
603
GARDENLEA F CT
DR
Y MED OWS 294
290
286
SHAD
324
309
307
305
129
125
123
121
119
316
124
121
120
122
123
118
325
129
DR 204
213 210
251
303
212
210
208
312
305
201
OWS
Y MEAD
SHAD 255
117 14772
14762
HIL L LN
BIN
140
138 151
149
145
152 148
260
264 272
125
123
121
117
119
300
116
120
126
192
124
168
164
265
433
14650
597
595
14640 108
LN 492
490
430
426
424
428
425
423
421
330
328 323
211
205
207
302
203
206
204
121
102
104
106 155
206 204
202 200 209
205
203
203
153
201
208 219
217
213
211
209
199
197
127
215
302
216
303
214
269
191
SURF CT 403
122
124
196
270
266
194
223
221
220
303 274
278
WESTSIDE DR
230 300
207
205
203
205
CT
OWS
MEAD
COOL
10
267
263
259
283
111
FIEL DST ONE
587
102 101
585
575 429
427
173
104
105
472
432
419
480
478
476
474
472
577
470
DR OD
IVY WO 456
152
231
229
209
445
HILL TRAIL DR
169
215
213
211
217
220
218
216
214
237
271
275
279
280
268
272
276
271
267
263
266
262 139
123
125
124
103
100
104
CIR 101
IS 105
HR 117
115
100
LO RC
116
114
112
110
108 14795
14780
151
RO
227
215
218
207
323
324 332
306
300
283
D
291
287
282
286
401
CT
EN
RD
LL Y GA
155
424
430
150
HO
402
153
149
R
299
HOLLYGREEN CT
148
437
111
107
115
213
205
130
217
221
126
118
110
114
122
225
229
233
241
237
7
216
232
161
143
157
236
240 916
918
920
922 919
921
202
135
DR D
127
124
162
158
150
154
146
130
122
126
142
1 100
126
250
LL YB
8
133
131 135
915
917
911 910
914
918 1017
EN
LL YB
120
HO
8
100
70
EN
D CT
137
DR
141
134
130
126
129
125
1039
113
114
118
122
102
156
D 402
BE N
IS RE HOLLY HAVEN DR
102
244
248
252
910
912
914
256
260 906
904
908
907
913
917
911
110
106
231
351 383 381
202
204
206
211
213
209
215
206
208
202
204
211
209
207
LN 12
206
SWEET MEADOWS
219 216
UT
121
118
149 307
307
305
303
306
304
220 317
311
305
312
318 405
417
447
451
6
501
445
453
LARKHILL LN
N ELM ST
LN
311
308
211
311 224
284 285
359
330 410
132
136
108
112
249
253
106
401
413
405
409
417
108
113
117
109
101
105
403
407
415
411
406
402
100
410
104
257
459
261
RIES RD 403
264
268
902
404
900
901 521
492
415
433
427
403
421
420
414
402
426
432
438
HOLLYLEA F CT
551
559
555
563
202
305
HOLLOWAY RD
219
301
224
222 287
296 292
CT
279
CARDEL DR
KN
210
OA
274
DR M ID
TR
AI
L
LOG TRAIL DR
ROCK TRAIL DR
H CT
AULD SPANIS RK PA 14835
14841
WOER THER
DR IER
219
TH ME
RE
438
275
273
271
269
267
265
249
440
234
DR
WA HO 301
305
429
313
409
405
401
329 320
419
422
406
410
414
418
427
421
417
415
411
407
403
423
426
418
422
414
412
408
404
449
421
400
455
425
104
100
400
404
408
412
416
420
428
424
479
473
467
444
165
168 237
238
236 234
239
232
237 235
234
232 230 228
13
12
359
324
316
217
305
301
304
300
210
325
FAWN MEADOWS DR
309 308
DR
BRITE STAR CT
EE GR
DR
147
L
148
TR LL 144
323
437
439
441
443
435
433
438
434 436
441
443
439
437
440
442
232
RD
436 264
262
260
252
254
258
256
282
228 452
420 401
405
407
409
250 455
451
447
443
437
433
468 534
558
564
439
445
451
463
457
469
712 454
233
502
CT
308
306
NY AR D
GE
214
212
210
RIE S RD
18
0
149
214
450
442
451
261
257
259
263
261
437
441
445
449
453
457
433
432
436
448
444
452
440
435
447
443
451
439 434
438
446
442
450
430
490
373
369
377
365
381
368
11
CT REMINGTON PLACE 361
433
431
437
441
443
449
447
454 450
448
430
432
436
438
442
444
GOVERNOR DR461
456
444
440
460
464
452
461
467
457
350
CT D
OO
383
387
RY W
MA
378
382
372
R D
IL L H
409
COUNTRY DOWNS DR
FAR
475
479
463
471
483
467 RED PINE CT
474
482
478
229
244
242
303 302
243
241
300
242
240 238
236
401
388
309
305
302
300
415
307
309
313
311 308
310
307
305 306
500
BLU 225
221
217
213
270
327
325
321
319
313
315
309
301
326
324
SA BL UE
E DR E SAG
568
140 233
136
173
DR
229
LL OW AY 126
HO
509
118
BE 151 ND 148 DR
133
507
LL 132
505
S MI
133
S MI
KE HR 410
408
14924
DR BALL PARK
15004
15000
1494
CT
IDE YS NN
112
SU 210
212
HILL
525
521 541
529
706
480
727
506
504
502
509
507
508
506
531
525
527
529
532
530
526
524
536
528
532
539
511
525
517
533
536
530
520
512
518
524
537
514
527
519
531
540
496
492
510
516
528
534
522
400
DR
419
501
HO
EC 526
530
534
553
537
536
525
604
600
569
563
564
568
572
560
640
636
628
615
510
S DR MON
432
577 507
511
513
512
510
508 513
517
516
511
510
512
514
541
535
533 534
536
538
557
551
545
548
542
546
554
506 508
641
637
633
645
619
611
627 626
520
524 622
618
656 622
618
614
COM 550
462
493
497
503
230
579
581
583 582
580
578
CT4
D
521
523
590
436
233
238 235
240 237
COACHGATE CT
COACHGATE LN
COACHGATE CT 589 587
222
O O
W BL518 AZ ED 516
514
519
521
522
520
518
549
551
546
552
545 540
542
544
575
569
563
554
560
566
583
579
575
576
420
424
518
514
510
619
623
627
509 508
468
540
536
544
542
R CI ON S MM
CO 595
591
593
594
592
215
217
214
212
527
523
525
524
522
520
533 531
529 525
530 528
524
526 557
555
553
548
550
607
589
581
572
578
584
595
591
587
580
586
412
416
421
415
523 530
634
626
630
641 638
634 411 420
634
630
658
656
207 209 211
213
216
216
230 229
232
227
SOLON DR
236
231
234
138
134
122
130
126
123
127
545
235
549
547
548
546
538
DENNISON DR
550
BA LL W
IN
OAK
511
615
619
617
255
597
599
614
612
618
622
616
620
547
545
304
207
211
543
R
311
D
306
D
204
206
546
539
208
210
537
535
533
531
529
ST AT 544 EW 542 O O
540
538
536
534
532
530
528
577
526
575 573
574
569
673
535
556 554
631
623
615
628 622
633
616
608
625
602
619
636
615
609
630
603
624
618
614
666
610
606
660
598
658
630
634
644
648
594
654 650
653
651
671
669
545
674
671
CT 400
669
674
672
646
RUSTIC 638 VALLEY
661
655
649
645
643
659
670
657
652
648
646
642
654
650
441
619
611
615
550
554
555
540
561
605
609
601
629
630
OAK LEAF MANOR CT525
626
247
316
311 503
509
515 252
ESSEX MILL DR 523
589
415
K DR
411
1491
9
14925
14931
14935
14943
9 1494
BALL PAR
15101
122 128
134
NEWTON PL
140
114
110
118
115
119
231
602
551
622
641
639
635
631
629
633
625
409
686
661
547
657
649
662
658
654
641
638
642
637
650
646
15046
15204
15210
15208
603
619
605
607
621
623
625
NANCY PL
626
628 625
623
621
627 339
695
693
697
691
383
701
634
245
321
319 317
318
314
427
ELMCREST DR
328
316
422
245
573
565
567
569
557
539
543
559
551
555
556
554
552
560
541
537
533
529
542
579
249
577
581
585
586
582
578
578
510
558
582
590
521 519
515
517
GL EN N 511
107
KE HR
124
SHIRLEY LN
STEAMBOAT LN
119 107
OLD BALLWIN RD
15212
15270
120
646
634
638
642
354
342
336
348
695
693
320
691
689
687
685
683
681
679 680
682
337
341 345 671 664
657
670
661
674
665
669
668
328
336
675
662
656
667
652
665 663
659 655
647
643
354
691 692
690
688
695
685
687
690
688
692
389
695
693
689
687
691
685
416 498 499
698
696
694
692
690
688
684
686
682
680
S NE
466
731
723
717
702
727
730
726
718
722
495
713
709
705
717
508
748
717
721
725
729
756
OAK BRIDGE DR
718 710
714
706
718
725
711
709
721
717
705
706
714
718
710
608
729
861
843
845
839
837
849
851
863 868 866
862
860
856
854
844
838
842
848
836
850
5
256
497
WILDFLOWER CT
BIG BEND RD
T C LS AI TR D
G E
D
RI O AK
811
RC O
R A
604
GE TRA
722
ILS614 CT
829
WO OD
958
SID E TR
110
AIL 844 S DR
865
1
877
5
1100
819
811
4
803
827
1108
744
858
955
622
851
954
951
110
732
736
106
VICTOR CT
223
702 732
705
702 700 713
CT
744
740
478
732
736
470
474
482
PI
486
ST LE
CA
465
473
469
477
483
494
454
462
458 457
461
735
739 759 760
602
778
873 877
744
740
4
244
840
737
4F 4F 4F 5D 6G 3B 5C 7C 3I 7G 1H 2H 8E 8E 8D 3I 1H 5E 5F 5C 8C 4G 8F 6G 4E 5E 8D 2H 4D 4D 6E 7F 4E 4F 4G 3H 5G 4G 2H 3F 6E 6E 7D 5E 1G 8B 4E 2H 1B 6D 4E 1F 6G 4D 7D 3D 2G 3F 2H 5E 3E 7F 4C H1 3H 6F 4F 5E 3G 7F 6F 2F 3I 7F 5F 8C 7A 5G 8C 7G 6G 7D 7D 2F 2G 2B 6G 2G 7D 3E 7E 3C 5E 7E 4F 8E 5D 6D 7C 6D 7D 7C 7C 7D 5D 8D 8D 5G 6E 3C 4F 1G 3E 5C 8D 2B 7C 5G 3D 2B 8C 8D 8D 8D 4E 4E 4E 2G 3G 8E 3G 2G 3E 6F 2I 4E 6D 5F 4F 7A 7B 3F 3D 7D 7D 1I 9D 8D
238
615
950
947
752
RID
607
946
943
812
741
668
684
ROCK RD ROCK TRAIL CT ROCK TRAIL DR ROJEAN DR ROLAND AVE ROLLING GLEN LN ROMINE CIR ROSEWELL CT ROTHERHAM DR ROYAL OAKS DR RUE DE GASCONY CT RUE MONTAND DR RUNNING CREEK DR RUSTIC VALLEY CT RUSTIC VALLEY DR RUTHWOOD DR SCHOETTLER RD SEAWIND DR SEVEN TRAILS DR SHADALANE WALK SHADY CASTLE CT SHADY MEADOWS DR SHANDRA DR SHARON PL SHEFFIELD CT SHIRLEY LN SHOWPLACE CT SILVERCREEK LN SKYLINE DR SMITH DR SOLON DR SORRENTO DR SPOONERS MILL DR SPRAGUES MILL CT SPRING LEIGH CT SPRING MEADOWS DR SPRING OAKS CT SPRING OAKS DR SPRINGLAKE CT ST ANDREWS CT ST JOSEPHS DR ST MARYS DR STATEWOOD DR STEAMBOAT LN STEEPLE HILL LN STEEPLETON CT STODDARDS MILL DR STONEBRIAR CT STONEBRIAR RIDGE DR STONEY CREEK LN STORS MILL CT STRAUB RD STREIFF CT STREIFF LN STRYKER CT SUDBURY LN SUMMERSWEET LN SUNFIELD PL SUNNYBRAE CT SUNNYSIDE CT SUNNYSLOPE DR SUNRISE BLVD SUNSET DR SUNSET FOREST CT SUNSTONE DR SURF CT SWEET MEADOWS LN SWEETCREEK DR SWEETWOOD CT TALBERT CT TALL TIMBERS MEADOWS DR TAMARACK DR TANGLEWILDE DR TARA RIDGE CT TEMPLE AVE TERRINGTON DR THORNRIDGE CT TIMKA DR TONI MARIE CT TORINO DR TOWERCLIFFE DR TOWERWOOD DR TRAGO CREEK DR TRAILGROVE CT TRAILWOOD DR TRAVELLA CT TREASURE COVE TREEWOOD CT TURFWOOD DR TURNBURY CIR TWIGWOOD DR TWOSOME CT VAIL CT VALLEY MANOR DR VALLEY TRAIL DR VERNAL HILL CT VICTOR CT VICTORIA POINTE CT VILLAGE BROOK CT VILLAGE CREEK CT VILLAGE CREEK DR VILLAGE MEAD DR VILLAGE MEADOW DR VILLAGE WOOD CT VLASIS DR VOSSHILL DR WALNUT POINT CT WARBLER CT WARNER CT WARWICK LN WATFORD DR WELLINGTON ESTATES DR WELLSHIRE CT WENDEVY CT WESTGLEN VILLAGE DR WESTPAR DR WESTRUN DR WESTSIDE DR WESTWOOD DR WETHERBURN RD WETHERBY TERRACE DR WHISPERING FOREST DR WHISPERING VILLAGE CIR WHISPERING WILLOW CT WHITE ACRE CT WHITE TREE CT WHITE TREE LN WILD OAK CT WILDBRIER DR WILDFLOWER CT WILDFOREST CT WILDWOOD PKY WILLOWICK DR WINDCLIFFE DR WINDMILL DR WINDSOR MILL DR WINDY ACRES ESTATES DR WOERTHER LN WOODGREEN DR WOODHILL ESTATES DR WOODLAWN TERRACE CT WOODMAR CT WOODRUFF DR WOODRUN CT WOODRUN DR WOODS MILL RD WOODSIDE TRAILS DR WYNN PL
ON NG
942
939
745
656
680
688
7E 3B 3B 3B 6E 3E 5C 4D 6G 6G 1G 5G 4D 4D 4F 3D 5F 4E 4D 5F 7E 6C 7F 5G 3H 2I 1I 5G 8E 7C 7E 3B 3H 3B 1D 1C 3D 6E 2F 4F 4F 2I 4C 5G 4E 3E 2C 3G 2H 2H 8D 6D 3C 7F 9D 9D 5D 4F 3H 3C 5D 2D 2F 3E 3D 3B 6B 7B 8D 8E 8E 8D 4F 3G 3G 9D 8D 7B 6B 6B 3G 2E 6B 4F 8D 6C 6B 7B 5E 8B 2G 5E 3H 6C 7A 4F 5D 3F 5C 7E 1I 2H 2H 1B 7A 8E 9D 8C 4E 8D 4E 6F 6F 4E 4C 6G 2D 3C 5D 7C 7D 7A 7C 2F 2F 6E 4D 5E 5F 4C 8E 6D 6C 7F 9C 7E 7F 6E 7E 4E 6F 7B 7B 6F 6F 5F 8B 5G
532
406
763
PINE
938 935
748
749
73
LEMONWOOD DR LENNOX DR LERING CT LERING DR LESLIE LN LEXBRIDGE LN LILYBUD CT LINDELL DR LINDY BLVD LINDY CT LITTLE HILL CT LOCK DR LOG HILL CT LOG HILL LN LOG TRAIL DR LONDONDARY DR LORCHRIS CIR LUCERNE CROSSING CT LUCERNE PLACE DR LYONS AVE MADRINA CT MAEVE CT MAGNOLIA TRACE DR MANCHESTER RD MANORCREST LN MANORS WAY MANSIONHILL DR MAPLE LN MARK WESLEY LN MARSTEN CT MARYWOOD CT MAYFAIR DR MAYMONT DR MEADOW BRIDGE DR MEADOWBROOK COUNTRY CLUB EST MEADOWBROOK COUNTRY CLUB WAY MEADOWBROOK DR MELANIE MEADOWS LN MERCER MANOR DR MID TRAIL CT MID TRAIL DR MILLDALE DR MIMOSA LN MOCKINGBIRD LN MONROE MILL DR MONTICELLO DR MORENA CT MOREWOOD CT MOUNTVIEW CT MUIR VIEW DR NANCEEN CT NANCY PL NANTUCKET DR NASSAU WAY NEW BALLWIN OAKS CT NEW BALLWIN OAKS DR NEW BALLWIN RD NEWBURY DR NEWFIELD CT NEWPORT LN NEWTON PL NORMAN GATE DR NORTHMOOR DR NORWICH CT NORWOOD CIR NOTTINGHAM DR OAK BOROUGH CT OAK BOROUGH DR OAK BRIDGE DR OAK COMMONS DR OAK LEAF MANOR CT OAK MEADOWS CT OAK PASS CT OAK PATH CT OAK PATH DR OAK RIDGE TRAILS CT OAK RUN LN OAK TOP CT OAKBRIAR FARM CT OAKBRIAR FARM DR OAKLEIGH WOODS DR OAKMONT CIR OAKMONT FARM DR OAKNUT CT OAKTON RIDGE CT OAKWOOD FARMS CT OAKWOOD FARMS LN OAKWOOD TERRACE CT OLD BALLWIN RD OLD KIEFER CREEK RD OLD OAKS DR ORCHARD AVE ORKNEY CT PALM BAY DR PANHURST CT PARK DR PARKER DR PARKROSE CT PARKWAY DR PAULA VALE CT PEBBLE LAKE DR PENNY CT PENNY LN PICARDY HILL DR PIERSIDE LN PINE HOLLOW CT PINE RIDGE TRAILS CT PINE TERRACE DR PINE TREE LN PINE VILLAGE CT PLEASANT GROVE AVE POINTE LANSING CIR POINTE LANSING CT POINTE LUCERNE CT PORTSDOWN RD PORTWIND PL PRINCETON GATE DR PROVIDENCE RD QUAIL DR QUAIL TERRACE CT QUAIL VILLAGE CT QUAILS NEST RD QUAILVIEW DR QUINNMOOR DR QUINNMORE DR RADFORD LN RAINBOW CIRCLE CT RAMSEY LN RASCH CT RAUSCHER DR RED PINE CT REDSTART DR REINKE RD REIS BEND RD REJUVENATION LN REMINGTON PLACE CT REMINGTON PLACE DR REMINGTON WAY CT REMINGTON WAY DR RENEHALE DR RETHMEIER DR RICHLAND MEADOWS DR RIDGE OAK CT RIES BEND RD RIES CT RIES RD RIETZKE MOUNTAIN TRL ROBIN HILL LN
400
934
931
728
729
679 687
85
1H 6F 2C 6F 4F 4C 4D 6G 7G 1B 1B 4C 7F 5D 4G 2B 3D 4E 6D 3F 7F 8E 8E 2A 2H 1B 1B 2B 8E 7E 5F 3F 6F 4F 6G 2A 1A 4E 7E 4F 2G 1G 5C 1A 3G 9C 7C 7D 6D 6D 7C 3D 3G 2I 7B 7C 2H 3D 3D 4F 4F 7C 2H 4E 7E 2B 7E 7E 7E 3H 7E 2I 3D 3F 4F 4F 7B 3H 4E 7E 2F 2H 3I 1H 5G 8E 4G 4G 3B 2G 4G 4D 2G 4C 2F 2G 4C 4F 4F 7F 7F 7F 7F 7F 2E 8F 8F 8F 8F 8F 3I 2H 2E 6F 4C 2H 1I 2H 5D 2F 6C 6C 6G 2H 6F 5F 5F 6E 7F 5F 5F 2C 4D 5F 3E 3D 4C 6C 2H 6B 6C 6C 3D 3H 5F 3G 4E
151
700
751
652
720
733
624
755
749
754
748
284
WINDY ACRES ESTATES DR
105
109
VICTORIA POINTE CT
101
720
718
714
716
GE CT
FOX BRIAR LN
FOX HOLLOW WOODS DR
R VILLA
326
718
706
CEDA
710
723
719
715
711
727
726
720
714
710
390
761
378
382
706
750
739
735
731
727
723
719
715
740
752
736
732
728
716
724
419
415
776
775
424
404
416
408
420
412
714
752
742
746
745
737
725
733
729
374
380
815
401
814
816
724
360
369 373
377
811
389
827
835
823
831
834
830
826
822
818
835
828
824
820
714
722 288
804
790
786
806
810
818
814 833
829
430
450
442
434 438
437 441
445
453
449
751
453
747
437
507
750
775
CASTLE TERRACE 743 CT
502
728
319 323 327 331
837
821
250
247
818
814
300 304
302 306 310 314
312
336 340
344 341 345 349 353 357 361
812
808
822
826
830
849
841
845
846
842
431
511
520
508
651 872 878
818
827
548
239
235
231
204
VILLAGE CREEK CT
902
901
834
838
842 873
965 957
408
938
934
930
429 410
414
411
415
407 802
821
816
822
813
817
821
606 610
605 609
622 626
630
621
634
HO
AF
138
625
667
670 682
COURTWAY PL COVENANT PLACE CT COVENTRY FARM DR COVERT CT CRACKELWOOD DR CRESTLAND DR CROSS HILL CT CROWN PARK CT CROWSNEST DR CYPRESS TRACE CT CYPRESS TRACE DR DALE CT DAVID HARRISON LN DEBULA DR DEER MEADOWS CT DEL EBRO DR DELRAY CIR DENBIGH TER DENNISON DR DEVON CT DICKENS FARM LN DOGWOOD HILLS CT DOWN HILL DR DOWNALL GREEN DR DUTCH MILL DR EAGLE CHASE CT EAGLES GLEN CT EAGLES LANDING CT ECHO HILL CT ECHO HILL DR ELM ST ELMCREST DR ESSEN LN ESSEX MILL DR FAIRVIEW CT FAIRWAY LAKE CT FAIRWOOD FOREST CT FALMOUTH DR FAR HILL DR FAWN MEADOWS DR FIELDSTONE LN FIVE MEADOWS LN FLESHER DR FOREST CLUB DR FOREST LEAF DR FOREST VALLEY DR FOREST VILLAGE DR FOX BRIAR LN FOX DEN DR FOX HOLLOW WOODS DR FOX VILLAGE CT GANAHL DR GARDENLEAF CT GARDENWAY DR GATEFORD DR GATEFORD RIDGE CT GATEHALL LN GEREMMA CT GEREMMA DR GILLA CT GILLA DR GILLHAM CT GLENMEADOW DR GLENN DR GOLDWOOD DR GOLFVIEW DR GOLFWOOD DR GOVERNOR CT GOVERNOR DR GRAYWOOD DR GREAT HILL DR GREEN LANTERN LN GREENBRIAR LN GREENMORE DR GREENYARD CT GREENYARD DR GREYSTOKE CT GUENEVERE DR HAPPY CT HARVEST HILL CT HATTERAS DR HELMSDALE CT HENRY AVE HENRY OAKS CT HENSLER CORDES LN HICKORY KNOLL CT HICKORY TREE CT HICKORY TREE LN HICKORY VIEW LN HIDEAWAY LN HIGH MEADOWS DR HIGHLAND DR HIGHLAND RIDGE DR HIGHVIEW DR HILL TRAIL DR HILLBROOK DR HILLSDALE DR HOLLOWAY RD HOLLOWAY RIDGE CT HOLLY GARDEN CT HOLLY GARDEN DR HOLLY GREEN CT HOLLY GREEN DR HOLLY HAVEN DR HOLLY TERRACE CT HOLLYBEND CT HOLLYBEND DR HOLLYBUSH CT HOLLYLEAF CT HOLLYLEAF DR HOLLYRIDGE CT HOLLYRIDGE DR HOLSHIRE WAY HOWARD DR HUNTLEIGH DR IRON LANTERN DR IRONGATE WALK IRONWOOD DR IVY CT IVYWOOD DR J B HUNT CT JACOB LN JAMBOREE DR JARES CT JASMIN PARK CT JEFFERSON AVE JEFFERSON RD JOYCE CT KACEY LN KEHRS MILL BEND CT KEHRS MILL BEND DR KEHRS MILL RD KEHRS MILL RIDGE DR KEHRS MILL TRL KENILWORTH CT KENILWORTH LN KENT CT KEYSTONE FARM DR KINGRIDGE DR KLAMBERG LN KYLEMORE DR KYLEWOOD PL LAKEWOOD LN LALOR DR LARKHILL LN LEA MEADOWS DR LEICESTER CIR
142
629
LLY LE
132
633
5
4
632 646
141 HWY 1I AGEAN WAY 2H ALGONQUIN DR 3E ALVERSTON CT 7C AMBER JACK CT 6G AMBER JACK DR 6G ANDANTE DR 2B ANDOVER LN 3E ANNONDALE LN 3F ANTIOCH LN 3E APPLEGATE LN 5D APPLESTONE DR 8E ARBOR HAVEN DR 8E ARBOR RIDGE CT 9E ARBORWOOD DR 7E ARMSTRONG LN 5G ASHBOURNE DR 4E ASILOMAR CT 8F ASPEN TRAIL DR 3F ASPEN VILLAGE DR 7D AULD SPANISH CT 4F AZTEC DR 4F BABERTON DR 3D BALERO CT 3H BALINA DR 4F BALLPARK DR 5F BALLWIN COMMONS CIR 6E BALLWIN COMMONS DR 6E BALLWIN ESTATES CT 7F BALLWIN MANOR DR 5F BALLWOOD DR 7E BALLYSHANNON CT 6C BALTRAY CT 6C BARHAM DOWN DR 2I BARKER CT 6G BARKER LN 6F BARTON LN 5D BAXTER ACRES DR 4G BAXTER HEIGHTS CT 4G BAXTER RD 4G BAYWILLOW DR 3H BEDFORD LN 3B BELLERIVE DR 3E BENBOW CT 3F BIG BEND RD 8F BIRCHWOOD DR 5D BITTERFIELD CT 3I BITTERFIELD DR 3I BITTERWOOD DR 6E BLAZEDWOOD CT 7E BLAZEDWOOD DR 7E BLUE RIDGE PLACE CT 3D BLUE SAGE CT 4F BLUE SAGE DR 4F BOLTON DR 4F BRADFORD ESTATES CT 3B BRASS LAMP DR 3G BREEZEVIEW DR 7G BREEZEWOOD DR 2G BRIARHILL CT 8E BRIARWYCK DR 3D BRIDGEPORT DR 3C BRIGHT MEADOWS DR 4G BRIGHTFIELD DR 8F BRIGHTSPUR LN 3G BRISTOL CT 4C BRITE STAR CT 4F BROOKMONT FARM CT 6B BROOKSIDE LN 6F BROOKTREE DR 2H BUCKHURST CT 7B BUCKHURST DR 7B BURGUNDY LN 3I BURLINGTON MILL DR 4F BUSH DR 6E CALICO LN 2G CAMARGO DR 2B CAPITOL LANDING DR 2B CAPRICE GARDENS CT 3E CARAVEL CT 8F CARDEL DR 4F CARINA CT 6C CASCADE LAKE CT 8F CASTLE FOREST CT 8C CASTLE GLEN CT 8C CASTLE MANOR CT 6C CASTLE MEADOWS CT 8C CASTLE PINES CT 8D CASTLE PINES DR 8C CASTLE RIDGE CT 8C CASTLE RIDGE DR 9C CASTLE TERRACE CT 8D CAYBETH DR 4F CEDAR RUN DR 8D CEDAR TRAIL DR 3F CEDAR TREE LN 4G CEDAR VILLAGE CT 7D CENTER CT 5C CHAMPION WAY DR 3G CHANCELLOR HEIGHTS DR 3I CHARBRAY DR 2B CHAROAK DR 8D CHAROLAIS DR 2B CHARTRAND CT 2B CHERRY HILL DR 3C CHERRY RIDGE CT 8E CHEVINGTON CT 1G CHIPLEY CIR 3E CHOWNING CT 2B CHURCHILL LN 3D CLA TER RI DR 3B CLARKSON MILL CIR 1A CLARKSON RD 1A CLAYBEND DR 3C CLAYBORN DR 1F CLAYHEATH CT 3C CLAYMONT COURT CIR 2E CLAYMONT COVE CT 3D CLAYMONT DR 3E CLAYMONT ESTATES DR 2E CLAYMONT PLACE DR 2E CLAYMOOR DR 1F CLAYTON CORNERS DR 1H CLAYTON CROSSING DR 3B CLAYTON MEADOWS CT 2F CLAYTON POINTE CT 1F CLAYTON RD 2F CLAYTON RIDGE DR 3C CLAYTON VALLEY CT 1F CLAYTONBROOK CT 3C CLAYTONBROOK DR 2C CLAYWORTH DR 3 CLEAR CREEK CT CLEAR MEADOWS DR CLETA CT CLETA DR CLUBHOUSE DR COACHGATE CT COACHGATE LN COBBLESTONE LN COLUMBARD DR COOL MEADOWS DR CORAL TER CORONADO DR CORONET DR COUNTRY CLUB DR COUNTRY CREEK CT COUNTRY DOWNS DR
226
139
141
1005
136
818
653
220
946
945
6
1024
128
901
655
6
910
233
509
313
315
500
317
501
438
432
434
436
102 101
E DR RN
AS HB OU
MONROE MILL DR
581
572
562
580
576
570
232
566
545
557
549
553
558
RS MILL DR
SPOONE
581
CT
234
PP Y
HA
233
FALMOUTH DR
209
607
PLEASANT GROVE AVE
584
103
110
580
268
105
274
276 266
103
228
104
253
128 126
123
124
121
118 116
BIRCHWOOD DR
CORAL TERRACE
110
641
639
637
635
633
631
629
627
312
330
328
326
334
332 333
331
325
327
323
329
326
324
328
320
330
322
421
423
R LN
425
418 420
403
AND OVE
409
414 412
410
408
417
406
419
404
421
402
423
400
425
420 422 424
426
327
433
317
430
323
312
444
511
509
507
504
431
665
661
418
416
414
412
417
405
423
401
422
417 420
400
418
416 409
411
413
406 408
337
410 412
335
336
416
329 330
502
418
334
CIR
324
IPL EY
CH 504
506
502
502
283 281
277
442
459
CLAYMONT PLACE DR
403 404
414
422
419
606
602
548
554
558
549
547
543
535
539
231
271
269 WHITE TREE CT
267 258
248
245
240
616
620 619
615 611
LN
DR 108
612
137
610
EE
606
TR
602
TE
105
HI
117
W
RI LL MI
500
428
501
441
420
CAPRICE GARDENS CT
613
608
604
DR
AN GATE
NORM
434
541
557
425
351
548
544
540
526
534
538
413
412
408
400
409
629
407
627 625
CT
623 621
VE
CO
401
622
620 618 616
614
612
610
269
267
265
271
266
268
582
163
608
643 701
705 706 901
900
904
908
200
204 904
916
912
908
304
969
961
964 960
956 952
438
527
531
270
579 573
565
778
E RID
645
643
631
627
E DG
E PL AC E DR
632
S
KE HR
LU CE RN
637
136
636
LO G
107 101
88
628
LN LL HI
70
76
71
95
123
QUAIL DR
REINKE RD 212
520
524
528
N DR
GTO RIN
657
2
3
100
806
659
1
1002
101
5
1010
520
4
942
134
526
941
138
TER
272
LONDONDARY DR
421
578
574
564
570
619
615
611
623
630
622
618
610
614
705
703
701
BABER
706 704
702
700
MO NT
CL AY
322
CT CE
LN
ILL
PLA GE
CHU RCH
304
BLU 701
247 678
664
103
MIMOSA LN
TON DR
CIR
360
LR AY
361
358
814
DE
359
812
357 806 804
351
807 805
352
350
348
803
340
351
346 344
349
NORW
SU
300
269
714
712
278
LIN
710
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276
624
260
715
620
713
CT
261
LL
HI 609
608
LO G
712
710
303
852
347
850
345
R D
848 846
341
825
336
D LN
843
OO EW
335
841
OOD
LAK
CIR
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804
805
W SKY 256
DR
736
142
140
DB
O O W 328
326
327
325
808
806 807
809
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810 808
806 804
715
241
237
234
714 712
136
134
132
138
154
133
141
139
137
143
77
811
809
809
807
812 233
235
146
144
147
844
FF D
RU
15324
15330
836
835 346
343 812 810
808
806 805
807
808
806
804
810
804
813 814
812
813 811
814
15487
15493 917
905
909
913
919
219
910
906
914
917
913
909
905
949
925
921
937
941
945
929
953
933 932
940
944
936
CT
202
CARINA CT
210
AY
219
224
BA LTR
966
962
958
954
950
946
938
973
969
939 922
965
927
957
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215
918
232
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937
D FA RM
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325
321
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317
313
309
1201
1112
340
347
343 339
335
331
344
327
340
323
336
319
332
328
324
6
320
103 2 103
8 102
4 0
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308
102
454
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173
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318
314
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310
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169 1037
1013
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1017
1033
1021
1025
1029
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998
994
990
1024
1032
1028
1004
1020
1012
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1008
1000
985
989
981
1023
1027
1007
1011
1003
1019
977
1015
1010
1014
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978
972
968
BROOKMONT FARM CT
JACOB LN
279
390 1111
S DR OW
AD
1112
213
209
229
314
318
322 335
399
DR
RD
410 1117
GA TE FO
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1108
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500
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508
512
516
504
507
511
515
14
519
523
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506
510
408
514
536
511
524
520
523
527
533
449
605
S CLU B EST ATE
TRY CO UN
WB RO OK ADO
ME
832
834
830 835
833
839
332
341
330
339 337
335
333
331
816 814 812
810 270
813 811
262
810
808
806 804
811 809
807
812 810
808
806
804
811
809
807
814
436
216
805
251
203 815
824
241
822 820 818
816 225
223
221
227
219
229
231
220
222
224
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218
329
44 153
910
902
957
905
816 817
237
239 232
121
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402
226
CT 222
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219
120
MIM
DR OOK CLA YTO NBR
348
948
945
326
323 321
319
317
315
227
229 231 233
235 224
HIGHVIEW DR
DA 913
915
909
911
913
124
914
912
910
908
909
911
116
15583
15567
805
1052
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331
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POR T LN
NEW
1014
3 100
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537
251
212
311
0
114
313
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135 1389
1352
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264
256
252
236
260
240
248
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308
300
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304
312
316
320
256
CT
TE RR AC E 3
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114
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306
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114
7
300
304
308 316
309
305
301
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111
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1120 1124
1129
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1041
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1057
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1050
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1062
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1046
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1051
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1
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241
231
235
257
253
1101
201 205
220
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7 130 1359
445
CLUB EST
221
13 14
913
915
918
911
914
916
1011
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436
978
428 1009
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420
426
415
411
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NOT TIN 400
401 1004
1008
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156
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558
546
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1041
1035
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1021
1028
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502
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500
100
515
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570
412
931
929
1042
1015
1022
1030
1036
1077
1063
1071
1076
1070
1064
DR ANDANTE
618
927
1025
LA CT
TRAVEL
1017
1083 1068
1062
1050
1056
1038
1032
1044
1020
546
1074
925
130
2370
MEADOWBR
00 159
S LANDI NG CT
EAGLE
15942
1059
1053
1054
1048
1047
1065 1060
15901
1073
DR GOLFVIEW
CHARBRA Y DR
DR
607
1092
1125
1141
1109
GLE N LN
568
1108
MEADOW BRIDGE DR
ROL LING
HICKORY VIEW LN 114
0
1134
1122
397
6
2
94
114
1 230 2362
2366
2363
2367 15907
15908
2411
15918
CAPITOL LANDING
548 542 536
530 524
518
514
OOK COUNTRY
298
294
290
286
282
278
274
270
299
295
291
287
283
279
275
271
267
DR
2303
15921
15916 0 1592
521
3
906
696
102
141
655
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90
1404
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CT 3
225
224 643
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102
313
430
103
307
122
116
429
232
311
108
106
104
433
281
230
109
107
105
113
110
108
106
104
437
229
111
109
251
441
274
273
445
269
267
298
1433
212
290
1429
808
812
810
134
282
142
906
900
130
202
136
129
2
901
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200
148
146
144
143
652
904
704
706
708
710
800
802
707
804
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806
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801
803
708
805
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710
809
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141
149
147
143
141
DR
802
211
106
1586
905
654
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804 655
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CLETA CT
939
214
937
946
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2501 CL AR KS ON RD 2
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15969
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830
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808
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179
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130
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508
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CAYBETH DR
318
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317
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254
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705
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169
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105
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505
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509
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DR
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820
520
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504
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507
516
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674 663
LN
711
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817
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513
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DR
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468
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102
106
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667
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822
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GRAYWOOD DR
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482 480
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616
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DR
490
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633
487
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492
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4 681
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680
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497
480
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488
490
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490
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717
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D
475
477
479
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483
485
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685
636
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826
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816
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714
W
480
482
484
486
488
490
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481
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RO
714
3
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624 622
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D EA
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495
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BALERO CT
688
830
818
817
832
819
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DR
N
834
821
915
914
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493
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836
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2
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825
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490
490
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710
492
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485
405
409
411
100
309
202
233
229
225
221
212
210
206
208
9
856
KE CT
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715
710
628
612
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840
827
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906
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487
416
418
691
495
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810
SPRI
493
419
495
421
LM
RH BA 705
DR
700
497
860
814
722
816
703
504
506
508
510
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862
818
807
820
809
822
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824
805
705
707
509
413
MOREWOOD CT
617
610
106
209
207
154
865
813
865
815
863
817
861
823
819
821
859
857
855
864
853
862
867
876
706
874
710
872
714
870
718
532
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866
726
515
492
639
EN
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864
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516
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866
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743
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608
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471
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626
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213
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869
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736
603
605
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NE
509
TO
511
523
517
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871
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706
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513
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412
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315
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875
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604
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615 465
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5
700
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411
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631
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749
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415
CR ER 413
SP
DR
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280
278
448
443
720
603
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417
LV
HT
P AM SL AS
300
267
279
283
277
447
617
4
7
697
509
626
623 621
625
708
605
N DR LANTER
500
502
SI
IG
BR
214
216
218
220
222
224
420
714
607
H ENRY
IRON
505
507
406
408
409
BR
213
215
217
304
219
420
452
450
726
602
609
746
506
501
503
12
403
CT
208
210
1526
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702
700
417
K DR
ST RE
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627 625
619
451 449
829
2 3
6
699 507
506 2
629
484 482
480
830
842
833
907
908
812
835
832
831
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8
837
834
833
829 827
834 832
408
1542
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DR
505
507
501
421
419
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303
FO
212
93
S ER
117
LD WI
D PL NFIEL
683
RN
114
333
291
SU
671
316
2
296
210 630 644
647 659
314
101
3
BREEZEVIEW DR
NASSAU WAY
CO
121
420
386
312
294
635
CT4
2
7 AMB ER JACK
293 295
297 573
585 611 623
422
436
416
418
390
310
S DR
291
292 294
296
5
N PARK 1
289
298 300
304
306 308
OO
N TO
430
438
490
494
496
498
301
101
100 303
64
11
445
497
495
311
110
310
31
O LN
DR
291 293 295 297
302
AL OAK ROY
308
309
CROW
287
290
6
240
105
111 116
306
307
6
248
280
285
288
287
242
246
249
118 304
305
314
33
LIC
L
302
303
312
281
286
289
248
310
37
CA
AI
236 238
244
245 247
126
114
24
DR
TR
243 144
5
250
283
283
285
144
26
573
571
LL
198
241
268
1
2
LINDY CT
CO VE
260
279
282
284
234
W
AY CL
76
14
GE D RID AN HL HIG
HI
321
237 239
120
301 308
315
317
319
254
258
1534
734
144
14
103
DR
148
K CT
250
262
233
235
3
4 261
TR EA SU RE
280
231
256
12
102
D
OA
OO
LD WI
271
281
424
422
DR
MO
839
836
835
840
1
CT
IEW TV UN
232
934
935
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208
508
446
438
459
465
457
430
551
534
463
410
249
459
516
444
414
273
7
548
532
405
411
419
418
10
273
275
414
456
6
841
838
837
842
901
836 2
3 4
5
7
9
840 839
844 839
825
DR
846 844
843
142
279
100
110
544
423
PINE HOLLOW CT 422
931
940
1013
5
HO
542
427
426
ROLAND
124
130
M LA
455 453
854
DR
LL H MI
10
701
505
504
6
478
426
GE
848
910
845 847
268
932
929
934
1009
CT 102
1031
743
749
T
126
S AS
502 3
496
483
481 479
11
5
503
500
EST LN
474
466
462
ID
TC
501
DR
4 5
482
460
458
DU
854
852 850
DR
842
841
209
212
106
102
110
450
408
456
474
737
447
414
138
107
700
511
501
622
610
614
516
409
475
538
PRIVATE RD
731
461
500
C
214
128
4
YR LL
LE DA LL
843
262
261
930
950
113
H
FF
421
419
BR
457
428
425
417
OD
484
HO
869
845
903
129 R CT OMA BRIGHTFIELD ASIL
118 109
114
EI
461 459
430
423
19
O
488
486
734
730
MI
847
902
418
267
928
930
951
121 117
US
103
235
926
947
122
118
LL YB
1012
1016
1020
134
117
521 534
725
724
HO 1004
1024
719
718
726
113
1015 1023
220
926
927
943
125
L CT VE 114 RA
1003
1011
RA DR SHAND
514
516
520
131
903
509
524
909
519
CA
502
506
510 530
MARK WESLEY LN
R ST
465
463
432
DR
849
904
147 141
245
CT539
484
527 531
567
211
213 120
469
467
470
436
427
20
15
478
EW
856
855
851
848
851 906
903
151
116
937
713
152
121
477
505
523
568
518
481
925
933
121
515
413
417
924
925 922
921
511
476
140
3
712
703
489
W ON
MANORCR
VI
857
848
850
902
908
905
858
MAGNOLIA TRACE DR
929
468
409
160
119
909
460
463
131
212
216
218
222
WIND CLIF FE DR
316
112
440
405
141
452
455
436
444
C IR
306
SE BLVD SUNRI
120
389
LL HI
E DR TON ILL CT LES BRIARH
449
426 432
238
101
APP
422
904
246
253
267
HOLLY GARDEN DR
906
905 907
198
304
306
340
479
417
AL
546 550
411
RN VE
542
547
441
418
500
444
404
137
457
460
472
468
464
460
456
452
415
435
380 538
436
IN G
311
242
245
409
157
433
126
CLETA DR
428
261
313
241
415
LN
395
414
471
467
463
455
451
433
290
429
374
390
370
425
438
416
367
419
423
391
434
NS
309
KACEY
414
402
488
484
476
428
442
446
257
LA
216
324
426
487
479
473
424
DR
131
CT 132
227
I
360
357
349
467
413
PO
279
281
309
459
409
421
200
NT
305
237
421
429
122
103
14734
200
ER
380
425
134
118
WA RBL
204 206
155
ING CT TE LANS
221
283
277
GOLFWOOD DR
144
138
130
14654 14650
D LN
220
POIN
266
255
453
436
407
408
420
415
420
447
147
127
W ZE EE
411
413
372
347
143
139
135
106
137
132
307
DICKENS FARM LN
124
116
411
BR
174
415
376
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413
101
177
426
469
420
428 463
405 410
429
312
WARNER CT
461
DG
HOLLY GREEN DR
448
453
455
406
421
419
533
309
445
260
515
519
258
105
RI
405
442
145
310
220
443
255
RA
409
108
14660
134
226
352
364
294
110
105
224
253
356
363
401
298
114 112
14752
SHARON PL
213 215
217 219 218
304
308
421
EST 409 AT ES CT
438
416 417
427
533
314
316
446
444
259
257
345
128
TA
305
309
DAVID HARRISON LN IN
347
399
116
115
14750
DR
431
321
445
246
403
349
347
116
115
118
117
113
136
203
211
210
212
214
219
LN
200
307
348
305
BA LL W
336
160
116
205
205
LN
344
335
342
404
426
336
TALL TIMBE RS MEAD 340 OWS DR
443
443
451
402
411
N HILL
309
324
440
446
301
442
742
470
526
542
444
556
517
535
403
409
423
549
552
622
614
618
557
638
610
543
429
309 305
300
TALBERT CT
439
431
551
619
611
602
L DR618 HIL
613
SS
566
317
308
120
114
207
209
221
224
339
126
124 122
14738
113
202
216
IDE
232
331
127
125
14747
136
PARK CT
JASMIN
327
365
353
304
431
447
408 412
736
556
564
270
282
348
313
312
348
VALLEY MANOR DR
358
433
609
L CT OL KN
407
VO
832
830
826
824
573
449
RY KO HIC
604
608
557 565
344
435
366
405
404
DOW
524
552
575
604
518
447
544
648
CT
502
450
637
K
613
258
251
354
406
362
365
414
418
730
519
448
549
653
649
EE
545
603
607
503
500
354
504
608
601
442
LESLIE LN
614
610
606
602
617
616
612
353
508
519
620
605
233
264
255
251
401
321
REMINGTON PLACE DR
10
308
301
251
302
325
332
KS
216
304
122
111
204
213
215
217
242
300
CT
110
105
206
203
OO
256
CT
8 AY W
427
6
427
512
513
607
449
505 509
447
611
607
627
623
436
549
405
420 426
CHERRY RIDGE CT 529
624
609
CR
407
502
517
606
408
386
415 419 423
425
501
538 544
548
610
R EA CL
410 416
422
440
527
520
516
512
541
252
115
104
121
148
14751
208
246
254
119
107
144
247
420
427 441
545
485
359
500
601
245
248
250
H
111
121
BA RK ER
238
241
312 COVENANT PLACE CT 276
413
N
RE 345
2
15
424 428
436 442 448
553
541
606
712
406 417
421
523
527
519
523
S LL 412 HI
401
402
429
433 437 441 445 449
515
D
533 628
562
491
463
511
454
537
421
4
TO NG
9
GOVERNOR CT
496
537
411 412 418 426 430 434 438 440
511
662
666
OO
436
539
408
421 425
439
507
674
672
565
449
502
548
679
GW
603
558
511
507
519
666
664
662
642
682
652
501
671
551
489
678
647
643
639
635
631
646
642
638
634
670
746
814
818
DO 440
607
616
PL
565
676
643
639
654
650
K DR
738
722
730
702
640
645
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549
679
643 642
630
NN WY
452
497
541
409
429
425
428
1 5
MI
201
142
243
521
404
419
CT
242 244
MADRINA CT
543
535 533 531
403
405
435
404
CT
545
544
542
444
625
626 659
651
437
626 CT
EE N
500
BALLWOOD DR
O HILL ECH
630
663
655
654
627
635
NC
LAC
547
552
652
456
549
525
440
528
463
460
551
523
7
467
464
553
3
471
468
555
501
517
436
408
412
475
472
559 557
432
515
476
561
550
415
437
468
216
BR
219
235
106
125
123
107
14754
MOCKINGBIR
119
207
218
220
237 239
102
104
111
156
112
211
219
224
234
246
247 249 251
MELANIE MEADOWS LN 476
455
REMINGTON WAY DR
563
552
219
228
240
101
S CT
119
152
106
203
221 225
229
238
RAMSEY LN
499
565
500
243 245
253
T
480
497
567
566
421
419 417
PAULA VALE CT
493
569
568
543
677
675
673
678
676
OA
733
825 827
NA
SHO WP
262
485
529
500
404
C E YC JO 256
527
571 574
428
237
424
241
192
140
114
209
231
237
239
423
207
474
429 21
IR
IR
860
859
608
188
184
168
2
714
907
870
862
861
604
260
180
172
164
SPRING OAKS CT 206
104
112
205 206
214
236
425
430
238
248 253
465
OO D DR
422
251
489
570
HIL L CT 428
RUNNING CREEK DR
656
249
531
524
236
247
535
528
238
418
543
530
234
504
680
411
646
540
232
576
3 2
RW
DR
DR
433
658
651
536 534
240
547
548
540
243 245
234
235
555
546 542
218 222 224
GREAT HILL DR
553
676
678
672
683
681
AR
524
539
812
206 208 216
503
677
675
673
407
663
631
518 647
CH
726
702
722
535
808
552
238
481
505
531
686
713
531
806
OD
429
552
403 665
506
527
802
554
202
236
241
162
154
LE IG
109
101
117
200
205
304
226
230
233
194
215
166
204
RIE S CT
NG
146
CEDAR TREE LN
702
716
711
909 754
750
DR
865 863
264
101
14700
157
152
308
150
198
101
113
209
303
310
185
438
431
22
483
470
476
434
23
483
MU
Y WA
867
904
902 900
901
268
267
145
103
109
230
437
233
239
473
407
ST
527
549
448
477
571
RVE
537
669
677
559 560
200
564
405
541
650
800
218
627
673
684
510
523
701
LDWO OD
ON WO
D DR
533
675
684
688
511
519
524
526
408
HA
667
667
680
220
626
685
689
586
539
537
692
690
681 683
382
694
680
530
569
517
BO
560 404
107
305
430 432
434
215
719 726
717
715
481
718
723
728
719
510
469
478
722
727
730
4
911
EN
853 910
913
751
869 906
903
853
855
912
917
RD
852
851
916
921
741
GA
857
778
925
871
908
905
859
772
785
929
735
726
512
477
933
738
739
730
5
3
514
DR
7
473
739 737
732
766
773
ATE WALK
268
269
105
170
SP RI
400
6
2
937 740
741
736
760
765
934
742
743
738
731
920
IRONG
MANSIONHILL DR
DR
KE LA
271
107
CT
178
613 611
609
737
732
747
938
941
744
740
739
738
402
401
520
516
945
746
745
884
DR
E
750
754
606 270
273
109
DEER MEADOW
177
400
518
US
LE BB PE 753
750
275
111
14698 14784
217
430
T CT VER
615 272
277
108
176
14791
612
153
181
178
153
614
404
702 748
610
DR
306
HICKORY TREE LN
161
DR
616
614
H WO279 ODS
149
231
177
105
115
300
210
431
433
CO
436 439
620
615
173
227
181
173 169
165
103
111
ERS ON AVE
206 208
624
623
616
OAK LEIG
406
403
402
750
747
743
404
DR
D
742
408
405
519
511
8
472
473
440
433
612
615
E
705
474
480
475
442
441
624
618
AN NT MO
744
410
407
479
471
477
444
1
13
622 620
612
562
110
C
638
670
CT
237
573
564
634
640
111
149
222
223 435
438
441
RADFORD LN
235
575
570
502
515
522
753
651
600
500
518
588
OO
670
646
502
514
500
930 927
716
380
CEDAR RUN DR
6
519
642
RUSTIC VALLEY DR 446
507
CT 744
774
926
923
712
725
T
688
388
391
510
503
730
724
762
758
754
922
919
DR
721
686
733
773
CT 766 LOW WIL 770
918
915
GE RID
717
T
682 684
729
725
721
NG ERI
LE ST
713
689
714
710
741
603
CA
709
687
706
ISP WH
911
708
NU AL W
820
914
704
705
IN PO
685
387
386
WHISPERING VILLAGE CIR
522 910
907
701
683
489
734
906
903
686
385
384
389
506
809
902
887
700
698
415
382
387
385
807
548
885
646
681
699
716
720 705
684
712
752
519
LEM
401
679
698
696
694
717
704
711
380
383
415
728 881
642
579
693
738
734
GE
DR
782
515
869
638
645
689
730
755
RID
512
ES PIN
777
880
626
DR
645
683
RUN CT
381
407
WHISPERING FOREST DR
749
620
687
733
505
512
ON KT
LE ST
860
737
614
627
309
721
OA
CA
621
O D
GO
552
619
IGW
529
437
507
DR
TW
681
WOOD
OAK RUN LN 511
635
364 366
697
703
390
711
641
634
639
640
362
368
709
708
423
DR
D
352 698
717
CT
307
350
729
725
780
734
645
615
330
766
812
816
CASTLE MEADOWS CT
740
730
609
318
386
R CT
OD
707
736
O
596
360
742
737
733
644
347
747
741
703
OAK MEADOWS CT
735
638
611
639
Disclaimer: The maps and data available for access at this website are provided "as is" without warranty or any representation of accuracy, timeliness or completeness. The burden for determining accuracy, completeness, timeliness, merchantability and fitness for or the appropriateness for use rests solely on the user accessing this information. The City of Ballwin makes no warranties, expressed or implied, as to the use of the maps and data available for access. There are no implied warranties of merchantability or fitness for a particular purpose. The use acknowledges and accepts all inherent limitations of the maps and data, including the fact that the maps and data are dynamic and in a constant state of maintenance, correction and revision. The maps and associated data do not represent a survey. No liability is assumed for the accuracy of the data delineated on any map, either expressed or implied.
808
813
CT
620
866
707
407
E WO LAG VIL
O
558
640
643
644
O
231 233
228
AR
559
560
646
649 652 648
ER W
319
320
221
BUS H DR
227
229
227
5
D DR
561
562
650
655 656
672
W
227
230
231
229
448 224
225
225
523
585
221
DR
536
563
564
647
658
659 660
365
673
482
491
565 566
653
367
TO
366
677
541
568
659
663
664
355 363
364
358
233 235 237 239 241
476 478 480
446
222
223
223
231
235
561
217 219 221 223 225 474
588
OOD
BLAZEDWOO
570
665
662
670
357
356 360
348
TU 678 RFW 676
361 679
708
676
353
350
338
344
352
359
BITT ERW
572
669
668 667
349
346
334
355
598
305
571
318 677
322 324
340
330
351
711
748
ST
763
614
343
348
440
504
513
626 632
326
331 333 339
347
344
379
501
761
576
329
331 677
678
327 329
332
336
340 342
508
509
856
865
DR
RE
909
861
618
617
754
817
566
852
857
650
614
613
755
519
515
562
848
853
803
419
423
427
558
826
639 844
849
601
633
838
847
749
CASTLE PINES 504
516
325
328 330
334
338
701
STRYKE
757
418
N
418
422
426
621 627
832
845
649
609
822 828
841
505
509
515
688 324
326
325
734
761
756
412
RU
422
418
809
825 829 833
837
552
423 428
760
406
694
323
TRAGO CREEK DR
783
779
776
608
387
764
400
OD WO
410
804
542 546
554
836
408
FO
CT
550
CT
819
406
LE ST
NI
751
417
CA
809
828 551
825
E
570
CT600
747
411
423
DG
578
RIE MA
454
800
321
321 323
322
324
346
394
413
804 603
743
345
416
412
592
RI
822
569 573
577
782
462
528
450
771
809 817
821
778
935
535
ST LE
816
526
530
534
538
772
466
461
CA
787
463
805
535
CA ST LE
383
390
407
815
E
379
WESTGLEN VILLAGE DR
446
447
810
815
Y
779
CT
433
443
801
809
773
824
818
N TO
401
430
429
356
AG LL VI N LE 760
768
387
426
425
344
767
312
319
314
327
755
832 VILLAGE CT PINE
422
421
442
327
702
325
TG ES
759
381
823
550
462
468 470 472
221
221
229
233
240
534
205 207 209
464 466
231
303 549
312
JEFF 308
321
RASCH CT 322
630
110
304
117
12
MANCHESTER RD
14820
ESSEN LN 444
636
629
HO UB CL 618
CT
740
409
406
LN
4
476
482
14
640
165
239
113
KA
630
631
112
14767
14800
120
445
119
115
111 109
107
111
14811
14802 14806
14790
447
307
305 303
235
220
TIM
635
628
247
248
443
2 9
RU
412
413
411
6
473
479
446
3
8
301
648
731
609
414
415
408
IDGE KINGR
3
475
481
448
445
4
6
644
745
410
2
1
2
484 483
447 5
637
4
5
486
450
625
3
478
477 488
451
302
265
3
HALL GATE
480
479
487
449
274
S DR
118
306
304
301
228
10
304
DR
OW AD ME
455
453
306
306
484
481
491
308
308
624
14811
14819
14814
14816
396 392
122 112
14799
105
14830
14804
220
135
14837
DOW
312
302
200
232
106
14808
VAIL CT
BALLWIN COMMONS DR
201 203
456 458 460
256
306
324
120
DR118
23
457
215
218
254
315
315
739
771
839
300
DR
N
DE X 317
326
735
335
343 347
339
RS
418
FO
317
330
763
371
630 309
355
323
334
362
359
W
253
OLD BALLWIN RD
307 311 315
319
705
331
806
311
300
1116
1104
VE AL
468
TO
346
365
629
303
312 316
320
322
355
358
352
361
840
410
414
417
414
476 480
484
488
AD
351
352
342
357
406
405
409 413
401
918
326 330
WEST RUN DR 902
CT
AM
CASTLE GLEN CT
812
802
307
1115
1101
1107
5
LH GIL
430
406 406
464
SH
347
346
322
VILLAGE CREEK DR
810
320 324 328
104
901
405
434
456
810
343
342
380
909
917
925
452
917
336
318
384
803
333
376
931
926
800
329
337
334 338 342 346
349
364
933
400
472
321
353
372
435
508
DR
805
862
858
309 313 317 321
854
850
846
842
838
834
315
T
703
304
308
313
317
316
315
254
256
312
309
337
450
249
632
275
296
301
305 309
451
1
251
292
321
242
252
306
303
314 320
QUAIL 350 VILLAGE
C
286 290
300
297
302
830
861
826
857
853
822
849
845
841
837
833
LL AG E
280
283
E AG LL
868
829
864
860
825
856
852
848
844
308
316
332
VI
293
296
305
318
322
274
294
289
292
308
368
424
512
285
288
291
303
314
325 329 333 337
X
855
245
VI
840
287
328
301 305
905
432
516
281
284
283
294 809
DR
310 314
268
271
245 247 250
122
TR AI LS
396
14915
1
242
295
302
306
250 254 262
267
282
280
279
290
297
255
259
278
232
533
113
242
246
249
270
240
242
248
247
623
288
131
291
230
534 240
243
620
287
244 246
265
271
220
125 121
228
234
238
ST JOSEPHS DR
239
243
624
120
224
231
240
245
622
126
227
237
248
630
286 290
279
133
225
230
236
241
246
730
129
228
221
125
SE VE N
CT
RD
35
216
ST MARYS DR
242
126
607
RD
243
131 129
127
623
COUNT RY CREEK 218
216
136
627
615
308
307
305
303
201
242
134 132 130
128
14960
219
229
235
DR140 L AI TR 138
EY LL
124
RS MILL
308 306
224
14821
208
142
233
238
VA
124
309
304
626
TER
MEA
DR
312
310
302
246
258
126
206
203
232
236
619
128
620
132
608
622
136
278 282
126
226
157
LEA
OWS
DR
238
247
OAK PASS
202
114
130
101
205
WATFORD DR
307
305 303
205
234
283
400
132
102
236
239
441
14939
110
116 202
142
217
234
235
110
204
138
215
241
287
284
323
319
201
313
311
309
11
9
BAX
321
18
203
15 14
13 12
FAWN MEADOWS
MANOR
606
625
274
STONEY CREEK LN
141
137
604
611
623
634
140
117
122
206
136
213 228
291
288
BALLWIN
609
621
635
144
270
109
115
205
211 226
230
244
627
724
119
120
219
241
725
15008
7
8
7
244
N DR
EE
407
14913
119
207
222
237
442
109
417
W ORCHARD AVE 15001
15037
15061
118
124
232
236
444
C TE AZ
DR
111
110 106
SEAWIND DR
292
GR
DR
KEH
100
112
120 203
446
GIL LA
8
6
221
112
112
117
448
123
15025
15031 114
450
128 124 120 116 112 110
300
116
RAMSEY LN
607
619
633
266
605
618
613
631
219
241
252
N PE AS
836
866
417
420
449
301
120 118
15065
603
616
629
223
218
117
299
240
248
275
286
285
839
869
865
881
410
R
589
454
119
183 192
5
300
226
310
643
634
618
609 309
CLEA R MEAD 4 5 6
291
OD WO
315
325
3
11 10
11
94
121
135
133 131 129
127
302
305
303
251
206
141
139
134 132 130
128
307
306 304 302
617
323
9
310
486
483
EN GL
490
305
642
625
318
319
284
MIL L RD
GE SA UE BL BO LT ON DR
3 4
312
307
15
488
485
401
493
309
OAK PATH DR
CT
633
322
323
215
PA TH
641
326
17
2
306
295
576
133 131
129
S
BU
332
327
376
207
304
K
295
331
378
COOL MEADOWS DR 212 312
214
509
574
582
KE HR
335
380
375
360
215
211
506
572
559
586
588
122
112
233
238
350
MI
ES
570
GU RA SP
W
221
554
559
577
575
204
587
DR
LL
552
562
513
569
571
NE 333
CT
312
SPR
AG
510
248
241
218
546
530
208
584
114
201
516
556 L CT S MIL 560 UE
563
560
122
124
123
15110
223
237
362
OA
336
214
309
294
DR
RY
HOLLOWAY RIDGE CT
551
555
521
567
212
207
202
251
525
STODDARDS MILL DR
340
487
405
494
495
314
14
490
489
497
497
316
7
287
346
339
377
217
528
536 540
548
211
206
535
546
544
107
125
126
125
15115
232
234
379
212
527
260
CT 246
563
525
128
127
15200
601
232
317
300
216
205
566
130
129
15201
15209
233
366 364
1
545
547
215
210
209
561
550
DR
220
214
132
131
15121
601
234
319
315
221
308
553
LL
213
568
571
N MI TO ING RL 560
CT
559
564
203
127
118
201
231
232
321
318 316
420
BU
565
212
217
561
219
POINTE LUCERNE
WHITE ACRE CT
221
520
221
227
GREENMORE DR
312
317
313
R
240
227
248
112
118
578
256 250
WINDSOR MILL DR
229 225
217
563
570
579
ST OR 251 S MI LL
577
244
233
222
216
RENEHALE DR
126
583
248
237
226
224
220 218
567
260 252
574
250
215
594
252
225
217
202
241
228
229
221
219
208
133
229
235
CT
D
316
O
597
553
225
254
245
230
106
238
253
253
249
231
227
222
214
590
121
114
109
233
232
230
323
314
423
309
261
257
559 232
107
593
244 555
557
236
347
343
382
327
322 320
ST ANDREWS CT 312
427
424
343
13
492
491
493
309
WILDBRIER DR
345
200
429
R
311
499
494
493 402
312
304
328
246
240
238
108
105
115
229
228
SE RO RK 332
333
218
209
230
227
226
232
PA
AD
CI
R TE ES IC LE 248
250
242
272
270
103
201
265
224
227
361
336
318
N
314
319
273
R 107
220
236
211
127
220
223 225
229
304
316
321
512
508
506
104
EE
116
614
622
624
DR R RKE 221
304
318
313
323
320
315
513
428
RO
103
TR
615
120
612
620
PA
226
363
338
583
132
609
228
249
DR
422
317
420
CO
516
514
279
109
117 115
113
610
409
332
N
330
UI
319
418
321
416
316
313
310
384
365
340
317
6
423
500
308
314
319
315
347
372
368
4 5
2
1
497
318
311
708 706
KS Y OA NR
2
420
405
501
320
313 316
12
407
328
318 321
312
349
374
367
334
320
430
376
369
344
322
LN
E
AL
336
3
502
495
320 325
221
CHAMPION WAY DR
303
5
403
402
327
316
306
353 1
373
346
338
NQ
414
424
503
425
517
313
ND NO314
11
340
331
412
417
GO AL
410
415
423
515
E DR BELLERIV
AN
DR
371
329
324
317 315
342
3 2
10
344
337
333
413
406
421
329
TR AI L
4
407
408
321 324
329
318
314
3
505
499
323
326
320
712
6
5
892
714
603
HE
7
8
113
501
111
404
325
331
322
317
R
2
11
4 6
406
427
324
319
D
9 10
6
119
2
718
758
8
12 14
410
415
321
235
424
1
720
713
SUNSET FOREST
7
443 5
412
422
724
709
775
6
8
9
COURTWAY PL
14
4
428
408 423
150
326
323
4
8
346
341
323
318
324
440 501
320
350
339
325
R
5
7
345
326
324
322
DA
146
428
726
5
755
10
433
730
715
7
4
436 12
13
3 5 7
13
N CT
3
514 512
430
104
9
721
719
432
7
6
11
431
434
1
HIDEAWAY LN 5
492
328
325
TR AI L
2
3 4
OAK S DR
450
434
400
327
239
240
6
352
9
404
329
241
AS PE N
572 570
440
144
154
401
243
245
CE
435
142
156 408
403
247
246
348
158 412
405
407
411
404
325
NORWICH CT
419
IC
349
329
CT
AR DM
326
325
439
306
402
327
OO
328
419
325
333
508
W
304
331
330
E CT OV
249
250
354
351
347
400
200
396
322
327
335
506
W LO IL
395
CT
320
325
324
DR
308
400
GR
246
252
248
356
355 353
394
337
504
W
314
318
BE NB OW
321
427
K
CT 316
323
411
251
303
301
244
312
503
R
310
404 402
401
N
485
160 416
421
AIL TR
254
400
VO
401 319
417
487
308
420
437
439 437
574
568
100
OLD 103
436
130
138
435
576
571
725
781
8
510
500
441
582
578
573
569
567
446 444 442
Y WA 438 RK PA
OD
575
101
448
445
WO
140
162
422
190
423
CLAYMONT DR
422
DE
301
310
315
316
429
309
414
416
D
181
417
502
N
440
419
501
DR 435 UB Y CL 500 TR
UN
511
518
514
509
512
507
505
510
408
508
506
517
504
515
513
511
509
507
505
503
311
428
503
320
433
CO
400
431
464
UI
408
419
446
322
429
458
NQ
319
500
450
415
427
425
444
406
314
312
451 449
LD 164 WI
577
102
2
518
9
508
506 504 502
443
499
OD DR
452
447
189
13
146
441
503
OR DR MAN
412
507
432
R
330
448
HATTERAS DR
CER MER
CT
421
419
420
E CT 420 AC
500
335
OWS
15062
15054
433
623
625
615
613
621
287 291 295
226
262
256
272 274 276
271
278
835
876
872
303
307
D
436
522
B
249
15230
619
226
260
267
274
273
CT
7
312
113
N
492
509
527
E LN TE TRE
110
617
283
279
360
504
517
NE
TE
104 101 102
256
122
111
611
224
227
258
264
356
496 500
W DR
1 443
495
503
D DR MEA
114
560
564
PI
H
106
264
247
246
IG
LUCERNE CROSSING CT 102
107 105 103 100 101
108
240
283
279
222
830
448
556
263
270
293
868
428
568
D
328
E CT
WELLSHIR
O
QUINNMOOR DR
454
1
10
ING TO
516
2
732
727
EV
1
4
449
580
579
110
456
CH
3
6
22
582
103
109
458
443
430 428
20
25
584
108
460
LWO TRAI
453
8 451
18
23
104
447
581
107
462
455
519
5
16
21
106
586
7
19
107
105
106
464
457
451
436
184
324
402
428
260
LN
136
128
112
242
280
275
220
277
848
523
A
218
273
268
289
AGE VILL
FO
415
423
572
596
271
728
264
282
K CT
870
ES TR U
427
860
E MEDO VILLAG
8
W 0
431
576
276
885
4
465
580
AGE VILL
1
113
2
EN ST AR M 324
536 593
267
240
303
460
584
826
857
122
1229
1237
114
6
373
114
DR
852
212 216
252
307
972
463
588
WHI
A DR MM 118
114
15215
222
225 224
231
242
259
263
244 248
259
352
455
565 569
255
208
256
255
266
269
272
EST FOR
309
311
548
573
GE
943
315
451
577 581
585 589
428
505
408
403
311
NB
262
255
251
146
110
101
LN
ON RT BA
243
210
260
251
258
262
265
268
OO BR
287
LA VIL
444
557
1260
844
254
261
264
283
453
457
825
6
275
312
100
540
235
249 253
257
260
267
883 331
316
100
532
256
271
0
369
115
549
512
1446
1460
853
122
1230
1234
1238
1120
263
884
CT
1008
E DR 552
519
LL O
120
116
107
110
742
6
259
335
544
AC
247
723
121
N
450
540
TE 530 RR
250
106
120
111
15225
15240
112
736
926
922
900
329
BY
426
426
428
SHE266 101 FFIE 102 LD CT
257
264
105
NEW BALLWIN RD
925
921
208
255
1217
536
4
532
ER
252
144
106
230
237
251
323
6
447 516
262
113
110
224
ON CT
233
440
WE TH
313
DE
120
15221
251
SHANN
225 229
245
239
439
515
315
284
124
126
109
107
243
203
203
BALLY
219 221
279
446
539
254
APPLEGATE LN
734
912
204
122
8
8
900
880
542
506
524
934
CT
215 217
247
419
ELL
211
220
877
442
1130
SEW
121
20
2
209
870
1012
438
256
645
115 113
112
15253
206
207
216
251
1213
101
449
530 535
930
445
RO 121
519
518
519
501 125
500
523
529
0
441
1128
503
OWS
511
1440
N CT
507
1428
145
426
501
1439
1255
422
425
1306
1435
7
421
PLETO STEE
HLAND ME AD RI C 1431
209
112
403
1403 1427
449
8
1123
402
417
1312
1423
1119
4
425
1419
1251
416
409 1320
1415
933
339
134
1599
1411
437
508
317
286
124
15287
202
205
208
212
255
319
1242
1247
201
2
1170
1215
CT
1230 1236
122
AV E RS TO
1166
1173 1203
ST 21 OK E
1235
929
323
445
8
434
1407
EY
1239
1243 410
433
4
320
318
407
282
275
140
122
117
116 114
238
327
434
8
1162
1163 1167
GR
8
1345
426
323
318
410
405 400
332
325
CLAYMONT DR 600
319
415
334
323
609
CE
331 329
327
324
321
278
145
625
119
118
110
225
315
1040
422
RR
259
140
65
59
602
53
120
111
219
311
430
1158
1159
13 3
2
134
6
1328
1142
1155
1336
1122
113
113
228
377
332
465
137
1380
1044
1150
1151
450
1360
456
422
5
215
1207
351
402
414
418
1
9
1147
457
414
986
338
317
113 113 1143
461
410
217
235
307
311
113
211
8
4
0
304
300
263
58
115 113
114
1203
308
9
401
405 409
413
418
430
441
438
406
1106
405
409 413 417 421 425
112 1121
265
35
605
117
114
112
DEBULA DR
305 306
121
121
1206
1117
1113 1105
429
433
453
1313
402
401
320
330
4
0
1114 1110
601
TI
414
331
322
TA
15103
1202
113
113
1126
1118
397
326
207
935
121
1103
1104
1122 389
393
331
1368
T CT
1595
346
359 361
381 385
365
437
426
1591
342
353
TE
262
130
119
116
113
15471
901
249
NO 330 R CT
349 RIDGE CT GATEFORD 357
323
408
N
429
DR
CK RA MA 412
413
411
409
264
136
118
117
115
112
REINKE DR
MA
337
345
R
332
326
150
123 121
109
OAKWOOD FARMS LN
341
270
212
218
200
7
266
206
BA 931 Y 227 DR MAEVE CT 231 236
412
275
142
112
115
116
236
200
943
LM
223
949
ST LE
262
278
330
449
398
1592 8
258
334
322
CT 334
1400
RS
1547
HU
157
CA
246
326
CT
331
312
E AC RR TE
394
E OAK
318
1355
392
121
242
267
274
314
N
1409
388
417
1570
4
8
317
323
1351
1562
1566
2
8
CT
443
418
1558
1
5
0
0
0
1554
1567
4
8
238
254
259
263
1160
P
1342 1348
391
121 121 122
123
123 123 2
234
255
271
213
226
201
205
230
235
336
961
952
218
201
207
PA
333
329
408 406
404
402
AL G
431
14828
218
225
953
226
251
332
980 963
222
247
328
1164
TO
1334
H DR OUG
CK
1550
1563
BOR
4 142
1546
1559
157
OAK
142
1542
1555
157
387
1
1417
121
5
383
142
1347
384
114
RIDG 303
131
1538
BU
1539
379
T DR
1534
380
RS
1530
1535
375
1343
376
HU
1526
1531
372
CK
1460
BU 371
1522
7
1
9
3
7
AW DL
1311
1541
367
1518
1339
OO
335
1514
1335
368
6
1330
1331
364
124 124
1312
1327
340
360
359
1241 1243
1323
356
355
363
1302
1319
352
351
W
300
348
347
372
231
230
215
312
336 344
366
1527
502
123
332
1461
354 360
1523
RD
123
328 335
348
1519
ST S NE AIL
122
324
342
1506
1515
QU
122
320
336
371 1503
223 227
226
976
981
212
4
1152
1159
K
219
222
977
197
365
114
1151
1163 116 7
1
OA
218
193
206
275
1155
1
5
215
243
341
1136
117 120 9
211
214
343
1132
9
120
1502
337
DR
113
207
3
207
210
239
333
RM
229
120 121 121
226
206
324
321 329
1108
1116
1120
203
1225
1507
221 225
1124 1128
1131
226
222
218 214 210
1511
220 224
T FA ON
1104
1123
316
GE CT
217
KM
1100
1111
1119
1127
PANHURST CT
209 213
216
228
208
1103
1107
307
247
305
208 212
223
OA
243
204
THORNRID
211
215
16
244
239 241
502
205
1004
6
232
231 235
1550
201
3 FARM CT 219 OAKBRIAR 15
1112 OAK BOROUGH CT
7
200
204
OAKBRIAR FARM DR
200
306
1031
5
9
203
207
1042
952
KEYSTONE FARM DR
194
227
218 220
1064
219 223
1060
214
190
1043 1039
OAKWOOD FARMS LN 1056
206
210
215
227
1067
205 209
1063
1068
1072
1059
1075
1071
1102
1066
193
1075
COLUMBARD DR
957
6
190 1069 1065 1073
CI
328
325
15208
KYLEMORE DR 209
336
327
416
244
125
124
233
968
RY
334
332
127
126
122
234
969
BU
338
335
333
326
273
A CT MM
154 148
119
114
123
235
973
LLY
15134
RE
160
600
102
128
125
121
636
965
249
141
128
127
122 120
702
185
HO
GE
601
124
121
129
9
300
149 126
125 123
118
ROJEAN DR
189
530
RE
161
167
155 135
104
M O
328
280
252
251
100
634
340
331
290
247
624
HIGHLAND DR 127
120
REDSTART DR
178
350
GE
612
144
623
110
531
248
629
156
152
148
115
961
536
257
319
267
147 143
15302
177
255
244
MANCHESTER RD
104
257
246
242
624
164
160
151
T
41
47
114
15455
LN
323
318
15475
E
332
349
104
403
TU RN
501
403
401
407 404
342
329
628
640
122
VLASIS DR
106
105
549
333
347
738
908
106
916
914
107
15505
DG RI XB LE
334
331
C
472
342
342
127
133
906
912
105
481
709
340
338
LL
407
405
405
344
407
402
433
195
501
410
409
404
403
435
506
504
502
411 406
403
424
401
508
NORTHMOOR DR
415 408
413
LN
H
402
LN
CH
RT
505
504
QUINNMORE DR
335
438 437
507
506
503
333
426
248
233
168
TIO
O
346
341
418
288
235
155
139
128
737
128
146
142
117
118
411
626
HI
415
404
285
261
250
237
178
421
406
400
252
239
AN
510
CT
344
402
254
241
635
172
46
DR
263
243
637
28
126
120
117
1
PE
403
256
639
179
OR TH
345
LW
505
500
417
410
409 415
NI KE
506
418
508
507
512
419
OAKMONT CIR
525
519
406 513
513
348
LW
417
405
260
166
611
647
119
115
707
839
RC
124
121
113 108
251
641
650
O SS
KE NI
410
258
110
910
531
629
837
835
339
842
CI
W
116 119
253
630
CR
CT
LE
606
125
SMITH DR
122
255
249 247
604
609
527
LO
518
501
505
130
129
123 135
R LN RIA
BO
236
BURTONWOOD LN
ROMINE CIR
LILYBUD CT
NB
237
RA
IN
127
739
126
124
125
EE
803
607
610
124
129 131
GR
805
242
234
126 127
124
YS
287
245
173
118
NN
261
257 258
656
625
112
94
244
238
232
130
429
816
271
DR
249
131
106
240
260
418
409
259
256
254
252 250
621
604
125 119
113
246
241
518
0
273
253
262
258
256 254 252
250 248
239
259
257 255
253
249
617
260
255 253
251 249
247
238
138
616
700
252
245
262
402
537 531
400
426
414
304 301
305
251
542
SU
530
412
669
549
543
511
501
404
430
435
530
411
246
250 248
236
315
311 307
660
270
268 266 264
244
134
326
324 322
320
420
315
261
265
263
242
230
150
329
533
KENILWORTH LN
309
331
330
272
262
240
228
334
327 325
265
411
405
438
525
424
536 408
494
508
417
402
319
336
335
328
323
246
802
338
337
345
708
340
336
274
LIND EL L DR
254
802
DR
245
344
332
350
264
626
346
836
NT MO
AY CL
280
803
ER
776
321
255
803
DR
802
803
LN
348
343
419
480
511
519
BRIARWYCK DR
413
627
510
6
323 348
266
ON
426
CT
RY
561
350
801 345
343
427
440
503
442
436
430
542
458
426
425
465
473
528
433
457
423
1525
48
344 346
345
257
EIFF
521
152
829
831
259
802 265
782
0
828
339 341
ND LO
DA
352
342
335
S MIL L RD
DR
419
449
515
4
1524
826
UR Y LN
343
337
466
443
511
8
1523
824
DB
15212
2
1522
0
822
927
929
HL
247
151
145
820
6
1528
931
NA
253
RAU SCH
157
155 153
SU
343
243
149
842
818
2
1527
344
259
STR
239
148
WENDEVY CT 115
114
8
933
141
121
1527
837
265
N RD
167
127
4
825
932
DR
1526
830
828
934
TL AN D
1526
15310
936
938
905
117
112
CT
ER NT
ES
118
907
107
5
POR TSD OW
120
112
915
CE
838
122
116
910
111
836
124
RK WA Y DR
115 113
833
204 202
ME CT
206
205
HILLSDALE DR
PA 980
109
837
208 207
907
DR
827
CUMBERLAND PARK LN
209
202
CORONET
125
121
TWOSO
241 239
213
206
203
201
CR
210
205
981
838
ND DR
221
213
207
834
STLA CRE
240
238
340
342
K DR
LIND ELL
813
815
211
914
123
252
827 338
KE HR
GA
250
244 242
236
214
OO
260
254
816
212
916
263
DR
ET
NS
243
826
217
BR
261
SU
245
907
215
KENT CT
209
IGH TLE HUN
304
909
828
915
832
921
307
204
911
243
212
917
15336
920
206
913
234
220
218
15318
928
309
922
223
217
15314
S 930
924
310
216
214
OW
272
D DR TLAN
207
826
818
209
830
218
211
ES
925
210 208
832
220 219
217
TE TA ES
954
314
926
CR
923
915
301
215
UB
942
301
919
917
225
4
334
900
306
305
316
918 916
914 912
908
AD
1526
Y CL TR
943
966
962
CE RD
309
318
920
310
314 312
306
ME
916
314
313
302 300
910
958
318
317
310 308
TO L CT
303
345
950
322
321
313
309
IS
306
325
320
315 316
BR
965
IDEN
329
322
317
318
311
308
416
403 326
940
946
809
354
353 854
853
427
416
HOLSHIRE WAY
535
437
15182
448
435
354
353
811 356
355 856
855
462
458 454
441
355
808
815
358
449
356
810
DR
OD
453
780
362 363
357
858
857
829
840
347
942
WO
819
860 823
827
831
350 349
938
949
407
352 351
934
945
411
328
354
353
930
937
941
839
357
355
DR
PROV
LN
K
933
H CT HEAT
328
325
415
330
324
IC W WAR 944
424
510
524
327
419
359
940
926
929
BEND
532
329
CLAY
327
946
941
331
423
332
840
361
922
925
428
329
944
427
334
362
363
956
918
921
CLAY
949
336
63
334
952
431
336
333
917
440
342
344
CKET DR
346
156
55
953
435
ST WE
463
459
6
UN K CO
347 NANTU
156
947
338
439
338
945
340
914
443
340
527
1522
OO
RD
349
353
351
344 447
T DR EPOR BRIDG
7
DR GE N RID YTO 10 CLA 906 154
475
346
941
RD
N TO
AY CL
2
15400
348
342
337
15701
15498
339
76
78 79
1521
BR
LL
15548
9
15534
5
1557
339
15526
1557
9
341
47
1 1
15362
943
77
4
15404
345
75 56
54
52
48
15407
15510
51
50
15186
MI
OW
2
15569
2
345 343
49 47
6
3
1540
74
15178
S
AD 5
1103
OK CT
1560
15605
1012
15583
1010
1008
1557
49
1567
8
15
BRO 400
35
1024
1027
ME
TON
4
1006
100
100
1007
8
1020
7
154
CLAY
3
1005
100
15617
55
9
410 404
15623
156
14 10
HR KE
418
406
LN
403
D LN
11
46
548
448
73 58
554
467
435
72
507
950
409
D
405
57
15
13
45
1020
71
15138
930
415
407
59
16
12 1026
62
60
673
555
70 451
922
417
101
406
17
19
15421
408
404
OR DF BE
44
15425
BE DF OR
156
1025
156
2
515
101
530
1123
1021 1023
538
506
531
5
549
1017
1010
534
113
542
1015
578
566
D
X
402
1009
543
NO
18
42
1006
414
409
61
22
41
1046
974
512
584
540
573 561
968
520
1103
562
554
414 418
R
20
21 40
416
420
68 69
43
954
N LE
403
914
518 517
64 63
24
1050
960
1117
537
510
527
571
533
563
555
585
541
556 548
921
949
1135
LERING DR 569
943
402
554
545
3
405
401
407
405
403
CT
R
26
27
23
39
904
937
408 406 404
902
509
66 67
25
30
38
908
424
D
32
34
37
977
RE NA
FA IR
413
510
65
28
36
1054
1
419
M AY
417
409
557
466
465
460 456 454
452
439
29
31
8
1056
2
17
CHA 955 953 RTR AND CT
989
MO
417
410
105
3
16
926
509 501
473 421
419
4
15
906
918
532 524 516
415
413
411
5
CT
DR
EBRO
DEL
927
1004 523
6
ENA
909
912
33
35
7
12
O DR
15024
920
DEL EBRO DR
407
8
MOR 11
917
CAM ARG
922
910
8
9
921
919
924
1037
908
1086
15910
15926
109
928
926 638
630
622 614
603
CLAYMONT COURT CIR
23
2
2
932
646
633
621
615
604
ON MEAD CLAYT
625
159
9
10
5
106
923
1010
649
AIS DR
626
617
447
651
1592
CHA ROL
644 636
588
468 469
463 461 459
457
628
620
614 1081
590
585
582
478 476
453
455
15
17
FIVE MEAD OWS108 LN 100
587
584
9
STEEPL E HILL LN
14580
597 595 593
591
589
586
583
455
80
N RD YTO CLA
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ZON NG MAP CITY OF BALLWIN, MISSOURI
9 0
1,000 FEET
2,000 KIRKWOOD G.I.S. 2012 FEB
I
Existing Ballwin Zoning Map 22 | Ballwin Comprehensive Plan - Discovery Report
WORK NG DRAFT JULY 2018
History of Growth in Ballwin The maps on this page depict the history of growth, both residential and commercial, within Ballwin. Note that the current municipal boundary of Ballwin is shown in the maps. Ballwin’s boundary changed multiple times over the decades through annexation. The most significant decades for growth for residential occurred in the 1960’s and 1970’s. Much of the current commercial development along Manchester Road was built in the 1970’s and 1980’s.
Prior to 1950
1950’s and 1960’s
1970’s and 1980’s
1990’s and 2000’s
2010 - 2017 23 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Growth in West County West County has seen significant growth in recent decades. It is important to understand the context of Ballwin in this regional growth. The maps on this page shows commercial and residential growth in West County since 2000. The commercial development map shows limited new commercial development in Ballwin since 2000. Significant commercial development occurred in the Chesterfield Valley and key locations along Highway 141. Residential development has been widespread throughout nearby communities and the unincorporated areas of St. Louis County south of Ballwin. Within Ballwin, residential development since 2000 has been mostly infill development on remaining vacant parcels, subdivided larger parcels, and by replacement of tear downs.
Commercial Development in West County Since 2000
Residential Development in West County Since 2000 24 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
EXISTING ECONOMY AND JOBS Ballwin Business Profile The City of Ballwin is home to one of the region’s most robust commercial and retail environments. Centered on Manchester Road, retail dominates the corridor with over 1.6 million square feet of commercial/retail space. The corridor includes retail districts with large national anchors flanked by smaller retail stores, modest strip centers and small standalone businesses (local and some national chains). There is a significant concentration of car dealerships, consuming significant acreage along the Manchester Road corridor. Additional small enclaves of retail and commercial uses are also located at the intersection of Clayton and Kehr’s Mill roads.
Offices uses are concentrated around the Barn at Lucerne area, Claymont Plaza, along Manchester Road and in repurposed houses located on West Orchard and Kehr’s Mill Road, north of Manchester. There is limited office space available in the City.
there are a variety of primarily chain restaurants, including a significant fast food presence.
Ballwin currently has 275 businesses with active licenses based on data made available by the City. Most of the businesses fall within two (2) business sectors. The businesses generally consist of retail stores or personal services businesses, which include dry cleaners, salons (beauty and spa), financial advisors, banking and insurance. Additionally,
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Generally, the retail developments were constructed between 1960 and 2001, with select reinvestment and façade improvements having been made to structures in both the large and strip centers. Select redevelopment has occurred in the past five to six years, with sites reconfigured and newly constructed buildings. A survey of the commercial areas identified notable vacancies, especially in the larger retail centers. While Ballwin does not collect real estate taxes, St. Louis County’s assessed value of its commercial properties does provide some insight into how widely conditions can vary in the same market. For example, between 2012 and 2018, Central Plaza shopping center experienced a nearly 90% increase in assessed value ($3.84M in 2012 versus $7.23M in 2018) while Ballwin Plaza, its neighbor immediately to the west, has seen a nearly 20% drop in its assessed value. While the significant increase in Central Plaza’s assessed value is anomalous and may be in part attributable to under- or overestimating its assessed value over time, the difference between the two properties does demonstrate the marked difference in commercial vitality that can co-exist in the same community. There are virtually no undeveloped sites along the Manchester Road corridor with the exception of one site located west of Old Town Plaza at Ballfield Drive, which is currently for sale. Additionally, Old Town Plaza and Ballwin Plaza could potentially accommodate new development on out-parcels given the large expanse of parking lots
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Change in Assessed Commercial Property Value (2012 to 2018)
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Employment Ballwin residents are primarily employed in six (6) employment sectors. Employment in sales and office professions is 23%, Management 22%, Education and Legal 14%, Service occupations 12%, Computer and Engineering positions 9% and Healthcare professions 8%. The remaining residents are employed in the protective service, construction and production/ transportation sectors. Most Ballwin residents work in St. Louis County (81.9%) with 18.1% working outside of the County or the State of Missouri. The unemployment rate in Ballwin has ranged from 1% in Oct. 1999 to 7.6% in August 2009. The ACS estimated the unemployment rate at 4.2% in April 2016: however, Homefacts. com indicates that the rate in April 2018 is 2.5%, which would be consistent with Bureau of Labor Statistics data which shows the State and County unemployment rates being 3.6% and 3.5% respectively.
Employment Density in St. Louis County (2015) Source: LEHD on the Map, 2015
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WORKING DRAFT - JULY 2018
Commuting Most of Ballwin’s residents are employed outside of the community requiring them to commute to work. The ACS estimates that the mean travel time for residents to commute to their place of employment in 2016 was 25 minutes. ACS data also indicated that 9.3% of residents had a commute time of less than 10 minutes with 36.6% traveling over 30 minutes. The majority (92%) of the population use personal vehicles to commute to work, while only 0.4 % rely on public transportation. It should be noted that 6.7% of residents do not commute to their place of work but work at home. The nearby map shows the commuting patterns for workers in Ballwin. The arrow on the left shows the number of incoming commuters, people who come from communities other than Ballwin each day to work. The arrow on the right shows the number of Ballwin residents who leave to work elsewhere. These arrows do not indicate direction of travel, just inflow and outflow. Finally, the circular arrow shows the number of Ballwin residents who also work in Ballwin. While these commuting numbers vary slightly from the 2016 ACS data, they show the overall trend that most residents commute outside of Ballwin for their jobs.
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Commuting Patterns in Ballwin Source: LEHD on the Map, 2015
WORKING DRAFT - JULY 2018
EXISTING HOUSING Overview Neighborhoods and housing are frequently mentioned by residents as key strengths for Ballwin. With a range of housing types and price points, along with being in the highly desirable school districts of Rockwood and Parkway, the Ballwin residential market is often highly sought after. This section will review existing data and trends in housing in the City such as types of housing, market values, changes in market values, parcel sizes, and the trend of infill housing.
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Key Housing Statistics The total number of housing units in Ballwin increased to 12,435 total units in 2010 from 12,062 in 2000. The ACS estimates that the number has declined to 12,011 units in 2016. This decline is probably the result of older smaller homes being demolished and replaced with larger homes on combined residential lots. The data indicates a stable mix of owner occupied homes versus renter occupied since 2000 when there were 82.9% occupied by the owner and 17.1% occupied by renters. In 2010 these numbers had a slight shift to 82.8% owner occupied and 17.2% by renters. Ballwin has maintained a higher proportion of owner occupied homes (Ellisville 78.8%, Chesterfield 77.3%, Manchester 77.7%) than the surrounding communities except for Clarkson Valley that has 98.2% owner occupied homes and only 1.8% renters. As of 2016 ACS data, 80.4% of homes in Ballwin were owneroccupied versus 19.6% of renters, a slight decrease in owner-occupied residences from 2010.
in size and often does not offer the design and amenities of newer homes (open plan, number of bathrooms etc.). There are pockets of homes with 1800 SF or less throughout the central area of Ballwin both north and south of Manchester Road. The average household size has remained fairly consistent from 2010 (2.56 persons per household) to 2016 (2.60 persons per household). This same trend is seen in the surrounding communities with Ellisville at (2.47/2.54), Chesterfield (2.42 /2.44), Manchester (2.5/ 2.60) and Clarkson Valley (2.98/3.03)
The housing values in Ballwin and the surrounding communities remain strong with Ballwin having an owner occupied median home value of $238,400 based on the 2016 ACS. Likewise, Ellisville homes had a median value of $227,700; Chesterfield $347,000; Manchester $216,100; and Clarkson Valley $592,500.
Source: American Community Survey
The housing stock in Ballwin in terms of type is relatively homogeneous. Significantly, 81.6% of housing in Ballwin are single unit, detached residences. Small apartment complexes of 5 to 19 units represent 10.5% of the housing stock. Single unit attached and 2 unit homes represent 4.3% of the housing stock. In terms of age, approximately 66.6% of the housing in Ballwin was constructed in 1979 or earlier. Older housing stock is typically smaller 30 | Ballwin Comprehensive Plan - Discovery Report
Housing Units Built per Decade in Ballwin WORKING DRAFT - JULY 2018
Housing Types According to the 2016 ACS, there are 12,011 total housing unit in Ballwin. The totals include: 9,802 single family detached houses, 382 single family attached houses, 1,395 apartment units in small structures (2-9 units), 317 apartment units in medium structures (10-19 units), 93 apartment units in large structures (20 or more units), and 18 mobile homes.
Source: American Community Survey
Housing by Type in Ballwin 31 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Housing Value Based on St. Louis County appraised values, there is a solid range in housing based on price, with a significant percentage of homes in the $175,000 to $325,000 range. There are also areas of more modestly priced homes ($150,00 or less) along with pockets where home prices exceed $400,000 and even $500,000.
Single Family Residential - Appraised Value
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Changes in Residential Property Values For the most part, residential properties in Ballwin have appreciated in value since 2012 in comparing values to 2018. Some pockets of the City have shown decreases in residential values. However, additional analysis would have to be done comparing data from more years to fully evaluate these areas.
Change in Assessed Residential Property Value (2012 to 2018)
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Home Size The size of single family homes in Ballwin range from less than 1,000 square feet to over 4,000 square feet. The older neighborhoods of Ballwin tend to have the smaller homes of under 1,800 square feet. Newer subdivisions in the southern and northern parts of the City tend to have the larger homes of over 3,000 square feet, although pockets of large homes exist throughout the City. For comparison, the National Association of Home Builders report that the average size for a single family home in 2016 was 2,635 square feet.
Single Family Residential - Home Size (Square Feet)
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Single Family Homes - Parcel Size Most parcels for single family homes in Ballwin are under one-half acre. Parcel size does not necessarily corelate to the age of the home. Many older homes are located on parcels greater than one-half acre or one acre.
Single Family Residential - Parcel Size
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Infill Housing In recent years, there has been an increase of infill housing in Ballwin. Infill housing, in this context, is defined as either new housing on an undeveloped lot within an established neighborhood or redevelopment of an existing residential property. Redevelopment can take several forms, but is typically a tear down of a smaller home and that is replaced with a new, larger home. If the parcel is large enough, as
part of the redevelopment, the parcel will be subdivided into smaller lots with multiple new homes. The aerial photos on this page shows two examples of infill housing in Ballwin.
Example #1 shows an example of infill housing. The two parcels (approximately two acres and one acre each) on the left photo were combined and then subdivided into multiple lots (approximately one-quarter to one-third acre each) for new home construction (right photo).
Example #1 Example #2 shows another example of infill housing. The parcels on the left photo were subdivided into multiple lots for new home construction (right photo).
Example #2 36 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
EXISTING COMMUNITY ASSETS AND INSTITUTIONS Overview A strength of Ballwin is the number and quality of community assets and institutions available to City residents. This section highlights key community facilities including: ■■ Civic Buildings ■■ Education ■■ Health ■■ Libraries ■■ Public Safety ■■ Utilities
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Community Assets and Institutions 38 | Ballwin Comprehensive Plan - Discovery Report
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P1
Vlasis Park
H2
Old Ballwin School House
S2
Metro West Fire Protection District
H1
Bacon Log Cabin
R2
Ballwin Athletic Association
P3
The Pointe
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WORKING DRAFT - JULY 2018
School Districts Among the top reasons families choose to live in Ballwin is the access to high quality, nationally recognized public schools. Portions of Ballwin are served by the Rockwood School District, the largest school district in St. Louis County and the third largest in the state of Missouri. The rest of Ballwin is served by the Parkway School District, which is the third largest district in St. Louis County and in the top 10 statewide. Four of the six public schools located inside the boundaries of Ballwin are within the Rockwood District (Ballwin, Westridge, and Woerther Elementary Schools, and Selvidge Middle School), while two elementary schools in Ballwin are within the Parkway District (Claymont and Henry). Both Rockwood and Parkway are recognized as being among of the highest performing school districts in the country. Rockwood has 11 different schools that have received Blue Ribbon Awards for Excellence in Education from the U.S. Department of Education (including some that received Blue Ribbon Awards more than once), while 17 Parkway schools have been recognized with National Blue Ribbon Awards. The National Blue Ribbon Schools Program recognizes schools whose students achieve at very high levels or schools that make significant progress in closing the achievement gap. Meanwhile, the State of Missouri recognizes achievement with Gold Star Awards. Ten schools in Parkway and fifteen schools in Rockwood have earned Gold Star Awards from the State of Missouri (some on multiple occasions).
In addition to providing exemplary educational services, the two districts make their school buildings and grounds available for other community uses when not being utilized for educational or district programming. Parkway and Rockwood are two of only four districts in the State of Missouri to earn the Standard and Poor’s AAA bond rating for their stable financial condition and responsible management of district resources.
Rockwood School District Parkway School District
Rockwood was named a 2016 National School District of Character by Character.org and Parkway was named to this list in 2017. Both Rockwood and Parkway School Districts earned 98.6 percent overall scores on the most recent (2017) Annual Performance Report (APR) released by the Missouri Department of Elementary and Secondary Education. Three of the four high schools in Parkway and three of the four high schools in Rockwood earned “Silver Medal Awards” from U.S. News & World Report in their 2018 ranking of the country’s Best High Schools. 40 | Ballwin Comprehensive Plan - Discovery Report
School Districts in Ballwin WORKING DRAFT - JULY 2018
Fire Districts Ballwin falls within portions of three separate fire protection districts, which provide first responders and protective services in the event of fires or medical emergencies. Nearly all of Ballwin is served by Metro West Fire Protection District, with Station Number 1 located on Manchester in the heart of Ballwin. In addition to basic firefighting services, Metro West is the designated first-responder agency for all other non-crime emergency situations. According to District Chief Krause, over 75% of services provided by Metro West revolve around EMS, including falls among seniors in their homes. Other services include permits and inspections, community emergency preparedness, risk reduction, and safety education.
Metro West Fire Protection District West County EMS and Fire Protection District Monarch Fire Protection District
The Metro West Fire Protection District has been recognized as an “Internationally Accredited� agency since 2011. The northeast corner of Ballwin is served by the West County EMS & Fire Protection District, which had started as the Manchester Volunteer Fire Department in 1908. This district covers 21 square miles within portions of Ballwin, Manchester, Town & Country, Twin Oaks, Winchester, and unincorporated St. Louis County. A very small portion of Ballwin, at the northernmost tip, is in the Monarch Fire Protection District. This district traces its roots to 1925 when it started with one volunteer fire station and later grew to become the Chesterfield Fire Protection District. Since 2003 the district has been known as the Monarch Fire Protection District, which now covers more than 62 square miles and services all of or part of the cities of Ballwin, Chesterfield, Clarkson Valley, Creve Coeur, Maryland Heights, Wildwood, and unincorporated St. Louis County.
Fire Districts in Ballwin
Through a mutual aid arrangement, all three districts provide support and assistance to areas in Ballwin that are outside their official boundaries if their first responders can reach locations more quickly than the designated district or if the incident requires more assistance than the district can provide.
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WORKING DRAFT - JULY 2018
Police
Utilities
Libraries
Ballwin is served by the Ballwin Police Department. Ballwin began in full-time police department in 1964. Today the Police Department has over 60 employees including 51 Commissioned Officers, 10 Dispatchers, two Police Clerks, and one Reserve Officer.
Ballwin is served by a number of regional utilities and service providers.
Ballwin is not served by a library within the City limits. However, two St. Louis County libraries are in close proximity to the City. The Daniel Boone Branch is located at 300 Clarkson Road in Ellisville. The Grand Glaize Branch is located at 1010 Meramec Station Road in Manchester.
Ballwin residents have cited low crime and safety within the community as a top strength for living and working in Ballwin. The City has also been named as one of the safest cities in America. The Ballwin Police Departments has its own communication center which receive all 911 and non-emergency calls for Ballwin and Manchester.
■■ Ameren: Electrical Service ■■ Spire: Gas Service ■■ Metropolitan St. Louis Sewer District: Sewer Service ■■ Missouri American Water: Water Service ■■ Phone/Cable: Multiple ■■ Republic Services: Trash/Recycling Services Information about applicable long-term projects and initiatives by the utilities will be included with the draft plan.
The Ballwin Police Department has a number of community programs including Nixle, which is a community information service that provides important information about crime and traffic situations.
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EXISTING TRANSPORTATION Overview The City of Ballwin’s transportation “strengths” lie within its robust roadway network. There is a genuine street hierarchy providing defined vehicular routes to and within the City. The existing roadways are generally in good condition and offer a high level of service in all but the very peak commuter periods, and even in those times still operate within industry guidelines of acceptability. A high percentage of streets have sidewalks on one or both sides, creating a relatively dense pedestrian network. Furthermore, there is good transit mobility utilizing this roadway network. Finally, there is also strong vehicular and pedestrian access to individual parcels throughout the City. The weaknesses in the system are the impacts of too-much access, multiple driveways that create both vehicular and pedestrian conflicts – impacting safety and efficiency, especially in the Manchester Road Corridor. The Manchester corridor, while being a “backbone” of the City’s transportation and economic
Planned Transportation Projects network, creates a barrier to north-south travel of all modes especially pedestrians. Another weakness is the lack of an interconnected bicycle network, including both on-street and trail facilities. Public support already exists to address the major identified weaknesses: Manchester Road and a bicycle network (a fact confirmed by early stakeholder and public engagement for this Comprehensive Plan). And several studies have independently been done in the past to define these weaknesses and recommend potential solutions, although the majority of them were “shared” studies between multiple jurisdictions. The opportunity lies within an effort to mesh these previous recommendations with public support into a focused plan for the City of Ballwin to “own” and incorporate independently, empowering the City to pursue projects and funding as desired.
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At this time, there are no major projects planned for the area network. However, there are several smaller, roadway-maintenance projects listed in the region’s Transportation Improvement Program (TIP; currently for fiscal years 2018 – 2021). These include: ■■ Ramsey Lane Bridge over Fishpot Creek Replacement (2018) ■■ Ries Road Bridge over Fishpot Creek Replacement (2018) ■■ Baxter Road Resurfacing and Shared Use Path: Manchester to Clayton Road (2020) ■■ Holloway Road Resurfacing: Manchester Road to Baxter Road (2021) In addition, the Missouri Department of Transportation (MoDOT) plans to resurface and address any necessary improvements required by the Americans with Disabilities Act (ADA) on Manchester Road west of MO 141 by year 2027.
WORKING DRAFT - JULY 2018
Introduction - Mobility In regards to transportation to and from and/ or within a community, there are two main characteristics of interest: mobility and access. Mobility is the means to travel between destinations and how freely one is able to do so. Accessibility relates to the traveler’s ability to reach a destination. Mobility is provided by multiple modes (vehicles, transit, non-motorized‌), including many trips that require the use of more than one. For example, driving a car to an employer or school includes a walk trip at either end. In broad terms, mobility is more directly influenced by physical and operational characteristics of the travel network. For example, an interstate highway may provide great mobility, but limited accessibility to adjacent land uses; while a driveway to an office building provides excellent accessibility to that facility, but limited mobility. Accessibility is a function of how a transportation network is structured, but also depends on land use patterns, available modes and geographic area. When land is developed with greater density and multiple land uses are clustered together, accessibility to goods and services may be enhanced.
Moving people is an important goal of most transportation agencies. In an urban environment, however, restricting access to individual properties may be necessary to allow for the smooth, uninterrupted flow of traffic on the adjacent roads (called access management). Accessibility determines the adequacy of the transportation system and the value to related activities, such as commerce, employment, recreation, and overall quality of life. A balance between mobility and accessibility is often necessary to achieve community goals (Institute of Transportation Engineers, 2016).
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Interstate freeways are an example of providing high mobility.
WORKING DRAFT - JULY 2018
Existing Vehicular Mobility The City of Ballwin is served by a wellconnected hierarchy of roads, as shown in Figure 1. This hierarchy includes: ■■ Local roads: typically, low-volume, lowspeed, and short-distance streets serving homes and neighborhoods ■■ Collectors: provide connections between local streets and arterials ■■ Arterials: higher-volume, higher-speed facilities used to travel longer distances between cities or major destinations ■■ Interstates: for regional and long-distance travel. Note that as roadways shift from local to Interstate (as shown in the legend), the mobility of the facility increases (while the number of access points generally decreases). The northwest and northeast corners of Ballwin are entered via Clayton and Kehrs Mill Roads, both minor arterials connected to regional routes (MO 141 and MO 340, respectively). Similarly, at its southern boundaries, Ballwin is accessed via Big Bend Road, another minor arterial that intersects MO 141 and, further east, Interstate-270. The central, east-west, corridor of Ballwin is MO 100 or Manchester Road (and Historic Route 66). Although having a principal arterial bisect the City can be problematic to north-south travel within the City (especially via non-motorized modes), it provides for a high level of mobility to and within the City of Ballwin.
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Existing Major Road Hierarchy in West County (Source East-West Gateway)
WORKING DRAFT - JULY 2018
Existing Transit Mobility Considering its suburban location, Ballwin is served well by area transit (communities west of Clarkson Road have a single route connection, if any). MetroBus Routes #57, #57X and #58X currently traverse the City. Together, these Routes offer connections to the surrounding communities in West County, downtown St. Louis, and to MetroBus and MetroLink transfer points, providing transit mobility throughout the region. Beginning in year 2019, Metro plans to roll out a new
transit plan for the St. Louis region to include a simpler, yet more frequent network. The MetroReimagined Draft Plan (spring, 2018) included the three existing Routes within Ballwin, although that plan is currently in review, with a second draft anticipated in the fall. More information on the plan can be found on Metro’s website: https://www.metrostlouis. org/reimagined/.
Existing “Ballwin Station” Bus Stop on Manchester Road.
Existing MetroBus routes in Ballwin and Vicinity (Source Metro)
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WORKING DRAFT - JULY 2018
Existing Bicycle & Pedestrian Mobility Regarding non-motorized forms of transportation, the City of Ballwin has a good network of pedestrian sidewalks and crosswalks especially compared with other cities of its size and setting. The map on the following map illustrates sidewalk coverage within the Ballwin area. It should be noted that, although there are good pedestrian facilities throughout the City, Manchester Road acts as a barrier to north-south pedestrian travel. The City currently has a limited number of bicycle facilities. Most are on-street bicycle routes, accommodated via wide lanes or shoulders, or “sharrow” markings in the driving lanes. However, there are dedicated bike lanes on Clayton Road (shown in the adjacent photo) between Baxter and Kehrs Mill Roads. In October 2007, a Community Wide Trail System Plan was released for the Cities of Ballwin and Manchester. The study estimated there were already more than 20,000 people engaged in bicycling activity within the study area, including children riding to/from schools and adults regularly riding for exercise. It was determined an improved bikeway and pedestrian system for the two cities would improve safety, increase non-motorized travel, improve public health, and reduce vehicular traffic. Therefore, in addition to the general goal of improving pedestrian mobility, additional plan goals included establishing an organizational framework for the plan and developing both multipurpose trails and an on-street bikeway system within the following
10-20 years. Two of the major components in the plan were the Fishpot and Grand Glaize Greenways, following the paths of those creek alignments. However, there was disagreement within the Ballwin community over how to proceed with the plan, and implementation stalled. As with many similar efforts, a key issue is the trade-off between off-road trails or paths and an on-street network: off-road trails and paths appeal more to families and recreation pursuits but are typically more expensive to obtain right-of-way and construct versus on-street facilities where the right-ofway, and even pavement, may already exist but are shared facilities with vehicles.
Existing “Bike Lane on Clayton Road.
47 | Ballwin Comprehensive Plan - Discovery Report
Existing residential sidewalk in Ballwin.
Existing pedestrian crosswalk across Manchester Road. WORKING DRAFT - JULY 2018
Existing Sidewalks in Ballwin 48 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Existing Transportation Access Throughout the City of Ballwin, there is robust local access. Individual parcels, whether residential or commercial, typically have at least one driveway or sidewalk. The ease of mobility and plentiful access to Ballwin destinations are a positive attribute of the City, contributing to the feeling that Ballwin is “in the middle of everything�, yet easy to reach. However, the plentiful access does create congestion issues, especially within the
Manchester Road corridor, due to the high volume of turning movements introduced at multiple points. A visual of how individual access points can crowd the roadway is shown below. When each of these driveways and local street connections accommodates inbound and outbound turning movements in both directions, vehicle paths overlap, queues form, and safety is impacted. Over the past several years, efforts have been made to reduce the number of access points through
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combination and/or elimination of driveways and creating cross-access between adjacent parcels as lots are redeveloped and/or roadways are reconstructed.
WORKING DRAFT - JULY 2018
Existing Traffic Volumes An important factor of vehicle mobility is the volume of existing traffic on roadways within the City. Traffic count data was collected from the City of Ballwin, St. Louis County Department of Transportation and the Missouri Department of Transportation (MoDOT). The map on this page shows the existing volumes on major roadways in the City of Ballwin area. It should be note the area volumes are all within the expected range for their roadway classification. Although there is congestion and delays during peak travel periods, the area road network is operating as expected, and generally within industry guidelines of acceptability. More specifically, Manchester Road, while carrying significant volumes of traffic does achieve acceptable levels of service during the peak hours. The Manchester Road Great Streets Master Plan, (discussed in the following section) states that the overall impediment to transportation performance in the corridor relates to access management problems and the lack of a more coordinated street grid network (i.e. parallel secondary streets).
Existing Traffic Volumes in Ballwin 50 | Ballwin Comprehensive Plan - Discovery Report
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2011 Manchester Road Great Streets Master Plan The East-West Gateway Council of Governments (EWGCOG) released the Manchester Road Great Streets Master Plan in January 2011. It was the result of a fifteen-month planning process for the Manchester Road corridor between MO Routes 141 and 109. The multi-jurisdictional effort included representatives from the Cities of Ballwin, Ellisville, Manchester, Wildwood, and Winchester, EWGCOG, MoDOT, the West St. Louis County Chamber of Commerce and the Manchester Road Executive Committee. EWGCOG’s Great Streets Initiative aims to encourage local civic and government leaders to rethink the way communities plan and use their street corridors, to consider the full built environment (land uses) and all modes of transportation against the backdrop of healthy economic decisions. The goal of the Manchester Road Great Streets Master Plan was “to outline a roadmap for short-term and long-term land use changes and associated public improvements to the corridor”. Throughout the process there was significant stakeholder and public outreach. The final master plan included recommendations to revise and/or cluster existing and future developments to create town centers and neighborhood districts within the corridor as well as open space corridors (including Fishpot and Grand Glaize Creeks) for the City of Ballwin. These clusters, by design, would calm traffic and create pedestrian-friendly environments. Therefore, the plan additionally identified potential future transportation connections to increase access to/from and across Manchester Road. Such a broad plan can take decades to accomplish and the only transportation component of the Manchester Road Great Streets Master Plan implemented in the City of Ballwin so far has been improved wayfinding signage. However, consideration of the recommendations and goals is ongoing and having the long-term goals in place allows the City to work with other jurisdictions such as MoDOT and EWGCOG to identify funding for future projects.
The Manchester Road Great Streets Master Plan defined the following key recommendations for transportation. The maps on the following page illustrate the key recommendations. ■■ Incorporate access management guidelines • Include cross-access agreements and connected parking lots ■■ Establish a grid network of streets parallel and perpendicular to Manchester Road • Consider “back streets” or “service roads” behind businesses ■■ Additional signals at select intersections • Within Ballwin, five additional signalized intersections for vehicles are proposed. Four would be located at Highview Drive, Reinke Road, Steamboat Lane and Shirley Lane, with a fifth to the east between Timka and Lock Drives • Additional pedestrian-only signals are recommended for intersections of Manchester at Ballwin Plaza, Quail and Birchwood Drives, Larkhill Lane and Lock Drive ■■ Install a landscaped median in the center of Manchester Road • After strong parcel access is confirmed via the supporting network ■■ Incorporate an improved bicycle and pedestrian network • Maintain two travel lanes in each direction and incorporate adjacent sidewalks and bike lanes on both sides of the roadway ■■ Work with Metro to implement Bus Rapid Transit (BRT) service along the Manchester Road Corridor • (Note: the MetroReimagined Draft Plan does not incorporate BRT service but does specify increased frequency on Manchester Road.) ■■ Promote shared parking opportunities including adoption of incentive programs
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2011 Manchester Road Great Streets Plan - Illustrative Master Plan (Source East-West Gateway)
2011 Manchester Road Great Streets Plan - Final Access Management Plan (Source East-West Gateway)
2011 Manchester Road Great Streets Plan - Thoroughfare Hierarchy (Source East-West Gateway)
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2007 Community Wide Trail System Plan In October 2007, a ‘Community Wide Trail System Plan’ was released for the Cities of Ballwin and Manchester. The study estimated there were already more than 20,000 people engaged in bicycling activity within the study area, including children riding to/from schools and adults regularly riding for exercise. It was determined an improved bikeway and pedestrian system for the two cities would improve safety, increase non-motorized travel, improve public health, and reduce vehicular traffic. Therefore, in addition to the general goal of improving pedestrian mobility, additional plan goals included establishing an organizational framework for the plan and developing both multipurpose trails and an on-street bikeway system within the following 10-20 years. Two of the major components in the plan were the Fishpot and Grand Glaize Greenways, following the paths of those creek alignments. However, there was disagreement within the Ballwin community over how to proceed with the plan, and implementation stalled. As with many similar efforts, a key issue is the trade-off between off-road trails or paths and an on-street network: off-road trails and paths appeal more to families and recreation pursuits but are typically more expensive to obtain right-of-way and construct versus on-street facilities where the right-ofway, and even pavement, may already exist but are shared facilities with vehicles.
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2007 Community Wide Trail System Plan
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The Gateway Bike Plan (published in 2011), identified several potential future bike facilities within the City of Ballwin and surrounding area, including multi-use paths, shared lanes, and dedicated lanes. This plan is a cooperation between many local agencies including: the Great Rivers Greenway District, East-West Gateway Council of Governments, St. Louis County, Metro, Trailnet, and the Missouri Department of Transportation. A benefit of that cooperative agreement is that the Gateway Bike Plan is consulted prior to implementation of infrastructure projects and efforts are made to incorporate and fund components of the plan during any new construction. A portion of the proposed Gateway Bike Plan network for the City of Ballwin and the surrounding area is shown on this page. Although the plan did Gateway Bike Plan not incorporate the Fishpot and Grand Glaize Recommended On-Street Facility Greenways suggested by the 2007 Community Bike Lane Wide Trail System Plan, it does identify a network of on-street facilities Bike Boulevard within the City of Ballwin and specify the appropriate application Buffered Bike Lane Tracklanes, paved (e.g. dedicated or sharedor Cycle bike Climbing Lane shoulders, etc...).
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EXISTING PARKS AND RECREATION Overview
Existing Parks
Ballwin has a strong existing park and recreation system. Parks and recreation has been cited by residents as one of the top strengths of living in the City.
Vlasis Park
The City is currently undertaking a detailed parks and recreation master plan. This comprehensive plan will examine park and recreation issues at a high level with a focus on parks and open space from a land use perspective. The City’s parks and recreation master plan will examine in detail park and recreation facilities, programs, and future recommendations.
At 31 acres, Vlasis Park is Ballwin’s largest park. It features a baseball diamond, a playground, four tennis courts, restrooms, two ponds (one of which is stocked with fish), two pavilions, a walking path, two sand volley ball courts, and eight horseshoe courts. Vlasis Park hosts the “Ballwin Days” festival, one of the largest community events in the St. Louis area. A volunteer committee that exceeds 100 members plans and carries out the activities each year that include live entertainment, sporting events and game booths that attract more than 60,000 visitors to the three day event.
The Pointe
The park, at 13 acres, includes a pavilion, playground, and The Pointe Recreation Center. The Pointe Recreation Center is a modern community recreation facility with indoor pool, fitness center, gym, meeting space, and other amenities.
Holloway Park
Holloway Park is home to Ballwin’s North Pointe Family Aquatic Center. The North Pointe Family Aquatic Center was opened in June 2003. Visit the North Pointe web page for more information. Holloway Park is located at the North end of The North Pointe Aquatic Center. It features two lighted tennis courts, a playground, and a pavilion.
Ferris Park
Ferris Park is a nine acre neighborhood park that includes a soccer field, playground, comfort station, nature trails, and a pavilion.
Ballwin Golf Course
The Ballwin Golf Course is a nine-hole public golf course just south of Holloway park. The City acquired the course in 1974 and remodeled the clubhouse in 1994.
New Ballwin Park
New Ballwin Park is a seven acre neighborhood park that offers open space and active recreation opportunities such as two tennis courts, a multipurpose court with four basketball goals, a playground, a sand volleyball court, restrooms, a pavilion for picnicking, a walking path, and fishing.
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Existing Park Acreage Metric
Existing Park Proximity
Benchmarking existing parks and recreation is often not a precise endeavor. In the past, communities have often benchmarked to recommended ratios from the National Recreation and Park Association (NRPA). However, these ratios often did not take into account size of facilities (i.e. size of playgrounds versus number of playgrounds) and regional differences.
The circles on the park map on the following page represents a 1/2 mile radius from each park. A 1/2 mile represents a typical walkable distance. Manchester Road is a major barrier to accessing parks by walking or biking.
Today, a better metric is to compare against averages from other communities. Compared to other Midwest communities, Ballwin is on the low end of park acreage per population. However, this does not take into account private parks and open space such as the Ballwin Athletic Association, school grounds, and home owner association open space. In addition, Ballwin is located near Ellisville’s Bluebird Park and major regional parks including Castlewood State Park and Queeny Park.
As the map shows, there is a lack of accessible park space in western and eastern sections of the City. However, these areas may be served by other open space and recreation amenities such as home owner association open space or school and church grounds.
Acres
Holloway Park Vlasis Park New Ballwin Park The Pointe Ferris Park Ballwin Golf Course
In terms of acreage distribution, Ballwin Golf Course is the largest acreage representing over one-third (37 percent) of total park / recreation acres in the City.
27 31 7.5 13 9 51
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Ballwin Population Acreage per 1,000 Population - Ballwin 1 Acreage per 1,000 Population - Median for Midwest 2
30,300 4.57 10.97
Analysis of Existing Park Acreage (1) Population based on 2010 census. (2) Source: National Recreation and Park Association 2016 ‘NRPA Field Report’
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Existing Parks and Open Space 57 | Ballwin Comprehensive Plan - Discovery Report
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NATURAL RESOURCES Green Infrastructure The mature tree canopy in the neighborhoods of Ballwin not only helps to define the character of the neighborhood, but the trees provide tremendous environmental benefits such as stormwater reduction, reduced heat island effect, habitat, and improved air quality. The map on this page shows that Ballwin benefits from a large extent of tree coverage except for the Manchester Road corridor and other pockets within the City.
Tree Canopy Coverage in Ballwin
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Flood Hazard Areas Ballwin has a limited number of flood hazard area due to its upland location away from most major bottomland areas. Small areas of flood hazard exist along Kiefer Creek, Fishpot Creek, and Grand Glaize Creek. The map on this page shows areas of 1% annual chance flood hazard (100-Year Flood Zone) and 0.2% annual chance flood hazard (500-Year Flood Zone). The largest extent of flood hazard areas is along the Grand Glaize Creek at the Ballwin Golf Course and along a tributary of the Grand Glaize Creek near Forest Leaf Drive at the border of Ballwin and Manchester.
Flood Hazard Areas in Ballwin 59 | Ballwin Comprehensive Plan - Discovery Report
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Topography Ballwin has over 260’ of elevation change with a high point of approximately 750’ near Clayton Road and Kehrs Mill Road and a low point of approximately 482’ along Kiefer Creek at the southern edge of the City. Ballwin sits just east of the dividing line between watersheds. Most of Ballwin’s stormwater flows southeast through Kiefer Creek, Fishpot Creek, and Grand Glaize Creek into the Meramec River. A small part of the northern sections of Ballwin drain northward through creeks (including Creve Coeur Creek) that drain to the Mississippi River.
Topography in Ballwin 60 | Ballwin Comprehensive Plan - Discovery Report
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EVALUATING ANNEXATION OPTIONS Overview
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The map on this page shows the annexation history of Ballwin. Ballwin has grown extensively over the decades through annexation starting in 1950. The last annexation occurred in 1999.
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The comprehensive plan is a great opportunity to evaluate the advantages and disadvantages of various annexation options. As Ballwin is essentially built-out, future growth will come in the form of annexation or redevelopment. The planning team will evaluate three possible annexation scenarios during the comprehensive plan process. Changes to population, community services, and financial impacts will be evaluated to determine advantages and disadvantages of each annexation scenario. Evaluating the annexation options does not commit the City to pursue annexation, but the comprehensive plan evaluation will allow the City to make an informed decision in the future.
1995
Annexation History of Ballwin (Source: City of Ballwin)
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CITY OF BALLWIN 2018 PROPOSED ANNEXATION MAP PLAN
Process The map on this page shows the “Map Plan” that was submitted to the St. Louis County Boundary Commission in June 2018.
NCO RPO RA TE D
As part of the comprehensive plan process, the planning team will evaluate three possible annexation scenarios. Changes to population, community services, and financial impacts will be evaluated to determine advantages and disadvantages of each annexation scenario.
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Annexation is a multi-step process in St. Louis County. There is a six-year cycle in St. Louis County divided between a “Map Plan” phase and a “Proposal” phase. For the current cycle, municipalities may submit maps of potential boundary changes by July 1, 2018. A “Map Plan” reserves the right to pursue annexation during the “Proposal” phase. The “Proposal” phase is between April 15, 2019, through July 1, 2022. Submitting a “Map Plan” does not commit Ballwin to submit a proposal, nor does the “Map Plan” commit Ballwin to submit a proposal for the entire area shown in the submitted “Map Plan.” For example, in 2012 Ballwin submitted a “Map Plan” showing a boundary adjustment for potential annexation south of the City. However, Ballwin did not submit an annexation proposal. Any annexation proposal must be approved by the St. Louis County Boundary Commission and by voters in both Ballwin and the area subject to the proposal.
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2018 Possible Annexation Map Plan - City of Ballwin (Source: City of Ballwin)
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3 Community Engagement
COMMUNITY ENGAGEMENT Overview Public involvement is a very important part of the planning process. Comprehensive plans are an opportunity to develop consensus on a community vision and community priorities that will help shape growth in the community for the next 20 years. The planning team has utilized traditional and online engagement techniques to engage the community. An effective public engagement process includes informing, educating, identifying, prioritizing, and building consensus so that a shared vision is not only determined, but a commitment to implementation is developed.
Future Engagement Community engagement has included: ■■ Stakeholder and focus group meetings ■■ Citywide survey ■■ Community open house ■■ Brochures ■■ E-Newsletters ■■ Website ■■ Social media ■■ Steering committee ■■ Attending community organization events
Engagement will continue throughout the planning process. The steering committee will meet five more times, three more community open houses will be held, and the interactive website will be updated throughout the planning process. In addition, e-newsletters will be sent periodically to everyone who has participated in the planning effort so they can remain informed and involved. Updates in the planning process will be posted on the City website and at: www.BallwinsBlueprint.com
The planning team will continue to engage residents in multiple ways to ensure that they are included in the planning process.
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What We Have Heard One of the key purposes of the engagement process is to identify key issues and concerns within the community. The planning team has heard a lot about the City from its wonderful residents. There is truly a passion from the community for making Ballwin a great place to live and work. This page summarizes some of the key items that were heard during the engagement process and analysis by the planning team.
Community Strengths ■■ Central location with ease of access to local and regional resources and assets ■■ Excellent schools and school districts ■■ Safe community with low crime ■■ Good place to raise a family ■■ Sense of community and small town feel ■■ Outstanding community recreational facilities and strong park system ■■ Stable, fiscally responsible, and transparent local government ■■ City services ■■ Diverse range of singlefamily homes ■■ Well-educated, economically affluent population ■■ Well maintained City ■■ Access to shopping and dining ■■ High quality of life
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Community Weaknesses ■■ Fully-built community with limited opportunity for new residential or commercial development ■■ Age of retail / commercial areas ■■ Lack of bicycle facilities and connectivity ■■ Impediments to northsouth traffic and pedestrian circulation ■■ Older housing stock in select areas that is less appealing to modern, even first-time home-buyers ■■ Lack of vehicular access management (conflicts with driveways, etc) ■■ Gaps in the pedestrian network ■■ Shuffling of major retail tenants between commercial developments – filling one gap while creating another ■■ Lack of diversity in housing options beyond single family homes ■■ Absence of identifiable, physical ‘town center’ ■■ Lack of a cohesive City image
Threats to the Community ■■ Aging neighborhoods ■■ Changing residential character ■■ Decline of retail ■■ Decline of city revenues ■■ Aging infrastructure ■■ Increased traffic congestion ■■ Aging schools ■■ Aging population ■■ Competition from neighboring communities that may be ahead of the curve in terms of development trends
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STAKEHOLDER AND FOCUS GROUP MEETINGS Stakeholder and Focus Group Meetings Overview Stakeholder meetings have multiple benefits. The meetings identify community values,vision, goals, and potential issues early in the planning process. The meetings also allow for a more robust and honest dialogue than is often possible in a larger public meeting setting. In addition, the stakeholder meetings are an excellent way to develop lines of communications to promote the public open houses, surveys, and other comprehensive plan activities.
External Stakeholder Meetings External stakeholders are agencies and organizations that may not be located directly in the City, but often have impacts within or nearby to the City such as utilities, transportation agencies, school districts, and the county. Meetings included:
The planning team conducted numerous stakeholder and focus group meetings in Spring and Summer 2018. The planning team will follow-up with stakeholders during the planning process.
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Metro West Fire Protection District MoDOT Parkway School District Rockwood School District. St. Louis County Boundary Commission St. Louis County Planning Department
Internal Stakeholder and Focus Group Meetings Internal stakeholders are residents, organizations, developers, and businesses that are located or have interests within the City. Meetings included: ■■ ■■ ■■ ■■ ■■ ■■ ■■ ■■ ■■ ■■ ■■
Bedrin Organization City of Ballwin Police Department City of Ballwin Staff City of Ballwin Aldermen Homeowner Associations Leadership Focus Group Meeting Jay Wolfe Toyota Scion Krause-Basler Team / Keller Williams Realty L3 Corporation NRE Management Rotary Club of West County Vanderbilt Homes
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OPEN HOUSE #1 - MAY 15, 2018 “What exactly is a comprehensive plan, and will this address traffic on Manchester?” Those were just a couple of questions asked by Ballwin residents who came out to the Ballwin Golf Club on May 15, 2018 for the first community open house of Ballwin’s comprehensive planning process. At this event, community residents and stakeholders from around Ballwin were able to learn about the planning process, review the progress achieved to date, contribute ideas, and meet members of the planning team from The i5Group, the consultants selected by the city to facilitate and manage the process.
With informational display boards spread throughout the room at the golf club, attendees were able to get fairly quick overviews of the schedule for the whole process - from kickoff this past March through the anticipated adoption by the Board of Aldermen in March of 2019 – and the broad range of information gathered through the data collection and existing conditions analysis phase of the process.
In addition to illustrating information and updates for the attendees, some of the displays provided opportunities for immediate input from attendees. Among the questions asked at some of these displays were “How should Ballwin be different in twenty years than it is today?” “What type of housing is needed?” and “What is missing in the area of commercial and retail offerings / services?”
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Open House #1 cont.... Open House displays focused on: ■■ Evaluating annexation options – with maps showing annexation history from 1950 onward and other annexation map plans from 2006 and 2012 in comparison with what might be submitted by the city in 2018, and an overview of the annexation process. ■■ Maps showing existing parks, existing tree coverage areas, and existing flood hazard areas within the city and nearby. ■■ Existing land use, from single family to commercial to industrial to parks and recreation – and everything in between. ■■ Maps showing where and when residential and commercial development have taken place in the broader west county area from pre-1950 through the present ■■ Zoning and employment data ■■ Transportation, including average daily traffic counts on some of the key streets and roads within and providing access to Ballwin, and the sidewalks within the neighborhoods and subdivisions.
Meanwhile other displays provided additional opportunities for attendees to participate more directly in the process by marking up maps to show destinations where residents currently walk or bike and/or where they would like to walk or bike and the current or potential barriers, such as unsafe intersections, along those routes. To help planners, city officials, and other stakeholders see who was part of the evening’s process, attendees had the opportunity to show on a map of Ballwin where they live and/or work. Dots on the map indicated a broad cross section of the community, with dots showing attendees’ homes from 141 to Kiefer Creek and from Clayton to Big Bend and all points between. Future open houses later in the fall and early winter will provide updates on the planning process.
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Open House #1 - Representative Responses
What do you love about living in Ballwin: ■■ Great parks / recreation / The Pointe ■■ Friendly neighborhoods / friendliness / small town feel ■■ Low crime / Safety ■■ Access / Location
How should Ballwin be different in 20 years than it is today? ■■ Added quality, stable commercial establishments / Get business into the empty spots. / encourage more aesthetic features in retail / Revitalized retail and destination for entertainment for Ballwin “outsiders” / Tear down the very old, very ugly strip malls / Hopefully seas of parking will be gone for good ■■ More community feel ■■ An actual town center or “downtown” area. ■■ More pedestrian friendly / walkable (There are no walking areas like Kirkwood or Maplewood. Maybe develop some more non-Manchester business areas that are more pedestrian friendly) ■■ More modes of transportation, more traffic calming ■■ Connection of trails for walking and biking with other munis
Where do you walk or bike now, or would like to walk or bike. Existing barriers to walking and biking. 69 | Ballwin Comprehensive Plan - Discovery Report
What type of housing is needed to keep and attract a diverse spectrum of residents (young families, singles, retirees, etc)? ■■ Be sure that teardowns are used appropriately for lot sizes / No more McMansions ■■ Senior citizens complex / Senior age-inplace services / Small senior housing in residential areas / Affordable senior living What is missing in terms of commercial and retail offerings / services? ■■ Destinations to walk to and hang out / socialize in. / Mixed use centers including living with walkable distance retail / Mixeduse plaza and condos with restaurants (like 5th street in St. Charles) ■■ More small businesses and local restaurants and less (chain) retail and restaurants ■■ Create a “start-up” community ■■ Entertainment ■■ Need more entertainment venues to keep people in Ballwin (outdoor concert, theatre venues) ■■ Live theatre / Concert amphitheater
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HOME OWNER ASSOCIATION LEADERS - FOCUS GROUP MEETING On April 17, 2018 representatives from 43 subdivisions and homeowners’ associations from around Ballwin gathered at the Ballwin Golf Club to discuss their thoughts about Ballwin’s challenges and opportunities. Facilitated by planning professionals from The i5Group, the firm selected by the city to coordinate Ballwin’s comprehensive planning process, the attendees engaged in focused conversations about some of the topics that will influence the direction of the planning process as it takes shape over the next six months. Divided into small groups, participants exchanged and discussed responses to questions about the greatest strengths of living in Ballwin, the challenges facing Ballwin over the next twenty years, indications that Ballwin is moving in the right direction, and things they would like to change. The individual tables then reported out to the whole group the common themes and answers to the different questions that reflected consensus opinions.
among the challenges facing Ballwin or aspects attendees would like to change involved traffic, pedestrian safety, the need to improve or beautify conditions at some of the older shopping centers along Manchester, and a desire for more mixed-use retail, commercial, and dining options along Manchester, along with more of a town center.
regarding what they love about living in Ballwin. Attendees posted their responses to the last open-ended question on the wall for all to see, with responses ranging from “the people” to “safety,” “location,” “recreation,” and “schools.” from attendees.
Upon completion of the meeting, as a reminder of what this process seeks to preserve and build upon, participants had one additional opportunity to express their individual opinions
The respectful and healthy dialogue among community residents, including many who didn’t know each other before the evening, reflected some common responses to the question about the strengths of living in Ballwin: there seems to be widespread opinion that Ballwin is a place that is friendly and welcoming, with a strong sense of community. Other strengths identified by residents included safety, great schools - in both Parkway and Rockwood School Districts, and the proximity to various services and amenities. Meanwhile, 70 | Ballwin Comprehensive Plan - Discovery Report
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RAISING AWARENESS OF THE PLANNING PROCESS Multiple materials have been used to raise awareness of the comprehensive plan and to engage residents. Engagement materials have included: ■■ Brochures ■■ E-Newsletters ■■ Social Media ■■ City Website and Plan Website ■■ Banners ■■ Press Releases Updates during the planning process are shared via social media including Twitter, Instagram, and the City’s Facebook page with the hashtag #BallwinsBlueprint. The dedicated website for the plan is www.BallwinsBlueprint.com
Banner promoting the community survey at the information booth at Ballwin Days.
Starting with the Spring 2018 edition of the Ballwin Life magazine, there are regular updates about comprehensive plan.
Article about the comprehensive plan in the West News Magazine. Banner for the community survey at The Pointe.
Focus group meeting with home owner association leaders in April.
71 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Plan Website A dedicated website for the comprehensive plan is available at www.BallwinsBlueprint. com. The website allows residents to follow the progress of the plan by staying up-to-date on the plan schedule, review deliverables and plan information, and find out about upcoming plan events. As of July 2018, there have been over 1,600 page views of the website since the website went live in April 2018. The website also includes an online map comment tool where residents can make comments on a Google map regarding problematic intersections, development sites, bicycle and pedestrian improvements, community assets, problem areas, and general comments.
Map Commenting Tool 72 | Ballwin Comprehensive Plan - Discovery Report
Cover Page of Plan Website - www.BallwinsBlueprint.com WORKING DRAFT - JULY 2018
COMMUNITY SURVEY Survey Overview A citywide comprehensive plan survey took place from May 1 thru June 19, 2018. The survey was available online via the website www.BallwinsBlueprint.com and via paper copies at the first Open House and at City Hall. Response to the survey was strong. There were close to 600 responses to the survey. Of the 592 total responses, 591 took the survey online and one (1) took the paper version of the survey. An important aspect of the survey is that the survey is a tool at the beginning of the planning process to help inform the overall plan. The
survey helps the planning team confirm trends and identify issues that may have been missed during other engagement activities. The survey is not an end product, but is a beginning. The survey included 27 questions. The survey sought to balance the time commitment of respondents while gaining insights into particular areas and issues. The majority of the questions were multiple choice. However, most questions also allowed respondents to make additional comments to provide further insights.
73 | Ballwin Comprehensive Plan - Discovery Report
An online survey has several advantages. One, the online survey allows respondents to make in-depth comments. Second, the survey connects residents to the process. By taking the survey, respondents are connected to the project website and other forms of project communications for the remainder of the planning process. Finally, an online survey allows a greater range of respondents including those who work, visit, or shop in the City. The distribution of survey responses are shown on the following page. The full survey results are included as part of the appendix.
WORKING DRAFT - JULY 2018
Distribution of Survey Responses The map on this page shows the distribution of survey responses. Overall, there were 592 survey responses. As the map shows, there were several responses from outside the City limits. Some of these responses were from respondents that only work in the City or for other reasons such as owning property in the City. Not all 592 responses are mapped. Some responses had incomplete street addresses or could not be geocoded on the map. Ballwin - Comprehensive Plan Survey
Q2 What best describes you? Answered: 587
Skipped: 5
I live in Ballwin
81% 81%
I work in Ballwin
2% 2%
I live and work in Ballwin
11% 11%
None of the above (pleas...
6% 6% 0%
WER CHOICES
n Ballwin
10%
20%
30%
40%
50%
60%
70%
Q2: What Best Describes You?
in Ballwin
74 | Ballwin Comprehensive Plan - Discovery Report and work in Ballwin
80%
90% 100%
RESPONSES 81%
478
2%
10
11%
64
Distribution of Survey Responses WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Q3: What is your age?
Q4: How long have you lived or worked in Ballwin?
Q3 What is your age? Answered: 586
Q4 How long have you lived or worked in Ballwin?
Skipped: 5
Answered: 589
Skipped: 3
Less than 2 years
Under 19
20 to 24 2 - 5 years 25 to 34 6-10 years 35 to 44 11 - 20 years 45 to 54
55 to 64
Over 20 years
65 to 74
Not applicable
75 and over
0% 0%
10%
20%
30%
40%
50%
60%
70%
10%
9
Less than 2 years RESPONSES 2 - 5 years 1%
75 | Ballwin Comprehensive Plan - Discovery Report
5 16
13%
11 - 20 years
78
18%
Over 20 years
106
17%
Not applicable
100
22% 6%
40%
50%
60%
70%
10%
6-10 years
TOTAL
30%
RESPONSES
3%
20%
20%
80%
ANSWER CHOICES
ER CHOICES
over
Ballwin - Comprehensive Plan Survey
14% 13% 20% 39% 4%
118 129 34 586
WORKING DRAFT - JULY 2018
80%
Q5: In five words or less, explain why you love living or working in Ballwin.
76 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Q6 What are the top three strengths of living or working in Ballwin? (choose up to three) Q6: What are the top three strengths of living or working in Ballwin? (choose up to three) Answered: 538 Skipped: 53 34%
Location.
All Responses
34% 57%
Good schools.
First Tier (Top Responses) ■■ Low crime. ■■ Good schools.
57% Park and recreation...
33% 33%
Second Tier
58%
Low crime.
■■ City services (snow removal, leaf pickup, police, etc). ■■ Location. ■■ Park and recreation opportunities.
58% Natural environment.
7% 7%
Aesthetics of the community.
7% 7%
Sense of community.
Highlights
14% 14%
Amenities provided by ...
Younger Respondents (34 years old or younger)
1%
■■ Less emphasis on city services. ■■ More emphasis on dining and shopping.
1% Low cost of living.
8%
Older Respondents (65 years old or older)
8% Dining and shopping...
■■ Greater emphasis on city services. ■■ Greater emphasis on the city’s fiscal responsibility (no property taxes, etc).
12% 12%
Community events.
4% 4%
The City's fiscal...
New Residents (5 years of less)
16%
■■ Slightly greater emphasis on location and low crime.
16% Employment opportunities.
1% 1%
City services (snow remova...
39% 39%
Other (please explain)
3% 3% 0%
10%
20%
30%
40%
50%
All Responses
WER CHOICES
on. schools.
77 | Ballwin Comprehensive Plan - Discovery Report
60%
70%
80%
RESPONSES 34%
182
57%
309
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Ballwin - Comprehensive Plan Survey
Ballwin - Comprehensive Plan Survey
Q6 What the top three strengths of living or working in Q6 What are the top three strengths of living or working Q6 What in Ballwin? are the top three strengths of living or working in are Ballwin? Q6 continued.... (choose up to three) (choose up to three) (choose up to three) Answered: 83
Skipped: 16
36%
Location.
36%
51%
44%
53% Park and recreation...
39%
34%
36% 36%
39% 59%
55%
Low crime.
59%
63%
Low crime.
63%
55% Natural environment.
14%
Natural environment.
5%
14%
11% 11%
5% Aesthetics of the community.
14%
Aesthetics of the community.
5%
14% Sense of community.
53%
Good schools.
38% Park and recreation...
Low crime.
Aesthetics of the community.
44%
Location.
38%
Good schools.
34%
Natural environment.
Skipped: 18
33% 51%
Park and recreation...
Answered: 126
Skipped: 14
33%
Location.
Good schools.
8% 8%
5% Sense of community.
17%
Sense of community.
10%
17%
10% 10%
10%
Amenities provided by ...
Amenities provided by ...
Amenities provided by ...
1% 1%
Low cost of living.
Low cost of living.
13%
11% Dining and shopping...
9%
22%
18% Community events.
3%
6%
6% The City's fiscal...
27%
4%
8% Employment opportunities.
1% 1%
1% City services (snow remova...
City services (snow remova...
20%
City services (snow remova...
54%
20%
22% 22%
54% Other (please explain)
2%
Other (please explain)
7%
2% 0%
8%
27% Employment opportunities.
1%
Other (please explain)
6%
3% The City's fiscal...
4%
Employment opportunities.
18%
9% Community events.
6%
The City's fiscal...
11%
7% Dining and shopping...
22%
Community events.
Low cost of living.
7%
13% Dining and shopping...
2% 2%
7% 10%
20%
30%
40%
50%
Respondents: 34 years old and younger
ANSWER CHOICES
ocation.
Answered: 149
Good schools.
60%
70%
80%
0%
10%
20%
30%
40%
60%
70%
80%
0%
10%
20%
30%
40%
50%
60%
Respondents: New residents 33% 49 (five years or less)
70%
80%
ANSWER CHOICES RESPONSES
ANSWER CHOICES RESPONSES
RESPO
Location.
Location.
44%
Good schools.
Respondents: 65 years old and older. 36% 30 51%
42
Good schools.
38%
53%
56
WORKING DRAFT - JULY 2018
78 | Ballwin Comprehensive Plan - Discovery Report
1/2
50%
1/2
1/2
7 What are the three biggest issues facing Ballwin in the next 20 years? (choose up to three) Q7: What are the three Answered: biggest issues facing Ballwin in the next 20 years? (choose up to three) 538 Skipped: 53 Decline of retail.
37%
All Responses
37% Keeping and attracting a...
20%
First Tier (Top Response) ■■ Traffic congestion.
20% Maintaining quality of...
18%
Second Tier
18% Traffic congestion.
■■ Deteriorating infrastructure (streets, sewers, etc). ■■ Decline of retail.
52% 52%
Deteriorating infrastructu...
39%
Third Tier
39% Lack of amenities fo...
■■ Loss of trees and natural environment. ■■ Lack of alternative transportation options (biking, walking, transit). ■■ Keeping and attracting a diverse spectrum of residents (young families, singles, retirees, etc.). ■■ Maintaining quality of residential housing. ■■ Vacant or underutilized properties.
3% 3%
Lack of housing...
5% 5%
Rising cost of community...
13% 13%
Vacant or underutilize...
18%
Highlights
18% Changes to neighborhood...
9%
Younger Respondents (34 years old or younger)
9%
■■ Slightly greater concern about loss of trees and natural environment.
11%
Aging schools.
11% Loss of trees and natural...
21%
Older Respondents (65 years old or older)
■■ Greater concern about deteriorating infrastructure.
21% Lack of a city wide identit...
6%
New Residents (5 years of less)
6% Employment opportunities.
■■ Greater concern about traffic congestion.
3% 3%
Lack of alternative...
20% 20%
Other (please explain)
10% 10% 0%
10%
20%
30%
40%
50%
79 | Ballwin Comprehensive Plan - Discovery Report
WER CHOICES
60%
70%
80%
RESPONSES
WORKING DRAFT - JULY 2018
Q7 What are the three biggest issues facing Ballwin Q7 What in thearenext the20 three years? biggest issues facing Ballwin Q7 What in the arenext the 20 three years? biggest issues facing Ballwin in the next 20 (choose up to three) (choose up to three) (choose up to three) Q7 continued... Answered: 83
Decline of retail.
Skipped: 16
Answered: 149
Decline of retail.
30%
Decline of retail.
24% Keeping and attracting a...
22%
28%
21% Maintaining quality of...
15%
13%
14%
Traffic congestion.
57%
4% Lack of housing...
4%
7%
8% 15%
19% Vacant or underutilize...
18%
15% Vacant or underutilize...
13%
18%
12%
13% Changes to neighborhood...
8%
12% Changes to neighborhood...
8%
8%
7%
8%
11%
7%
11%
Aging schools.
11%
12%
Aging schools.
11%
Loss of trees and natural...
12%
Loss of trees and natural...
28%
Loss of trees and natural...
21%
28%
22%
21% Lack of a city wide identit...
7%
22% Lack of a city wide identit...
4%
7%
6%
4% Employment opportunities.
11%
6% Employment opportunities.
1%
11%
5%
1%
Lack of alternative...
5%
Lack of alternative...
23%
Lack of alternative...
21%
23%
21%
21% Other (please explain)
6%
21% Other (please explain)
9%
6% 10%
Rising cost of community...
19%
12% Vacant or underutilize...
0%
8%
4% Rising cost of community...
12%
Other (please explain)
4%
1%
Rising cost of community...
Employment opportunities.
29% Lack of amenities fo...
1%
Lack of housing...
7%
Lack of a city wide identit...
29%
46% Lack of amenities fo...
7%
Aging schools.
68% Deteriorating infrastructu...
46%
19%
Changes to neighborhood...
68%
52% Deteriorating infrastructu...
7%
Lack of housing...
Traffic congestion.
52%
57% 19%
Lack of amenities fo...
14%
15%
Traffic congestion. Deteriorating infrastructu...
21%
22% Maintaining quality of...
13%
9%
9% 20%
30%
40%
50%
Respondents: 34 years old and younger
ANSWER CHOICES
1/2
60%
Skipped: 18
24%
36% Keeping and attracting a...
28%
Maintaining quality of...
Answered: 126
36%
30% Keeping and attracting a...
Skipped: 14
70%
80%
0%
10%
9% 20%
30%
40%
50%
60%
70%
80%
0%
10%
20%
30%
40%
50%
60%
70%
Respondents: New residents RESPONSES65 years old and older. ANSWER CHOICES RESPONSES Respondents: (five years or less)
ANSWER CHOICES
80 | Ballwin Comprehensive Plan - Discovery Report
1/2
1/2
WORKING DRAFT - JULY 2018
80%
RES
Q8. What is one thing would you most like to see changed in the City? This was an open ended question and there was a wide spectrum of comments. This page summarizes the top categories of the most received comments and lists representative comments.
Traffic Congestion / Road Conditions
Retail / Restaurant & Commercial Space Desires
“An alternate route to Manchester road would be amazing. High traffic times are awful.” “Traffic.” “Traffic congestion.” “Safe driving on Manchester Rd.” “Better access off Manchester to ease congestion, and Community gathering spots.”
“More restaurants and retail shops.” “Less strip malls.” “More unique stores and restaraunts.” “More locally owned eateries.” “Less empty shopping centers.”
Parks, Recreation, & Trails
Pedestrian Safety & Infrastructure
(100 comments)
(40 comments)
“Investment in connecting parks and trails for SAFE use.” “More open space.” “More Parks and less Development.” “Add pickleball courts. “More bike paths.”
(59 comments)
(34 comments)
“Better system of trails and walking paths.” “Safe walking to Manchester road, …. More sidewalks for kids to walk to school safely.” “Bike trails connecting parks and the two recreation centers to one another.”
City Operations / Local Politics
Town Center
(24 comments)
(20 comments)
“More positive interaction between the governing officials and residents.” “That the new government center not be built on existing parkland.”
“To have an identifiable town center (such as Kirkwood and Webster Groves).” “I would love to have a real downtown...a destination people can walk, bike, or drive to, and simply hang out for the day.” “It would be great to have a community center/ town center/ square.”
81 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Ballwin - Comprehensive Plan Survey
Q9: How does the quality of life in Q10: How would you rate the Q11: How would you rate the physical Ballwin compare to ten years today attractiveness andyears image Q9 How doestoday the quality of life in Ballwin Q10 compare How would to ten you rate theof Ballwin attractiveness appearance and image ofofBallwin the community from Ballwin - Comprehensive Plan Survey ago? ago? to surrounding communities? comparedcompared to surrounding the City’s main points of entry along Q11 How would you rate theand physical of the c communities? Manchester Road otherappearance roads Answered: 521 Skipped: 70 Answered: 518 Skipped: 73 the City’s mainRd, points of entry along Manchester (Baxter Clayton Rd, Kehrs Mill Rd, Road an (Baxter Rd, Clayton Rd, Kehrs Mill Rd, New Ballwin Rd, New Ballwin Rd, Big Bend Rd, Ries Much better 8% Much better 14% Ries Rd) : Rd): 8% 14% Answered: 522
20%
Somewhat better
Skipped: 69
38%
Somewhat better
20%
38% 9%
43%
About the same
37%
About the same
9%
43% 6%
Worse
From Manchester Road
10%
Worse
6% Much worse
0%
Much worse
0%
1%
10%
20%
30%
40%
50%
60%
70%
10%
20%
30%
40%
ANSWER CHOICES 50%
60%
70%
14%
NSWER CHOICES
Somewhat better RESPONSES
38%
uch better
8% About the same
44
13%
Other Roads (Baxter Rd,...
26%
37%
Worse
20%
103
10%
out the same
Much worse 43%
225
0%
22%
OTAL
198
57%
53 2 518
33 0%
0%
57%
2% 3% 3%
6%
72
26% 193
2%
mewhat better
TOTAL
13%
RESPONSES
80%
Much better
t applicable / Don't know
80%
22% 22%
uch worse
8%
1%
0%
47%
34%
8%
0%
0%
0%
orse
34%
10%
Not applicable / Don't know
47%
37%
10%
20%
30%
40%
50%
60%
70%
2 114
Excellent
Good
Fair
Poor
No opinion
521
From Manchester Road Other Roads (Baxter Rd, Clayton Rd, Kehrs Mill Rd, New Ballwin Rd, Big Bend Rd, Ries Rd)
82 | Ballwin Comprehensive Plan - Discovery Report
EXCELLENT
GOOD
FAIR
9% 45
47% 246
34% 178
13% 67
57% 292
26% 132
WORKING DRAFT - JULY 2018
P
17% Amount of land in natural...
Ballwin - Comprehensive Plan Survey
42% 42%
27%
Q12: Overall, how would you rate 27% 8% recreation in Ballwin: Q13: How would you rate the following for parks and the overall quality of parks and Q12 Overall, how would you rate the overall quality of parks and 8% 5% recreational opportunities in Ballwin? recreational opportunities in Ballwin?
CHOICES
Ballwin - Comprehensive Plan Survey
Answered: 511
5%
Skipped: 80 43%
42%
Good
Access from Access from my my home to home to park... parks and 49% recreational facilities. 49%
41%
11% 4%
27%
Number of programs, Number of classes, programs,... activities, and events.
11%
46% 46%
13% 13%
3%
4% 1%
3%
12%
1%
8%
Fair
27%
43% 41%
42%
Excellent
12%
8% 26% Poor
1% 1% 0%
25%
26%
10%
20%
30%
40%
Amount Amount of land of60% land 50% 70% dedicated fo... dedicated for parks and recreation. RESPONSES
25%
51%
15%
80%
15%
5%
13%
3%
5% 3%
214
3% 4%
49%
3%
249
4%
8%
43
Amount of land in natural habitats Amount of land (woodlands, in natural... wetlands, prairies, etc).
17%
5
17%
511
27%
0%
42%
55%
13%
within city... parks.Â
42%
1%
55%
Amenities
51% within city Amenities
10%
Excellent
20%
Good
30%
Fair
40%
Poor
50%
No opinion
42%
2/3
27%
8% 8% 5% 5%
27% 27%
83 | Ballwin Comprehensive Plan - Discovery Report Number of programs,...
13%
46% 46%
60%
WORKING DRAFT - JULY 2018
70%
Q14: How would you rate the following park and recreation facilities in Ballwin:
Highlights ■■ While all parks and facilities were rated positively, New Ballwin Park was mentioned frequently as needing upgrades. ■■ The Pointe was rated very positively and mentioned as a key community asset. However, several comments mentioned the need to ensure that The Pointe stays competitive with other municipal and private recreation centers.
84 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Q15: How would you rate the overall appearance ofBallwin residential properties - Comprehensive Plan Survey in Ballwin?
Ballwin - Comprehensive Plan Survey Q16: How would you rate the existing housing options for keeping and Q16 Howattracting would youa rate the spectrum existing housing options for keeping and diverse of residents attracting a diverse spectrum of residents (young 5 How would you rate the overall appearance of residential properties (young families, singles, retirees, etc.)? families, singles, retirees, etc.)? in Ballwin? Answered: 502
Answered: 499
Skipped: 89
17%
Excellent
14%
Excellent
Skipped: 92
17%
14%
59%
Good
75%
Good
59%
75%
20%
Fair
10%
Fair
20%
10%
4%
Poor
2%
Poor
4%
2% 0%
CHOICES
10%
Highlights
20%
30%
40%
50%
60%
70%
RESPONSES
ANSWER CHOICES
14%
Excellent
■■ While almost 90% of respondents rated 75%the appearance Good of residential properties as ‘Excellent’ or ‘Good’, there wasFair 10% some concern about an increase in unkempt residential Poor 2% properties. TOTAL
85 | Ballwin Comprehensive Plan - Discovery Report
0%
80%
10%
Highlights 69
20%
30%
40%
50%
60%
70%
80%
RESPONSES 17%
87
59% ‘Good’ or ‘Excellent”, however 293 ■376 ■ Approximately 75% rated housing options a significant portion (almost 25%) rated20% housing options as ‘Fair’ or 100 49 “Poor’. The most frequent comment on lack of options was affordability. 4% 19 8 Respondents mentioned that starter homes were becoming too 502 expensive for young families and singles. Some representative comments499 included: “Running out of first time home buyer options” “The school systems and Ballwin being rated extremely high for safety, causes the homes to be a little more on the expensive side compared to other areas” “It is becoming expensive to live here. New housing starting at $350,000.”
WORKING DRAFT - JULY 2018
Q17: In recent years Ballwin has seen an increase of new infill housing in existing residential neighborhoods. How do you rate the following impacts of new infill housing in Ballwin. Highlights Bringing new residents to the City.
Additional traffic in existing neighborhoods.
Changes in property values.
There was a mix of opinions of the impacts of new infill housing in Ballwin. Perceived Positives: ■■ Bringing new residents to the City. ■■ Brining new investment to the City. ■■ Changes in property values.
Size of infill homes compared to surrounding homes.
Representative comments: “I think it’s good that new houses are being built where an older home was, it usually ups the values of the surrounding properties and can bring beauty back to that part of the neighborhood and also sometimes brings back younger people to Ballwin.” “Nice homes bring up values across the board.” Perceived Negatives: ■■ Additional traffic. ■■ Size of infill homes compared to surrounding homes. ■■ Size of infill housing parcels compared to surrounding parcels.
Bringing new investment to the City.
Size of infill housing parcels compared to surrounding parcels.
86 | Ballwin Comprehensive Plan - Discovery Report
Representative comments: “Some are done beautifully. Others look like they don’t belong at all.” “I worry about increased traffic, loss of natural habitat for animals, and overcrowding of [people] at community spaces like parks and schools.” “Some of these homes do it fit with the character of the neighborhood.”
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Ballwin - Comprehensive Plan Survey
Q18: How would you rate the overall What kind of non-residential development would you like Q19Q19: What kind of non-residential development would you like to see in appearance office, retail, and 18 How would you of rate the overall appearance of office, retail, and to see in the city in the future? (Check all that apply) the city inthe future? (Check all that apply) commercial buildingsbuildings in Ballwin? commercial in Ballwin? Answered: 494
Answered: 488
Skipped: 97
Skipped: 103
36%
Retail Stores
6%
Excellent
36%
6%
2%
Gas Stations
2%
56%
Good
Restaurants / Dining
56%
61% 61% 16%
Hotels
32%
Fair
16%
32%
Arts and Entertainment
57%
6%
Poor
57%
Professional Offices
6%
22% 22%
0%
10%
R CHOICES
20%
30%
40%
50%
60%
70%
80%
Industry / Manufacturing 30
6%
Over 60% of respondents rated the overall56% appearance as ‘Excellent’ or ‘Good’. Many respondents appreciated recent 32% upgrades of buildings and centers. However , there was 6% concern about the dated look of many buildings and the number of vacancies.
6% 6%
275 (may Mixed-Use include... 158
32% 32%
Educational 31 Institutions 494
18% 18% 12%
Grocery Stores
Representative comments: “The appearances of vibrant businesses are excellent, vacant properties poor.” “Some are looking dated (1970s style) and in my opinion is not architecturally appealing.” “There have been some updates to strip malls and those look good but the others need to catch up.” “Many of the commercial buildings are in need of updating/ redevelopment.”
87 | Ballwin Comprehensive Plan - Discovery Report
23% 23%
RESPONSES
Highlights
Medical Facilities
12% 24%
High-Tech
24% 6%
None
6% Other (please specify)
15% 15% 0%
ANSWER CHOICES Retail Stores
10%
20%
30%
40%
50%
60%
70%
80%
RESPONSES WORKING DRAFT - JULY 2018 36%
1
Ballwin - Comprehensive Plan Survey
Q20: How would you rate the quality of the natural environment (trees, opennatural environment 0 Howexisting would you rate the quality of the existing space, biodiversity, etc) in Ballwin?etc) in Ballwin? (trees, open space, biodiversity,
R CHOICES
Answered: 492
Skipped: 100
Highlights Representative comments: “This my favorite part of Ballwin.” “Love the trees!” “Let’s please keep it this way, it is an attractive feature of the community!” “I wish there was a better replacement system for the trees being cut down.” “Keep the tree city USA standard. Remove honey suckle whenever possible.” “Not enough open space. Retail development is essential to the city’s tax revenue, but try to balance it out with a little more green space.” “However, we need to encourage new planting of trees since so many trees are getting old and coming down. The city/community needs to address this issue.” “Many trees are showing their age.”
23%
Excellent
23%
59%
Good
59%
15%
Fair
15%
3%
Poor
3% 0%
10%
20%
30%
40%
50%
60%
70%
80%
RESPONSES 23%
111
59%
292
15%
74
3%
15 492
88 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
18%
Bicycling
37% 37%
23% Q21 How would you rate the ease of the following modes of Q21: How would you rate the ease of the following modes18% of 23% transportation in Ballwin? transportation in Ballwin? Answered: 490
18%
Skipped: 102
1% 14%
1%
14%
14%
54% 54%
22%
Vehicular
14%
Transit
20% 20%
22%
8%
27% 27%
37%
8%
2%
37%
2% 0%
10%
20%
30%
40%
50%
60%
70%
80%
11% Excellent 11%
44%
Walking / Running
44% Vehicular
30% 30%
10% 5%
Walking / Running
10%
EXCELLENT Highlights
Fair
Poor
GOOD 14% 68
No opinion
FAIR 54% 264
POOR 22% 108
NO OPINION 8% 37
Vehicular Traffic - Representative comments: 11% 44%is not fun.” 30% 10% “Manchester on the weekends 53 212 147 49 “The traffic on Manchester sucks, but what can you do?” “Manchester road becoming very, very congested.”
TOTAL 2% 9
486
5% 25
486
1/2
5%
4% 4%
18% 18%
Bicycling
37% 23%
18%
37%
23%
18%
1% 1%
Good
Pedestrian and Bicyclists “Not a bike friendly environment.” “Need dedicated bike path offset from Clayton Road to eliminate bike traffic from vehicular traffic.” “We need dedicated bike lanes and bike / hike trails.” “Walking/running and bicycling good in neighborhoods, poor overall around the city.” “Ballwin needs more bicycle lanes. The only dedicated space for bikes is on Clayton Rd.” “We have a lot of walkers and runners so sidewalk and safety should be first.” Transit “Would like to see ideas for helping seniors get around when they become unable to drive or should not be driving, but have no choice in order to get to the grocery store and to medical facilities.” “There is a bus that runs down Manchester, but crossing Manchester to board or get off is very difficult.”
14% 14%
20% 89 Transit | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Q22 What are your top three priorities for transportation in Ballwin? Q22: What are your(Choose top three uppriorities to three)for transportation in Ballwin? (Choose up to three) Answered: 495
Skipped: 97
Increased street...
All Responses 51%
First Tier (Top Responses)
■■ Increased street maintenance. ■■ More sidewalks. ■■ Improved intersection crossings for pedestrians and bicyclists.
51% More street and roadway...
24% 24% 44%
More sidewalks
44% More on-street bicycle...
Second Tier
17%
■■ More off-road bicycle trails. ■■ More street and roadway connections throughout the city.
17% More off-road bicycle trails
27% 27%
Regional bus/transit...
14%
Highlights
14% Local transit options...
15%
Younger Respondents (34 years old or younger)
15% Increased parking for...
■■ Greater desire for more sidewalks (top priority). ■■ Greater desire for more street and roadway connections throughout the city.
15% 15%
Improved intersection...
43% 43%
Other (please specify)
Older Respondents (65 years old or older)
10% 10% 0%
10%
20%
30%
40%
50%
60%
70%
80%
■■ Greater desire for local transit options. ■■ Top priority is increased street maintenance.
New Residents (5 years of less)
SWER CHOICES
RESPONSES
eased street maintenance
51%
re street and roadway connections throughout the city
24%
120
re sidewalks
44%
216
re on-street bicycle facilities
17%
84
re off-road bicycle trails
27%
134
gional bus/transit connections
14%
70
al transit options (call-a-ride, shuttle service, etc)
15%
72
eased parking for special events
15%
75
roved intersection crossings for pedestrians and bicyclists
43%
213
90 | Ballwin Comprehensive Plan - Discovery Report er (please specify)
10%
49
■253 ■ Top priority is more sidewalks.
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Ballwin - Comprehensive Plan Survey
Ballwin - Comprehensive Plan Survey
Q22 continued... Q22 What are your top three priorities for Q22 transportation What are your in Ballwin? top three priorities forQ22 transportation What are your in Ballwin? top three priorities for transpo (Choose up to three) (Choose up to three) (Choose up to three) Answered: 73
Increased street...
Skipped: 26
Answered: 135
Skipped: 28
Increased street...
36%
33% 31%
56%
17%
15%
17%
More off-road bicycle trails
29%
More off-road bicycle trails
22%
29%
30%
22% Regional bus/transit...
15%
30% Regional bus/transit...
19%
15%
14%
19% Local transit options...
8%
14% Local transit options...
27%
8%
12%
27%
Increased parking for...
Increased parking for...
25%
12% Increased parking for...
16%
25%
23%
16%
Improved intersection...
23%
Improved intersection...
42%
Improved intersection...
39%
42%
34%
39% Other (please specify)
5%
34% Other (please specify)
10%
5% 10%
45% More on-street bicycle...
15%
14% More off-road bicycle trails
0%
45%
More sidewalks
31%
More on-street bicycle...
14%
Other (please specify)
33%
15% 56% More sidewalks
Local transit options...
41% More street and roadway...
15%
40% More sidewalks
Regional bus/transit...
41%
51% More street and roadway...
40%
More on-street bicycle...
9%
10% 20%
30%
40%
50%
60%
70%
0%80%
10%
9% 20%
30%
40%
50%
60%
70% 0% 80% 10%
20%
30%
Respondents: 34 years old and eased street maintenance younger
RESPONSES ANSWER CHOICES RESPONSES Respondents: New residents Respondents: 65 years old and older. 36% 26 51% 69 Increased street maintenance Increased street maintenance (five years or less)
e street and roadway connections throughout the city
40% More street and roadway connections throughout the city
e sidewalks
More sidewalks
e on-street bicycle facilities
e off-road bicycle trails
SWER CHOICES
gional bus/transit connections
40%
50%
ANSWER CHOICES
29
More street and roadway connections15% throughout the city
56%
41
More sidewalks
31%
42
More on-street bicycle facilities
14%
10
More on-street bicycle facilities
15%
20
More off-road bicycle trails
29%
21
More off-road bicycle trails
22%
30
Regional bus/transit connections
15%
11
Regional bus/transit connections
19%
26
al transit options (call-a-ride, shuttle service, etc)
8% service, etc) Local transit options (call-a-ride, shuttle
eased parking for special events
Increased parking for special events25%
91 | Ballwin Comprehensive Plan - Discovery Report
roved intersection crossings for pedestrians and bicyclists
Skipped: 28
Increased street...
51%
36% More street and roadway...
Answered: 116
6 18
Improved intersection crossings for 42% pedestrians and bicyclists31
20
27% Local transit options (call-a-ride, shuttle service, etc)
36
Increased parking for special events 16%
21
WORKING DRAFT - JULY 2018 39% Improved intersection crossings for pedestrians and bicyclists 52
60%
Q23: How would you rate the following community services and facilities (in terms of quality, proximity, availability, etc)?
92 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Q24 How would you rate the followingcity cityservices? services? Q24: How would you rate the following
8%
2%
15%
35%
4%
38% Trash Pick-up and Recycling
1%
2%
1%
40% 42%
51% City Communicatio...
38%
5%
4% 2% 6%
40%
51%
54%
35%
7%
2%
15%
Skipped: 110
28%
7%
54%
Snow Removal
28%
Maintenance
18%
8%
Answered: 482
43%
18%
Tree Trimming
Ballwin - Comprehensive Plan Survey
9%
2%
5%
2%
7%
6%
Ballwin - Comprehensive Plan Survey
7%
6%
6%
42%
9%
0%
10%
20%
30%
40%
50%
60
13%
2%
2% 11% 2% 11%
2%
Building Permits
28%
7%
7%
Excellent
8%
3%
Ballwin - Comprehensive
1/2
40% 15% 15% City Communicatio... Tree Trimming
0%
43%
9% 18% 9% 18%
2% 8% 2% 8%
13%
40% 42%
13%
10%
20%
Good
30%
Fair
40%
Poor
38% EXCELLENT
50%
60%
70%
GOOD
FAIR
POOR
5%
Snow Removal
54% 260
35% 166
4% 17
Curbside Leaf Collection
47% 225
34% 162
7% 32
15% 73
43% 206
18% 88
51% 245
38% 181
5% 24
8% 39
27% 127
11% 51
13% 63
49% 238
28% 135
40% 192
42% 203
9% 43
51% Tree Trimming 51% Plan Survey Trash Pick-up and Recycling
49% City Communications (website, newsletter, Ballwin Life Magazine, etc)
7%
2%
80%
51% No opinion / Not applicable 51%
38% City 54% 35% 4% 2% Communicatio... 93 | Ballwin Comprehensive Plan - Discovery Report 260 166 17 10 5% Trash Pick-up
28%
7%
Excellent
and Recycling Snow Removal
28%
2%
FAIR
49% Street Maintenance
Street Maintenance
7% 15% 7% 15%
No opinion /
GOOD
Building Permits
42%
43%
Poor
EXCELLENT
11%
3%
Fair
27%
11%
7%
Good
27%
49%
28% 34%
7%
Collection
49%
47%
34% Street Curbside Maintenance Leaf
8%
47%
13%
40%
NO OPINION / NOT APPLICABLE 9% 9%
TOTAL
40% 42% 42%
6% 27
480
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Q25 The comprehensive plan will evaluate three possible annexation Q25: The comprehensive plan will evaluate three possible annexation scenarios scenarios for Ballwin. Evaluating the annexation options does not commit for Ballwin. Evaluating the annexation options does not commit the City thetoCity to pursue annexation, but thewill analysis help the City toan better pursue annexation, but the analysis help thewill City to better make make an informed in the future. Whatfactor evaluation is most informed decisiondecision in the future. What evaluation is mostfactor important to important to you as the City evaluates annexation options? you as the City evaluates annexation options? Answered: 465
Population impacts.
Skipped: 127
10% 10%
City services impacts.
22% 22%
Recreation programs and...
12% 12%
Financial impacts.
37% 37%
Zoning and land use...
12% 12%
Other (please specify)
8% 8% 0%
10%
20%
30%
40%
50%
60%
70%
80%
ANSWER CHOICES
RESPONSES
Population impacts.
10%
45
City services impacts.
22%
100
Recreation programs and park facilities impacts.
12%
57
Financial impacts.
37%
170
Zoning and land use impacts.
12%
58
Other (please specify)
8%
35
TOTAL
465 94 | Ballwin Comprehensive Plan - Discovery Report
WORKING DRAFT - JULY 2018
Ballwin - Comprehensive Plan Survey
Q26For For many communities, is often a "center" or "heart" of a Q26: many communities, therethere is often a “center” or “heart” of a communitysuch such as main street, park,park, or neighborhood that that community asaadowntown, downtown, main street, or neighborhood residentsconsider consider to be For For Ballwin, where do residents be the the“heart” "heart"ofofthe thecommunity. community. Ballwin, where you consider the “heart” of the City be? of the City to be? do you consider the to "heart" Answered: 475
Skipped: 117
Highlights
■■ Manchester Road and Vlasis Park were the top two responses for the “heart” of the City. ■■ ‘Other’ responses often mentioned that there is no “heart” of the City, or no singular location (multiple locations).
37%
Manchester Road
37% 29%
Vlasis Park
29% Ballwin Athletic...
1% 1%
North Pointe Aquatic Cent...
3% 3%
The Pointe at Ballwin Commons
11% 11%
Ballwin Golf Course and Club
2% 2%
The Barn at Lucerne
1% 1%
Other (please specify)
17% 17% 0%
10%
20%
30%
40%
50%
60%
70%
80%
ANSWER CHOICES
RESPONSES
Manchester Road
37%
174
Vlasis Park
29%
137
Ballwin Athletic Association Complex
1%
5
North Pointe Aquatic Center / Holloway Park
3%
15
The Pointe at Ballwin Commons
11%
50
Ballwin Golf Course and Club
2%
9
The Barn at Lucerne 95 | Ballwin Comprehensive Plan - Discovery Report
1%
3
WORKING DRAFT - JULY 2018
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