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Comprehensive Plan O u r c i t y. O u r f u t u r e .
Draft for Review February 2019
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INSTRUCTIONS FOR COMMENTING ON THE DRAFT COMPREHENSIVE PLAN Thank you for taking the time to review and comment on the draft comprehensive plan. Comments can be sent digitally or by mail. To comment digitally, please visit www.BallwinsBlueprint.com or www.surveymonkey.com/r/BallwinDraftPlan to access the comment form. To comment by mail, please send comments to: Andy Hixson Director of Development / Assistant City Administrator City of Ballwin 14811 Manchester Road Ballwin, MO 63011 Comments can also be made at the 7:00pm, April 1, 2019 Ballwin Planning and Zoning Meeting. Please check the City of Ballwin website or City Hall for notices or changes to the meeting schedule or agenda. The draft Comprehensive Plan can be downloaded at www.BallwinsBlueprint.com Hard copies of the draft Comprehensive Plan can be viewed at City Hall.
Comments will be accepted until April 10, 2019.
Acknowledgments A special thank you to everyone who has participated in the planning process. Ballwin is fortunate to have elected officials, committee members, residents, and staff who are passionate about their community.
City Council
Mayor Tim Pogue James M. Terbrock, Ward 1 Alderman Michael Finley, Ward 1 Alderman Mark Stallmann, Ward 2 Alderman Kevin M. Roach, Ward 2 Alderman Frank Fleming, Ward 3 Alderman Jim Leahy, Ward 3 Alderman Ross Bullington, Ward 4 Alderman Ray Kerlagon, Ward 4 Alderman
City Staff
Bob Kuntz, Interim City Administrator Andy Hixson, Director of Development / Assistant City Administrator James Link, Director of Public Works Kirsten Hochstetler, Director of Marketing and Communication
Planning and Zoning Commission Mark Weaver, Chairman Mike Utt Chad Silker Lisa Zimmerman Olivia Pieknik Tracy Bolte Michael Finley, Alderman Tim Pogue, Mayor
Comprehensive Plan Steering Committee Mike Anselmo Greg Beasley Jana Jones Wes Kuhn Craig McAleavey Anne Miller Ron Moore Mike Pettit Pam Zayas
Planning Team The i5Group
Stephen Ibendahl, ASLA, AICP Sean Thomas Roger Grow Laura Linn Christy Cunningham
i 5TThe he i5 Group Urban & Community Planning
Public Affairs Landscape Architecture
Community and Economic Development Solutions Jacqueline Davis-Wellington Elizabeth A. Noonan
T² Traffic & Transportation
Carrie Falkenrath, PE, PTOE, PTP
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Content 7
Chapter 1: Introduction
85
Need for a Comprehensive Plan Schedule and Planning Process History of Ballwin
13
67
Principle #1 - Strong Neighborhoods Principle #2 - A Modern Transportation Network Principle #3 - A Resilient Local Economy and City Revenues Principle #4 - A Strong Sense of Place Principle #5 - Leader in Active Recreation and Healthy Living Principle #6 - A Distinctive Image for Ballwin Principle #7 - Outstanding Community Services
Chapter 2: Discovery Demographics Existing Land Use Existing Economy and Jobs Existing Housing Existing Community Assets and Institutions Existing Transportation Existing Parks and Recreation Existing Natural Resources Annexation History
Chapter 3: Community Engagement What We Have Heard Stakeholder and Focus Group Meetings Open House #1 Open House #2 Open House #3 Homeowner Association Leaders - Focus Group Highlights of Community Surveys
Chapter 4: Plan Principles, Goals, and Recommendations
145
Chapter 5: Future Land Use Plan Future Land Use Plan Land Use Category Descriptions
161
Chapter 6: Scenario Planning Typical Existing Manchester Road Development Intermediate Scenario for Manchester Road Long-Term Scenario #1 for Manchester Road Long-Term Scenario #2 for Manchester Road
171
Chapter 7: Growth and Annexation Analysis Growth Analysis Analysis of Possible Annexation
193
Appendix A. Citywide Survey Results B. Visual Preference Survey Results v | Ballwin Comprehensive Plan
Chapter 8: Implementation Detailed Action Plan - Top Priorities Detailed Action Plan - All Plan Goals
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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. 8 | Ballwin Comprehensive Plan
O u r c i t y. O u r DRAFT f u tFORuREVIEW r e .- FEBRUARY 2019
The planning process began in Spring 2018 and lasted until Spring 2019. Key milestones of the process included:
1
Discovery and Awareness
2
Community Vision and Goals
3
Draft Plan Recommendations
4
Plan Refinement and Adoption
April - May 2018: Focus Group Meetings
■■ ■■ ■■ ■■ ■■
Project kickoff Existing conditions analysis Stakeholder and focus group meetings Community survey Open House #1
Mar - July 2018
SCHEDULE
May 15, 2018: Open House #1
August 2018: Discovery Report September 13, 2018: Open House #2 October 2018: Visual Pref Survey Results
■■ ■■ ■■ ■■
Visioning and goal development Growth analysis Visual preference survey Open House #2
July - Sept 2018
May 1 - June 19th: Community-wide Survey
November 29, 2018: 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
9 | Ballwin Comprehensive Plan
■■ Draft plan components and recommendations ■■ Follow-up stakeholder meetings ■■ Open House #3
Sept - Dec 2018
Updates during the planning process were available at a dedicated website for the plan (www.BallwinsBlueprint.com).
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PLANNING PROCESS The planning process began in Spring 2018 and lasted until Spring 2019. A resident steering committee helped guide the process. There were numerous opportunities for resident input including three open houses, surveys, small group meetings, a website, and social media.
Steering Committee meeting #2 on May 1, 2018.
The planning process included 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. In addition to extensive community engagement, the final comprehensive plan went through a formal adoption process including a public review period, approval by the City’s Planning and Zoning Commission and Board of Aldermen.
Community open house #1 on May 15, 2018.
Steering Committee meeting #1 on April 16, 2018.
Community open house #2 on September 13, 2018.
Focus group meeting with home owner association leadership on April 17.
Community open house #3 on November 29, 2018.
10 | Ballwin Comprehensive Plan
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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
11 | Ballwin Comprehensive Plan
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 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 and 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
12 | Ballwin Comprehensive Plan
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.
neighbor, two miles to the east. Hence the “win” 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 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
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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
14 | Ballwin Comprehensive Plan
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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. The 2010 census, however, documented 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. 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.
Ellisville at 4.40 square miles and a density of 2,078 residents/square mile; Manchester at 5.08 square miles aity density 1,494 residents/ square mile.
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 3,372 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;
15 | Ballwin Comprehensive Plan
Population of Ballwin and Nearby Communities from 2000 - 2016 DRAFT FOR REVIEW - FEBRUARY 2019
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 16 | Ballwin Comprehensive Plan
Educational Attainment in Ballwin and Nearby Communities DRAFT FOR REVIEW - FEBRUARY 2019
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, and 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.
17 | Ballwin Comprehensive Plan
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 the 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.
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) 18 | Ballwin Comprehensive Plan
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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.
19 | Ballwin Comprehensive Plan
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Existing Land Use 20 | Ballwin Comprehensive Plan
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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
21 | Ballwin Comprehensive Plan
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
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 DRAFT FOR REVIEW - FEBRUARY 2019
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 22 | Ballwin Comprehensive Plan
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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
23 | Ballwin Comprehensive Plan
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
24 | Ballwin Comprehensive Plan
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
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
497
WILDFLOWER CT
BIG BEND RD
T C LS AI TR D
G E
D
RI O AK
811
RC O
R A
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
740
5
256
840
737
4
244
604
GE TRA
812
741
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
745
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
748
749
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
729
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
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
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
744
821
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
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 3H CLEAR CREEK CT 8E CLEAR MEADOWS DR 4G CLETA CT 8F CLETA DR 8 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
E DR
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
UR Y LN
804
805
W SKY 256
DR
736
142
140
DB
O O W 328
326
327
325
808
806 807
809
E SKY LINE
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
958
KW
OA
215
918
232
962
S CT 945
941
937
D FA RM
OO
942
325
321
1209
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
102
0 110
308
102
454
968
173
1208
318
314
111 1
310
181
169 1037
1013
1009
1005
1017
1033
1021
1025
1029
1001
998
994
990
1024
1032
1028
1004
1020
1012
1016
1008
1000
985
989
981
1023
1027
1007
1011
1003
1019
977
1015
1010
1014
986
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
RICH
1108
ME
ND LA
500
9
508
512
516
504
507
511
515
14
519
523
15 502
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
A LN
218
329
44 153
910
902
957
905
816 817
237
239 232
121
OS
402
226
CT 222
LE
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
343
331
942
POR T LN
NEW
1014
3 100
41
537
251
212
311
0
114
313
310
327
335
3
469
135 1389
1352
1442
541
264
256
252
236
260
240
248
244
308
300
252
304
312
316
320
256
CT
TE RR AC E 3
D
114
O
310
O 202
306
KW
114
7
300
304
308 316
309
305
301
311
3 130
1363
766
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1112BALLWIN OAKS CT NEW 818
810
1116
111
819
1125
1120 1124
1129
1185
7
1
116 1161
5
114 0
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NE
W
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IN
DR KS OA 1196
8 2 115
1160
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114
114
116 1168
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810
830
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114
114
6
1149
113
1177
113
1132
1181
1133
1128
1156
5
1041
1045
1049
1053
1061
1057
1054
1050
1058
1062
1070
1046
1047
1055
1079
1051
1048
1046
1052 2
1
10 249
241
231
235
257
253
1101
201 205
220
OA 206
7 130 1359
445
CLUB EST
221
13 14
913
915
918
911
914
916
1011
907
903
1005
436
978
428 1009
1011
420
426
415
411
GHA M DR
NOT TIN 400
401 1004
1008
1013
CLA
156
RI DR
TER
558
546
15707
422
1041
1035
1029
1021
1028
1026
1024
1020
1018
1016
1022
502
504
5
1007
500
100
515
503
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
2 141
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
1404
655
658
90
1408
6
CT 3
225
224 643
74
430
102
313
429
103
307
122
116
433
232
311
108
106
104
437
281
230
109
107
105
113
110
108
106
104
441
229
111
109
251
445
274
273
1433
269
267
298
1429
808
812
810
212
290
142
906
900
134
282
2
901
902
130
202
136
129
143
652
904
704
706
708
710
800
802
707
804
709
806
711
801
803
708
805
807
710
809
800
200
148
146
144
141
DR
802
141
149
147
143
1586
905
654
903
804 655
274
CLETA CT
939
214
937
946
208
1587
806
IVY CT
2501 CL AR KS ON RD 2
S TR AC E
1597
ES
PR
CT
15969
63
CY
159
LE N
G S
8
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234
EA G
9 235
15944
15936
15915
2367
CT
2385
2320
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ST 5
RE
2365
OO D
237
FO
234
5 233
15933
15927
FA3 IRW
1599
87 159 81 159
88
15918 15945
159
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5
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15966
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678
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539
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810
LE
805
659
825
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533
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NG
829
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TA
833
527
TH DR
902
811
837
813
841
822
CLAYWOR
901
521
826
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LERING CT
830
907
834
809
513
811
507
813
501
815
810
2
204
9
806
804
1 845
D DR IEL
808
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146
157
810
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156
1583
812
211
106
324
R
163
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330
D
179
158
100
1501
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816
G ID
508
130
195
217
102
318
812
926 811
R
510
DR
CAYBETH DR
317
814
923
4
GE CT 3
700
KS 185
311
818
702
OA
254
1525
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705
108
NG
1517
MILL DR WIND
HO
706
123
169
250
RI SP
1509
833
709
503
5
D CT IEL
505
507
RF
509
511
513
TE BIT
DR
TE RF BIT
820
520
515
504
506
508
517
510
519
512
661
514
D IEL
504
703
E Y AV NR
507
516
509
RF
HE
511
TE BIT
674 663
LN
711
518
GREEN LANTERN
817
TH
513
OR
DR
702
468
470
472
105
214
259
1533
844
RU
667
704
W
919
5
678
446
501
902
814
2
TH
822
816
806
807 HOLLYRID 838
818
821
705
477
500
502
478
476 474
GRAYWOOD DR
AY CL
482 480
803
707
503
614
505
483
9
805
800
630
461
463
8
DR
807
802
632
474
472
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6
7
904
806 804
704
634
477
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M
824
808
809
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706
708
635
486
2
3
NEWFIELD CT
616
515
486
484
HA
701
3
1
673
500
906
707
DR
490
631
487
485
901
707
709
711
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485
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633
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492
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680
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705
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475
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480
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714
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495
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688
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487
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700
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202
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229
225
221
212
210
206
208
154
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817
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857
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608
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617
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106
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869
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736
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509
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511
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267
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500
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300
218
220
222
224
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214
216
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213
215
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304
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607
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505
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420
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315
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702
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627 625
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484 482
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830
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829 827
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505
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501
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208
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117
333
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114
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671
316
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121
416
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312
294
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293 295
297 573
585 611 623
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494
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310
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291
292 294
296
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289
298 300
304
306 308
OO
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430
438
497
495
390
101
100 303
64
11
445
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301
110
310
31
LIC
311
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
CA
DR
302
303
312
281
286
289
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310
37
DR
L
236 238
244
245 247
126
114
24
573
571
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243 144
5
250
283
283
285
144
26
GE D RID AN HL HIG
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198
241
268
1
2
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260
279
282
284
234
W
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76
14
103
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LL
321
237 239
120
301 308
315
317
319
254
258
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144
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102
D
HI
250
262
233
235
3
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TR EA SU RE
280
231
256
12
101
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148
271
281
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MO
839
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232
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465
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249
459
551
534
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273
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532
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273
275
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840 839
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846 844
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142
279
100
110
544
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PINE HOLLOW CT 422
931
940
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542
427
426
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124
130
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455 453
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10
701
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126
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502 3
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474
466
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501
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852 850
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842
841
209
212
106
102
110
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1031
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214
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843
262
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421
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457
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484
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869
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129 R CT OMA BRIGHTFIELD ASIL
118 109
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488
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847
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418
267
928
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103
235
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118
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1012
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1020
134
117
409
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538
PRIVATE RD
731
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521
516
516
HO 1004
1024
534
725
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113
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220
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125
L CT VE 114 RA
1003
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465
463
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849
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147
131
903
514
516
520
1023
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718
726
909
509
524
413
417
141
245
519
CA
502
506
510 530
MARK WESLEY LN
131
211
213 120
469
467
470
436
427
20
15
478
EW
856
855
851
848
851 906
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151
116
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484
527 531
567
152
121
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119
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523
568
518
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515
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160
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511
476
140
3
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703
489
W ON
MANORCR
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857
848
850
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908
905
858
MAGNOLIA TRACE DR
929
468
131
CT 132
212
216
222
WIND CLIF FE DR
316
112
909
460
463
405
141
440
C IR
306
SE BLVD SUNRI
120
389
LL HI
E DR TON ILL CT LES BRIARH
452
455
436
444
238
101
APP 449
426 432
904
246
253
267
HOLLY GARDEN DR
906
905 907
198
304
306
340
479
417
AL
546 550
411
422
500
444
404
137
457
460
RN VE
542
547
441
418
436
IN G
311
242
245
409
157
433
126
CLETA DR
428
261
313
241
415
LN
395
414
472
468
464
460
456
452
415
435
380 538
290
429
471
467
463
455
451
433
416
367
419
423
374
390
370
425
438
NS
309
KACEY
414
402
391
434
LA
216
324
426
488
484
476
413
257
I
360
357
349
487
479
473
409
421
NT
305
237
421
429
122
103
14734
200
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380
425
134
200
PO
279
281
309
467
144
138
130
WA RBL
204 206
227
ING CT TE LANS
221
283
277
459
436
407
408
420
428
442
446
147
127
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118
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220
POIN
266
255
GOLFWOOD DR
347
143
139
135
424
DR
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411
413
453
428 463
415
420
447
OA
415
372
420
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426
376
124
116
411
W ZE EE
WARNER CT
469
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413
HOLLY GREEN DR
448
405 410
429
312
445
461
DG
405
442
453
455
406
421
419
533
309
443
260
515
519
258
105
RI
BR
310
220
446
444
255
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409
106
14660
14650
155
307
DICKENS FARM LN
128
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108
137
132
226
352
364
294
110
105
134
253
356
363
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298
114 112
224
304
308
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EST 409 AT ES CT
438
443
416 417
427
533
314
316
445
259
257
345
116
115
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DR
431
321
440
246
DAVID HARRISON LN IN
347
399
404
305
309
305
349
347
116
115
118
117
113
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SHARON PL
218
219 218
200
307
348
335
BA LL W
336
160
136
203
213 215
219
LN
205
LN
344
443
426
336
TALL TIMBE RS MEAD 340 OWS DR
342
442
742
470
526
542
403
511
501
535
446
556
517
429
301
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402
411
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423
549
552
622
614
618
557
638
610
566
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409
431
551
619
611
543
556
564
309 305
300
TALBERT CT
439
433
609
L CT OL KN
407
622
610
614
573
444
RY KO HIC
602
832
830
826
824
L DR618 HIL
613
SS
557 565
317
308 304
120
116
205
211
210
217
224
339
126
124 122
114
207
209
212
214 216
IDE
232
331
127
14738
136
PARK CT
JASMIN
327
365
353
313
312
348
VALLEY MANOR DR
447
408 412
DOW
524
552
VO
606
518
270
282
348
406
358
504
608
575
604
449
544
648
CT
502
344
435
366
405
404
736
519
354
508
613
258
251
354
REMINGTON PLACE DR
10
362
365
414
418
730
503
500
447
637
604
608
549
405
420 426
553
541
450
549
653
649
K
545
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612
448
614
610
606
617
616
601
233
264
255
251
401
321
427
6
427
512
519
620
605
603
607
CR
407
502
513
602
408
415 419 423
425
CHERRY RIDGE CT 529
624
442
LESLIE LN
505 509
607
606
R EA CL
422
517
609 610
449
527
611
S LL 412 HI
386
416
501
538 544
548
301
251
302
325
332
308
304
122
125
14747
113
202
221
256
CT
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216
300
CT
111
204
213
215
217
242
420
440
523
541
545
252
104
110
105
206
246
254
115
107
144
247
312 COVENANT PLACE CT 276
413
N
RE 345
2
15
424 428
436 442 448
427 441
601
447
406
410
353
359
500
607
D
401
417 421
485
309
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520
516
512
627
623
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565
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511
527
519
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515
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533 628
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402
429
433 437 441 445 449
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4
TO NG
9
GOVERNOR CT
496
537
511
454 511
GW
603
558
539
411 412 418 426 430 434 438 440
537
245
248
250
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111
121
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238
119
121
148
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208
142
241
521
408
421 425
439
507
662
666
652
507
548
674
672
551
242
519
679
818
820
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607
616
PL
645
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501
666
664
662
642
682
647
643
639
635
631
646
642
638
634
670
746
814
630
NN WY
489
671
643 642
626 CT
EE N
LAC
565
678
643
639
654
650
K DR
738
722
730
702 825
827
NC
640
SHO WP
452
497
541
531
404
419
CT
425
428
1 5
MI
201
203
OO
219
243
MADRINA CT
543
535 533
409
429
404
CT
545
544
403
405
435
625
626 659
651
437
627
635
OA
733
540
500
542
444
630
663
655
654
646
NA
651
549
676
678
676
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524
539
812
547
552
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456
549
BALLWOOD DR
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528
463
460
551
523
7
467
464
553
3
471
468
555
501
525
440
408
475
472
559
550
517
436
515
476
561
557
432
437
468
REMINGTON WAY DR
563
552
242 244 246
247 249 251
MELANIE MEADOWS LN 476
455
216
BR
234
235
106
125
123
107
14754
MOCKINGBIR
119
207
218
220
237
102
104
111
156
112
211
219
224
239
101
S CT
119
152
106
203
219
228
240
192
140
114
205
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
415
500
412
652
631
518 647
CH
726
702
722
535
808
262
485
529
HIL L CT 428
404
C E YC JO 256
527
571
570
428
237
424
241
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
209
231
237
239
423
162
154
LE IG
109
101
117
200
206
214
236
425
430
238
248 253
489
574
422
251
465
OO D DR
543
679
683
681
713
531
806
249
531
524
236
247
535
528
238
418
543
530
234
576
3 2
RW
DR
DR
433
RUNNING CREEK DR
506
527
802
232
504
677
675
673
411
650
800
536 534
240
547
548
540
243 245
234
235
555
546 542
218 222 224
503
680
407
663
656
684
510
523
701
206 208 216
GREAT HILL DR
553
676
678
672
677
552
238
481
505
677
675
673
686
507
CT 744
511
519
524
526
OD
429
552
403 665
669
675
684
688
554
202
236
241
194
215
166
702
716
711
909 754
750
DR
865 863
264
101
14700
205
304
226
230
233
NG
146
CEDAR TREE LN
204
RIE S CT
150
198
101
113
157
152
308
185
438
431
22
483
470
476
434
23
483
MU
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867
904
902 900
901
268
267
145
103
109
230
437
233
239
473
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ST
527
549
448
477
571
RVE
531
685
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559 560
200
564
405
537
667
680
218
627
692
690
681
LDWO OD
ON WO
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533
541
502
515
522
408
688
689
694
680
683
382
220
626
686
682 684
380
586
539
537
HA
667 670
CT
530
569
517
BO
560 404
107
209
303
310
215
719 726
717
715
481
718
723
728
719
510
469
478
722
727
730
4
911
EN
853 910
913
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869 906
903
853
855
912
917
RD
852
851
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921
741
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857
778
925
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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
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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
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750
754
606 270
273
109
DEER MEADOW
177
400
518
US
LE BB PE 753
750
275
111
14698 14784
305
430 432
434
615 272
277
108
176
14791
612
404
702 748
610
DR
153
181
178
153
614
614
H WO279 ODS
306
HICKORY TREE LN
161
DR
616
615
406
403
402
750
747
743
404
DR
D
742
408
405
519
511
8
472
473
440
433
612
618
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705
474
480
475
442
441
624
620
AN NT MO
744
410
407
479
471
477
444
1
13
622
149
231
177
105
217
430
T CT VER
620
615
173
227
181
173 169
165
103
115
300
210
431
433
CO
436 439
624
623
616
OAK LEIG
165
239
113
111
111
ERS ON AVE
206 208
630
612
562
110
C
638
500
753
651
T
237
573
564
634
111
149
222
223 435
438
441
RADFORD LN
235
575
570
502
518
500
930 927
716
T
RUSTIC VALLEY DR 446
503
730
724
774
926
923
712
725
689
733
762
758
754
922
919
DR
721
687
729
725
721
773
CT 766 LOW WIL 770
918
915
GE RID
717
IN PO
685
714
710
NG ERI
LE ST
713
683
706
741
603
CA
709
686
489
ISP WH
911
708
NU AL W
CEDAR RUN DR
WHISPERING VILLAGE CIR
522
914
704
705
698
415
388
391
510 514
588
600
401
681
699
716
720
387
386
506
809
910
907
701
684
712
734
906
903
LEM
OO
642
640
231 233
228
6
519
670
646
645
679
698
696
694
717
704
711
385
384
389
385
807
902
887
700
579
693
738
734
752
705
548
885
646
689
730
382
387
728 881
642
687
733
GE
DR
782
380
383
415
390
519
DR
GO
552
619
IGW
529
437
515
309
721
755
RID
512
ES PIN
777
880
626
O D
683
RUN CT
381
407
WHISPERING FOREST DR
749
620
307
350
729
725
780
505
512
ON KT
LE ST
860
737
614
627
869
638
645
330
766
OA
CA
909
621
318
386
734
645
615
DR
TW
681
WOOD
OAK RUN LN 507
635
634
364 366
697
703
511
641
640
639
640
362
368
709
708
711
D
352 698
717
CT
423
DR
O
558
646
643
644
O
319
320
221
BUS H DR
227
229
227
AR
559
560
650
649
648
ER W
561
562
658
652
672
W
596
360
742
R CT
OD
707
736
740
730
609
347
747
741
735
737
O
703
407
E WO LAG VIL
673
227
230
231
448 224
225
225
523
229
5
D DR
563
564
647
655 656
365
367
TO
366
482
491
565 566
653
659 660
363
364
358
233 235 237 239 241
476 478 480
446
222
223
223
231
235
561
217 219 221 223 225 474
585
221
DR
536
568
659
663
664
355 357
356 360
348
TU 678 RFW 676
361
541
570
665
662
670
353
350
338
344
352
359
677
707
676 349
346
334
355
572
669
668 667
462
468 470 472
588
OOD
BLAZEDWOO
571
318 677
322 324
340
330
351
679
708
STRYKE
757
733
644
343
348
711
OAK MEADOWS CT
735
638
866
331
812
816
CASTLE MEADOWS CT
620
504
513
626
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
763
614
326
331 333 339
347
344
440
509
576
329
331 677
678
327 329
332
336
340 342
379
501
761
632
325
328 330
334
338
508
516
856
865
749
CASTLE PINES 504
688 324
326
325
748
ST
515
776
312
321
321 323
694
323
701
761
756
418
DR
RE
566
861
803
754
817
562
852
857
618
617
755
519
515
558
826
848
650
614
633
639 844
853
423 428
760
412
N
419
423
427
809
621 627
838
849
613
609
822
832
845
847
505
509
828
841
314
322
324
TRAGO CREEK DR
783
779
406
RU
418
422
426
450 454
327
702
BITT ERW
JEFF 308
321
RASCH CT 322
636
629
HO UB CL 618
CT
740
409
406
LN
4
476
482
14
640
110
304
117
12
MANCHESTER RD
14820
ESSEN LN 444
119
115
111 109
107
KA
630
631
112
14767
14800
120
445
307
305 303
235
220
TIM
635
628
247
228
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
248
106
14811
14802 14806
14790
447
DOW
312
302
200
232
10
304
DR
OW AD ME
455
453
306
306
484
481
491
308
308
624
14811
14819
14814
14816
14804
220
221
221
229
233
240
534
205 207 209
464 466
231
598
305
315
734
764
400
OD WO
422
418
804
825 829 833
837
552
819
410
FO 542
546
554
836
408
LE ST
CT
550
CT
601
649
751
406
CA
809
828 551
825
E
570
CT600
747
417
446
608
387
WESTGLEN VILLAGE DR
800
550
120
DR118
14808
VAIL CT
BALLWIN COMMONS DR
201 203
456 458 460
256
303 549
312
122
TR AI LS
122 112
14799
105
14830
396 392
457
215
218
254
306
324
317
346
394
413
804 603
383
390
407
815
E
379
743
345
411
423
433
771
809 817
821
578
RIE MA
782
416
412
592
DG
526
530
534
538
778
462
528
RI
822
535
AG LL VI N LE 760
772
935
535
815
CA ST LE
569
NI
787
466
461
ST LE
573
577
779
463
CA
810
809
356
773
CT
430
429
300
DR
N
DE X 317
319
768
387
823
426
425
447
816
381
839
FO
325
344
767
253
327
755
832 VILLAGE CT PINE
422
421
442
443
801
TO
806
824
818
N TO
401
918
802
335
343 347
339
RS
418
630 309
355
315
739
TG ES
759
254
323
326
362
359
W
249
OLD BALLWIN RD
307 311 315
319
705
330
771
840
410
414
417
629
303
312 316
320
334
763
371
703
304
308
313
317
322
355
346
365
VILLAGE CREEK DR
311
300
1116
1104
VE AL
468
805
351
358
352
361
406
405
409 413
414
476 480
484
488
Y
347
352
342
WEST RUN DR 902
CASTLE GLEN CT
812
DR
307
1115
1101
1107
5
901
CT
AM
401 406 406
464
AD
283
810
320 324 328
104
430
434
456
917
326 330
384
LH GIL
452
SH
343
346
322
357
380
909
917
925
405
435
508
336
318
334 338 342 346
349
376
931
926
810
333
353
364
933
400
803
329
337
342
T
372
800
321
337
450
256
296
301
305 309
451
1
252
632
275
292
321
242
251
316
315
QUAIL 350 VILLAGE
C
368
472
245
805
862
858
309 313 317 321
854
850
846
842
838
834
LL AG E
245 247 250
312
309
314 320
240
242
248
247
306
303
308
315
316
332
VI
280
286 290
300
297
296
302
830
861
826
857
853
822
849
845
841
837
833
308
314
325 329 333 337
X
293
292
305
318
322
274
294
289
288
291
303
905
424
512
285
E AG LL
868
829
864
860
825
856
852
848
844
287
328
301 305
356
432
516
281
284
283
294 809
DR
310 314
268
271
232
533
295
302
306
250 254 262
267
282
280
279
290
297
255
259
278
240
243
623
288
131
113
242
246
249
270
244
265
271
220
291
230
534
239
620
287
228
234
238
240
619
125 121
224
231
ST JOSEPHS DR
242
246
624
120
227
236
235
243
622
126
225
230
237
248
630
286 290
279
133
228
236
245
174
14837
CT
RD
396
14915
216
229
241
246
730
129
620
128
239
177
SE VE N
RS MILL
23
219 221
233
238
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
124
35
208
142
ST MARYS DR 226
DR140 L AI TR 138
EY LL
128
206
203
232
101
236
VA
308 306
224
14821
324
622
132
608
625
136
278 282
126
234
157
407
124
309
304
626
TER
MEA
DR
312
310
302
246
258
126
1
130
102
202
LEA
OWS
DR
238
247
OAK PASS
14960
142
217
205
WATFORD DR
307
305 303
205
234
283
400
138
215
241
287
284
114
204
145
14939
110
116 202
206
136
213 228
291
288
323
319
201
313
311
309
11
9
BAX
321
18
203
15 14
13 12
FAWN MEADOWS
MANOR
606
623
634
274
STONEY CREEK LN
141
137
115
604
611
621
635
140
117
122
110
7
8
7
244
N DR
EE
BALLWIN
609
619
633
144
270
109
SEAWIND DR
132
226
230
244
627
724
119
120
205
211
241
725
15008
135
109
417
W ORCHARD AVE 15001
15037
15061
118
125
C TE AZ
DR
14913
119
219
235
441
110 106
124
207
222
237
442
GIL LA
111
100
112
120 203
292
GR
DR
KEH
112
232
236
444
192
8
6
112
114
117
446
123
15025
15031
448
183
128 124 120 116 112 110
300
116
450
301
120 118
RAMSEY LN
607
618
613
631
266
605
616
629
219
241
252
272 274 276
VI
840
866
417
420
449
119
15065
603
614
622
624
223
218
117
299
240
248
N PE AS
836
869
865
881
410
R
589
454
121
135
133 131 129
127
5
221
310
643
634
618
609 309
CLEA R MEAD 4 5 6
291
OD WO
315
325
3
11 10
11
94
141
139
134 132 130
128
302 300
226
206
MIL L RD
307 305
303
251
617
323
9
310
486
483
EN GL
490
305
642
625
318
319
284
133 131
129
S
3 4
295
576
574
582
KE HR
306
312
307
15
488
485
401
493
309
OAK PATH DR
CT
633
322
323
215
PA TH
641
326
17
2
214
506
572
122
GE SA UE BL BO LT ON DR
332
327
207
304
K
295
331
376
COOL MEADOWS DR 212 312
215
211 509
570
559
586
588
584
114
125
124
123
112
233
238
350
MI
ES
559
577
575
GU RA SP
BU
221
554
562
513
204
DR
LL
W
CT
312
SPR
569
571
587
333
241
218
546
530
208
NE
510
248
552
555
AG
DR
RY
HOLLOWAY RIDGE CT
551
516
335
378
375
360
306 304 302
294
556 L CT S MIL 560 UE
563
560
122
201
251
525
521
567
212
207
202
548
107
127
126
125
15110
223
237
362
OA
336
380
377
217
528
536 540 544
211
206
535
546
STODDARDS MILL DR
525
128
127
15115
232
234
379
212
527
260
CT 246
563
340
487
405
494
495
314
14
490
489
497
497
316
7
287
346
339
214
309
300
216
205
566
130
129
15200
601
232
366 364
1
545
547
215
210
209
561
550
DR
220
214
132
131
15201
15209
233
317
308
553
LL
571
568
578
N MI TO ING RL 560
CT
213
564
203
112
116
118
15121
601
234
319
315
221
420
BU
565
212
217
559
563
570
561
219
POINTE LUCERNE
WHITE ACRE CT
221
217
RENEHALE DR
126
118
201
231
232
GREENMORE DR
312
317
313
R
240
227
248
229 225
216
256 250
WINDSOR MILL DR
233
222
579
ST OR 251 S MI LL
577
244
237
226
224
220 218
567
590
583
248
574
250
215
241
228
225
217
202
594
252
245
230
229
221
219
208
260 252
520
221
227
CT
D
597
553
593
244
225
254
115
253
249
231
227
222
214
133
229
235
321
318 316 314
423
309
261
257
559 232
107
105
121
114
109
233
232
230
323
218
555
557
236
106
238
253
265
240
238
108
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
242
272
270
103
201
229
228
SE RO RK 332
333
316
O
CI
R TE ES IC LE 248
250
209
230
227
226
232
PA
AD
R 107
220
236
211
224
227
361
336
318
N
314
319
273
EE
127
220
223 225
229
304
316
321
512
508
506
104
TR
615
120
612
620
DR R RKE 221
304
318
313
323
320
315
513
428
RO
103
109
615
621
PA
224 226
363
338
583
132
609
228
249
DR
422
317
420
CO
516
514
279
623
625
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
NE
TE
104 101 102
256
122
111
611
613
619
287 291 295
830
436
522
B
249
15230
617
226
226
262
256
275
286
285
876
872
303
307
D
492
509
839
CT
7
312
113
N
523
527
PI
H
106
264
247
246
IG
LUCERNE CROSSING CT 102
107 105 103 100 101
108
240
283
283
279
360
504
517
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
279
222
277
848
496 500
E LN TE TRE
118
114
15215
222
225 224
231
742
275
220
260
271
278
835
1 443
495
503
273
114
560
564
428
505
408
403
311
NB
262
255
251
146
110
101
LN
ON RT BA
227
258
264
267
274
293
FO
448
556
263
270
855
428
860
A
218
273
268
289
AGE VILL
868
309
415
423
568
596
271
728
264
282
K CT
870
ES TR U
427
572
W DR
8
W 0
431
576
276
885
4
465
580
D DR MEA
113
2
EN ST AR M 324
536 593
267
240
303
460
584
E MEDO VILLAG
114
6
373
114
DR
852
212 216
244 248
259
266
269
272
EST FOR
307
972
463
588
WHI
A DR MM
110
110
242
259
263
256
255
352
455
565 569
GE
943
311
548
573
255
208
260
251
258
262
265
268
OO BR
287
315
312
451
577 581
585 589
519
LL O
120
116
107
243
210
252
AGE VILL
1
0
369
115
275
LA VIL
444
557
1260
844
254
261
264
283
453
E DR 552
253
257
260
271
100
457
256
267
883 331
316
100
540
249
826
857
122
1229
1237
263
884
CT
1008
532
235
825
6
1120
549
512
1446
1460
853
122
1230
1234
1238
259
335
544
AC
250
106
120
111
15225
15240
112
736
6
N
450
540
TE 530 RR
247
723
121
BY
426
426
428
SHE266 101 FFIE 102 LD CT
257
264
105
NEW BALLWIN RD
926
922
900
329
255
1217
536
4
532
ER
252
144
106
230
237
251
323
6
447 516
262
113
110
925
921
233
440
WE TH
254
APPLEGATE LN
734
224
ON CT
225 229
245
239
439
515
313
DE
120
15221
251
SHANN
219 221
279
446
539
315
284
124
126
109
107
243
203
203
900
880
542
506
524
BALLY
208
122
8
8
912
204
CT
215 217
247
419
ELL
211
220
877
442
1130
SEW
530 535
934
2
519
518
519
501 125
500
523
529
0
121
209
870
1012
438
256
645
115 113
112
15253
206
207
216
251
1213
101
449
121
20
OWS
511
1440
N CT
507
1428
1439 145
426
501
1306
1435
PLETO STEE
HLAND ME AD RI C 1431
1255
422
425
445
1128
503
403
1403 1427
7
402 421
930
112
4
417
1312
1423
449
209
1123
134
425
1419
1251
416
409 1320
1415
1119
8
1599
1411
441
RO
1215
CT
1230 1236
437
508
317
286
124
15287
202
205
208
212
255
319
1242
1247
201
2
1170
1173 1203
ST 21 OK E
1235
933
339
134
434
1407
EY
1239
1243
122
AV E RS TO
1166
1163 1167
GR
8
410
433
4
320
318
407
282
275
140
122
117
116 114
238
327
434
8
1162
1159
13 3
2
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
929
323
445
1368
T CT
6
1328
1142
1155
1336
1122
113
113
228
377
332
465
137
1380
1044
1150
1151
450
1360
456
5
215
1207
351
402
414
418
1
9
1147
457
422
986
338
317
113 113 1143
461
414
217
235
307
113
211
8
4
0
304
300
263
58
115 113
114
1203
308
9
401
405 409
413
418
430
441
438
453
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
410
8
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
406
346
359 361
381 385
365
312
1313
402
311
1400
RS
1547
HU
1595
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
437
426
1591
258
334
449
398
1592 8
CA
246
326
CT
331
443
418
157
E OAK
322
CT 334
394
8
CT
318
1355
392
121
242
267
274
314
E AC RR TE
388
417
1570
4
8
317
323
1351
1562
1566
2
N
1409
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
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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 25 | Ballwin Comprehensive Plan
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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 26 | Ballwin Comprehensive Plan
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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 27 | Ballwin Comprehensive Plan
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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.
28 | Ballwin Comprehensive Plan
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
29 | Ballwin Comprehensive Plan
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
30 | Ballwin Comprehensive Plan
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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.
31 | Ballwin Comprehensive Plan
Commuting Patterns in Ballwin Source: LEHD on the Map, 2015
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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.
32 | Ballwin Comprehensive Plan
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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 82.9% of homes occupied by owners and 17.1% occupied by renters. In 2010, these numbers shifted slightly 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 where 98.2% of homes are owner occupied and only 1.8% are occupied by renters. Per 2016 ACS data, 80.4% of homes in Ballwin were owner-occupied 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 at 2.42 /2.44, Manchester at 2.5/ 2.60 and Clarkson Valley at 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. 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 homes 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 33 | Ballwin Comprehensive Plan
Housing Units Built per Decade in Ballwin DRAFT FOR REVIEW - FEBRUARY 2019
Housing Types According to the 2016 ACS, there are 12,011 total housing units 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 34 | Ballwin Comprehensive Plan
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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
35 | Ballwin Comprehensive Plan
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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)
36 | Ballwin Comprehensive Plan
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Home Size The size of single family homes in Ballwin ranges 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
38 | Ballwin Comprehensive Plan
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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 that is then 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 39 | Ballwin Comprehensive Plan
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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
40 | Ballwin Comprehensive Plan
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Community Assets and Institutions 41 | Ballwin Comprehensive Plan
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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
42 | Ballwin Comprehensive Plan
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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. 43 | Ballwin Comprehensive Plan
School Districts in Ballwin DRAFT FOR REVIEW - FEBRUARY 2019
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.
44 | Ballwin Comprehensive Plan
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Police
Utilities
Libraries
Ballwin is served by the Ballwin Police Department. Ballwin established a 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. They include the following:
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.
■■ 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
The Ballwin Police Department has its own communication center which receives all 911 and non-emergency calls for Ballwin and Manchester. 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.
45 | Ballwin Comprehensive Plan
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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
46 | Ballwin Comprehensive Plan
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.
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.
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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.
47 | Ballwin Comprehensive Plan
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).
Interstate freeways are an example of providing high mobility.
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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.
48 | Ballwin Comprehensive Plan
Existing Major Road Hierarchy in West County (Source East-West Gateway)
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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)
49 | Ballwin Comprehensive Plan
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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 50 | Ballwin Comprehensive Plan
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.
Existing residential sidewalk in Ballwin.
Existing pedestrian crosswalk across Manchester Road. DRAFT FOR REVIEW - FEBRUARY 2019
Existing Sidewalks in Ballwin 51 | Ballwin Comprehensive Plan
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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
52 | Ballwin Comprehensive Plan
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
combination and/or elimination of driveways and creating cross-access between adjacent parcels as lots are redeveloped and/or roadways are reconstructed.
DRAFT FOR REVIEW - FEBRUARY 2019
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 53 | Ballwin Comprehensive Plan
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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 multi-purpose 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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57 | Ballwin Comprehensive OSAGE 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. 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.
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
27 31 7.5 13 9 51
Total
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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’
59 | Ballwin Comprehensive Plan
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Existing Parks and Open Space 60 | Ballwin Comprehensive Plan
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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 62 | Ballwin Comprehensive Plan
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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 63 | Ballwin Comprehensive Plan
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ANNEXATION HISTORY Overview
1981
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1981 1976 1959 1996 1989
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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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1972 1954 1999
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RIES RD
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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 evaluated three possible annexation scenarios. Changes to population, community services, and financial impacts were 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 had to 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
69 | Ballwin Comprehensive Plan
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. 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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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: ■■ ■■ ■■ ■■ ■■ ■■
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?”
Introduction - Mobility 71 | Ballwin Comprehensive Plan
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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.
72 | Ballwin Comprehensive Plan
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.
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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
Where do you walk or bike now, or would like to walk or bike. Existing barriers to walking and biking. 73 | Ballwin Comprehensive Plan
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
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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OPEN HOUSE #2 - SEPTEMBER 13, 2018 A diverse mix of Ballwin residents and community stakeholders came out to The Pointe recreation center on September 13 for the second of three community open houses during Ballwin’s comprehensive planning process. While viewing display boards with details and illustrations related to results from the community survey conducted over the spring and summer, and other data collection and analysis conducted to date, attendees were able to meet and exchange ideas with representatives from The i5Group, the consultants selected by the city to facilitate and manage the process. Poster boards throughout the room provided highlights of the recently released Discovery Report, which detailed the results of the community survey, including graphics showing key findings, maps of community assets, and other information gathered over the past six months.
74 | Ballwin Comprehensive Plan
As members of the community learned more about the draft plan categories and key goals, they were able to ask questions and share their perspectives and comments with the planners, including whether anything is missing from the goals and values listed in the Discovery Report and on the display boards. The evening also served as the launch for the community-wide visual preferences survey. Whereas the previous survey of the community focused on identifying key themes and priority issues to be pursued through the planning process, the visual preference survey focuses more directly on some of the physical features of near or long-term developments that will shape the character of Ballwin in the coming years. With poster boards illustrating a variety of different images related to key issues to be addressed in the plan, from infill housing and mixed-use development to pedestrian and bicycle crossings and community entry markers, attendees recorded their preferences
regarding what they did or did not like about the various options. Another key feature of the open house was an opportunity for planners to get feedback from community stakeholders on whether the process is on track or whether there are concepts or issues that are still missing. Those attending this event registered their assessment of the process so far by “voting” with sticky dots on one of the display boards. All indicated that they thought the process was either “great” or “generally good” at this stage of the process.
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OPEN HOUSE #3 - NOVEMBER 29, 2018 On Thursday, November 29, residents and stakeholders from throughout Ballwin, along with some residents of areas under consideration for annexation, gathered at The Pointe at Ballwin Commons for the third and final open house of Ballwin’s comprehensive planning process. With the stated purposes of providing the community with an overview of what has gone into the planning process to date and sharing draft components of the comprehensive plan, display boards were arranged throughout the meeting room to allow attendees to see visual highlights of the plan and discuss the details with members of the planning team. The previous open house included boards depicting visual representations of different approaches for addressing infill housing, transportation improvements, pedestrian safety, and commercial and mixed-use design elements. Consequently, this session offered the results from that past meeting and the visual preference survey that had been conducted with residents throughout Ballwin in September. Several other boards displayed possible strategies for addressing traffic congestion on Manchester, potential long-term redevelopment concepts for Manchester Road, especially in the context of residents’ interest in a new “town center” style of mixed-use development near the heart of the community.
annexation area indicated a desire to see the annexation happen so that they once again could receive quality City services from Ballwin. After viewing all of the display board and talking with planning consultants or City staff who were present, attendees were encouraged to provide their thoughts and feedback in writing via comment forms. Through these forms and in-person comments, attendees expressed general support for the direction of the planning process, along with a mix of critiques and compliments.
“Really appreciate the in-depth look at all aspects of the plan and that you have encouraged active participation by residents.” Comment from Attendee
Of particular interest to some attendees from areas just outside Ballwin’s current borders were the displays showing analysis of areas for possible annexation. One former Ballwin resident who now lives in the proposed south 75 | Ballwin Comprehensive Plan
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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, 76 | Ballwin Comprehensive Plan
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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.
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Focus group meeting with home owner association leaders in April. DRAFT FOR REVIEW - FEBRUARY 2019
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 78 | Ballwin Comprehensive Plan
Cover Page of Plan Website - www.BallwinsBlueprint.com DRAFT FOR REVIEW - FEBRUARY 2019
HIGHLIGHTS OF THE 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
79 | Ballwin Comprehensive Plan
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.
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. Highlights of survey responses are shown on the following page. The full survey results are included as part of the appendix.
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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
80 | Ballwin Comprehensive Plan and work in Ballwin
80%
90% 100%
RESPONSES 81%
478
2%
10
11%
64
Distribution of Survey Responses DRAFT FOR REVIEW - FEBRUARY 2019
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%
All Responses
WER CHOICES
on. schools.
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40%
50%
60%
70%
80%
RESPONSES 34%
182
57%
309
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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%
82 | Ballwin Comprehensive Plan
WER CHOICES
40%
50%
60%
70%
80%
RESPONSES
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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.”
83 | Ballwin Comprehensive Plan
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HIGHLIGHTS OF THE VISUAL PREFERENCE SURVEY Mixed-Use Development - Open House Voting
i5
Survey Overview The visual preference survey was a tool to start to translate what has been heard into a preferred community design. The images were intended to illustrate conceptual ideas and do not represent specific or actual proposals. There were six categories of images with five images in each category. Categories included: ■■ ■■ ■■ ■■ ■■ ■■
Infill Housing Mixed-Use Development Neighborhood Commercial Community Entry Features Bicycle and Pedestrian Facilities Bicycle and Pedestrian Crossings
Mixed-Use Development Above: Participants at the second Open on September take the preference survey. opment (retail,House housing, office, etc). Long-term, as13th redevelopment takesvisual place along Manchester Road, what is your preference for mixed-use development? Below: Example of the results from the online visual preference survey. Many commercial corridors, such as Manchester Road, are transitioning from big box and strip retail to more mixed-use devel9 | Ballwin Comprehensive Plan - APPENDIX: Visual Preference Survey Results
p
p Participants had two opportunities to take the visual preference survey. The first opportunity was at the second open house for the comprehensive plan on September 13, 2018, at The Pointe. The other opportunity was online from September 13 to October 10, 2018, via the project website at www.BallwinsBlueprint. com.
A
Over 340 responses were collected as part of the online visual preference survey.
Visual Preference Survey - Ballwin Comprehensive Plan
Visual Preference Survey - Ballwin Comprehensive Plan
Q12 Rate the image above.
Q13 Rate the image above. Answered: 323
Skipped: 22
Visual Preference Survey - Ballwin Comprehensive Plan
Q14 Rate the image above.
Skipped: 19
Answered: 324
60%
60%
60%
50%
50%
50%
40%
40%
40%
30% 20% 10% 0% Highly Desirable
Desirable
Neutral
Undesirable
Highly Undesirable
B
ANSWER CHOICES
RESPONSES
Highly Desirable
36.56%
117
Desirable
42.81%
137
Neutral
13.44%
43
Undesirable
5.63%
18
Highly Undesirable
1.56%
5
TOTAL
320
This page highlights a few of the results of the visual preference survey. The full survey results are included as part of the appendix.
C
30% 20% 10% 0% Highly Desirable
Desirable
Neutral
Undesirable
ANSWER CHOICES
RESPONSES
Highly Desirable
3.10%
Highly Undesirable
30% 20% 10% 0% Highly Desirable
10
Desirable
16.72%
54
Neutral
38.39%
124
Undesirable
32.51%
105
Highly Undesirable
9.29%
Skipped: 18
Desirable
Neutral
Undesirable
Highly Undesirable
ANSWER CHOICES
RESPONSES
Highly Desirable
45.37%
147 126
Desirable
38.89%
Neutral
8.64%
Undesirable
4.94%
Which image do you most Visual Preference Survey - Ballwin Comprehensive Plan prefer: Q17 Which image above do you most prefer. 30
TOTAL
2.16%
Highly Undesirable
323
TOTAL
Answered: 323
28 16 7 324
Skipped: 19
60% Visual Preference Survey - Ballwin Comprehensive Plan
Visual Preference Survey - Ballwin Comprehensive Plan
50%
Q15 Rate the image above.
Q16 Rate the image above.
40%
Answered: 324
D 84 | Ballwin Comprehensive Plan
Most Preferred
2nd Most Preferred
Answered: 320
OCTOBER, 2018
Answered: 323
Skipped: 18
60%
60%
50%
50%
40%
40%
12 / 47
30% 20% 10% 0% Highly Desirable
Desirable
Neutral
Undesirable
ANSWER CHOICES
RESPONSES
Highly Undesirable
E
Skipped: 19
30% 20% 13 / 47
14 / 47
30%
10%
20% 10%
0% Image A
0% Highly Desirable
Desirable
Neutral
Undesirable
Highly Undesirable
ANSWER CHOICES
ANSWER CHOICES
RESPONSES
Highly Desirable
14.81%
48
Highly Desirable
3.41%
Desirable
42.90%
139
Desirable
11.46%
Neutral
21.60%
70
Neutral
28.48%
92
16.67%
54
Undesirable
44.89%
145
Highly Undesirable
4.01%
13
Highly Undesirable
11.76%
TOTAL
324
Image C
Image D
Image E
RESPONSES
Undesirable
7 | Ballwin Comprehensive Plan - APPENDIX: Visual Preference Survey Results
Image B
11
Image A
Image B
Image C
TOTAL
37
38 323
41.18% 7.12%
OCTOBER, 2018 DRAFT FOR REVIEW - 45.20% FEBRUARY 2019
133 23 146
Image D
5.88%
19
Image E
0.62%
2
4 Plan Principles, Goals, and Recommendations
OUR COMMUNITY VALUES Community values are the building blocks of the plan. They are the core beliefs of City residents and help shape the plan vision, principles, and goals.
We value.... Our high quality of life.
Our high standard of city services.
Our great schools and highly rated schools.
Our state-of-the-art recreation facilities.
Our strong sense of community.
Our increasingly diverse population.
Our location that is accessible to regional destinations and local amenities.
Our diverse range of housing choices.
Our community as being one of the safest in the region.
86 | Ballwin Comprehensive Plan
Our City as being a great place to raise a family.
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PLAN PRINCIPLES Overview The seven plan principles shape the goals and recommendations of the comprehensive plan. This chapter presents the plan principles along with the goals and recommendations associated with each plan principle. Each plan principle is rooted in one or more of the core community values for Ballwin. There is a list of preliminary metrics (Measuring Our Success) at the end of each plan principle section. These metrics provide suggestions on key measures to track so that the City can gauge implementation and the success of the plan. Chapter 8 ‘Implementation’ includes detailed actions for implementing the goals of this Chapter.
Strong Neighborhoods
A Distinctive Image for Ballwin
Oustanding Community Services
Comprehensive Plan
A Strong Sense of Place
87 | Ballwin Comprehensive Plan
Leader in Active Recreation and Healthy Living
A Modern Transportation Network
A Resilient Local Economy and City Revenues
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PRINCIPLE #1
Strong Neighborhoods Core Community Values “Our strong sense of community.” “Our diverse range of housing choices.” Ballwin’s sense of the community is cited as key reason why people love to live in the City. Tree lined streets and walkable neighborhoods add richness to community character. A wide range of housing choices promotes diversity. Ballwin’s strong neighborhoods are the foundation for the City’s present and future.
88 | Ballwin Comprehensive Plan
Key Goals: 1.1 Ensure infill development respects the character and context of the surrounding neighborhood. 1.2 Diversify housing choices to ensure a spectrum of residents (families, seniors, college grads, single, etc). 1.3 Ensure upkeep and maintenance of homes to preserve property values.
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GOAL 1.1: Ensure infill development respects the character and context of the surrounding neighborhood. 1.1A Require Additional Guidelines, Including Residential FAR, for Infill Development
69% Desirable
55% Undesirable
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. Most residents were open to infill development since it brought in new residents and new investments into neighborhoods. However, there were concerns when infill housing was out-of-scale or did not fit architecturally with the neighborhood. The City should adopt additional guidelines for infill development, including the use of residential Floor-Area-Ratio (FAR) requirements. The guidelines should provide flexibility for additions or redevelopment, but would prevent “McMansions” that are out-of-scale to the neighborhood. Options for establishing a residential FAR include a citywide FAR or a site specific FAR based on adjacent sites and neighborhood context. Infill requirements should also address stormwater. Additions or redevelopment are often too small to fall within MSD review requirements, but their cumulative effect citywide can greatly increase stormwater runoff. Many communities have adopted stormwater requirements to supplement MSD’s requirements. 89 | Ballwin Comprehensive Plan
Above: Results from the Visual Preference Survey. Most respondents found infill housing acceptable, but had concerns about new housing that was out-of-scale or did fit architecturally with the neighborhood. (Images that were in the survey were not from Ballwin)
Example of FAR Shown here are two examples of existing residential Floor-AreaRatio (FAR). As the City develops guidelines, existing FAR in different neighborhoods should be evaluated.
Example 1
House: 2-Story, 5,300 sf Lot: 20,000 sf FAR = 0.26
Example 2
House: 1-Story, 1,900 sf Lot: 12,500 sf FAR = 0.15
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GOAL 1.2: Diversify housing choices to ensure a spectrum of residents (families, seniors, college grads, single, etc). Currently, single family housing dominates the housing market in Ballwin. Approximately 82 percent of housing types in Ballwin are single family. The City needs to have a greater diversity of housing choices to ensure a spectrum of residents in the future.
1.2A Encourage Mixed-Used, with Residential, as Commercial Areas Redevelop. As commercial areas redevelop along Manchester Road and elsewhere, encourage mixed-use with residential. See Goal 3.1A 1.2B Encourage Senior Housing and Universal Design Ballwin, along with many communities across the nation, is aging as the baby boom generation retires. The City should encourage senior housing to accommodate this demographic trend. In addition to development targeted toward seniors, the City should encourage universal design as part of new residential development. Universal design accommodates users of all ages, size, ability, or disability. Universal design helps to ensure that development accommodates a wider age spectrum and is seen less as targeted housing toward “seniors” or other market sectors.
90 | Ballwin Comprehensive Plan
1.2C Evaluate Inclusionary Zoning as the City Updates it Zoning Code
Communities with reputations for good school systems, as is the case in Ballwin, with the high-performing and overwhelmingly wellregarded Parkway and Rockwood School districts, often have high property values. As demand for housing within the district outpaces supply, home costs continue to move upward, making it difficult for low to moderate income families to afford to live within the community. Inclusionary zoning, sometimes referred to as inclusionary housing, is a zoning-based tool, which provides requirements or incentives for housing developers to include a certain percentage of affordable housing units along with market rate housing units. In recent years various policymakers and organizations addressing the need for more affordable housing have endorsed the concept of inclusionary zoning. A 2012 report prepared for St. Louis County Department of Planning’s Office of Community Development suggested that an inclusionary zoning ordinance would be a means of ensuring “that low and moderate income households have equal access to jobs and resources,” and that density bonuses could be used as incentives to encourage developers to “include affordable housing in their projects—particularly in areas with high rents and home values.”
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Inclusionary zoning can either be mandatory or voluntary. Mandatory requires developers to build affordable units in exchange for various incentives, which can include development rights or density bonuses. This method, although met with some resistance from developers, has produced more affordable units than the alternative. Voluntary allows developers the opportunity to “opt-in” in exchange for incentives. Most ordinances establish thresholds for developments that would be affected by the provision. The specifics of how many units a developer would need to build before the requirements kick in or before they become eligible for incentives have been across the board and reflect the broad spectrum of particular needs and desires of the diverse communities where they have been implemented. The largest study of inclusionary zoning programs, Inclusionary Housing in the United States: Prevalence, Impact, and Practices conducted by Lincoln Institute of Land Policy in 2016 and published in 2017 reported that there are no inclusionary zoning programs in the State of Missouri. However, within the past year, the City Council of Columbia, Missouri, directed their Community Development and Planning staff to research the topic for possible future action.
91 | Ballwin Comprehensive Plan
With the of the lack of precedent within the State of Missouri, Ballwin should further evaluate the strengths and weaknesses of inclusionary zoning. When the City updates its zoning code, the City should consider including inclusionary zoning policies. If there is concern about Ballwin acting singularly in adopting inclusionary zoning policies, the City should advocate for St. Louis County to enact a county-wide inclusionary zoning ordinance.
What is an Affordable House in Ballwin? Is housing affordable in Ballwin? It depends. Compared to many of its neighboring communities, Ballwin has a significant amount of relatively affordable single family housing stock, as well as apartments and other multi-family housing options. The existing floor of single family housing prices range from $100,000 - $125,000 in appraised value. According to Zillow, the market rate for these homes range in the upper $160,000’s to lower $180,000’s. This would translate to about $900/month in mortgage payments (including taxes and insurance) or $1,200/month to rent (according to Zillow). Affordable housing has various definitions, but a common definition is that housing costs (rent, mortgage, insurance, taxes, utilities, etc) should be no more than 30% of income. A new teacher may have a starting salary of approximately $43,000 and thus would have available about $1,075/month for housing costs. So, for a new teacher, housing costs would be at the borderline of affordability. Also, while the median household income in Ballwin is quite high at almost $90,000/year, almost 15-percent of households have incomes less than $35,000, according to the 2017 American Community Survey. These households are likely spending above 30% on housing costs, especially if they have recently obtained housing. In many ways, Ballwin is at a transition point. While housing costs are still relatively affordable, especially in comparison to neighboring communities, the good schools and high quality of life in Ballwin are putting increased pressures on housing costs.
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1.2D Evaluate Accessory Dwelling Units as an Option for Increasing Affordable Housing Opportunities Accessory dwelling units (ADUs) are separate housing units that are distinct from existing single family homes but on the same parcel and under the same ownership of the single family home. Sometimes ADU’s are referred to as “granny flats”, “in-law apartments”, or “carriage units”. Variations include attic or basement apartments within a single family home, an attachment to the home, or a separate building, sometimes as an apartment above a garage. By allowing or encouraging development of ADUs, a municipality can increase opportunities for individuals and families to live in communities with otherwise scarcity of housing or market rates out of the reach of lowto-moderate income households. And because ADUs are usually significantly smaller than and often contained within existing structures, such as the primary house or garage, they also represent an option for increasing the number of housing units within a community without much or any impact on the character and look of the community.
fixed-income pensions or residents grappling with loss of income due to unemployment or divorce. For renters, such as younger adults who may be new to the job market or for single parents wanting to move into the Parkway or Rockwood School Districts but otherwise not able to afford to purchase a home, ADUs offer an alternative to the limited supply of apartments currently on the market within Ballwin. Currently, Ballwin’s zoning ordinances prohibit what is referred to as “secondary dwelling units”. As Ballwin updates its zoning code, the City should evaluate allowing accessory dwelling units. The allowance of ADU’s should include requirements for architectural treatments, set-backs, density, and floor-arearatio.
ADUs increase affordable options for both homeowners and renters. For new, prospective homebuyers who otherwise would not be able to afford to buy houses in areas where prices are outside their affordability range, or for existing homeowners who can no longer afford their mortgage, property taxes or maintenance costs, ADUs offer the prospect of rental income to supplement other sources of income used to cover mortgage payments. This may be especially appealing to retirees who rely on 92 | Ballwin Comprehensive Plan
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GOAL 1.3: Ensure upkeep and maintenance of homes to preserve property values. 1.3A Be Pro-active in Educating Homeowners on Maintenance, Upkeep, and Code Requirements. The City should be pro-active in educating homeowners on maintenance and upkeep. Strategies could include yearly or semiannual education classes, bulletins, and homeowner guides. Many communities have excellent guides that educate homeowners on maintenance and construction. One example is Maryland Heights’s ‘Guide to Home Improvement’, which is a resource for residents in determining wen permits are needed for common residential projects.
1.3C Continue Occupancy Inspection Requirements That All Buildings, Before They Can Be Sold or Occupied By a New Resident, Tenant or Business, Must be Inspected By the City. The existing City policy is to require occupancy inspections for all buildings before they can be sold or rented. This policy should continue as it helps ensure the proper maintenance of property.
1.3D Support Short-term Rentals in Accordance With Obtaining Permits With the Procedures and Requirements for Issuance of Occupancy Permits. Short-term rentals such as Airbnb or VRBO are a popular resource for visitors and homeowners. The City should have reasonable policies related to short-term rentals including homeowners wishing to rent their homes be required to have necessary permits with the procedures and requirements for issuance of occupancy permits.
1.3B Track Code Enforcement to Identify Neighborhoods That May Show Signs of Decline. The City should track code enforcement violations with GIS mapping to better identify neighborhoods in the City that may be showing early signs of decline. The City can use this data to better target pro-active home maintenance programs (see Goal 1.3A).
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PRINCIPLE #2
A Modern Transportation Network Core Community Value “Our location that is accessible to regional destinations and local amenities.” A popular phrase for Ballwin is that it is “20 minutes from everywhere”. Machester Road is both a blessing and a curse. It is a blessing in terms of providing retail traffic, but a frustration for local drivers making short trips. A modern transportation network for Ballwin will lessen local need for Manchester Road while also providing community wide investments in biking, walking, and transit.
Key Goals: 2.1 Encourage cross-access along Manchester Road commercial properties to relieve stress on Manchester Road. 2.2 Increase vehicular connectivity that parallels Manchester. 2.3 Fill in critical gaps in the citywide sidewalk system. 2.4 Promote a connected pedestrian and bicycle network to connect city destinations and nearby destinations such as Castlewood State Park. 2.5 Improve north-south pedestrian and bicycle connection across Manchester Road. 2.6 Increase connectivity and safety with new and realigned intersections in Ballwin. 2.7 Strengthen resident connections to transit.
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GOAL 2.1: Encourage cross-access along Manchester Road commercial properties to relieve stress on Manchester Road. It is well-known that the frequent access points to Manchester Road (driveways and crossstreets) impede the operational performance of the roadway. The significant number of curb cuts and the lack of connectivity between individual parcels funnel nearly all traffic onto Manchester Road and create additional short trips and turning movements within the traffic stream. In an effort to combat this situation, the City of Ballwin has encouraged the dedication of Cross-Access Agreements.
2.1A Institute Access Management Guidelines for Permitting Approvals “Access Management� refers to a collection of tools and policies that can improve safety, aesthetics, and traffic flows and has been employed by roadway agencies for several years. Both the Missouri Department of Transportation (MoDOT) who maintains Manchester Road and St. Louis County (Clayton, Baxter, Big Bend, Kiefer Creek, and portions of New Ballwin, Kehrs Mill, and Sulphur Spring Roads) have published Access Management Guidelines and require permit applicants to meet these guidelines to be granted access to their roadways. The guidelines address issues such as driveway spacing and geometrics, turning movement permissions, corner clearance, and roadway medians.
2.1B: Provide Incentives to Existing Property Owners to Achieve Access Management Goals In an effort to achieve the desired goal of limiting access points to Manchester Road, the City should initiate a program to coordinate with current property owners to consolidate and/or remove parcel driveways where appropriate (e.g. multiple driveways, potential shared driveways, and driveways adjacent to intersections). An example of potential incentives that the City should evaluate are cost share programs where the City would assume the cost of closing curb cuts if property owners enter into cross access agreements. Another option would be for the City to assume the legal cost of recording cross access agreements.
It is recommended that the City of Ballwin adopt similar access management guidelines as part of the permitting process for new projects within the City, including requirements for cross-access agreements when applicable. These can be a unique document or a requirement to follow the guidelines of another agency. It is further recommended that Access Management requirements be formally integrated into both the project development and City programming processes. These requirements should restrict the number of parcel access points and mandate crossaccess as well as restrict access adjacent to intersections for both new and re-development.
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2.1C: Reduce Parking Requirements and Include Shared Parking Credits for Developments The consolidation of parking areas would provide more efficient use of real estate along the corridor – including providing additional space for consolidating driveways, installing pedestrian and bicycle facilities, and creating green space. In addition, reducing surface parking areas would support a denser, walkable, community-feel in the commercial areas.
The 2011 Manchester Road Great Streets Plan, by the East-West Gateway Council of Governments, recommended the following modifications for zoning regulations in relation to parking: ■■ The elimination of minimum parking requirements for parcels containing less than 20,000 square feet in land area. ■■ For parcels over 20,000 square feet in land area: • A minimum of 1 and 1/8 parking spaces per residential unit, of which a minimum of 1/8 parking space per residential unit will be provided as Shared Parking. • For non-residential uses, a minimum of 3.5 spaces per 1,000 square feet of nonresidential Gross Floor Area (GFA) provided for Shared Parking with no maximum limits. New on-street parking spaces created in conjunction with a development, in addition to what previously existed, may be counted toward the minimum requirement for Shared Parking. • A maximum of 5 spaces per 1,000 square feet of non-residential GFA or two spaces per residential unit may be provided for Reserved Parking. The report additionally recommended the following Shared Parking incentives to promote Shared Parking strategies: ■■ Elimination of any stipulations against Shared Parking facilities in City codes. ■■ Implementation of a Shared Parking model to provide for reduced requirements for parking for different uses. ■■ Elimination of any code-based requirements that discourage public access or the merging of parking lots. ■■ Identification of available pooled liability protection programs or insurance policies whereby owners of different parking facilities can pool resources and purchase a joint replacement policy. This type of policy would provide for public access across multiple parking lots at lower insurance rates compared to existing policies. Parking consolidation can improve the overall performance and appearance of the Manchester Road corridor in the near term, prior to the redevelopment or conversion of existing land uses. Similar to the Access Management goals, the City can work with landowners now to consolidate and/or coordinate Shared Parking arrangements within the corridor. For example, Ballwin could work with the owner of a retail store that closes earlier to arrange for neighboring restaurants to utilize their parking spaces after business hours.
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GOAL 2.2: Increase vehicular connectivity that parallels Manchester Road. 2.2A Adopt a Long-Term Parallel Street Plan and Coordinate with Property Owners to Achieve As a significant arterial within west St. Louis County, Manchester Road supports a high volume of vehicular traffic that is a mixture of commercial traffic (short trips) and commuter traffic (longer distance trips). The abundance of short trips and turning movements deteriorates the corridor operations during the peak periods. A long-term goal to minimize the effects of commercial traffic is to install streets running generally parallel to Manchester Road, in order to provide additional east-west access for local
traffic along the corridor. These roads could function as “service roads” behind businesses, or in the preferred situation, could function as “main streets” for various shopping districts or town center areas, emphasizing walkability, pedestrian and bicycle amenities and connections, and slower traffic speeds. The parallel streets could furthermore be connected with north-south links in strategic commercial areas to provide for a downtown-like grid of streets. The grid network would help to disperse traffic and relieve bottlenecks on Manchester Road by allowing traffic to circulate within commercial nodes, and would help to calm traffic and reduce vehicle speeds.
Given the level of development within the Manchester Road corridor, parallel streets would likely be installed over several years as redevelopment occurs. However, it is recommended the City recognize a plan for these connections and encourage their installation during property redevelopment. The map on this page represents the potential implementation for parallel streets and connectors that fits within the existing and anticipated redevelopment within the Manchester Road corridor.
Long-Term Parallel Street Plan to Manchester Road 97 | Ballwin Comprehensive Plan
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Another key benefit of the long-term implementation of the parallel street network is that a majority of the properties along Manchester Road will have access to a signalized intersection. The areas shown on the map on this page represent development tracts that can be accessed, via a signalized intersection to the parallel street network. The long-term access also assumes that new intersections, that the plan recommends, are implemented.
Each color represents development tracts that will have access to a signalized intersection upon the long-term implementation of the parallel street network.
Signalized Intersection Access Areas with Long-Term Implementation of Parallel Street Plan 98 | Ballwin Comprehensive Plan
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2.2B As Parallel Streets are Added, Consider Additional Medians Along Manchester Road The volume of vehicular turning movements throughout the corridor is enhanced by the presence of the center turn lane, which allows for unprotected left turns at most locations. Not only do these left-turns interrupt the traffic stream, they can create confusion and safety concerns as drivers become more distracted or delayed and take risks. Although the center turn lane is necessary to provide access to all parcels within the existing corridor, this situation can be addressed as a parallel network expands. Installing a median (preferably landscaped, for aesthetics) in the center of Manchester Road restricts these movements, providing increased safety and more efficient traffic operations.
However, on the south side of Manchester, there is access to the existing development from both cross-streets, as well as a connecting parallel street (Jefferson Avenue). Therefore, the existing median break for westbound traffic could be removed and all turns restricted to Ries Road and Ballpark Drive. On the north side of Manchester Road in this same segment, left-turn access is provided only for the Fire Station (and would likely remain). All other parcels are accessed via parallel or cross-streets.
could be extended to Holloway Road. Similarly, as access management and parallel roads are implemented throughout Ballwin’s Manchester Road corridor, additional medians could be installed.
Moving to the west, an existing parallel street (W. Orchard Avenue) provides rear access to the parcels on the north side of Manchester Road between Ballpark Drive and Holloway Road. If similar access can be provided to the parcels on the south side, the existing median
For example, a partial median currently exists between Ries Road/Seven Trails Drive and Ballpark Drive; restricting westbound left-turns to a single location between the two signals.
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GOAL 2.3: Fill in critical gaps in the Citywide sidewalk system. In general, the City of Ballwin has a robust and well-maintained network of pedestrian sidewalks and crosswalks for a city of its size and setting. However, there are some noticeable gaps within the sidewalk network as well. Small improvements to the sidewalk network can result in significant benefits for community wide connections. The adjacent map identifies the priority locations for sidewalk and crosswalk additions within the City. 2.3A: Connect existing sidewalk links in priority locations. There are a few noticeable gaps within the sidewalk network that impair pedestrian travel. These locations include sidewalk segments where none exist (Seven Trails Drive, Wildwood Parkway, and the south end of New Ballwin Road) or where there are short gaps of a single/few parcels (Reinke Road and Lark Hill Lane).
Priority sidewalk locations (typ)
2.3B Install sidewalks in neighborhoods with little existing coverage There are also some residential areas within Ballwin that lack any sidewalk facilities. Some of these areas are older neighborhoods of connecting streets and others are single “nooutlet� streets off a major collector or arterial. The priority to filling in these holes is to begin with the residential entry roadway or spine of the neighborhood (such as Providence Road and Mayfair Drive) adding sidewalks to the street branches when possible.
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Priority Sidewalk Locations
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2.3C Add Supplementary Sidewalks to Key Network Links or Where Significant Demand Exists
striping is warranted in an effort to highlight the presence and safety of the non-motorized network.
In some locations, a sidewalk on both sides of the road would provide for additional pedestrian safety and capacity (Claymont Drive, Ries Road and Old Ballwin Road).
Furthermore, redevelopment proposals should incorporate additional sidewalk and crosswalk connections within their footprint to provide pedestrian connections between destinations (not just parcels) and support shared parking. Pedestrian thru-paths can shorten walking distances and improve overall safety.
2.3D Maintain and Enhance the Sidewalk System as Redevelopment Occurs Although sidewalk coverage and maintenance are strong within Ballwin, the existing sidewalks can be inconsistent in size and proximity to the adjacent roadway. It is recommended that the City and developers strive to install sidewalks of a minimum width of five feet, increasing this width whenever possible, especially in “town center” areas to facilitate community gathering, shopping, and outdoor dining. In addition, there is a preference for sidewalk “buffers” (spacing between the roadway curb and sidewalk sometime as referred to as the “tree lawn”) on roadways to reduce noise, increase safety, and have room for street trees and street lighting. The recommended minimum width of the tree lawn should be five feet. However, the limited width of many existing road right-of-ways limits the tree lawn to four feet or less.
Tree lawns should be greater in width along higher speed and higher volume roads.
Pedestrian street lighting.
Sidewalks in residential areas should be 5 feet min. In commercial and mixed-use areas, sidewalks may be 10-15 feet in width or greater to accommodate streetscape elements.
Additional pedestrian considerations include wayfinding and information signage, places to rest, and opportunities to install shade and shelter. New development or redevelopment should include crosswalk striping (continental style) across driveways, intersections, and pedestrian connections across parking lots. Crosswalk 101 | Ballwin Comprehensive Plan
Typical Sidewalk DRAFT FOR REVIEW - FEBRUARY 2019
GOAL 2.4: Promote a connected bicycle network to connect City destinations and nearby destinations such as Castlewood State Park. A frequent request among Ballwin residents is to have a more robust bicycle network. Currently, the only marked facility is dedicated on-street lanes on Clayton Road. Public input during the process identified the cycling demands as predominantly recreational with a preference for off-street facilities where possible. This desire is also being addressed through the current Parks Master Planning process. 2.4A: Widen a Sidewalk on Select Streets to Create Multi-use Paths (“Pedways”) To accommodate both recreational cycling and pedestrian movements, it is recommended that shared-use paths (“pedways”) be installed on primary roadways throughout the City. These routes are identified in the adjacent graphic by blue markings. Ideally, these paths are eight to ten feet wide (with a minimum width of six feet) with a two to three-foot buffer between the pedway and adjacent roadway. These pedways would be ideal facilities for recreational cycling especially for children and riders uncomfortable in shared traffic situations.
Pedway locations (typ)
What is a “pedway”? See examples on the following page for examples of pedways.
Pedway Locations
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In many of the locations identified, the pedways could be installed within the space between the roadway and existing back of sidewalk. In addition to a pedway along Manchester Road, there are also multiple pedestrian crossings of the route identified. These points would provide prime locations for enhanced pedestrian and bicycle crossings of the corridor such as grade-separation. Installation and construction of most pedways would require coordination with St. Louis County and MoDOT but could also potentially utilize available transportation funding programs.
Above example of pedways. A pedway is essentially widened sidewalk. Ideally, it should meet the standards of a multi-use path (minimum of 8-feet in width). However, existing limitations of available right-of-way width may prevent the standard multi-use path from being met. A widened sidewalk (“pedway�) would still be beneficial for pedestrians and family bicyclists.
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2.4B Identify Preferred On-street Bicycle Routes Additional on-street bicycle facilities within Ballwin will provide cyclists the opportunity to traverse the City in all directions. The recommended on-street routes are identified by purple markings in the adjacent graphic. Many of Ballwin’s subdivision streets have low traffic volumes and adequate width to easily allow cyclists to share the lanes with vehicles. Marking these routes with painted “sharrows” on the pavement will identify their mixed-use for both cyclists and drivers. 2.4C Publish a Ballwin Bike Network Map Preparing a map of the available bicycle network for Ballwin residents will serve to address the demand for facilities as well as keep the public informed of additions to the system. This map can be a graphic published on the City’s website as well as periodically presented within the City’s magazine or other distributions. 2.4D Incorporate Bike Parking Into Existing and Proposed Developments The City should identify existing and new opportunities to add bicycle parking at destinations throughout Ballwin to encourage non-motorized commuting and local travel. Bicycle racks can be required as a condition of approval in the permitting process. Ballwin should have a standard bike rack design. However, creative, art inspired bike racks should also be encourage since these custom bike racks can contribute to aesthetic appeal and place-making.
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On-Street bicycle routes (share-the-road)
On-Street Bicycle Routes
On-Street bicycle routes should include sharrows to designate share-the-road routes that are too narrow for dedicated bicycle lanes. DRAFT FOR REVIEW - FEBRUARY 2019
2.4E Develop a Greenway along Fishpot Creek as Commercial Areas Redevelop The 2007 Ballwin ‘Community Wide Trail System Plan’ recommended greenways (trails) along Fishpot Creek and Grand Glaize Creek. However, the biggest hurdle to the implementation of the greenways was the private ownership of almost all the land adjacent to the creeks. Substantial easements would be required on numerous commercial and residential properties. The hurdle of private ownership was a big reason the implementation of the plan stalled. Closer to Manchester Road, Fishpot Creek runs along multiple commercial properties. As these commercial properties redevelop over the next 10-20 years, there is an opportunity to implement the greenway along this section. If these areas redevelop as mixeduse, the greenway could be an asset for the development. The proposed greenway has the potential to connect to future pedways and sidewalks as well as provide a location for a potential grade-separated crossing of Manchester Road. The City should encourage the long-term development of the greenway along this section of Fishpot Creek. A successful beginning segment of greenway could provide incentive for private owners to work with the City toward expansion.
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Greenway location
Proposed Greenway Location
To be inserted: Need coordination / text for Parks Master Plan trail system.
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GOAL 2.5: Improve north-south pedestrian and bicycle connection across Manchester Road. It is widely acknowledged that Manchester Road acts as a barrier to north-south pedestrian travel and that some destinations are difficult for pedestrians to reach by nature of its development patterns. The 2011 Manchester Road Great Streets Plan, by the East-West Gateway Council of Governments, recommended a general spacing of crosswalks across Manchester Road of 220- to 330-feet. The Plan also recommended that the local communities and MoDOT time traffic signals to provide sufficient crossing time for pedestrians, including additional lead time for pedestrians to begin crossing Manchester Road before vehicles begin their movements. Pedestrian accommodations through and across the Manchester Road corridor will be enhanced through the efforts to address Goals 5.3 and 5.4. Additional measures to specifically improve north-south crossings can also be implemented. 2.5A Coordinate with MoDOT to Strengthen Pedestrian Treatments on Manchester Road There are currently six signalized intersections of Manchester Road within the City limits: Maple Lane, Ries Road/Seven Trails Drive, Holloway Road, Ballpark Drive, New Ballwin Road, and Ballwin Plaza. The existing signals incorporate standard pedestrian crossings and pedestrian signals at some of their approaches (generally one north-south crossing and one or two east-west crossings). The City should coordinate with MoDOT to upgrade the crosswalk striping at the existing 106 | Ballwin Comprehensive Plan
crosswalks to a continental style crosswalk, which offers greater visibility, raising awareness of pedestrian crossing locations for both nonmotorized and motorized traffic. This effort may require cost-sharing and/or maintenance agreements with MoDOT. In addition, MoDOT plans to resurface and address Americans with Disabilities Act (ADA) requirements on Manchester Road west of MO 141 by the year 2027. The City should coordinate with MoDOT during their planning and design for that project to assure that every approach at the signalized intersections receives pedestrian treatments (signals and striping). These additions make travel easier for pedestrians as well as elevate their priority throughout the corridor.
Example of continental pedestrian crosswalks. All pedestrian crosswalks in the City, including Manchester Road, should be continental style crosswalks.
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2.5B Conduct a Feasibility Study to Evaluate the Potential for a Grade Separated Crossing Near Vlasis Park There is potential for a grade separated crossing over Manchester Road near Vlasis Park. A bridge may be possible near Ballpark Drive while a tunnel may be possible at the intersection of Ries Road and Manchester Road, based on current topography.
A
B C
A feasibility study is the next step to evaluate the potential for a grade separated crossing. The feasibility study should examine applicable code implications, utility impacts, property impacts, and feasibility level cost estimates. Brief description of the identified alternatives for a feasibility study are listed below. A
Pedestrian Bridge - Alternative A
The existing topography north of Manchester Road works well for a pedestrian bridge. The Regions Bank driveway would be impacted. South of Manchester, the topography slopes to the south, making the landing of the bridge difficult. The bridge would have to tie into a structure or parallel Manchester Road to the east.
B
Pedestrian Bridge - Alternative B
C
Pedestrian Tunnel
Potential Grade Separated Locations Near Vlasis Park
79% Desirable
Similar to Alternative A except less property impacts on the north side of Manchester Road. Both alternatives are impacted by existing power lines along Manchester Road. The topography is potentially well suited for a pedestrian tunnel at Manchester Road and Ries Road. The former City Hall site should be a new community-wide destination (Vlasis Park Commons) that the pedestrian tunnel could connect. On the south side there are property impacts. Also, the depth and location of utilities will have to be verified.
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Almost 80% of respondents rated a pedestrian tunnel as desirable as part of the Visual Preference Survey. DRAFT FOR REVIEW - FEBRUARY 2019
GOAL 2.6: Increase connectivity and safety with new and realigned intersections in Ballwin. 2.6A Enhance Pedestrian Treatments at Signalized Intersections The majority of the signalized intersections on major arterials within Ballwin include pedestrian crosswalks and signals. However, many of the intersections on Clayton and Big Bend Roads (maintained by St. Louis County) and New Ballwin Road (under the City’s jurisdiction) could be improved by re-striping the crosswalks in a continental pattern and by adding crosswalks and pedestrian signals to missing approaches (typically one of the crossings of the primary route). Installing these additions will require coordination, and possibly costsharing, with St. Louis County, but could also potentially utilize available transportation funding programs. (This effort also applies to most signalized intersections on Manchester Road, but is addressed under Goal 2.5). 2.6B Realign North-South Roadways as Identified along Manchester Road to Create Signalized Intersections In addition to the existing signalized pedestrian crossings of Manchester Road, there is one unsignalized, mid-block pedestrian crossing near Old Ballwin Road. This crossing is demarked by a continental crosswalk, yieldline pavement markings for the approaching traffic, and pedestrian crossing warning signs. There is a small median refuge island, but no additional traffic control. There have been several accidents at this location, including at least one pedestrian fatality. Although northbound traffic is prohibited from turning 108 | Ballwin Comprehensive Plan
Existing enhanced mid-block crossing
Improve mid-block crossings (See Goal 2.6E)
Pedestrian enhancements at existing intersections (typ). (See Goals 2.5A and 2.6A)
Improve mid-block crossing (See Goal 2.6E)
Potential new intersections (See Goals 2.6B and 2.6C)
Existing intersection with continental style crosswalks.
Proposed New Intersections and Improvements to Existing Intersection
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left onto Manchester Road, drivers routinely make this movement creating potential conflicts with pedestrians. MoDOT has stated their preference is not to install pedestrian signals or beacons at the crossing. In an effort to both improve the pedestrian accommodations in this segment of Manchester and to add to the north-south corridors within the City, it is recommended Ballwin pursue a realignment of Old Ballwin Road and/or Steamboat Lane in order to create a new signalized crossing of Manchester and north-south connection. The City can pursue the connection with the current landowners and/or as redevelopment occurs in the parcels between the two crossroads north and south of Manchester Road. Once the roads are realigned, a signalized intersection can be pursued. It should be noted that both realigned connections and signal installation would require the approval of MoDOT including investigation to confirm the new signals do not degrade existing traffic operations. However, the signals on Manchester Road, like many primary arterial roadways in St. Louis, are part of a progressive system – meaning the corridor is connected in an effort to sequence the timing along the corridor from east to west and vice versa. In such a system, there is potential to insert a signal within the progression without adding unreasonable burden to the adjacent signals.
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Another location where signals are routinely requested is Reinke Road. The existing bridge of Hillsdale Drive across Fishpot Creek offers the potential to make another cross Ballwin north-south connection if the two roadways can be realigned to meet. Again, the realignment can be pursued based on ownership interests and/or redevelopment potential within parcels on either the north or south side of Manchester Road. 2.6C With Redevelopments, Consider Relocating Signals to Achieve Better NorthSouth Connections As redevelopment proposals happen within the Manchester Road corridor, the City should carefully consider the connection(s) to the surrounding road network, both existing and future (including proposed parallel routes). If there is greater potential to accommodate more north-south movements (pedestrian, bicycle, and/or vehicular) by relocating existing signals, the City should coordinate those relocations during the construction process. One example is the intersection of Manchester Road at Maple Lane, which is currently a cul-de-sac street. If parallel road connections exist, or are anticipated, for the north side of Manchester, relocating the signal to the west may accommodate greater volumes of northsouth trips.
2.6D Evaluate the Need for Pedestrian Signals at Clayton Road at Country Club Drive It is recommended that the addition of pedestrian signals be evaluated for the intersection of Clayton Road at Country Club Drive. Claymont Elementary School is located on Country Club Drive approximately 1,000-feet south of Clayton Road, and serves students commuting from its north. The nearest pedestrian crossings (striped or signalized) of Clayton Road are at the intersection with Baxter Road, over ½-mile to the east and Kehrs Mill Road, almost one-mile to its west. The pedestrian signals could potentially be a full signalized intersection (vehicular and pedestrian signals) or pedestrian-actuated signals, depending on the results of the investigation and coordination with the St. Louis County Department of Transportation.
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2.6E Improved Mid-Block Crossings There are several striped mid-block pedestrian crossings throughout the City of Ballwin. Midblock crossings refer to striped pedestrian crossings of a roadway that are not at a stopcontrolled location (such as a stop-signed or signalized approach of an intersection, or a location between intersections). Most of these crossings are already striped with the preferred continental striping; it is recommended that any that are not be converted during striping and pavement maintenance activities.
treatments, such as pedestrian-actuated beacons or signals. These additional facilities may be warranted at locations where traffic speeds and/or volumes are higher and where there is a concern of drivers failing to yield to pedestrians. It is recommended that any such locations of concern be evaluated for these enhancements.
In addition, there are some locations, such as Holloway Road at Clear Meadows Drive, Kehrs Mill Road at Skyline and Sunset Drives, and New Ballwin Road at Westglen Village Drive, that may warrant additional pedestrian
2.6F Evaluate Geometric Improvements at Claymont Road and Baxter Road One location noted by residents as a source of confusion and safety concerns is the intersections of Claymont and Holloway Roads with Baxter Road. The two “tee” intersections are located roughly 220-feet apart with individual, and unique, geometries (such as the northbound right-turn “bypass” lane). A redesign study is recommended for this intersection. As Baxter Road is under the jurisdiction of St. Louis County, the investigation should begin with an inquiry and coordination with that agency.
Existing mid-block crossing along Henry Avenue near Henry Elementary School. This mid-block crossing is already enhanced with a pedestrian-actuated signal. Other existing mid-block crossings in Ballwin should be evaluated for enhancements with a pedestrian-actuated signal or beacon (see Goal 2.6E). 110 | Ballwin Comprehensive Plan
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GOAL 2.7: Strengthen resident connections to transit. A desire for a strong transit service in Ballwin was demonstrated during the community survey and feedback. The City should consider this demand during coordination with Metro in regards to current and future routing decisions. Improvements to the local pedestrian and bicycle network achieved through the previous goals will serve to strengthen resident connections to transit. Lighting enhancements will encourage transit use by commuters who frequently travel before and after daylight hours. 5.7A: Coordinate improvements to existing bus stops on Manchester, Clayton, and Big Bend Roads
Furthermore, during coordination, the City can determine whether parking within the vicinity of any of the local routes or stations is warranted. If so, individual property owners can be approached in regards to sharing available parking for bus commuters. 5.7B: Incorporate transit stops and services into redevelopment proposals As redevelopment occurs, identify neighborhood centers or density “nodes” on Manchester Road and coordinate placement, consolidation, or relocation of transit stops. Encourage developments to incorporate transit stations and transit support areas (such as parking or restrooms).
Attractive and functional transit stations can promote the availability and elevate the desirability of transit usage within the City. A good example is the “Ballwin Station” bus stop for eastbound Manchester Road east of New Ballwin Road. Shelter, seating, and a trash receptacle provide comfort for transit users while a bike rack enables travelers to connect multiple modes. The station itself acts as a monument within the City and highlights residential services. The City should coordinate with Metro to identify additional key stations of Bus Routes #57, #57X, and #58X and implement similar improvements.
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PRINCIPLE #3
A Resilient Local Economy and City Revenues Core Community Value “Our high quality of life.� Manchester Road, with over 30,000 vehicles a day, has traditionally been the retail hub for the City generating robust revenues and providing the high standard of services for which the City is known. However, with changing retail trends, Manchester Road and other commercial areas will evolve in the next twenty years.
Key Goals: 3.1 Re-position strategic retail sites along Manchester Road to reflect trends toward mixed-use development. 3.2 Support neighborhood commercial nodes that are mixed-use and target local businesses and entrepreneurs. 3.3 Continue to diversify City revenues to be less dependent on local sales tax. 3.4 Strive to diversify commercial sectors and business base.
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GOAL 3.1: Re-position strategic retail sites along Manchester Road to reflect trends toward mixed-use development. 3.1A Support Mixed-Use Development on Manchester Road Manchester Road is Ballwin’s primary commercial district and is dominated by retail development that ranges from large national anchors flanked by smaller retail stores to modest strip centers to small stand-alone businesses (local and some national chains). It is also home to automotive dealerships that occupy significant acreage. While there continues to be re-investment and redevelopment of older retail facilities of all sizes along Manchester, including partial demolition and new construction to update Ballwin Plaza that was initiated during the course of this planning process, outdated buildings and large vacancies are not uncommon along the corridor. Aging shopping centers with multiple vacancies or the loss of one or more big box retailers can negatively affect the viability of neighboring vendors, the attraction of shoppers from in and outside of Ballwin and ultimately the community’s image. Additionally, while the existing car dealerships (which occupy 20-acres in total along Manchester) are long-term business owners in Ballwin and have made an investment in their properties, it is not uncommon for dealerships to relocate to less developed locations that offer expansion opportunities and the ability to update their facilities. The ongoing re-investment in retail development that Ballwin has experienced reflects confidence by property owners and 113 | Ballwin Comprehensive Plan
developers in the vibrancy of the Ballwin market. At the same time, the vacancies and shifts in Ballwin’s retail outlets reflect broader, national changes in consumer spending and the negative impact of online purchasing on brick and mortar outlets. In addition, redevelopment has not introduced significant net new retail to the community. In many instances, vacancies at Ballwin shopping centers are backfilled with retail outlets that are moving from one location on Manchester to another. For example, the redevelopment of Ballwin Plaza referenced above involves the relocation of two big box stores from other Ballwin centers. The facelift and rejuvenation of one location is resulting in vacancy and potentially financial challenges in another part of the community. The changing retail landscape has not escaped the notice of Ballwin residents. The community survey
revealed that Ballwin residents consider declining retail as one of the three top concerns for the Ballwin community over the next twenty years. Ballwin should be prepared to advocate for and take advantage of opportunities to reposition existing retail and/or potentially vacated automotive dealership properties in a manner that reflects preferences for mixeduse development. Mixed-use development responds to people’s desire for walkable neighborhoods that create a sense of community through complementary residential, office and retail offerings and which typically provide public gathering and greenspace. The typically compact developments are more dense and create economic efficiencies through shared infrastructure and parking, resulting in reduced impacts on the
Concerns About Existing Retail Ballwin residents consider declining retail (and declining revenue) as a top concern.
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environment, and provide vibrant communities where people can live, work and play. Further, office and/or residential uses create a builtin customer base for retail outlets helping to ensure long-term viability. While mixed-use strategies have been key to urban redevelopment across the nation, the mixed-use model more recently has been deployed in suburban markets. Mixeduse redevelopment along Manchester Road offers a viable next step for re-purposing large and aging retail centers with large expanses of parking that were constructed and, in some instances, renovated for big box retail. Developments that combine office, retail and/or
residential uses supported by public gathering/ green space in appropriate locations also can contribute to creating a sense of place and community character. The City should consider mixed-use redevelopment that complements and builds on the concept of creating a town center by transforming the former City hall site to serve as a gateway to Vlasis Park and as the center of Ballwin.
residents an opportunity to retire and downsize in Ballwin, providing them with walkable access to restaurants, shopping, entertainment etc. Similarly, it could also provide an amenity rich alternative to attract new young couples and families (older Millennials) that is more affordable and modern than single family options currently available.
Ballwin residents also expressed a desire for alternatives to single family housing within the City that would appeal to retirees and younger families just starting out. Mixed-use development that incorporates multi-family housing could offer existing Baby Boomer
Intermediate
Long-Term Mixed-Use combines office, retail, restaurant, and residential uses supported by public gathering areas. This type of place-making is popular among Millennials, singles, and recent retirees looking to downsize.
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Above: One example of transitioning from traditional retail to mixed-use development. See Chapter 7 for more detail. DRAFT FOR REVIEW - FEBRUARY 2019
3.1B Encourage Retail Outlets Adapted to Contemporary Trends for Manchester Road Commercial Corridor While large mixed-use redevelopment is a long-term opportunity for Ballwin’s primary commercial corridor, municipal advocacy for retail outlets that have adapted to new consumer spending habits and preferences or are somehow unique can more immediately contribute to maintaining a stable market. While changes in consumer spending habits have hurt traditional models of retail shopping, brick and mortar outlets are not going away anytime soon, and the industry is evolving to meet consumers’ needs. Finally, retail center design is also evolving with a move toward locating shops closer to the street with parking behind or in the center. This configuration provides traffic calming and eliminates the visual of a sea of parking.
and Sephora. In addition, actively attracting retailers that would be unique to the St. Louis region (i.e., Ballwin is their only location) also provides an opportunity to set Ballwin apart from other communities. Retailers augmenting bricks and mortar outlets with services or features that enhance the shopping experience should likewise be encouraged. For example, DSW has begun to offer an in-store spa for manicures and pedicures in select locations, and Joann is retooling some of its stores with new interactive features like a Creator’s Studio for classes and community events. Shoppers at these updated
stores can also get coffee or rent time on a sewing machine. When taken together, Joann is seeking to create a crafting experience rather than simply selling its products. Outlets that offer purely experiential services, e.g., fitness, recreation and entertainment venues, also offer opportunities to backfill vacant retail and do not face on-line competition.
Ballwin should promote or actively seek to attract retailers that have adapted to omnichannel retailing – offering (often multiple) on-line avenues and brick and mortar options for shopping and then coordinating the experiences between their digital and physical presence or “channels.” Such retailers are delivering seamless, consistent and convenient purchasing experiences that are appealing to younger consumers and that are increasingly appreciated by their parents and grandparents. Examples of retailers that have been recognized as effectively deploying omnichannel strategies include Orvis, Value City Furniture, Starbucks, Chipotle, Crate & Barrel Photo source: Joann Fabrics
Joann Fabric’s Creator’s Studio is an example of experience based retail that enhances the shopping experience with classes, access to equipment, socializing, and other amenities.
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3.1C Update Zoning Code to Encourage Mixed-Use Development, Place-Making, and the Goals of the Plan Ballwin has previously taken steps to foster mixed-use redevelopment along Manchester Road by adopting the Manchester Road Revitalization Overlay District (MRD) as part of its existing zoning code in 2007. The MRD establishes objectives for development that promote a pedestrian friendly, compact and energy efficient development which allows for a mix of retail, commercial, business and residential uses and which promotes connections with adjoining neighborhoods. The MRD also establishes architectural and site design standards that ensure quality, aesthetically pleasing redevelopment. While the overlay district has had some success, the usability of the overlay district, in combination with the underlying zoning district, has not been as successful as it could be. The main disadvantage of the overlay district is confusion on standards and intent of the overlay district versus the underlying zoning district. The City should update its zoning code and development regulations to reflect the vision and goals of this comprehensive plan. A priority should be the update of the zoning code for commercial areas to ensure compatibility and promotion of mixed-use as outlined in the Future Land Use Plan.
shows the expectations and requirements of the zoning. This clarity is especially important for mixed-use areas where form is usually more important than use. With an updated zoning code, Ballwin can better take advantage of mixed-use redevelopment opportunities. The City can use its zoning code to pro-actively promote its vision for mixed-use redevelopment to property owners and managers and real estate developers, especially those that have successful mixed-use developments. Marketing is an important next step that will communicate the City’s goals and interest in new development models for its Manchester corridor. In addition to enhancing Ballwin’s likelihood of securing meaningful, modern redevelopment, by augmenting its outreach and engagement, the City should be in a stronger position to ensure it is informed about changes in the local market and to know earlier about redevelopment efforts so that its perspectives and interests are addressed at the beginning of the process.
Above: Example of a form-based code.
The zoning code should incorporate form-base elements. A form-base code uses graphics and images to explain required architectural design and site design standards. The benefit of a form-based code is that it more clearly 116 | Ballwin Comprehensive Plan
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GOAL 3.2: Support neighborhood commercial nodes that are mixed-use and target local businesses and entrepreneurs. 3.2A Promote Mixed-Use Neighborhood Community Development. Ballwin has a few aging neighborhood commercial developments, particularly at Kehr’s Mill and Clayton, that offer an opportunity for neighborhood mixed-use redevelopment. The Barn at Lucerne is an iconic, historic building in the community around which an assortment of office, retail and homes have developed. The most recent at the southwest corner of Clayton and Kehr’s Mill builds on that architecture and houses offices and a popular local restaurant. While there is a cluster of development, there is little connection between the surrounding offices, retail and homes along Kehr’s Mill, south of Clayton or to the Claymont Shopping Center and office buildings north of Clayton. The 8.6acre Claymont Shopping Center has one of the highest elevations in the area with views of downtown St. Louis on a clear day. It is surrounded by condominiums on the north and west. Notwithstanding these features and recent façade improvements, the property continues to be significantly under-utilized in terms of vacancy and tenant type and is bordered on the east by a gas station and aging office and medical buildings. Family-oriented, neighborhood mixed-use redevelopment offers an opportunity to create a more vibrant hub that supports and services the surrounding community. As noted earlier, there is a growing appreciation for connected, walkable environments and people, in particular Millennials and Baby-Boomers, like 117 | Ballwin Comprehensive Plan
to live in amenity rich enclaves. Older, underutilized commercial/retail properties provide an opportunity for new in-fill redevelopment that caters to this age cohort. Neighborhood uses might include luxury condominiums with offices that are supported by locally-owned restaurants and retail which also cater to the surrounding neighborhoods. Ultimately, to be successful, mixed-use developments should offer uses that are compatible and build on the location’s existing offerings, community needs, viability and community fabric. Ballwin residents voiced an interest in additional, local (as opposed to chain) eating establishments. Neighborhood mixed-use developments create an opportunity to attract local restaurants (ranging from casual familydining to a wine bar or even fine dining) as well as services that are supported by residents and workers in the development and by the larger community. Dialogue with community residents has also indicated a strong interest in greater residential options for Baby Boomers wishing to downsize but remain in the City. Given its elevation and location, Claymont Shopping Center might be an appropriate location for apartments targeting active retirees (as well as young couples and singles) and which includes complimentary office, dining and retail offerings.
Again, as with the Manchester Road corridor, Ballwin will enhance the potential for neighborhood mixed-use redevelopment by actively interfacing with potential developers and property owners to advocate for redevelopment that meets its vision and goals of economic and community vibrancy.
91% Desirable
73% Desirable
Top results from the Visual Preference Survey for neighborhood commercial. Residents have a strong preference for neighborhood commercial that is walkable, mixed-use, and has a sense of place. DRAFT FOR REVIEW - FEBRUARY 2019
3.2B Support & Increase Commercial Options for Entrepreneurs Ballwin appears to have a substantial number of home-based businesses based on the significant percent of individuals who work in their place of residence and census information that suggests a high level of self-employment in the community. Home-based businesses in Ballwin are a potential market for back-filling existing, under-utilized neighborhood retail centers. For example, Claymont Shopping Center has received a number of inquiries from entrepreneurs who live nearby about moving their businesses out of their homes and leasing space at the center. Unfortunately, spaces are sized and configured in a manner that does not meet the needs of businesses looking for their first commercial space.
Photo source: Instagram @TechArtista
In the near term (assuming mixed-use redevelopment is a long-term goal for select locations), Ballwin should advocate that property owners or brokers of the neighborhood commercial centers consider creating spaces that will accommodate the needs of early stage or start-up companies, including working with firms or other organizations to develop co-working space. Active support would include ensuring existing planning and zoning requirements do not undermine such opportunities.
Photo source: Instagram @opo_startup
Start-up and co-working spaces are an opportunity to serve many of the current home-based businesses in Ballwin while backfilling existing neighborhood commercial centers that have vacancies.
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GOAL 3.3: Continue to diversify City revenues to be less dependent on local sales tax. 3.3A Generate Additional Revenues from Recreational Facilities
some initial insight into Ballwin’s strengths and any opportunities for expanding usage.
Ballwin is fortunate to have excellent recreational facilities (the Pointe, North Pointe Aquatic Center, the Ballwin Golf Course and Club and parks and pavilions) that currently generate meaningful revenues for the City. Importantly, the City’s efforts to promote greater usage have resulted in increased revenues from this source.
3.3B Evaluate Implementation of Use, Real and & Personal Property & Local Economic Development Taxes
While strong, current usage suggests that the City’s recreational facilities have the potential to generate additional fees and membership revenues that could help offset losses in sales tax revenues. Based on membership as of September 2018, there are over 11,000 households in Ballwin; yet current Ballwin resident membership at all membership levels stands at approximately 1600. Efforts to increase membership and rentals of Ballwin’s recreational facilities along with sponsorships would benefit from the development of a robust marketing plan that not only targets Ballwin residents but local businesses and residents in the surrounding communities. Allocating the appropriate resources for plan development and then implementation will be key. In addition, and more immediately, touring other communities’ recreational complexes to understand amenities and pricing structure would be helpful to assess where Ballwin’s facilities stand in the ‘market’ and may provide 119 | Ballwin Comprehensive Plan
With no real or personal property taxes, Ballwin relies significantly on sales tax revenues to support its operations and services: sales tax comprises 40% of the City’s revenues. The balance of City revenues is derived from public utility licenses, licensing and permit fees, community program revenues, motor vehicle taxes and fees, court fines and a St. Louis County road tax. Generally, sales tax revenues from historic sources have remained flat or declined over the last three years. Continued decreases in sales tax revenues have the potential to negatively impact the City’s ability to deliver its high level of community services. A County-wide public safety tax new in 2018 will increase sales tax revenue going forward. The proceeds of this tax, however, are available only for public safety purposes.
sales tax on catalogue or on-line sales. Notably, the City has authorized a real property tax but has maintained it at a zero rate. Municipalities are also authorized to levy a sales tax of up to ½ cent for economic development. Significantly, the tax is targeted at strengthening and/or diversifying a community’s economic base, including long term economic development preparation. The funds cannot be use for retail projects, other than in downtown or historic areas. The legislation also requires cities to establish an economic development board to approve use of the funds. The funds could be used for land acquisition, infrastructure for business parks, street extensions and matching dollars for state and federal grants. Sales tax would an additional source of revenue for Ballwin to support economic development. Timing and communication with the community will be vital if Ballwin elects to pursue imposing a nominal real or personal property tax. Any tax is likely to meet with greater acceptance when economic conditions are good and if residents understand that the need for the tax is to ensure continued quality services from city government.
If retail sales tax revenues continue to decline, Ballwin should consider implementing a use, economic development, real and/or personal property tax. A use tax is typically imposed on sales of products purchased from outside of Missouri where no Missouri sales tax is collected, e.g., internet and catalogue sales. Note that it is also possible that changes in Missouri law will allow municipalities to impose DRAFT FOR REVIEW - FEBRUARY 2019
GOAL 3.4: Strive to diversify commercial sectors and business base. 3.4A Continue to Enhance Support for Local, Small and Home-based Businesses Small businesses are job creators and key contributors to the local economy. In addition to a range of local small businesses that occupy Ballwin’s commercial corridors, it appears that a meaningful number of residents are selfemployed or operate home-based businesses. Nationally, about 50% of small businesses are operated from home. Ballwin has taken important steps to promote local businesses, including its “Shop Ballwin First” efforts, community events, and by featuring local businesses in Ballwin Life Magazine. The City also participates in the
local chamber, which although not Ballwin specific, provides access to local business owners. Building relationships with local businesses is important for supporting their growth and expansion in the community. These efforts help sustain the vibrancy of the local economy and enhance quality of life in the community. The City should continue to engage with local small businesses with an eye to understanding any needs or gaps that they may have. Initial dialogue with local firms will be helpful in gauging interest in and the types of business development assistance that are needed. A follow-up survey of Ballwin businesses would be beneficial in assessing gaps and interest
from the broader business community. The survey should be tailored to opportunities that the City is capable of addressing and that are not likely to compete with the local chamber. For example, Ballwin initiated small business support might include networking events, hosting informational sessions about municipal processes or services (e.g., permitting) and/or coordinating resource fairs or events targeting public and private business development assistance (e.g. local banks’ small business development loan programs, the Small Business and Technology Development Center services etc.). Should Ballwin discover that local business needs are not effectively addressed by the west area chamber, the City should consider establishing a Ballwin-centric business association. Connecting with home-based businesses also appears to represent an opportunity to build wealth in the community and to grow the next wave of brick and mortar business that will occupy Ballwin’s commercial districts. By supporting such firms and building relationships with them, Ballwin is setting the stage for retaining these businesses in the City as they grow. Helping to create a pipeline of small firms that are candidates for any coworking space that develops and ultimately are positioned to backfill local real estate contributes to continued community economic vitality. In order to understand and then support Ballwin’s home-based businesses, it is important for the City to develop a baseline
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of information on the actual number and type of home-based businesses in the community. A review of West County Chamber members that are home-based would be a good starting point. Additionally, establishing a home business registration process would be a low or no-cost measure (for both businesses and Ballwin) to begin to quantify and interact with Ballwin home entrepreneurs. An effective communication plan to promote registration and the City’s goal of developing networking and other supportive offerings to help home entrepreneurs grow their businesses will be important in securing participation. Assuming there is a meaningful number of firms identified, Ballwin should anticipate developing support services based on these firms’ needs. As with local brick and mortar business outreach, the City could use focus groups or a survey to help define gaps and opportunities. Examples of potential business assistance would include lunch and learns on topics like business insurance, legal topics, marketing, organization and so on. Other opportunities include networking, conferences and even financial support for businesses wishing to graduate into commercial space.
3.4B Promote Diversity of Commercial Offerings The vast majority of Ballwin’s commercial space is dedicated to retail development. Promoting a greater diversity of commercial uses, such as office and medical facilities, has the potential to increase local employment opportunities, expand access to important services for residents and by introducing additional employees to the community, and foster greater resiliency for local retail outlets. As part of its engagement with local real estate brokers and developers, Ballwin should encourage consideration of alternative uses for redeveloped sites or backfilling existing commercial space.
A greater diversity of commercial uses, such as office and medical facilities, has the potential to increase local employment, expand available services, and foster greater economic resiliency. 121 | Ballwin Comprehensive Plan
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PRINCIPLE #4
A Strong Sense of Place Core Community Value “Our strong sense of community.� Ballwin has a rich history and many historical buildings that have immense character. However, the City is also dominated by commercial areas that have little distinction. A sense of place is not created solely by architecture, infrastructure parks, or nature; but instead a combination of all those elements in way that roots Ballwin in its own context that is charming and welcoming.
Key Goals: 4.1 Integrate place-making into commercial corridors and throughout Ballwin. 4.2 Transform the former City hall site to serve as a gateway to Vlasis Park and as the center of Ballwin. 4.3 Create welcoming entries into the City and Ballwin Town Center. 4.4 Stewardship of the natural resources that define neighborhood and community character.
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GOAL 4.1: Integrate place-making throughout Ballwin, especially commercial corridors. What is “place-making”? It is a trendy term that is not always easily defined. A whole book could be written on the qualities and how to achieve a “sense of place”.
91% Desirable
84% Desirable
79% Desirable
70% Desirable
Place-making is not solely architecture, public places, landscaping, infrastructure, signage, or pedestrian amenities. It is the combination of all those elements and the siting and interaction of those elements that create a sense of place. Luckily, people usually know place-making when they see it or experience it. This page highlights some of the results of the visual preference survey where residents rated images that had a strong place-making as highly desirable. William H. Whyte’s book ‘The Social Life of Small Urban Spaces’ was one of the first attempts to define the qualities of placemaking. Today, LEED for Neighborhod Development (LEED-ND) and SITES (Sustainable SITES Initiative) are two of the best rating systems for measuring successful place-making. As the City updates its zoning code and development regulations, LEED-ND and SITES should be used as a reference and guide. Chapter 6 of this comprehensive plan shows in more detail potential place-making strategies being applied to typical commercial areas in Ballwin.
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Key Characteristics of Successful Place-Making ■■ High quality architecture that is appropriately scaled, high quality materials, thoughtful articulation, and pedestrian level facades that are welcoming with windows, doors, and details. ■■ Gathering spaces that promote a variety of social experiences and accommodates large and small groups and individuals. ■■ Pedestrian scaled and walkable. ■■ Landscaping that is thoughtful in providing shade, softening hardscape and buildings, and helping to articulate gathering areas. ■■ Attention to the transition from public areas to private areas. These “semi-public” transition areas help to avoid the fish bowl. ■■ High attention to details such as seating, lighting, landscaping, paving, and fencing. ■■ Perception of safety with good sight lines, multiple areas of ingress / egress, and appropriate lighting. ■■ High connectivity via walking, biking, transit, and vehicular. Parking should be screened.
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4.1A Encourage Mixed-Use Redevelopment Along Commercial Corridors That Can Help Distinguish Ballwin From Its Neighbors, With a Unique Sense of Place. Same as Goal 3.1A 4.1B Update Zoning Requirements to Ensure Place-Making as Redevelopment Occurs. Same as Goal 3.1C 4.1C Evaluate with Ameren the Feasibility of Buried Electric Lines Along Manchester Road. The electric lines along Manchester Road are a visual eyesore that also limit other enhancement opportunities such as street trees and ornamental lighting. The burial of electric lines is not a small undertaking. However, the City should evaluate the potential long-term benefits of buried lines. Besides aesthetics, other benefits include increased resiliency from storm damage and lessened maintenance. The City should evaluate with Ameren the feasibility and cost of buried electric lines along Manchester Road.
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GOAL 4.2: Transform the former City hall site to serve as a gateway to Vlasis Park and as the center of Ballwin. The former City hall site should become the focal point of Vlasis Park. This area, to be known as “Vlasis Park Commons”, should be a high profile community asset that is a welcoming entry into Vlasis Park. Ideas for programming Vlasis Park Commons have included an amphitheatre, playground, and other ideas. Whatever the final program, the site should be a destination type civic space. Before defining a final vision and program for Vlasis Park Commons, the City should conduct a feasibility study for the grade-separated crossings as recommended under the plan category ‘Modern Transportation Network’.
Former City Hall Site - Vlasis Park Commons
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GOAL 4.3: Create welcoming entries into the City and Ballwin Town Center. Like many west St. Louis County communities, there is a lack of distinction as you travel from adjacent communities into Ballwin. Many residents expressed a desire to have a more welcoming entry into Ballwin. The visual preference survey explored several options for community entry features. The two types of entry features that were rated the most desirable are shown on this page. One of these highly rated features focus on landscape treatments with architecturally significant planters and monuments. The second highly fated feature was a gateway that extends across the street. However, many residents expressed concern over the cost of entry features and questioned whether entry features should be a high priority. There are also ways to create a welcoming entry besides a monument or gateway feature. Landscaping, street trees, building architecture, and other streetscape elements can also create a welcoming entry. 4.3A Focus community entries and streetscape enhancements within Ballwin Town Center. The City should focus entry features and streetscape enhancements in the Ballwin Town Center area. Ballwin Town Center should include: ■■ Pedestrian lighting with banners. ■■ Street trees. ■■ Streetscape furnishings. ■■ Mixed-use development with place-making elements such as plazas. ■■ Entry features 126 | Ballwin Comprehensive Plan
56% Desirable
Top Choice at Open House #2
Ballwin Town Center
Ballwin Town Center - Focus Area for Enhancements DRAFT FOR REVIEW - FEBRUARY 2019
GOAL 4.4: Stewardship of the natural resources that define neighborhood and community character. Ballwin neighborhoods are defined in many ways by its mature tree canopy. Majestic oaks and other canopy trees planted when many of the subdivisions were built are now over 50 years old. On many streets, trees stretch over the street. Larger residential lots also have allowed the opportunity for mature trees and large amounts of landscape plantings. In many neighborhoods, homeowner association common ground provides long stretches of uninterrupted natural habitat as the common ground often follows drainage ways. Ballwin’s tree canopy and natural resources are important strengths for the City. From an aesthetic and image perspective, Ballwin’s natural resources help define neighborhood and community character. Nature is also good for property values. Environmental benefits of Ballwin’s natural resources include reduced stormwater runoff, increased water quality, improved air quality, and habitat for wildlife. Residents strongly support the natural resources of Ballwin. Residents have stated that the natural environment is their “favorite part of Ballwin.
The natural environment... “This is may be my favorite part of Ballwin.” “Love the trees!” Comments from Ballwin residents The natural resources of Ballwin provide tremendous environmental benefits and help define the neighborhood and community character.
Stewardship of Ballwin’s natural resources requires a long-term perspective, knowing that short-term actions may take decades to fully realize the benefits.
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4.4A Encourage the Next Generation of Tree Plantings on Residential Parcels The majority of trees in the City are on private property, usually single family housing parcels. The City should develop a long-term neighborhood forest strategy that focuses on programs and education for homeowners to help ensure a robust, mature tree canopy in existing subdivisions for decades to come.
48% of Ballwin is Covered by Trees
The City already has a residential homeowner tree planting program where homeowners can receive up to a $100 reimbursement for planting a tree between the sidewalk and street (tree lawn). The program, however, has not been widely utilized by homeowners. The City should increase the marketing of the program and also expand the program to include trees planted elsewhere on the residential property (outside of the tree lawn). Priority of the funding should remain for trees planted within the tree lawn. The City should also develop a recommended tree list for the program, focusing on native canopy trees. New regional data is now available to help the City monitor tree coverage and target areas of the City that should be priority areas for new trees. The East-West Gateway Council of Governments released detailed land cover data in 2018 that can better measure land cover types (including tree cover). The map of this page shows that existing tree canopy coverage is almost 48 percent within the City. This should be the baseline for future measurement. The City should strive to ensure that the amount of tree canopy coverage does not fall below 48 percent. 128 | Ballwin Comprehensive Plan
Existing Tree Coverage in Ballwin
The grass land cover map to the right can be a starting point to prioritize tree planting locations.
Existing Grass Land Cover in Ballwin DRAFT FOR REVIEW - FEBRUARY 2019
4.4B Develop a Proactive Management Regime for Public Trees While a majority of trees in Ballwin are on private property, the City does control a large number of trees that are within the right-of-way of streets and City property such as parks. The City should develop a proactive management plan for trees in the City. First, the City should translate its street tree inventory to a GIS database of trees on City property and with street right-of-way. Missouri Department of Conservation TRIM (Tree Resource Improvement and Maintenance) grants can often be used to conduct this work.
4.4C Ensure Landscape Standards Meet or Exceed Best Practices by Other Neighboring Communities, Especially the Use of Native Plants The City should encourage and require native plantings for new development. This will help ensure that the City differentiates itself compared to other communities in the County. The City should compare its landscape ordinances to other community ordinances in St. Louis County and strive to meet or exceed those other community ordinances.
4.4D Enhance Viability of Canopy Trees in Commercial Settings Trees in commercial settings often suffer from the lack of proper soil volume. This lack of proper soil volume will stunt the growth of the trees and also results in decreased life expectancy. As part of the City’s landscape ordinances, the City should require minimum soil requirements for trees. A typical urban tree ideally needs more than 1,000 cubic feet of soil. Structural soils or proprietary products like Strata Cells should also be used in pavement areas to provide necessary soil volumes.
Second, once the GIS database is completed, the City should create a capital program to plant new trees in priority locations. One priority should be the replacement of ash trees that are being removed because of the emerald ash borer. The City is expecting to remove over 2,000 ash trees. The City should also consider the opportunity to plant trees in tree lawns less than 5-feet in width. 5-feet minimum width is the current City standard for the width of a tree lawn to be an acceptable planting location. However, many areas of the City have existing tree lawns less than 5-feet in width. Many tree species are acceptable in narrow tree lawns that don’t negatively impact adjacent sidewalks and street edges. As part of the tree planting program, the City should create a street tree planting master plan to ensure a diversity of tree species (with an emphasis on Missouri natives) throughout the City. 129 | Ballwin Comprehensive Plan
Photo source: Strata Cells
Example of a proprietary structural soil system (Strata Cells). The structural cells provide support for pavement above while allowing uncompacted soil for tree roots. DRAFT FOR REVIEW - FEBRUARY 2019
4.4E Develop a Tree Preservation Ordinance for Oaks and Other Significant Tree Species. Mature canopy trees, such as oaks, have tremendous value in terms of aesthetics, property values, habitat, and environmental benefits. They should be treated as valuable “green infrastructure” in the City. The City should develop a tree preservation ordinance to ensure the long-term viability of significant trees in the City. The City’s Tree Board should recommend the detailed requirements of the tree preservation ordinance. The tree preservation ordinance should include: ■■ The minimum size of tree (in caliper inches) that the ordinance covers. ■■ Requirements for construction or other impacts to the tree root zone. ■■ Requirements for preservation of significant tree species. ■■ Other considerations such as tree species.
4.4F Increase Biodiversity of Subdivision Common Areas The common areas within Ballwin neighborhoods are an important evironmental asset. These areas provide much of the tree canopy for neighborhoods, they act as a riparian buffer for creeks and drainage ways, they infiltrate stormwater, they provide micro-habitats for plants and wildlife, and they increase the overall natural beauty of the City. However, like many natural areas in suburban locations, the common areas lack biodiversity. Biodiversity is the variety of plant and animal life. Many common areas in Ballwin have been infiltrated with bush honeysuckle, which is a non-native shrub that chokes out all other undergrowth vegetation. Increasing biodiversity, with the removal of bush honeysuckle and replacing with native species, is not an easy task. Removing bush honeysuckle is labor intensive and it spreads aggressively. So once the honeysuckle is removed, it takes pro-active maintenance to ensure it doesn’t return.
Bush honeysuckle removal is a very labor intensive process.
The City should encourage homeowner associations’ efforts to increase the biodiversity and the removal of bush honeysuckle. One of the most common ways to assist is to haul dead bush honeysuckle that have been removed by volunteer groups.
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PRINCIPLE #5
Leader in Active Recreation and Healthy Living Core Community Values “Our state-of-the art recreation facilities.” “Our City as being a great place to raise a family.” Intro text
Key Goals: 5.1 Ensure parks and open space within walking distance of all residents. 5.2 Invest in The Pointe and North Pointe to ensure that they remain leading recreation facilities. 5.3 Follow recommendations of the Parks and Recreation Master Plan for facilities and programs. 5.4 Leverage the City’s location as the gateway to Castlewood State Park.
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GOAL 5.1: Ensure parks and open space within walking distance of all residents. The City of Ballwin rightly takes pride in its excellent recreation facilities. However, in term of overall public park acreage, the City falls a little short in national comparisons of public park acreage per population. In addition, distribution of public parks is located within the center of the City, leaving eastern and western areas of the City lacking access to neighborhood public parks. Long-term, the City should strive to ensure that residents are withing walking distance of a public park (which is defined as a half-mile walk without major barriers). In the short-term, there is other semi-public open spaces such as school grounds and home owner association common ground that can be used to supplement City park land to provide residents access to open space.
Priority locations for new neighborhood parks.
The map on this page show that with the combination of public park land, schools, and home owner association common ground there is substantial coverage of residents within walking distance of parks and open space. 5.1A Support the School Districts and Homeowner Associations to Have Resident Access to Open Space Within appropriate limitations (such as nonschool hours), existing school grounds and homeowner association open space are available to residents. The City should continue to support resident access to semipublic open space and be supportive of amenities and programs that increase resident access. 132 | Ballwin Comprehensive Plan
Priority Locations for New Neighborhood Parks 5.1B Provide Additional Neighborhood Scale Parks Per the recommendations of the Parks and Recreation Master Plan, the City should establish new City parks in areas of the City that lack parks or open space within walking distance of residents.
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GOAL 5.2: Invest in The Pointe and North Pointe to ensure that they remain leading recreation facilities. The Pointe and North Pointe Aquatic Center are two top recreational assets for the City of Ballwin. Residents stated that the City’s recreational facilities are one of the top strengths of living in the City. The Pointe opened in 1996 and North Pointe Aquatic Center opened in 2003. (check year)
continue to invest and upgrade The Pointe and North Pointe Aquatic Center to ensure that they remain leading recreation facilities.
As these two facilities age and other communities invest in new or upgraded recreation facilities, Ballwin runs the risk of falling behind. Per the recommendations of the Parks and Recreation Master Plan, Ballwin should
GOAL 5.3: Follow recommendations of the Parks and Recreation Master Plan for facilities and programs. The City conducted a parks and recreation master plan in 2018 that included a citywide survey and two open houses. While this comprehensive plan outlines some key policy recommendations related to parks and recreation, for detailed recommendations regarding park and recreation facilities and programs, the Park and Recreation Master Plan should be followed.
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GOAL 5.4: Leverage the City’s location as the gateway to Castlewood State Park. Castlewood State Park is a huge asset for the St. Louis region and the state of Missouri. With over 700,000 annual visitors, it is the 5th most visited state park in Missouri according to 2015 attendance numbers by the Missouri Department of Natural Resources. Ballwin is the front door to Castlewood State Park. Although the City does not currently bound the Park, the City should fully embrace its location as the gateway to Castlewood State Park. 5.4A City Branded Castlewood Wayfinding Signage at Key Locations The City should install City branded directional signage at key gateways to the entry of Castlewood State Park including at Manchester Road and Big Bend Boulevard.
5.4B Consider New Tagline and Related Marketing for the City The City should consider a new tagline for the City that fully embraces its location as the gateway for the park. A possible tagline is “Ballwin: Gateway to Castlewood State Park”. Another recommendation of this comprehensive plan is brand Ballwin as a unique community in West St. Louis County. Branding Ballwin as the “Gateway to Castlewood State Park”, would certainly be a unique differentiator for Ballwin compared to its neighboring communities.
5.4C Install Regional St. Louis Visitor Signage at 141/Manchester Road and 141/ Big Bend Boulevard Branding Ballwin as the gateway to Castlewood State Park may be an opportunity for the City to gain exposure along Route 141. The City could sponsor Explore St. Louis wayfinding signage that highlight the exits of Manchester Road and Big Bend Boulevard as routes to “Ballwin: Gateway to Castlewood State Park:.
700,000 Annual Visitors With over 700,000 annual visitors, Castlewood State Park is the 5th most visited state park in Missouri. Photo source: Instagram @castlewoodmo
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PRINCIPLE #6
A Distinctive Image for Ballwin Core Community Values “Our City as being a great place to raise a family.” “Our increasingly diverse population.” “Our community as being one of the safest in the region.” Ballwin has a well deserved reputation in the region as a great place to live because of its great schools, safety, location, and City amenities. However, many communities in the region are safe and have great schools. The City should strive to develop a distinctive image that differentiates itself from other communities.
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Key Goals: 6.1 Brand Ballwin as a unique community in West St. Louis County (ie Gateway to Castlewood State Park, etc). 6.2 Strive to make Ballwin one of the most diverse communities in West St. Louis County. 6.3 Utilize possible annexation to position Ballwin as a leading City in St. Louis County.
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GOAL 6.1: Brand Ballwin as a unique community in West St. Louis County (ie Gateway to Castlewood State Park, etc). Ballwin has a well deserved reputation in the region as a great place to live because of its great schools, safety, location, and City amenities. However, many communities in the region are safe and have great schools. The City should strive to develop a distinctive image and brand that differentiate itself from other communities in West St. Louis County. This comprehensive plan does not propose a specific brand for the City. However, several themes emerged during the planning process that could be candidates for the City to build its brand around. Also, the plan identified core community values that will be beneficial in building community brand.
6.1A Form a Committee to Develop Branding Recommendations for the City The above are just two examples of possible branding themes. The City should utilize an existing committee or form a special committee to develop a final recommendation for a City brand. The City should hire a branding consultant to help facilitate the process and develop strategies to incorporate the branding in local and regional marketing of the City. Branding should also consider citywide branding versus targeted branding for locations such Ballwin Town Center.
One theme is the City as a gateway to Castlewood State Park. This was also discussed in Goal 5.4 to leverage the City’s location as a gateway to Castlewood. (And the City should leverage its location regardless of its final branding theme). Another theme could be positioning the City at the forefront of a sustainable initiative. As Manchester Road carries over 30,000 vehicles per day, perhaps Ballwin could be a leader in electric car charging stations.
The Conquer Castlewood race is an example of Ballwin leveraging its location and branding the City as the gateway to Castlewood State Park. 136 | Ballwin Comprehensive Plan
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GOAL 6.2: Strive to make Ballwin one of the most diverse communities in West St. Louis County. A survey of Ballwin residents and interviews with community stakeholders during the planning process showed strong support for maintaining Ballwin’s success with attracting a diverse population and concerns about keeping the community affordable for households across the economic spectrum.
businesses owned and operated by individuals from underrepresented communities to identify and reach out to various advocacy or support agencies.
Other communities elsewhere have grappled with these same issues and have pursued a variety of municipal policies and/or supported a broad range of community-based efforts to keep their cities and towns both accessible and welcoming. Municipal and communitybased initiatives can foster an environment that welcomes and supports current and potential new residents from diverse backgrounds.
Depending on the need and level of interest, the City and other community organizations can initiate regular (quarterly or semi-annual) “welcome to the community” receptions at which all newcomers can receive welcome packets and meet other residents from throughout Ballwin.
6.2A Establish Community Messaging and Marketing
With the goal of putting the spotlight on the diversity of cultures represented among Ballwin’s residents and businesses – and to reinforce the message that they are welcome and appreciated in the community, hold an
Incorporate message in all Ballwin media releases and more general communications with the community that Ballwin is a “welcoming community” or “open to all” or other similar taglines that reinforce the underlying attitude that individuals, organizations, and businesses from underrepresented communities can live, work, and thrive in Ballwin.
6.2C Welcoming to the Community Receptions and Events
6.2D Multi-Cultural Festival
annual celebration to promote and support the City’s diversity. Partner with nonprofit agencies, such as International Institute of St. Louis, Mosaic, Hispanic Chamber of Commerce. Ballwin Days could also be an opportunity to incorporated multi-cultural events and programs. 6.2E Establish Diversity and Inclusion Advisory Committee As a vehicle for facilitating ongoing discussion and input regarding Ballwin’s policies and initiatives to welcome and include diverse populations in the high quality of life Ballwin continues to offer, the City can establish an advisory committee on diversity and inclusion. Membership should reflect minority populations living and working within Ballwin, along with others from various community-based nonprofit organizations that provide services and support to diverse communities.
6.2B Targeted Business Recruitment Initiate active and strategic recruitment of businesses, faith communities, and services that serve diverse populations; work with and through entities with current presence in Ballwin, whether faith communities or 137 | Ballwin Comprehensive Plan
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GOAL 6.3: Utilize possible annexation to position Ballwin as a leading City in St. Louis County. 6.3A Utilize Possible Annexation to Position Ballwin as a Leading City in St. Louis County. Ballwin has grown extensively over the decades through annexation starting in 1950. The City has grown north and south of Manchester Road through multiple annexation. The last annexation occurred in 1999.
recreational facilities. See Chapter 6 for more details on evaluating possible annexation. 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.
Future annexation can position Ballwin more strongly as a leading City in St. Louis County through increased population, land area, and infrastructure. Annexation can also help the City achieve other goals of this plan such as leveraging the City’s location as a gateway to Castlewood State Park. Many residents in potential annexation areas already think of themselves as “residents of Ballwin”. Postal codes list Ballwin as the residential address and many individuals have bought non-resident memberships to Ballwin
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Area #1 for Analysis: “Northeast”
Area #2 for Analysis: “Kiefer Creek”
Area #3 for Analysis: “South”
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PRINCIPLE #7
Outstanding Community Services Core Community Values “Our high standard of City services.� City and community services have consistently been cited by Ballwin residents as one of the top strengths of living in Ballwin. The City should continue to provide outstanding City services and continually coordinate with other service providers to help ensure long-term the high standard of services.
Key Goals: 7.1 Continue excellent services provided by the police department and fire districts. 7.2 Be prepared for natural and man-made emergencies and disasters. 7.3 Continue the City’s Capital Improvement Program (CIP) that clearly communicates five year priorities. 7.4 Provide City services that continue to differentiate Ballwin from neighboring communities. 7.5 Coordination with utilities to ensure efficient capital improvements and maintenance.
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GOAL 7.1: Continue excellent services provided by the police department and fire districts. Residents of Ballwin overwhelmingly expressed pride in and satisfaction with their community’s reputation for safety. Depending on the source, Ballwin regularly is listed as the safest municipality or one of the safest in the State of Missouri. Perhaps because of that status, they also hold their police department in high regard. Although not as clearly associated with the City of Ballwin as the Police Department, the fire and emergency protection districts, also enjoy strong support from the community and have earned reputations for professionalism and quality services.
With that in mind – and the fact that the City itself does not directly manage it fire protection, and emergency services, the City should work closely with the police department and the fire protection districts to: ■■ Continued coordination on the City’s Emergency Operations Plan. ■■ Offer assistance of the City as needed for continued planning and staff development and training. ■■ Continue to utilize City-managed communications vehicles, such as Ballwin Life Magazine, podcast, and blog, to facilitate community engagement and participation in various programs offered by the police department and fire/EMS districts. ■■ Initiate or expand programming to express and publicly acknowledge the community’s appreciation for these public servants, such as quarterly first responder appreciation days or similar events.
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GOAL 7.2: Be prepared for natural and man-made emergencies and disasters. 7.2A Follow the Recommendations of the City’s Emergency Operations Plan The City updated its Emergency Operations Plan (EOP) in 2018. The previous EOP was developed in 2004. The plan outlines actions to achieve: 1) prevent avoidable disasters and reduce the vulnerability of Ballwin residents to any disasters that may strike; 2) establish capabilities for protecting citizens from the effects of disasters; 3) respond effectively to the actual occurrence of disasters; and 4) provide for recovery in the aftermath of any emergency involving extensive damage within the county.
The EOP establishes procedures for dealing with a range of emergencies including natural disaster, hazardous material incidents, transportation accidents, fires, power failures, terrorism, civil disorder, and public health emergencies. The EOP establishes roles and responsibilities for Ballwin offices and departments, lines of communication, and coordination with local, regional, state and federal partners.
place, if needed, based on recommendations by regional, state, and federal partners. City staff and departments should regularly be briefed regarding roles and responsibilities outlined in the EOP. Training for City staff and departments as recommended by the EOP should be monitored and documented.
The City should regularly review and update the EOP. A review should take place every five years and a thorough update every ten years. More frequent reviews and updates should take
GOAL 7.3: Continue the City’s Capital Improvement Program (CIP) that clearly communicates five year priorities. 7.3A Publish Annual Map of Upcoming Capital Projects
of City street conditions (pavement surface evaluation and rating).
Ballwin has a strong reputation for fiscal responsibility in terms of public works and capital improvements. However, in a City the size of Ballwin with over 30,000 residents, miles of streets to maintain, and numerous other infrastructure, it can be difficult for residents to clearly appreciate the long-term schedule of capital improvements.
The City should publish annually the City’s capital improvement program in a user friendly format such as citywide map with upcoming capital improvements highlighted.
The City should continue to communicate with residents short-term and long-term capital improvements. Specifically, the City should publish the results of the its regular analysis 141 | Ballwin Comprehensive Plan
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GOAL 7.4: Provide City services that continue to differentiate Ballwin from neighboring communities. 7.4A Continually Seek to Improve City Services
7.4B Regularly Document and Compare Services by Surrounding Municipalities
7.4C Clarify City Services Compared to Homeowner Association Responsibilities
City services (such as snow removal, leaf collection, etc.) was voted as one of the top strengths of living in Ballwin during the community survey for the comprehensive plan. (Ranked 3rd for top strengths). The City should continue to provide outstanding City services and continually seek opportunities to improve existing City services. For example, in 2018 the City moved to a master street list to update residents on curbside leaf collection.
The City should consider documenting services provided by Ballwin and not adjacent communities and use the information in marketing materials of the City. Especially for new home buyers, who may not yet appreciate municipal services, comparison of municipal services can further position Ballwin as a preferred choice for home buyers.
The City should clarify and establish new policies, if needed, to differentiate city services, such as maintenance of public right-of-ways versus maintenance of homeowner association common ground which is typically the responsibility of the homeowner association.
The City should regularly evaluate City services for opportunities for improvements and cost efficiencies.
We Love City Services! Residents ranked City services as one of the top three strengths of living in Ballwin.
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GOAL 7.5: Coordination with utilities to ensure efficient capital improvements and maintenance. 7.5A Regular Coordination with Utilities and Agencies on Capital Improvements and Maintenance Continue to communicate and coordinate with utilities on a regular basis on capital projects and future development to ensure planned coordination of infrastructure improvements. As part of this comprehensive plan process, the planning team reached out to major utilities and agencies that have jurisdiction over utilities and infrastructure within the City. Utilities and agencies contacted included: ■■ Ameren ■■ Charter Cable ■■ Missouri American Water ■■ Missouri Department of Transportation ■■ Spire ■■ St. Louis Metropolitan Sewer District
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The City of Ballwin already communicates and coordinates with utilities and agencies on upcoming maintenance activities and projects. The City should continue to coordinate and communicate with utilities and agencies on a regular basis, no less than annually, to be proactive in identifying upcoming maintenance and capital projects. The outcomes of utility and agency coordinating should be to ensure that neighborhoods have adequate services; infrastructure is properly maintained; there is capacity for current and future needs; and maintenance and capital projects are coordinate with other utility, agency, or City projects to avoid multiple disruptions to public and private property.
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KEY METRICS - MEASURING OUR SUCCESS Below are key metrics to track so that the City may gauge successful long-term implementation of the plan. For detailed action items, see Chapter 8 - ‘Implementation’.
Description
Principle
Baseline 2016
Data Source
Target
American Community Survey or City Data
Increase from 18% non-single family detached housing units. Measure with updates to census data.
Diversity of housing types.
Strong Neighborhoods
Signalized intersections with upgraded pedestrian crosswalks (continental style crosswalks).
Modern Transportation Network
2018
City Data
Increase from 2018 baseline of zero number of continental style crosswalks. Measure yearly.
Linear feet of new sidewalk and new pedways.
Modern Transportation Network
2018
City Data
Linear feet of new sidewalk and pedways. Measure yearly.
Increase of City revenue.
Resilient Economy and City Revenues
2018
City Data
Increase of City revenue. Measure yearly.
Square feet of new commercial (and mixed-use) development.
Resilient Economy and City Revenues
2018
City Data
Increase from 2018 baseline. Measure yearly.
Maintain or increase from 2018 baseline. Measure every five years.
Increase from 2018 baseline. Measure every five years.
Percent of City covered by tree canopy.
A Strong Sense of Place
2018
East-West Gateway Council of Governments Land Cover Data
Number of residential parcels within 1/2-mile of public parks.
Leader in Active Recreation and Healthy Living
2018
City Data
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5 Future Land Use Plan
FUTURE LAND USE PLAN Overview
Land Use Categories
The future land use map is an essential part of implementing the Comprehensive Plan. This chapter illustrates the pattern and character of future land use for Ballwin. The land use plan is to serve as a guide to future development decisions in the City. Each land use category sets out a range of place characteristics that can be achieved through the City’s development policies including the zoning code and subdivision regulations.
The relationship between the land use plan and the zoning map is often misunderstood. A land use plan is a guide for the future use of the land while a zoning ordinance regulates the use of the land in the present.
The future land use map identifies generally what kind of land use patterns should be present throughout the City and where they should be located. The map shows what land uses are appropriate in the future, not necessarily what land uses are in place currently. Often in established areas of the City, the current land use is the appropriate future land use as well.
There are several strategies for implementing the land use plan. One strategy is to update the zoning ordinance to better align with the recommendations of the land use plan. A second strategy is to use the land use plan as a guide when requests for rezoning take place.
As Ballwin is essentially a built-out City, future development in Ballwin will mostly be redevelopment. This will especially be true for Ballwin’s commercial corridors as the age of existing buildings and changing retail trends will likely dictate redevelopment over time.
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The future land use plan, although applicable in the short-term, is really a long-term plan looking at future land use 10, 20, or 30 plus years in the future.
In future updates of the zoning ordinance or in reviewing requests for rezoning, the planning commission should evaluate the context of the land use plan when it was adopted and approved. If conditions have changed since adoption that may warrant a land use different from that shown in the land use plan, consideration should be given to revising the land use plan. If conditions have not changed, strong preference should be given to the recommendations made in the land use plan.
Below are the future land use categories. Each category is explained in more detail on the following pages. ■■ Traditional Residential ■■ Established Residential ■■ Mixed Residential ■■ Mixed-Use: Corridor ■■ Mixed-Use: Neighborhood ■■ Commercial ■■ Industrial / Utility ■■ Institution / Civic ■■ Parks and Recreation ■■ Conservation / Open Space ■■ Ballwin Town Center (District)
Ballwin Town Center is not an individual land use, but a district where priority should be giving for streetscape enhancements, pedestrian improvements, connections to Vlasis Park, and mixed-use development.
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Ballwin Town Center
Future Land Use Plan 147 | Ballwin Comprehensive Plan
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Future Land Use Plan - Detail of Ballwin Town Center Area 148 | Ballwin Comprehensive Plan
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Ballwin Town Center Guiding Principles Below are additional guiding principals for Ballwin Town Center: ■■ Streets within Ballwin Town Center should have streetscape enhancements including street trees, pedestrian scale lighting with banners, seating areas, and other amenities. ■■ Community gateways should be installed along the streets into Ballwin Town Center (Major gateways along Manchester Road and minor gateways along Holloway Road, Ries Road, and Kehrs Mill Road). ■■ Design guidelines should be developed to ensure continuity of public and private realm improvments. ■■ Ballwin Town Center should be a priority area for pedestrian intersection improvements including the use of continental style crosswalks at Manchester Road. Continental style crosswalks should be along other street intersections within Ballwin Town Center. ■■ Ballwin Town Center should be a priority area for bicycle improvements with recommendations per the plan category ‘Modern Transportation Network.’ ■■ Future redevelopment within Ballwin Town Center should be mixed-use with an emphasis on place-making, architecture, and public areas. ■■ Vlasis Park Commons (the former City Hall site) should be a gateway into Vlasis Park and be a destination type civic space. ■■ Grade separated crossings across Manchester Road should be evaluated as discussed in the plan category ‘Modern Transportation Network’. ■■ Implementation of the parallel street network to Manchester Road.
Community Gateways 149 | Ballwin Comprehensive Plan
Streetscape Enhancements
Overview Ballwin Town Center is not an individual land use, but a district where priority should be giving for streetscape enhancements, pedestrian improvements, connections to Vlasis Park, and mixed-use development. Ballwin Town Center already has a mix of uses including apartments, retail, restaurants, parks, a school, residential, and open space. By focusing on public realm improvements and extending the idea of a town center north-south to “bridge” Manchester Road, Ballwin Town Center can truly become the “center” of Ballwin.
Place-Making
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Traditional Residential Guiding Principles Density: Low to medium densities. Existing densities range from 4.3 units/ acre to 1 unit/acre. Uses: Primarily single family housing. Site Characteristics: High quality architecture. Adherence to neighborhood character for redevelopment and infill development. Long-term stewardship of the tree canopy and natural resources. ■■ Maintain existing property values through code enforcement and proactive maintenance of property. Pro-active maintenance should include homeowner education and other housing programs that address maintenance and code issues. ■■ Walkable development with sidewalk and street trees. ■■ Opportunities for bicycle facilities is limited because of limited street width and right-of-ways. Seek opportunities for share-the-road or conversion of existing sidewalks to “pedways” (wider sidewalks that can be used a multi-use trails. ■■ Neighborhood park or open space should be available within a half-mile walking distance of homes.
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Overview ‘Traditional Residential’ are locations of mostly single family housing with a variety of price points at a low to moderate density. Areas of ‘Traditional Residential’ have been mostly built out, although there may be pockets or individual parcels that can still be developed. ‘Traditional Residential’ is likely to experience less pressure for redevelopment as it is newer development with larger home sizes than other areas of the City. If redevelopment or infill housing does occur, new housing should follow the guidelines for infill housing including housing styles that relate contextually architecturally, have similar setbacks, and massing. ‘Traditional Residential’ shall be highly walkable with sidewalks and tree lawns. Access to parks and open space is important. Neighborhood park or open space should be within a half-mile walking distance of all homes. Increases in stormwater runoff from increases in impervious surface such home additions, driveways, patios, etc. should be mitigated through raingardens or other micro-detention strategies.
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Established Residential Guiding Principles Density: Low to medium densities. Existing densities range from 4.3 units/ acre to 1 unit/acre. Uses: Primarily single family housing. Site Characteristics: High quality architecture. Adherence to neighborhood character for redevelopment and infill development. Long-term stewardship of the tree canopy and natural resources. ■■ Maintain existing property values through code enforcement and proactive maintenance of property. Pro-active maintenance should include homeowner education and other housing programs that address maintenance and code issues. ■■ Residential redevelopment should follow the guidelines for infill housing that includes housing styles that relate contextually architecturally, have similar setbacks, and massing. ■■ Walkable development with sidewalk and street trees. ■■ Opportunities for bicycle facilities is limited because of limited street width and right-of-ways. Seek opportunities for share-the-road or conversion of existing sidewalks to “pedways” (wider sidewalks that can be used a multi-use trails. ■■ Neighborhood park or open space should be available within a half-mile walking distance of homes.
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Overview ‘Established Residential’ are locations of mostly single family housing with a variety of price points at a low to moderate density. Areas of ‘Established Residential’ have been mostly built out, although there may be pockets or individual parcels that can still be developed. ‘Established Residential’ is likely to experience more pressure for redevelopment as it will tend to have older, smaller houses than other areas of Ballwin. Also, its location near the Manchester Road corridor will likely increase redevelopment pressure. If redevelopment or infill housing does occur, new housing should follow the guidelines for infill housing including housing styles that relate contextually architecturally, have similar setbacks, and massing. Redevelopment for mixed-use should have higher density residential as a transition from commercial uses to existing single family uses. Redevelopment solely for commercial use should be discouraged. ‘Established Residential’ shall be highly walkable with sidewalks and tree lawns. Access to parks and open space is important. Neighborhood park or open space should be within a half-mile walking distance of all homes. Increases in stormwater runoff from increases in impervious surface such home additions, driveways, patios, etc. should be mitigated through raingardens or other micro-detention strategies.
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Mixed Residential Guiding Principles Density: Medium to medium-high densities. Densities range from 4-18 units/acre. Uses: Primarily multi-family housing. Site Characteristics: High quality architecture. Walkable development with sidewalks and tree lawns. Buildings should front the street with parking in the rear. ■■ Maintain existing property values through code enforcement and proactive maintenance of property. Pro-active maintenance should include homeowner education and other housing programs that address maintenance and code issues. ■■ Walkable development with sidewalk and street trees. ■■ Neighborhood park or open space should be available within a half-mile walking distance of homes.
Overview ‘Mixed Residential’ are locations that are intended to provide a variety of housing choices and price points from moderate to moderatelyhigh density. Areas of ‘Mixed Residential’ have been mostly built out, although there may be pockets or individual parcels that can still be developed. ‘Mixed Residential’ includes housing choices of duplexes, apartments, and condominiums, and other similar type densities. Mixed Residential may also include single family. ‘Mixed Residential’ should be a transition land use from commercial and mixed-use areas to single family. ‘Mixed Residential’ shall be highly walkable with sidewalks and tree lawns. Access to parks and open space is important. Neighborhood park or open space should be within a half-mile walking distance of all homes. Garages and parking should be at the rear of the lot behind buidlings. Buildings should front the street.
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Commercial Guiding Principles Density: Medium to medium-high densities. Uses: Retail, office, restaurants, commercial. May also include mixed-uses. Site Characteristics: High quality architecture. Walkable development with sidewalks and tree lawns. Buildings should front the street. Parking in front should be limited to one parking bay with additional parking in the rear or side. ■■ Carefully transition to adjacent residential areas with extensive landscape buffering, avoidance of light spillage, compatible architectural treatments, and step down of building heights. ■■ Walkable development with sidewalk and street trees. ■■ Place-making is important with pedestrian scaled entrances, gathering areas and site amenities that contribute to the public realm. ■■ Along Manchester Road, implementation of a parallel street network to Manchester Road that is pedestrian friendly and by provides access to signalized intersections. Curb cuts along Manchester should be limited. ■■ Transit, such as buses or shuttles, should be accommodated.
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Overview ‘Commercial’ are locations that are intended to serve a wide geographical area with uses such as retail, commercial, office, and restaurants. While there may be flexibility in the type of businesses, aesthetics of the buildings and the site should be of key importance. National retailers and brands are a key feature, although local businesses should be encouraged. The speed and volume of automobile traffic may necessitate building setback from adjacent roadways. When buildings are setback, parking should be minimized in the front with additional parking in the rear or sides. Pedestrian and bicycle connections should be provided from the street through parking areas. Aesthetic appearance should be a priority with high quality materials and extensive landscaping. Individual buildings should have thoughtful architecture with massing variation, horizontal and vertical articulation, and careful detailing. Place-making is important with pedestrian scaled entrances, gathering areas and site amenities that contribute to the public realm.
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Mixed-Use: Corridor Guiding Principles Density: High intensity. Uses: A mix of uses including retail, dining, office, hotels, apartments, condominiums, and townhomes. Uses could include just one of the above uses, but mixed-use is highly encouraged. Site Characteristics: High quality architecture. Building placement that promotes an walkable environment with parking in the rear or sides of buildings. ■■ Great emphasis on the public realm including plazas, courtyards, and extensive landscaping. ■■ A highly walkable and bikable environment with buildings and street layouts encouraging a pedestrian friendly environment within the development and to connections with adjacent neighborhoods. ■■ Carefully transition to adjacent residential areas with extensive landscape buffering, avoidance of light spillage, compatible architectural treatments, and step down of building heights. ■■ Along Manchester Road, implementation of a parallel street network to Manchester Road that is pedestrian friendly and by provides access to signalized intersections. ■■ Transit, such as buses or shuttles, should be accommodated.
Overview ‘Mixed-Use: Corridor’ land use is intended for larger sites along Manchester Road and other major transportation corridors. The service area for ‘Mixed-Use: Corridor’ will be regional, taking advantage of the high volume of traffic. ‘Mixed-Use: Corridor’ may also service local and neighborhood areas. ‘Mixed-Use: Corridor’ is mixed-use with retail, dining, office, hotels, apartments, condominiums, and townhomes. Uses could include just one of the above uses, but mixed-use is highly encouraged. ‘Mixed-Use: Corridor’ is highly walkable; a mix of activities; and a great emphasis on the public realm with streetscape amenities, plazas, and courtyards. Along Manchester Road, areas should incorporated the long-term parallel street network recommendations. The parallel street network and side streets should be pedestrian friendly with wide sidewalks, street trees, lighting, and other amenities. Transition from ‘Mixed-Use: Corridor’ to adjacent residential areas should be carefully considered with extensive landscape buffering, avoidance of light spillage, compatible architectural treatments, and step down of building heights. Place-making is important with pedestrian scaled entrances, gathering areas and site amenities that contribute to the public realm.
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Mixed-Use: Neighborhood Guiding Principles Density: Medium to high intensity. Uses: A mix of uses including retail, dining, office, apartments, condominiums, and townhomes. Uses could include just one of the above uses, but mixed-use is highly encouraged. Site Characteristics: High quality architecture. Building placement that promotes an walkable environment with parking in the rear or sides of buildings. ■■ Great emphasis on the public realm including plazas, courtyards, and extensive landscaping. ■■ A highly walkable and bikable environment with buildings and street layouts encouraging a pedestrian friendly environment within the development and to connections with adjacent neighborhoods. ■■ Carefully transition to adjacent residential areas with extensive landscape buffering, avoidance of light spillage, compatible architectural treatments, and step down of building heights. ■■ Transit, such as buses or shuttles, should be accommodated.
Overview ‘Mixed-Use: Neighborhood’ land use is intended for smaller and medium size sites that are along smaller streets than Manchester Road, such as Kehrs Mill Road, Clayton Road, and New Ballwin Road. The service area for ‘Mixed-Use: Neighborhood’ will generally serve local and neighborhood areas. ‘Mixed-Use: Neighborhood’ is mixed-use with retail, dining, office, apartments, condominiums, and townhomes. Uses could include just one of the above uses, but mixed-use is highly encouraged. ‘Mixed-Use: Neighborhood’ is highly walkable; a mix of activities; and a great emphasis on the public realm with streetscape amenities, landscaping, plazas, and courtyards. As ‘Mixed-Use: Neighborhood’ is usually adjacent to residential areas, careful consideration should be given to being context sensitive to surrounding residential areas. Mixed-Use: Neighborhood should have extensive landscape buffering, avoidance of light spillage, compatible architectural treatments, and step down of building heights. Place-making is important with pedestrian scaled entrances, gathering areas and site amenities that contribute to the public realm. .
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Institution Guiding Principles Density: As existing institutional uses are expected to continue, existing densities should be preserved. Modification or expansion of existing institutional uses should take into careful consideration of adjacent land uses and be compatible in terms of scale, setbacks, and architectural features. Uses: Primarily civic uses such as government owned facilities, community centers, public and private schools, places of worship, historic community buildings, and non-profit institutions. Site Characteristics: As existing institutional uses are expected to continue, preserve existing standards that adhere to neighborhood character. Modification or expansion of existing institutional uses should take into careful consideration of adjacent land uses and be compatible in terms of scale, setbacks, and architectural features. ■■ Sites should be highly accessible including walking and biking connections. ■■ Bicycle and pedestrian improvements should be prioritized within a 1/2 mile radius of schools and community uses. ■■ Building architecture should represent the aesthetic character of the City with an architectural style that enhances the City’s image.
Overview ‘Institution’ land use are locations that are intended to be civic uses such as government owned facilities, community centers, public and private schools, places of worship, historic community buildings, and non-profit centers. As ‘Institution’ generally serves a large number of the public, sites should be highly accessible including walking and biking connections. Schools, especially middle schools, should be located so that areas within a 1/2 mile radius of the school are highly walkable. For existing schools, improvements in pedestrian and bicycle facilities should be a priority within a 1/2 mile radius of the school. As the architectural design of ‘Institution’ buildings are often associated with the overall community character, building should have a high aesthetic design style that enhances the City’s image. If the use or tenant of a ‘Institution’ land use changes, strong preference should be given to the retention of the ‘Institution’ land use, especially for other civic uses. Proposed land use changes for ‘Institution’ should be guided by the context of adjacent land uses, with strong preference given to match adjacent land uses that most largely borders the site.
■■ Sites and building, especially government owned, are encouraged to be LEED certified for buildings and Sustainable SITES certified for site development. ■■ The former City Hall site should remain as a civic use as a key element of Vlasis Park.
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Parks and Recreation Guiding Principles Density: Placement of buildings and structures should follow adopted master plans for each park. Uses: Primarily active and passive uses such as ballfields, playgrounds, picnic sites, trails, and recreation facilities. Site Characteristics: Park-like features including grass lawns and open space, trees and woodland, creeks and water bodies. ■■ Each park should have a master plan to convey community expectations on facilities, usage, buildings, parking, transportation, and art. ■■ Removal of invasive species such as bush honeysuckle is encouraged. ■■ Native riparian buffers along creeks and drainage channels are strongly encouraged. Riparian buffers of native forbs, grasses, and shrubs can better filter pollutants and decrease stormwater runoff better than mowed, cool season lawn grasses. ■■ Sensitive areas such as floodplains, mature woodlands, and steep slopes should have limited intrusions. ■■ Pedestrian and bicycle connections to surrounding neighborhoods are a priority. ■■ Public parks should be within 1/2 mile walk of all residents.
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Overview ‘Parks and Recreation’ land use are locations that include public parks and recreation facilities, public and private golf courses, and other park and recreation facilities which serve the public. While parks may primarily serve active and passive recreation needs, parks are also an opportunity to increase biodiversity through native vegetation and improve water quality through riparian buffers of creeks, drainage corridors, and water bodes. Public parks and recreation facilities should have approved master plans to guide capital improvements and long-term stewardship. Public parks and recreation facilities should be within walking distance of all residents.
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Open Space and Conservation Guiding Principles Density: Structures should be limited. Structures may include maintenance buildings, community buildings, picnic shelters, and other similiar structures. Preservation of open space should be a priority. Uses: Typically passive uses such as homeowner association common land, cemeteries, and other open spaces that include natural habitat, woodland, open lawns and fields, and stormwater detention. Some active uses that are neighborhood focused such as ballfields and playgrounds. Site Characteristics: Natural habitats and open spaces. ■■ The introduction of new impervious surfaces within ‘Open Space and Conservation’ areas should be discouraged except for trails and maintenance access. ■■ Mulit-use trails are encouraged in ‘Open Space and Conservation’ areas. ■■ Removal of invasive species such as bush honeysuckle is encouraged. ■■ Native riparian buffers along creeks and drainage channels are strongly encouraged. Riparian buffers of native forbs, grasses, and shrubs can better filter pollutants and decrease stormwater runoff better than mowed, cool season lawn grasses.
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Overview ‘Open Space and Conservation’ land use are locations that include open spaces such as homeowner association common land, cemeteries, and other open spaces. ‘Open Space and Conservation’ typically includes passive uses such as natural habitat, woodland, open lawns and fields, and stormwater detention. Some active uses such as ballfields and playgrounds are part of ‘Open Space and Conservation’ areas, but are typically neighborhood focused. Many existing areas of ‘Open Space and Conservation’ have deed restrictions that the property remain common ground. ‘Open Space and Conservation’ areas are an important environmental community resource providing stormwater management, wildlife habitat, tree canopy, biodiversity, and riparian buffers. The introduction of new impervious surfaces within ‘Open Space and Conservation’ areas should be discouraged except for trails and maintenance access. Multi-use trails are encouraged in ‘Open Space and Conservation’ areas.
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Industrial / Utility Guiding Principles Density: Low density. Uses: Public utility uses such as water storge, electrical substations, etc. Light industrial. Site Characteristics: Intensive buffering from neighboring uses with landscaping and appropriate security. ■■ Limited use within Ballwin. ■■ Intensive buffering from neighboring uses with landscaping and appropriate security. Security fencing should be an ornamental style and not chainlink fencing. Fencing should be buffered and screened by landscaping
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Overview ‘Industrial / Utility’ land use are locations that serve public utility uses such as water storage, electrical substations, etc. ‘Industrial / Utility’ land use are also locations that serve light industrial uses. ‘Industrial / Utility’ land use should be limited within Ballwin. The Future Land Use Plan only recommends existing utility parcels be designated as ‘Industrial / Utility’ future land use. Future proposed ‘Industrial / Utility’ land use should be carefully considered with evaluations of the impacts to neighborhood aesthetics, noise, security, traffic, and environmental impacts.
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6 Scenario Planning
SCENARIO PLANNING - MANCHESTER ROAD CORRIDOR Scenario plannning is a way to explore how Ballwin may look in the future based on the goals and principles of the comprehensive plan.
The scenarios are a prototypical representation of strip retail along Manchester Road. It is not a specific site, but represents typical size and qualities of existing development.
“Intermediate” Scenario
“Long-Term” Scenarios
The “intermediate” scenario explores development that undergoes improvements to sites and buildings to better compete in the changing retail and commercial environment. Public investment to infrastructure such as streets and right-of-way can compliment private investments and contribute to the overall community character.
“Long-term” redevelopment scenarios explore long-term, holistic redevelopment of sites along Manchester Road. While future market conditions will dictate the type of development and when redevelopment may occur, the scenarios show recommended guidelines for redevelopment along Manchester Road, including:
Many of these “intermediate” improvements are already happening along Manchester Road.
■■ ■■ ■■ ■■
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Implementation of a parallel street network to Manchester Road that is pedestrian friendly and enhances property values by providing access to signalized intersections for multiple parcels. Place-making within new development that includes plazas, courtyards, landscaping, and other amenities. Multi-use development that encourages a mix of uses including restaurants, retail, office, and apartments / condominiums. Development that is walkable and bikable within the development and from adjacent neighborhoods.
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Manchester Road - Future Redevelopment Scenarios: Existing “Base Map� Condition A Existing Strip Retail / Commercial
B Existing Commercial / Retail
C Existing Residential C
A
1
1
B 3
Manchester Road
2
The above graphic is a prototypical representation of strip retail along Manchester Road. It is not a specific site, but represents typical size and qualities of existing development.
4
2
1 Large expanses of parking and far set-backs are dated in the context of current retail trends.
2 Frequent curb cuts create congestion and safety issues with a high volume of turning movements at multiple points.
3 Local streets often intersect with Manchester
Road with no signalized intersection. This creates safety issues, especially for left turns.
4 Existing pedestrian crossings of Manchester
Road lack crosswalks on both sides of the intersection and the most up-to-date crosswalk types.
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Manchester Road - Future Redevelopment Scenarios: Intermediate Improvements PLAN VIEW A Existing Strip Retail / Commercial
B Existing Commercial / Retail
C Existing Residential C
A 9
2
6
3 7
8 Manchester Road
The above graphic represents “intermediate” improvements. Development and business owners make upgrades to their parcels and buildings to better compete in the changing retail and commercial environment. Public investment to infrastructure such as streets and right-of-way can compliment private investments and contribute to the overall community character. Many of these recommended improvements can be seen in recent site improvements along Manchester Road.
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B
8 1
5
1 Continental style pedestrian crosswalks at all four corners of signalized intersections.
2 Crosswalks across driveways and parking lots. 3 Pedestrian connections from the street to buildings and stores.
4 Reduction of redundant curb cuts.
2 4 7 Infill gaps in the sidewalk network. 8 Landscaping and amenities to create a
welcoming sense of entry, soften masses of pavement, and to screen parking.
9 Conversion of 4-foot sidewalks to “pedways”
(multi-use trail) to provide bicycle connections to commercial centers from neighborhoods.
5 Conversion of redundant entrances to right-in / right-out to reduce left turn conflicts.
6 Access roads to provide cross parcel and
parking lot access. Align access roads with long-term street network recommendations. DRAFT FOR REVIEW - FEBRUARY 2019
Manchester Road - Future Redevelopment Scenarios: Intermediate Improvements BIRD’S EYE VIEW C C
B
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9
2
A
5
3
A
1 2
3 7
8 4
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Manchester Road - Future Redevelopment Scenarios: Mixed-Use with a Retail and Apartment Focus PLAN VIEW A Retail / Commercial (1-story) B Retail / Office (1st floor) Parking (2nd - 4th floors)
C Mixed-Use
Retail / Restaurants (1st floor) Apts / Condos (2nd - 4th floors)
9
D Mixed-Use
G
Retail / Restaurants / Office (1st floor) Apts / Condos (2nd - 3rd floors)
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A
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C A
2
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Manchester Road
6 10
The above graphic represents an example of a potential “long-term� redevelopment scenario. A key emphasis of the redevelopment is the parallel street network as part of the long-term street network recommendations. The above scenario highlights mixed-use with a emphasis on retail and apartments / condos. Placemaking amenities such as plazas, outdoor seating, and pedestrian friendly streetscapes highlight the development.
4
10
5
1 Parallel side street to Manchester Road
as part of the long-term street network recommendations. Street is very pedestrian friendly with sidewalks, street trees, and crosswalks.
2 Plazas and place-making amenities as part of development.
3 Parking behind development to encourage pedestrian friendly streetscape.
4 Reduction of curb cuts provides opportunity for
additional landscape medians along Manchester Road. 5 Reduction of redundant curb cuts.
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F Office Building (3-story) G Existing Residential
1 B
E Apts / Condos (3-story)
6 Continental style pedestrian crosswalks at all
four corners of intersections. Bumpouts where possible.
7 Crosswalks across driveways and parking lots. 8 Pedways (multi-use trail) to provide bicycle
connections to commercial centers from neighborhoods. 9 Landscape buffer between residential areas. 10 Right-in / right-out of redundant entrances to reduce left turn conflicts.
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Manchester Road - Future Redevelopment Scenarios: Mixed-Use with a Retail and Apartment Focus BIRD’S EYE VIEW
E
3 G
D
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F
B
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A
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4 10
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Manchester Road - Future Redevelopment Scenarios: Mixed-Use with an Office Focus PLAN VIEW A Office Building (4-story) B Mixed-Use
Retail / Restaurants (1st floor) Offices (2nd - 4th floors)
C Office Building (3-story) D Parking Garage
9
G
F Retail (1-story)
9
E
C
A
2
2
B
A
B
10
The above scenario highlights mixed-use with a emphasis on office space. Other uses include retail, restaurants, and residential (townhomes). Placemaking amenities such as plazas, outdoor seating, and pedestrian friendly streetscapes highlight the development.
G Existing Residential
1
6
The above graphic represents an example of a potential “long-term� redevelopment scenario. A key emphasis of the redevelopment is the parallel street network as part of the long-term street network recommendations.
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8
6
Manchester Road
5
D
C
2
1 7
E Townhomes (3-story)
3 F
4 5
1 Parallel side street to Manchester Road
as part of the long-term street network recommendations. Street is very pedestrian friendly with sidewalks, street trees, and crosswalks.
2 Plazas and place-making amenities as part of development.
3 Parking behind development to encourage pedestrian friendly streetscape.
4 Reduction of curb cuts provides opportunity for
additional landscape medians along Manchester Road. 5 Reduction of redundant curb cuts.
6 Continental style pedestrian crosswalks at all
four corners of intersections. Bumpouts where possible.
7 Crosswalks across driveways and parking lots. 8 Pedways (multi-use trail) to provide bicycle
connections to commercial centers from neighborhoods. 9 Landscape buffer between residential areas. 10 Right-in / right-out of redundant entrances to reduce left turn conflicts.
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Manchester Road - Future Redevelopment Scenarios: Mixed-Use with an Office Focus BIRD’S EYE VIEW
3 G
D 9
1
2
B
E
8
A
C
C
F
B
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A 1
4 10
7
5
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6 Growth and Annexation Analysis
Ballwin Growth Analysis Overview To develop an overall vision for the future of Ballwin, it is important to understand opportunities for growth. Because Ballwin is essentially fully developed, future growth will come from two principle strategies: redevelopment that increases density of population and land uses and from annexation that increases the geographic boundaries of the community. This section focuses on annexation, while redevelopment is addressed above under Principle 3, “A Resilient Local Economy and City Revenues.” The City has identified three potential areas for annexation and has “reserved” the right to pursue annexation through St. Louis County’s boundary adjustment process. The purpose of this section is to examine the three alternative annexation scenarios and their estimated costs and benefits for the City. The goal is to provide a foundation for the City to evaluate and compare the relative merits of each area in light of their differing characteristics. Each of the areas offers different opportunities for the City as it relates to population, commercial/ retail, recreational and institutional offerings that should be taken into consideration in order to determine which area best meets its strategy and goals for growth.
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Key Takeaways of Ballwin Growth Analysis ■■ Ballwin is a fully built community with very limited options for development. New commercial development in Ballwin primarily will be redevelopment and/or infill. ■■ Large expanses of parking at existing retail centers offer opportunities for increasing commercial density through strategic out-lot development. ■■ As in the past, growth for Ballwin will result from annexation of adjoining unincorporated areas to the east and to the south of the community. ■■ Within the existing city limits of Ballwin, the overall population has declined slightly in recent years. Additional housing options, like apartment and condominiums and the increased density provided by mixed-use development, provide an opportunity to stabilize and increase population. ■■ The increasingly older population in Ballwin suggests that many residents are electing to remain in the community as they age. While active senior living options would create an opportunity for older residents to remain a part of the Ballwin community, they also increase housing options for new, younger families. Additional condominiums and apartments also may be appealing to both older residents and provide affordable options for those just starting out.
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ANALYSIS OF POSSIBLE ANNEXATION Overview 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 comprehensive plan is an opportunity to evaluate potential annexation options. Three possible annexation scenarios are evaluated as part of the comprehensive plan process. Changes to population, community services, and financial impacts have been evaluated to determine advantages and disadvantages of each annexation scenario.
Area #1 for Analysis: “Northeast” 173 | Ballwin Comprehensive Plan
Disclaimer Evaluating the annexation options does not commit the City to pursue annexation, but the comprehensive plan evaluation allows the City to make an informed decision in the future. The three areas of possible annexation that were analyzed are shown on this page. The three areas are identified as: ■■ Northeast ■■ Kiefer Creek ■■ South
Area #2 for Analysis: “Kiefer Creek”
The data for this annexation analysis comes from public sources including the U.S Census Bureau and St. Louis County GIS data. There are limitations with the available data and their degree of accuracy. For example, census blocks do not always align with study area boundaries. Parcel data is not always complete or information is not easily extrapolated. Within the analysis narrative, further assumptions are explained. It is thus important to remember that the results of this analysis should be used in the context of comparing the three potential annexation areas. The results should not be considered absolute. If the City elects to pursue annexation of any of the areas proposed, a more thorough evaluation of the existing conditions within the targeted area along with an assessment of staff capacity and potential capital costs will be warranted.
Area #3 for Analysis: “South” DRAFT FOR REVIEW - FEBRUARY 2019
Annexation Process in St. Louis County 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 submitted 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. The map on this page shows a summary of annexation map plans that were submitted in 2018 by neighboring communities of Ballwin.
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Map Plans Submitted by Neighboring Communities
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Quick Facts Northeast
Kiefer Creek
South
Population 4,000
Population 1,500
Population 13,600
Residential Units 1,600
Residential Units 600
Residential Units 5,300
Total Appraised Value (All Land Uses) $512,000,000
Total Appraised Value (All Land Uses) $221,000,000
Total Appraised Value (All Land Uses) $1,342,000,000
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Northeast Evaluation: Existing Land Use Single family residential is the majority of the existing land use in the Northeast evaluation area. Single family represents over 60 percent of the total land area (excluding right-of-way) and 93 percent of building units in the area. In addition to residential development, there is an enclave of office/commercial developments located at Weidman and Manchester Roads. This commercial area is bordered on the south by retail development along Manchester Rd. Most of the office and retail buildings were constructed during the 1970s. The most recent developments include the Menard’s on Manchester which was constructed in 2013, and the retail development constructed in front of Menard’s along Manchester Road which was developed between 2000 and 2010. The Northeast Area is home to a number of institutional uses including Parkway South Middle School and Parkway’s Pierremont Elementary. Other institutional uses include the Hindu Temple of St. Louis and the Mahatma Ghandi Center, the Islamic Foundation of St. Louis and Al Salam Day School and Christ Prince of Peach Catholic church. The Pegasus Equestrian Center on Weidman Road north of Manchester provides boarding for horses and riding lessons. The Northeast Area adjoins the western boundary of St. Louis County’s Edgar M. Queeny Park.
Existing Land Use
Existing Land Use by Area 176 | Ballwin Comprehensive Plan
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Northeast Evaluation: Existing Age of Buildings Most of the buildings in the Northeast Evaluation area were built prior to 1990. The single story office buildings along Consort Drive and Sovereign Drive were built in the mid1970’s through the late 1980’s. The newest commercial land use is the Menards store built in 2013. Older residential areas are centered around Burgundy Lane and Havenhurst Road in the southern and western parts of the evaluation area. A large portion of single family residential was built in the 1970’s and 1980’s. Newer areas of residential include the Manors of Town and Country subdivision centered around Bristol Manor Drive, mostly built in the 1990’s. The newest subdivision, is the small Weidman Manor subdivision built around 2010.
Existing Age of Buildings
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Northeast Evaluation: Existing Street Network The Northeast evaluation area is separated from Ballwin by Highway 141. Millwell Drive and Dutch Mill Drive connect Ballwin to the Northeast evaluation area with signalized intersections at Highway 141. Both Millwell and Dutch Mill Drive are subdivision streets. No major streets connect Ballwin to the evaluation area. Within the evaluation area, most streets are subdivision streets providing internal circulation. Weidman Road on the eastern edge is a collector road providing north-south circulation and connections to Manchester Road.
Existing Street Network
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Northeast Evaluation: Topography and Flood Hazard Areas The topography of the Northeast evaluation area is similar to many Ballwin neighborhoods will gently rolling topography. Two major drainage corridors flow through the evaluation area. One drainage way flows parallel to Weidman Road and one flows south of Parkway Middle School. A 100-year flood zone exists in the north-south drainage way. A 500-year flood zone exists along the drainage way south of Parkway Middle School. It appears that most of the flood zones are located within subdivision common ground and open spaces, although some private parcels are impacted. A commercial parcels appears to be impacted by a 100-year flood zone near Manchester Road.
Existing Topography and Flood Hazard Areas
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Kiefer Creek Evaluation: Existing Land Use The largest land use is almost evenly split between single family residential (44 percent) and land that is categorized as ‘Vacant / Agriculture’ (43 percent). Much of the land categorized as ‘Vacant / Agriculture’ is woodland. There are significant areas of ‘Vacant / Agriculture’ within the floodplain of Kiefer Creek, Spring Branch Creek, and the Meramec River. The next largest land use categories are ‘Duplex / Townhome’ at 6 percent and ‘Institution’ at 5 percent. An 80-acre parcel accounts for most of the ‘Duplex / Townhome’ land use. This parcel appears to only have a small amount of development and is zoned ‘Non Urban’. Institutional uses include the Castlewood Baptist Church on Kiefer Creek Road and a Metro West Fire Protection District facility on New Ballwin Road. From parcel data, it is unclear what the larger institutional parcels in the western section include. The Missouri Wildlife Rescue Center along New Ballwin Road is categorized as ‘Commercial’ land use.
Existing Land Use
Existing Land Use by Area 180 | Ballwin Comprehensive Plan
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Kiefer Creek Evaluation: Existing Building Age Age of buildings range from new residential development to buildings dating prior to 1950. The subdivisions off of Kiefer Creek Road were built primarily in the 1990’s. Older residential, dating from prior to 1950, exist along New Ballwin Road and near Castlewood State Park. Scattered residential, built along private roads, has been built in the western section of the evaluation area since 1990. Some of the newest residential was built in the last five years along Forest Circle Trail.
Existing Age of Buildings
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Kiefer Creek Evaluation: Existing Street Network Kiefer Creek and steep slopes are major barriers for street connectivity into the Kiefer Creek evaluation area. From Ballwin, the major connection point is from New Ballwin Road that connects into Kiefer Creek Road. Connectivity into Ballwin also includes a T-intersection at Richland Meadows Drive and Kiefer Creek Road. Connectivity to surrounding communities is also limited. The only major connection point is Kiefer Creek Road that connects into Ellisville. Connections to the west into Wildwood is limited to private drives that feed into St. Paul Road in Wildwood. Connections to the south are limited by topography, Union Pacific Railroad, and the Meramec River.
Existing Street Network
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Kiefer Creek Evaluation: Topography and Flood Hazard Areas Topography within the Kiefer Creek evaluation area is steeper than the rest of Ballwin. The area is defined by two major ridge lines divided by the creek valleys of Kiefer Creek and Spring Branch Creek. The highest point is close to the boundary of Wildwood with an elevation of approximately 756’. The height of the ridge lines to the adjacent creek valleys can range from 150’200’. Segments of 100-Year and 500-Year flood plain exist along Kiefer Creek and Spring Branch Creek. While there are significant areas of undeveloped land within the evaluation area, the existing steep topography and flood plains are limiting factors for new development.
Existing Topography and Flood Hazard Areas
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South Evaluation: Existing Land Use The largest land use is single family residential (38 percent). The next largest land uses are ‘Vacant / Agriculture’ at 27 percent and ‘Recreation / Parks at 20 percent. Much of the land categorized as ‘Vacant / Agriculture’ is woodland. There are significant areas of ‘Vacant / Agriculture’ within the floodplain of Kiefer Creek, Spring Branch Creek, Fishpot Creek, and the Meramec River. Institutional uses include the Castlewood Baptist Church on Kiefer Creek Road, Oak Brook Elementary School on Big Bend Boulevard, and a Metro West Fire Protection District facility on New Ballwin Road. From parcel data, it is unclear what the larger institutional parcels in the western section include. A few commercial uses exist at the intersection of Big Bend Boulevard and Sulphur Springs Road. The Missouri Wildlife Rescue Center along New Ballwin Road is categorized as ‘Commercial’ land use. The area also includes St. Louis County’s 46-acre Ohlendorf West Park. There is also the small approximately 13-acre Bright Fowler Park. Bright Fowler is undeveloped and is also part of the St. Louis County park system. The South Area also includes the approximately 138-acre Oak Ridge Landfill owned by Veolia Environmental Services. The landfill closed in 2011. When it was in operation, the landfill primarily accepted municipal solid
Existing Land Use waste although it was permitted to accept contaminated soils, asbestos and wastewater treatment sludge as well. It adjoins Castlewood Park on the west and residential uses on the east
Existing Land Use by Area 184 | Ballwin Comprehensive Plan
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South Evaluation: Existing Building Age Age of buildings range from new residential development to buildings dating prior to 1950. The subdivisions off of Kiefer Creek Road were built primarily in the 1990’s. Older residential, dating from prior to 1950, exist along New Ballwin Road and near Castlewood State Park. Subdivisions north of Big Bend Boulevard were built primarily in the 1970’s, with some areas built in the mid to late 1960’s. Scattered residential, built along private roads, has been built in the western section of the evaluation area since 1990. Some of the newest residential subdivisions are located near Castlewood State Park. Forest Circle Trail west of the park, Arbor Valley northeast of the park, and the Arbors at Meramec Bluffs were built in the last ten years. The subdivisions north of the park off on Ries Road were mostly built in the early 1990’s.
Existing Age of Buildings
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South Evaluation: Existing Street Network Kiefer Creek and steep slopes are major barriers for street connectivity in the western section of the evaluation area. Many of the western connections into the evaluaton area are private roads that connect into St. Paul Road in Wildwood. Although Ballwin has a long southern border with the evaluation area, there are limited connection points. From Ballwin, major connection points include New Ballwin Road that connects into Kiefer Creek Road, Ries Road, and Big Bend Boulevard. Minor connectivity includes a T-intersection at Richland Meadows Drive and Kiefer Creek Road, a T-intersection at Arbor Haven Drive, and subdivision connection with Brightfield Drive. Fishpot Creek is an existing boundary for connectivity for the eastern section of the evaluation area. Ballwin has limited opportunity to connect to areas east of Fishpot Creek, even if areas west of Fishpot creek are annexed by the City of Ballwin. Areas east of Fishpot Creek can only be accessed with connections through the communities of Valley Park, Twin Oaks, or Manchester.
Existing Street Network
Connections to the south are limited by topography, Union Pacific Railroad, and the Meramec River.
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South Evaluation: Topography and Flood Hazard Areas Topography within the South evaluation area is steeper than the rest of Ballwin. The area is defined by four drainage corridors of Kiefer Creek, Spring Branch Creek, and the two branches of Fishpot Creek. The highest point is close to the boundary of Wildwood with an elevation of approximately 756’. The height of the ridge lines to the adjacent creek valleys can range from 150’200’. Segments of 100-Year and 500-Year flood plain exist along Kiefer Creek, Spring Branch Creek, and Fishpot Creek. While there are significant areas of undeveloped land within the evaluation area, the existing steep topography and flood plains are limiting factors for new development.
Existing Topography and Flood Hazard Areas
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Annexation - Cost Benefit Analysis Annexation provides a city with the opportunity to enlarge its geographic footprint, increase its population, expand development opportunities and broaden its commercial/retail, employment, institutional and recreational offerings, all of which can help grow its tax base and make it a more desirable place to live. At the same time, additional residents, businesses and infrastructure also may require the expansion of city services with the resulting increase in municipal costs. Analyzing the quantitative and qualitative cost and benefits of a proposed annexation is an important step in helping to determine how each potential annexation fits within the broader context of the City’s longterm fiscal picture. Because the City of Ballwin is virtually fully built-out, much of its most recent growth is attributable to series of annexations from 1955 through 2003. Currently, the City covers 5,754 acres or 8.99 square miles. The City is presently contemplating the annexation of three distinct areas that border its east and southern boundaries. The areas represent the remaining unincorporated pockets of land along the City’s borders and are part of the strategy for continued growth. All of the annexation areas will include the addition of new residents, businesses, institutions and infrastructure, creating both fiscal and qualitative costs and benefits for the City of Ballwin. An annexation may have a positive or negative fiscal impact upon a city. In addition, there may be qualitative benefits or costs which take on an important role in the analysis. Thus, for example, significant 188 | Ballwin Comprehensive Plan
vacant acreage in a proposed annexation area may not generate any meaningful immediate fiscal costs or benefits for a municipality but may be prime developable land that meets a municipality’s goals for residential and/or commercial growth. To assist Ballwin City officials, staff and residents in evaluating the three proposed annexation scenarios, this section considers and details the potential annual municipal fiscal impact of each proposed annexation area. The table on this page summarizes key aspects of the proposed annexation areas along with estimated total municipal costs (additional expenditures to provide municipal services to the new residents) and revenues that each annexation area is expected to generate through additional taxes and other municipal fees.
annexation of any area exceed the revenues generated. This analysis is based on general, publicly available information and financial data provided by the City. It is important to note that both population and acreage of the proposed annexation areas are based on estimated geographic boundaries that do not align precisely with census tract information. As a result, population and acreage are estimates. If the City elects to pursue annexation of any of the areas proposed, a more thorough evaluation of the existing conditions within the targeted area along with an assessment of staff capacity and potential capital costs would be warranted.
Based on our analysis, all three options provide different opportunities for the City and in no instance did costs associated with the
Annexation Area
Total Population
Total Area
Northeast Area* Kiefer Creek Area* South Area*
3,991 1,481 13,610
757 acres 1,438 acres 3,705 acres
Ballwin
30,404
5,754 acres
Estimated Total Estimated Total Costs Revenues $2M $2.64M $.741M $.972M $6.82M $8.65M * Estimated population & acreage
Summary of Potential Annexation Areas - Future Costs and Revenues
DRAFT FOR REVIEW - FEBRUARY 2019
Annexation - Cost Benefit Analysis: Assumptions Key assumptions and a more detailed analysis of the estimated costs and revenues from each area along with qualitative considerations are discussed below. The fiscal impact analysis draws on the expenditure and revenue categories detailed in Ballwin’s proposed 2018 annual budget. In order to evaluate impact, per capita estimates were developed using Ballwin’s population during the 2010 census (30,404), which is the basis for St. Louis County’s distribution of tax revenues. Per capita expenditures were based on an average of the City’s actual 2016 and 2017 budgets. Where appropriate, per capita revenues were estimated based on actual revenues received by Ballwin from St. Louis County in the last two years (November 2016-November 2018). Notably, some minor (P.O.S.T funds) or unique (project or program specific grants) sources of funding were not included in the per capita revenue estimates. For purposes of the impact analysis, per capita expenditures were developed for the Police Department, Public Works and Parks and Recreation budget categories. A per capita cost was not developed for Administration expenditures as they are primarily staffing costs that are unlikely to be affected by growth in the City’s geography or population, e.g. the City will not add a new City Clerk as a result of future annexation. That being said, depending upon existing capacity and workload, it is possible that annexation may impact costs related to inspections and inspection staffing that are part
189 | Ballwin Comprehensive Plan
of the City’s budget for Administration. As with certain expenditures, select fees or taxes did not lend themselves to per capita estimates. Thus, the revenue calculation for the lateral sewer fees is based on a flat fee per residential unit, and the business license fee revenues were based on a per square foot assessment of the commercial operation. Notably, business license fees for retail operations were not included. Retail operations are assessed based on the gross receipts from each business: the gross receipts for individual businesses are not made public. Additionally, the St. Louis County road and bridge tax is derived from the levy of $.105 per $100 of assessed value of personal property plus $.103 per $100 assessed value of residential and commercial real property within a jurisdiction. Ballwin’s per capita estimate was used to calculate personal property revenues anticipated from each annexation area plus the actual total assessed real property land value for that area.
works. Based on its 2018 budget, the City employs approximately 4.3 staff per 1,000 residents. It is not anticipated that an increase in population would result in a corresponding increase in staff, i.e., 4.3 new FTEs for each additional 1,000 residents. While an in-depth analysis of current staffing loads and capacities would be required to determine more precisely the impact on City headcount, costs for new staff should be reflected as a function of estimated per capita expenditures. In addition to salaries and benefits, the addition of new employees would have an impact on facility space, equipment and personnel related cost/ operations that should be considered and may not be fully captured in a per capita estimate. It should be noted that roadways within the proposed annexation areas that are part of the St. Louis County street system would likely remain the County’s responsibility. Local and subdivision streets would, however, become the responsibility of the City.
Increasing the City’s footprint may result in the need for additional staffing to deliver municipal services. While there are economies of scale – for example, increasing the City’s population will not require the addition of a second City Administrator, demand for positions in public works, for example, is in part a function of growth in the amount of City roads. Notably, Ballwin’s total FTE headcount has shown a downward trend or remained flat since 2014 with the largest number of staff employed by the police department followed by public
DRAFT FOR REVIEW - FEBRUARY 2019
Cost Benefit Analysis: Northeast Area While the smallest in total acreage, the Northeast Area is highly and densely developed when compared to the Kiefer Creek and South areas, although overall it is less densely populated than Ballwin itself (5.3 persons/per acre). A breakdown of anticipated costs and revenues associated with annexing the Northeast Area is shown on this page. It is important to note that because the business license fees for the area’s retail outlets could not be calculated, revenues for this area are understated. It is possible that larger retailers, like Menard’s, would generate revenue similar to Lowe’s. The age and type of development in the Northeast Area is similar to that found within the City, so it is likely that similar levels of municipal maintenance and service should be anticipated. Of the three proposed annexation areas, the Northeast Area is also the only one with any meaningful commercial development. With essentially no undeveloped land, additional growth would result from redevelopment, and the City is likely to experience the same opportunities and challenges with the Northeast Area’s commercial area as it does with its existing Manchester corridor. Direct access from Ballwin into the Northeast Area would be through existing subdivisions along 141, which may complicate police response times.
190 | Ballwin Comprehensive Plan
note that that because because the the business business license license fees fees for for the the area’s area’s retail retail outlets outlets could could not not be be calculated, calculated, note revenues for for this this area area are are understated. understated. ItIt is is possible possible that that larger larger retailers, retailers, like like Menard’s, Menard’s, would would revenues generate similar generate similar Figure__ Figure__ Northeast Expenditures Expenditures Northeast BudgetCategory Category Budget
PublicWorks Works Public Police Police Parks&&Recreation Recreation Parks
Percentof ofCity CityBudget Budget Percent 23% 23% 29% 29% 21% 21%
PerCapita Capita Per
$$ $$ $$
164.00 164.00 183.00 183.00 154.00 154.00
Population Population
Total Total
3991 $$ 3991 $$ $$
Total Total
654,524.00 654,524.00 730,353.00 730,353.00 614,614.00 614,614.00
1,999,491.00 $$ 1,999,491.00
Figure__. Figure__. Northeast Revenues Revenues Northeast
Taxor orFee Fee Tax
CapitalImprovement Improvement Capital SalesTax TaxPool Pool Sales Parks Parks PublicSafety Safety Public Internet, CableFranchise Franchise Internet, Cable Motor Vehicle Taxes Fees Motor Vehicle Taxes &&Fees Cigarette Cigarette PublicUtility UtilityLicenses Licenses Public Municipal Court Fines Municipal Court Fines Community Programs Community Programs
LateralSewer Sewer Lateral CountyRoad Road &&Bridge BridgeTax Tax County BusinessLicenses Licenses Business
$$ $$ $$ $$ $$ $$ $$ $$ $$ $$
$$
$$
PerCapita Capita Per
89.00 89.00 86.00 86.00 104.00 104.00 52.00 52.00 15.00 15.00 39.00 39.00 5.00 5.00 108.00 108.00 16.00 16.00 100.00 100.00
PerResidential ResidentialUnit Unit Per
28.00 28.00
PerSquare SquareFoot FootValue Value Per
0.10 0.10
Population Population
Subtotal Subtotal
Units Units
3991 $$ 3991 $$ $$ $$ $$ $$ $$ $$ $$ $$ $$ 1561 $$ 1561
Estimated Square SquareFeet Feet Estimated
$$
356,307 $$ 356,307
TotalRevenues Revenues Total
$$
Total Total
355,199.00 355,199.00 343,226.00 343,226.00 415,064.00 415,064.00 207,532.00 207,532.00 59,865.00 59,865.00 155,649.00 155,649.00 19,955.00 19,955.00 431,028.00 431,028.00 63,856.00 63,856.00 399,100.00 399,100.00
2,450,474.00 2,450,474.00
Total Total Total Total
43,708.00 43,708.00
112,005.00 112,005.00
Total Total
35,630.00 35,630.00
2,641,817.00 2,641,817.00
The age age and and type type of of development development in in the the Northeast Northeast Area Area is is similar similar to to that that found found within within the the City, City, The so itit is is likely likely that that that that similar similar levels levels of of municipal municipal maintenance maintenance and and service service should should be be anticipated. anticipated. so Of the the three three proposed proposed annexation annexation areas, areas, the the Northeast Northeast Area Area is is also also the the only only one one with with any any Of meaningful commercial commercial development. development. With With essentially essentially no no undeveloped undeveloped land, land, additional additional growth growth meaningful would result from redevelopment, and the City is likely to experience the same opportunities and would result from redevelopment, and the City is likely to experience the same opportunities and challenges with with the the Northeast Northeast Area’s Area’s commercial commercial area area as as itit does does with with its its existing existing Manchester Manchester challenges corridor. Direct Direct access access from from Ballwin Ballwin into into the the Northeast Northeast Area Area would would be be through through existing existing corridor. DRAFT FOR REVIEW - FEBRUARY 2019 subdivisions along 141, which may complicate police response times. subdivisions along 141, which may complicate police response times.
Cost Benefit Analysis: Kiefer Creek Area With the smallest population and most significant acreage of undeveloped (non-park) land, the Kiefer Creek Area will have the least immediate fiscal impact on the City of Ballwin should it be annexed. Anticipated costs and revenues associated with annexing the Kiefer Creek Area are shown on this page. As the most recently developed area, maintenance and repairs of existing residential streets and sidewalks are less likely in the near term. As a result, the City may experience lower levels of expenditures for this area than the more mature annexation areas. Future growth in terms of both residential and commercial development is possible but is likely to be complicated by the significant changes in elevation that characterize the area, potential underlying geology issues along with the impact of flood plains on developable land. Similarly, municipal infrastructure – roads and sidewalks – may also be challenging and costly to construct. New Ballwin Road, an arterial/collector road, provides direct access to the Kiefer Creek Area from Ballwin, which would allow for ease of access for police. Additionally, annexation of this area would provide further connection of the municipality and its identity with Castlewood State Park.
annexed. Anticipated costs and revenues associated with annexing the Kiefer Creek Area shown in Figures __ and ___. Figure__ Kiefer Creek Expenditures
Budget Category
Public Works Police Parks & Recreation
Percent of City Budget 23% 29% 21%
$ $ $
Per Capita
164.00 183.00 154.00
Total
Total
1481 $ $ $
242,884.00 271,023.00 228,074.00
$
741,981.00
Figure__ Kiefer Creek Revenues
Tax or Fee
Capital Improvement Sales Tax Pool Parks Public Safety Internet, Cable Franchise Motor Vehicle Taxes & Fees Cigarette Public Utility Licenses Municipal Court Fines Community Programs
$ $ $ $ $ $ $ $ $ $
Per Capita
89.00 86.00 104.00 52.00 15.00 39.00 5.00 108.00 16.00 100.00
Population
1481 $ $ $ $ $ $ $ $ $ $
Subtotal
Lateral Sewer
$
Per Residential Unit
28.00
$
Units
612 $
County Road & Bridge Tax Business Licenses
$
Per Square Foot Value $
0.10
Estimated Square Feet
7,167 $
Total Revenues
191 | Ballwin Comprehensive Plan
Population
$
Total
131,809.00 127,366.00 154,024.00 77,012.00 22,215.00 57,759.00 7,405.00 159,948.00 23,696.00 148,100.00 909,334.00
Total Total Total
17,136.00
44,876.00
716.00
972,062.00
As the most recently developed area, maintenance and repairs of existing residential stree and sidewalks are less likely in the near term. As a result, the City may experience lower le of expenditures for this area than the more mature annexation areas. Future growth in term both residential and commercial development is possible but is likely to be complicated by significant changes in elevation that mark the area, potential underlying issues alo DRAFT FOR REVIEW -geology FEBRUARY 2019 with the impact of flood plains on developable land. Similarly, municipal infrastructure – roa
Cost Benefit Analysis: South Area The South Area, which incorporates the Kiefer Creek Area, is by far the largest proposed annexation area in terms of both population and land area. A breakdown of anticipated costs and revenues associated with annexing the South Area is shown on this page. While the Kiefer Creek portion is more recently developed, the balance of the South Area has more significant areas of development – primarily residential development – that is more mature and similar to Ballwin’s existing development. There is limited commercial development, primarily at Big Bend and Sulphur Springs Road, and opportunities for new office or retail development are not significant. As with the Kiefer Creek Area, much of the undeveloped land in the South Area is along the creek system and would be complicated or even prohibited as a result of potential flood plain impacts. Direct access to the area from Ballwin for purposes of police protection include Ries and New Ballwin Roads along with Big Bend Boulevard that allows for access to the southern-most portion of the area along Sulphur Spring Road. Annexation of the South Area would include incorporating a portion of Castlewood State Park into the City’s boundaries providing additional access to this outstanding amenity via Ries and New Ballwin Roads and further connecting the municipality and its identity with the park. In addition to Castlewood, the South Area also includes two County parks. While the County is likely to retain responsibility for Ohlendorf West, it is quite possible that the County would seek to transfer Bright 192 | Ballwin Comprehensive Plan
Fowler Park to Ballwin. As an undeveloped concerns associated with the property were greenspace, it is unlikely that Bright Fowler disclosed through on-line research. That being 3. South Area would have any significant impact on Ballwin’s said, the landfill was operated for nearly 40 3. South Area expenditures it is which but could increase capital years and itArea, is always issues may The South as Area, incorporates the Kiefer Creek is bypossible far thethat largest proposed The South Area, which incorporates the Kiefer Creek Area, is by far the largest proposed and operating costs should the City install arise that will affect the surrounding community annexation area in terms of both population and land area. A breakdown of anticipated costs any IfinBallwin to annex conflict mayinimpact theanticipated Cityand even annexation area terms were of both population and land area. A breakdown of andimprovements. revenues associated with annexing the creating South Area is that shown Figures __ ___.costs the South Area, the City would add the closed if it is not directly responsible for addressing and revenues associated with annexing the South Area is shown in Figures __ and ___. Figure___ 138-acre Veolia landfill. The landfill is privately any issues. Figure___ owned and maintained and no health or safety South Area Expenditures South Area Expenditures Budget Category Percent of City Budget Per Capita Population Total Public Works Budget Category
Police Works Public Parks & Recreation Police
23%Budget Percent of City 29% 23% 21% 29%
Parks & Recreation
21%
Figure ___ Figure ___ South Area Revenues South Area Revenues Tax or Fee Tax or Fee Capital Improvement
Sales Tax Pool Capital Improvement ParksTax Pool Sales Public Safety Parks Internet, Cable Franchise Public Safety Motor Vehicle & Fees Internet, Cable Taxes Franchise Cigarette Motor Vehicle Taxes & Fees Public Utility Licenses Cigarette Municipal Court Fines Public Utility Licenses Community Programs Municipal Court Fines Community Programs
Lateral Sewer Lateral Sewer County Road & Bridge Tax County Road & Bridge Tax Business Licenses Business Licenses
$ $ $ $ $ $ $ $ $ $ $
$ $ $
Per Capita 164.00 183.00 164.00 154.00 183.00
$
Per Capita Per Capita
154.00
89.00 86.00 89.00 104.00 86.00 52.00 104.00 15.00 52.00 39.00 15.00 5.00 39.00 108.00 5.00 16.00 108.00 100.00 16.00 100.00
Per Residential Unit
$ Per Residential Unit 28.00 $ 28.00
Population 13610 $ 2,232,040.00 Total
Total
2,490,630.00 13610 $ 2,232,040.00 2,095,940.00 $ 2,490,630.00 $ 2,095,940.00 $ 6,818,610.00
Total
$ 6,818,610.00
Population Population 13610 $
Subtotal Subtotal
Units Units
13610 $ $ $ $ $ $ $ $ $ $ $ $ 5290 $ 5290 $ $ $
Per Square Foot Value Estimated Square Feet Total Per Feet Total $ Square Foot Value 0.10 Estimated Square19,447 $ $
0.10 Total Revenues Total Revenues
Total Total1,211,290.00
1,170,460.00 1,211,290.00 1,415,440.00 1,170,460.00 707,720.00 1,415,440.00 204,150.00 707,720.00 530,790.00 204,150.00 68,050.00 530,790.00 1,469,880.00 68,050.00 217,760.00 1,469,880.00 1,361,000.00 217,760.00 1,361,000.00 8,356,540.00 8,356,540.00
Total Total 148,120.00 148,120.00
Total Total 290,193.00 290,193.00
19,447 $
1,944.00 1,944.00
$ $
8,648,677.00 8,648,677.00
DRAFT FOR REVIEW - FEBRUARY 2019
7 Implemenation
IMPLEMENTATION OVERVIEW This Chapter outlines strategies and actions for implementation. The first part of the this Chapter provides the overall framework for implementation. The second part of this Chapter provides detailed actions for implementation. The comprehensive plan is a strategic document. A comprehensive plan is not a zoning ordinance, subdivision regulation, a budget, a capital improvement program 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, and what the community will be like in the future. At the vision and policy level, it will serve as a guide for community decision making. It addresses both where the City will grow and how the City will grow.
City Budget The annual operating budget is the guideline for municipal spending over the coming fiscal year. The Plan shall be considered during preparation of the annual budget to advance the Plan principles and goals. The Capital Improvement Program (CIP) The CIP is a five year budget, updated annually, for prioritizing capital projects in the City. The Plan shall be a guide in prioritizing the capital improvement budget. Development Decisions The Planning and Zoning Commission and Board of Aldermen shall use the Plan in guiding land use and zoning decisions. All land use and development proposals will be evaluated in terms of compliance with the Plan.
At times the plan will need to be amended or updated. The Planning and Zoning Commission shall approve all amendments and updates to the Plan. Proposed amendments and updates to the Plan shall take into account conditions that have changed since the original adoption of the Plan. The Planning and Zoning Commission shall regularly review the progress of the Plan. Reviews shall include annual monitoring of the Plan, an in-depth review every five years, and a full update every ten to fifteen years.
Updates to Regulatory Documents City departments shall use the Plan in updating regulatory documents such as the zoning code, subdivision regulations, and other development regulations. Identification of Detailed Planning The Plan provides strategic direction for many topics related to the City’s growth and future. However, additional detailed planning will be required for many elements including transportation, parks, and enhancements.
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DRAFT FOR REVIEW - FEBRUARY 2019
DETAILED ACTION PLAN - EXPLANATION Individual components of the Action Plan are described on this page. The Action Plan should be reviewed and updated on an annual basis or as needed to ensure it remains current. Responsibility Identifies primary repsonsibility for the action. Also identifies additional partners such as other City departments, community organizations, non-profits, agencies, and other groups that will need to participate to successully complete the action. Priority While every proposed Plan action is important, not everything can be done at once. A heirarchy of actions better allows the City and partners to focus on priorities. Priorities are rated on a scale of 1 - 3, with 1 being the highest priority. The Plan strives to keep the number of highest priority items to around ten to better focus attention on the top priorities. Plan priorities shall be re-evaluated on an annual basis or as actions are implemented.
195 | Ballwin Comprehensive Plan
Action Timeframe
Type of Action
Short-term (1-3 years) Intermediate (3-5 years) Long-term (longer than five years) Ongoing (ongoing implementation)
Capital Project Actions related to construction or infrastructure. Will generally be part of the City’s capital improvement program. Also includes proposed planning projects necessary to better identify a recommended solution prior to final design and construction.
It is important to note that while most initial plan actions fall within the short-term or intermediate timeframes, this is because many early implementation actions are policy, planning, or regulatory items that set the framework for long-term implementation.
Regulatory Actions to regulatory documents such as zoning, subdivision requirements, or other ordinances. Policy Actions related to City programs, strategies, or policies. Education / Advocacy Programs or initiatives that lead to change through voluntary actions. Often led by organizations, non-profits, and outside agencies in support of City objectives. Partnering Actions that primarily require partnering.
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - Top Priorities
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
1
short-term
Regulatory
City - Planning & Development
3.1A
1
long-term
Policy, Regulatory
City - Planning & Development
2.1A
2.1B
1
short-term
Policy, Regulatory
City - Planning & Development
City - Public Works; St. Louis County; MoDoT
Modern Transportation Network
2.2A
2.2B
1
on-going
Capital Project, Partnering
City - Planning & Development
City - Public Works; MoDOT; Property Owners; Developers
Connect existing sidewalks links in priority locations.
Modern Transportation Network
2.3A
1
short-term
Capital Project
City - Public Works
City - Planning & Development; Property Owners
Widen a sidewalk on select streets to create pedways.
Modern Transportation Network
2.4A
1
intermediate
Capital Project, Partnering
City - Planning & Development
City - Public Works; St. Louis County; MoDoT
Coordinate with MoDOT to strengthen pedestrian treatments on Manchester Road.
Modern Transportation Network
2.5A
1
short-term
Capital Project, Partnering
City - Public Works
MoDOT
Enhance pedestrian treatments at Signalized Intersections
Modern Transportation Network
2.6A
1
short-term
Capital Project
City - Public Works
St. Louis County Department of Transporation
Support mixed-use development on Manchester Road.
A Resilient Local Economy
3.1A
1
on-going
Education / Advocacy, Regulatory, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
Encourage retail outlets adapted to contemporary trends for Manchester commercial corridor.
A Resilient Local Economy
3.1B
1
on-going
Advocacy, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
Update zoning code to encourage mixeduse development, place-making, and the A Resilient Local Economy goals of the plan.
3.1C
1
short-term
Regulatory
City - Planning & Development
Promote mixed-use neighborhood community development.
A Resilient Local Economy
3.2A
1
intermediate/long term
Education / Advocacy, Regulatory, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
A Strong Sense of Place
4.1A
Education / Advocacy, Regulatory, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
Reference Plan Goal to other Goals
Action
Plan Principle
Require additional guidelines, including residential FAR, for residential infill developent.
Strong Neighborhoods
1.1A
Encourage mixed-use, with residential, as commercial areas redevelop.
Strong Neighborhoods
1.2A
Institute Access Management Guidelines
Modern Transportation Network
Adopt a long-term parallel street plan and coordinate with property owners to achieve.
Encourage mixed-use development along commercial corridors that can help distinguish Ballwin with a unique sense of place.
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2.4C, 2.4D 2.4C, 2.5D
3.1A
1
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering
Additional Partners
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - Top Priorities
Action
Update zoning code to ensure placemaking as redevelopment occurs.
Plan Principle
A Strong Sense of Place
Reference Plan Goal to other Goals
4.1B
3.1C
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
1
short-term
Regulatory
City - Planning & Development City - Parks and Recreation
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering
Invest in The Pointe and North Pointe to Leader in Active Recreation ensure they remain leading recreation and Healthy Living facilities.
5.2A
1
on-going
Capital Project, Policy
Utilize possible annexation to position Ballwin as a leading City in St. Louis County.
A Distinctive Image for Ballwin
6.3A
1
short-term
Policy
City - Administration
Encourage senior housing and universal design.
Strong Neighborhoods
1.2B
2
on-going
Policy
City - Planning & Development
Evaluate inclusionary zoning as the City updates its zoning code.
Strong Neighborhoods
1.2C
2
short-term
Policy, Regulatory
City - Planning & Development
Evaluate accessory dwelling units as an option for increasing affordable housing opportunites.
Strong Neighborhoods
1.2D
2
short-term
Policy, Regulatory
City - Planning & Development
Be pro-active in educating homeowners on maintenance, upkeep, and code requirements.
Strong Neighborhoods
1.3A
2
on-going
Education / Advocacy
City - Planning & Development
Track code enforcement to identify neighborhoods that may show signs of decline.
Strong Neighborhoods
1.3B
2
on-going
Policy
City - Planning & Development
Provide Incentives to Existing Property Owners to Achieve Access Management Goals
Modern Transportation Network
2.1B
2
on-going
Partnering
City - Planning & Development
Reduce Parking Requirements & Include Shared Parking Credits
Modern Transportation Network
2.1C
2
short-term
Policy, Regulatory
City - Planning & Development
Install sidewalks in neighborhoods with little existing coverage.
Modern Transportation Network
2.3B
2
intermediate
Capital Project
Maintain and enhance sidewalk system as redevelopment occurs.
Modern Transportation Network
2.3D
2
on-going
Policy, Regulatory, Capital Project, Parterning
197 | Ballwin Comprehensive Plan
2.1A
Additional Partners
City - Planning & Development
City - Pulic Works; Property Owners; Developers
City - Public Works
City - Planning & Development; Property Owners
City - Planning & Development
City - Public Works; St. Louis County; MoDoT; Developers; Property Owners
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - All Plan Goals
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
1
short-term
Regulatory
City - Planning & Development
1
long-term
Policy, Regulatory
City - Planning & Development
1.2B
2
on-going
Policy
City - Planning & Development
Strong Neighborhoods
1.2C
2
short-term
Policy, Regulatory
City - Planning & Development
Evaluate accessory dwelling units as an option for increasing affordable housing opportunites.
Strong Neighborhoods
1.2D
2
short-term
Policy, Regulatory
City - Planning & Development
Be pro-active in educating homeowners on maintenance, upkeep, and code requirements.
Strong Neighborhoods
1.3A
2
on-going
Education / Advocacy
City - Planning & Development
Track code enforcement to identify neighborhoods that may show signs of decline.
Strong Neighborhoods
1.3B
2
on-going
Policy
City - Planning & Development
Continue occupancy inspection requirements that all occupied building, before they can be sold or occupied by a new resident, tenant or business, must be inspected by the City.
Strong Neighborhoods
1.3C
3
on-going
Policy
City - Planning & Development
Support short-term rentals in accordance with obtaining permits with the procedures and requirements for issuance of occupancy permits.
Strong Neighborhoods
1.3D
3
on-going
Policy
City - Planning & Development
Institute Access Management Guidelines
Modern Transportation Network
2.1A
2.1B
1
short-term
Policy, Regulatory
City - Planning & Development
City - Public Works; St. Louis County; MoDoT
Provide Incentives to Existing Property Owners to Achieve Access Management Goals
Modern Transportation Network
2.1B
2.1A
2
on-going
Partnering
City - Planning & Development
City - Pulic Works; Property Owners; Developers
Reduce Parking Requirements & Include Shared Parking Credits
Modern Transportation Network
2.1C
2
short-term
Policy, Regulatory
City - Planning & Development
Reference Plan Goal to other Goals
Action
Plan Principle
Require additional guidelines, including residential FAR, for residential infill developent.
Strong Neighborhoods
1.1A
Encourage mixed-use, with residential, as commercial areas redevelop.
Strong Neighborhoods
1.2A
Encourage senior housing and universal design.
Strong Neighborhoods
Evaluate inclusionary zoning as the City updates its zoning code.
198 | Ballwin Comprehensive Plan
3.1A
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering
Additional Partners
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - All Plan Goals
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
2.2B
1
on-going
Capital Project, Partnering
2.1A
3
long-term
Capital Project, Partnering
2.3A
1
short-term
Capital Project
City - Public Works
City - Planning & Development; Property Owners
Modern Transportation Network
2.3B
2
intermediate
Capital Project
City - Public Works
City - Planning & Development; Property Owners
Add supplementary sidewalks to key network lings or where significant demand exists.
Modern Transportation Network
2.3C
3
intermediate
Capital Project
City - Public Works
City - Planning & Development; Property Owners
Maintain and enhance sidewalk system as redevelopment occurs.
Modern Transportation Network
2.3D
2
on-going
Policy, Regulatory, Capital Project, Parterning
City - Planning & Development
City - Public Works; St. Louis County; MoDoT; Developers; Property Owners
Widen a sidewalk on select streets to create pedways.
Modern Transportation Network
2.4A
2.4C, 2.4D 2.4C, 2.5D
1
intermediate
Capital Project, Partnering
City - Planning & Development
City - Public Works; St. Louis County; MoDoT
Identify preferred on-street bicycle routes.
Modern Transportation Network
2.4B
2.C
2
short-term
Capital Project
City - Planning & Development
City - Pulic Works
Publish a Ballwin Bike Network Map.
Modern Transportation Network
2.4C
2.4B
2
short-term
Education / Advocacy
City - Planning & Development
Incorporate bike parking into existing and proposed developments.
Modern Transportation Network
2.4D
2
on-going
Policy, Regulatory, Capital Project, Parterning
City - Planning & Development
City - Public Works; Developers; Property Owners
2.4E
3
long-term
Capital Project
City - Planning & Development
City - Public Works; Developers; Property Owners
Reference Plan Goal to other Goals
Action
Plan Principle
Adopt a long-term paralle street plan and coordinate with property owners to achieve.
Modern Transportation Network
2.2A
As parallel streets are added, consider additional medians along Manchester Road.
Modern Transportation Network
2.2B
Connect existing sidewalks links in priority locations.
Modern Transportation Network
Install sidewalks in neighborhoods with little existing coverage.
Develop a greenway along Fishpot Creek as commercial areas redevelop.
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering City - Planning & Development
Additional Partners
City - Public Works; MoDOT; Property Owners; Developers City - Public Works; MoDOT
Coordinate with MoDOT to strengthen pedestrian treatments on Manchester Road.
Modern Transportation Network
2.5A
1
short-term
Capital Project, Partnering
City - Public Works
MoDOT
Conduct a feasibility study to evaluate the potential for a grade separated crossing near Vlasis Park.
Modern Transportation Network
2.5B
2
short-term
Capital Project
City - Public Works
MoDOT, City Planning & Development
199 | Ballwin Comprehensive Plan
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - All Plan Goals
Action
Plan Principle
Reference Plan Goal to other Goals
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering
Additional Partners
City - Public Works
St. Louis County Department of Transporation
Capital Project, Partnering
City - Planning & Development
City - Public Works; MoDOT; Property Owners; Developers
on-going
Capital Project, Partnering
City - Public Works
MoDOT
3
short-term
Capital Project, Partnering
City - Public Works
St. Louis County Department of Transporation
2.6E
3
short-term
Capital Project
City - Public Works
Modern Transportation Network
2.6F
3
intermediate
Capital Project
City - Public Works
Coordinate adding improvements to existing bus stops on Manchester, Clayton, and Big Big Roads.
Modern Transportation Network
2.7A
3
on-going
Capital Project, Partnering, Education / Advocacy
City - Planning & Development
City - Public Works; Metro; MoDOT; St. Louis County; Property Owners
Incorporate transit stops into redevelopment proposals.
Modern Transportation Network
2.7B
3
on-going
Partnering
City - Planning & Development
City - Public Works; Metro; Developers
Support mixed-use development on Manchester Road.
A Resilient Local Economy
3.1A
1
on-going
Education / Advocacy, Regulatory, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
Encourage retail outlets adapted to contemporary trends for Manchester commercial corridor.
A Resilient Local Economy
3.1B
1
on-going
Advocacy, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
Update zoning code to encourage mixeduse development, place-making, and the A Resilient Local Economy goals of the plan.
3.1C
1
short-term
Regulatory
City - Planning & Development
Promote mixed-use neighborhood community development.
A Resilient Local Economy
3.2A
1
intermediate/long term
Education / Advocacy, Regulatory, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
Support & increase commercial options for entrepreneurs.
A Resilient Local Economy
3.2B
2
on-going
Education / Advocacy, Policy, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
Enhance Pedestrian Treatments at Signalized Intersections
Modern Transportation Network
2.6A
1
short-term
Capital Project
Realign north-south roads to create signalized intersections.
Modern Transportation Network
2.6B
2
long-term
Consider relocating signals, with redevelopment, to achieve better northsouth connections.
Modern Transportation Network
2.6C
2
Evaluate the Need for Pedestrian Signals at Clayton Road at Country Club Drive
Modern Transportation Network
2.6D
Improved Mid-Block Crossings
Modern Transportation Network
Evaluate Geometric Improvements at Claymont Road and Baxter Road
200 | Ballwin Comprehensive Plan
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - All Plan Goals
Action
Generate additional revenues from recreational facilities.
Plan Principle
Reference Plan Goal to other Goals
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering
A Resilient Local Economy
3.3A
2
Evaluate implementation of use, real and & personal property & local economic A Resilient Local Economy development taxes.
3.3B
2
on-going
Policy, Education / Advocacy
Continue to enhance support for local, small and home-based businesses.
A Resilient Local Economy
3.4A
2
short-term/on-going
Policy, Partnering
Promote diversity of commercial offerings.
A Resilient Local Economy
3.4B
2
on-going/long-termEducation / Advocacy, Partnerin
Encourage mixed-use development along commercial corridors that can help distinguish Ballwin with a unique sense of place.
A Strong Sense of Place
4.1A
3.1A
1
Update zoning code to ensure placemaking as redevelopment occurs.
A Strong Sense of Place
4.1B
3.1C
1
Evaluate with Ameren the feasibility of buried electric lines along Manchester Road.
A Strong Sense of Place
4.1C
Transform the former city hall site to serve as a gateway to Vlasis Park and as the center of Ballwin
A Strong Sense of Place
Focus community entries and streetscape enhancements within Ballwin Town Center.
short-term/on-goingEducation / Advocacy, Partnerin
Additional Partners
City - Parks & Recreation City - Mayor, Board of Alderman & Administration City - Planning & Development
Small business development organizations
City - Planning & Development
Real estate developers & brokers and property owners
Education / Advocacy, Regulatory, Partnering
City - Planning & Development
Real estate developers & brokers and property owners
short-term
Regulatory
City - Planning & Development
2
long-term
Capital Project
City - Public Works
4.2A
2
intermediate
Capital Project
City - Parks & Recreation
A Strong Sense of Place
4.3A
2
on-going
Regulatory, Education / Advocacy, Regulatory, Partnering
Encourage the next generation of tree plantings on residential parcels.
A Strong Sense of Place
4.4A
3
intermediate
Develop a proactive management regime for public trees.
A Strong Sense of Place
4.4B
2
Ensure landscape standards meet or exceed best practices by other neighboring communities, especially the use of native plants.
A Strong Sense of Place
4.4C
Enhance viability of canopy trees in commercial settings.
A Strong Sense of Place
4.4D
201 | Ballwin Comprehensive Plan
Ameren, MoDOT
City - Planning & Development
All City Departments, MoDOT
Education / Advocacy
City - Public Works
Homeowners
intermediate
Capital Project
City - Public Works
2
short-term
Regulatory
City - Planning & Development
3
intermediate
Regulatory, Education / Advocac
City - Planning & Development
Developers and property owners
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - All Plan Goals
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
4.4E
2
intermediate
Regulatory
A Strong Sense of Place
4.4F
3
long-term
Support the school districts and homeowner associations to have resident access to open space.
Leader in Active Recreation and Healthy Living
5.1A
2
Provide additional neighborhood scale parks.
Leader in Active Recreation and Healthy Living
5.1B
Invest in The Pointe and North Pointe to Leader in Active Recreation ensure they remain leading recreation and Healthy Living facilities. Follow recommendations of the Parks and Recreation Master Plan for facilities and programs.
Action
Plan Principle
Develop a tree preservation ordinance for oaks and other significant tree species.
A Strong Sense of Place
Increase biodiversity of subdivision common areas.
Reference Plan Goal to other Goals
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering
Additional Partners
Tree Board
City - Planning & Development
Education / Advocacy
Homeowner Associations
City - Public Works
on-going
Policy
School Districts, Homeowner Associations
2
long-term
Capital Project
City - Parks and Recreation
5.2A
1
on-going
Capital Project, Policy
City - Parks and Recreation
Leader in Active Recreation and Healthy Living
5.3A
2
on-going
Capital Project
City - Parks and Recreation
City branded Castlewood signage at key Leader in Active Recreation locations. and Healthy Living
5.4A
3
intermediate
Capital Project
City - Public Works
Consider new tagline and related marketing for the City.
Leader in Active Recreation and Healthy Living
5.4B
2
intermediate
Education / Advocacy
City - Administration
Install regional St. Louis visitor signage at 141/Manchester Road and 141/Big Bend Boulevard.
Leader in Active Recreation and Healthy Living
5.4C
3
intermediate
Capital Project
City - Administration
Form a committee to develop branding recommendations for the City.
A Distinctive Image for Ballwin
6.1A
2
intermediate
Education / Advocacy
City - Administration
Establist community messaging and marketing.
A Distinctive Image for Ballwin
6.2A
2
intermediate
Education / Advocacy
City - Administration
Targeted business recruitment.
A Distinctive Image for Ballwin
6.2B
2
on-going
Policy
City - Planning & Development
Welcoming to the community reception and events.
A Distinctive Image for Ballwin
6.2C
2
on-going
Policy
City - Administration
202 | Ballwin Comprehensive Plan
6.1A
5.4B
Explore St. Louis, MoDOT
DRAFT FOR REVIEW - FEBRUARY 2019
Detailed Action Plan - All Plan Goals
Action
Plan Principle
Reference Plan Goal to other Goals
Priority
Timeframe (short-term, intermediate, long-term, ongoing)
Type (Policy, Education/Advocacy, Primary Responsibility Capital Project, Regulatory, Partnering
Multi-cultural festival.
A Distinctive Image for Ballwin
6.2D
2
on-going
Establish diversity and inclusion advisory committee.
A Distinctive Image for Ballwin
6.2E
2
short-term
Utilize possible annexation to position Ballwin as a leading City in St. Louis County.
A Distinctive Image for Ballwin
6.3A
1
short-term
Policy
City - Administration
Continue excellent services provided by the polic department and fire districts.
Outstanding Community Services
7.1A
2
on-going
Education / Advocacy
City - Administration
Follow the recommendations of the City's Emergency Operations Plan.
Outstanding Community Services
7.2A
2
on-going
Policy, Partnering
City - Administration
Publish annual map of upcoming capital projects.
Outstanding Community Services
7.3A
3
on-going
Education / Advocacy
City - Public Works
Continually seek to improve City services.
Outstanding Community Services
7.4A
2
on-going
Policy
City - Public Works
Regularly document and compare services by surrounding communities.
Outstanding Community Services
7.4B
3
on-going
Policy
City - Public Works
Clarify city services compared to homeowner association responsibilities.
Outstanding Community Services
7.4C
3
short-term
Education / Advocacy
City - Public Works
Regular coordination with utilities and agencies on capital improvements and maintenance.
Outstanding Community Services
7.5A
2
on-going
Partnering
City - Public Works
203 | Ballwin Comprehensive Plan
Partnering
City - Administration
Additional Partners
Nonprofit agencies, Ballwin Days
City - Administration
City - Planning & Development
All City Departments, Local and State Emergency Agencies
City - Administration
DRAFT FOR REVIEW - FEBRUARY 2019
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