But It Also Massive Intrusion of a Industrial Facility into a Residential Neighborhood

Re-Zoning of This Land at the Request of Maryville University Is Being Sold as a Benign Relocation of Athletic Fields

• Two Access Drives Off Conway

Road

• Softball & Soccer Fields With

Permanent Seating

• Maintenance Building

• Gravel Maintenance Yard

• Internal Road To Main Campus

• 186 Car Lighted Parking Lot

Maryville Plans

Looking at the Details

• Maintenance Building is Massive

• 250 ft by 100 ft Footprint• Enough Space to Park 125 Large Pick-up Trucks

• Maintenance Yard is Huge

• 11,250 Sq Ft Gravel Maintenance Yard • With Areas For Gasoline, Diesel – Two 500 Gal Above Ground Tanks • Salt and Snow Equipment, Mulch • Aggregate Composting • Metal Recycling – Recycling To Be Trucked In• Trash Compactor – Trash To Be Trucked In• Additional Unspecified Storage

• Parking Lot is Extremely Large – 186 Places

It Appears That Maryville is Proposing the Largest Possible Maintenance Building, Maintenance Yard and Parking Lot That Will Fit the Property.

What Are Their Plans For This Excess Capacity?

Comparisonsto Size of

Maintenance Building/Yard

Town & Country City Hall

TypicalHampshire Hill Lane House

DierbergsWoodsmill & Olive

• Picture Taken From Intersection of Hampshire Hill Lane & Conway – 520 ft From Proposed Front of Maintenance Building

• Superimposed Picture Taken From 520 Ft Away From Front of Dierbergs at Woodsmill and Olive

Size of Proposed New Building

Size of Proposed New Yard

Current Maintenance Buildings and Yard

• Unsightly• Poorly Maintained

• In Isolated Well Screened Area of Campus• Well Above Floodplain

Re-Zoning Requires Proposal To Satisfy 6 Criteria

1. Public Need

2. Comprehensive Plan Compliance

3. Proper Zoning

4. Facilities Impact

5. Public Health/Safety/Welfare

6. Land Values Not Damaged

This Is DangerousMaryville Would Be Allowed To Proceed With Any Proposal

• When Asked, Members of the Planning and Zoning Commission that Voted in Favor of the Proposal Could Not Name a Beneficiary Other the Applicant. Rationale Seemed To Be:

“What’s Good For Maryville Is Good For The Public”

Public Need/Interest

Development Guide Requires That Re-Zoning Be

“in the public interest andnot solely for the interest of the applicant.”

• In This Case, The Public Actually Suffers Due To the Loss of Tax Revenue to St. Louis County and Parkway School District

Referring To the Ball Property, It States:

“Single family development would be an appropriate use for this site, given the residential land use pattern in the area. Because of the proximity to Maryville University, institutional land uses would also be appropriate for this site.”

Comprehensive Plan CompliancePlan Is Internally Inconsistent

But It Also States:

“The land use of the community is predominantly residential, with office, commercial and institutional development located primarily on major highway corridors. Preservation of the residential quality of the City has long defined the community and continues to be a strong focus in the City.”

Let’s Look In More Detail At Two Other Plan Goals and Objectives

“Locate additional institutional development along roadways with sufficient capacity for additional traffic.”

• Conway Road Has Marginal Sightlines, No Shoulders & Few Sidewalks

• Frequented by Bicyclists and Joggers –Extra Danger From Morning Sun

• Parking Space for 186 Cars Implies Times of Heavy Traffic

• Daily Traffic Will Increase From the 35 Maintenance Employees

• Use of Conway Road to Move Trash/Recycling From the Main Campus to the Maintenance Yard & Vehicles/Plows From Maintenance Building To Main Campus is Worrisome

“Continue to require landscape buffers, including evergreen landscaping which provides effective year-round screening, and

berms between different land uses.”

Buffer Would Need To Mask View of 25 Ft High Building & 20 Ft Parking Lot Lights From Most of Conway Road

Maryville Concept of View From Intersection of

Hampshire Hill Lane & Conway. Note Size of Evergreens

Maryville Concept of View From Marks Home to 10 Ft Maintenance Yard Wall.

Note Sightline Goes Over Top of Tree & 25 Ft Maintenance Building is Not Shown

Current Proposed Use is Inconsistent Basic Character of Town & Country and Numerous

Specific Plan Goals and Objectives.

Including:

• Institutional Development Not On Major Highway Corridor

• Conway Road Not Sufficient To Handle Increased Traffic

• Does Not Provide Adequate Screening

• 29,550 Sq Ft Maintenance Building & 11,250 Sq Ft Gravel Maintenance Yard With Areas For :

• Gasoline, Diesel• Salt and Snow Equipment, Mulch• Aggregate Composting• Metal Recycling • Trash Compactor• With Additional Unspecified Storage

• Not Mentioned• Not Mentioned• Not Mentioned• Not Mentioned• Not Mentioned• ??

• Conditional Use• Permitted• Conditional Use• Conditional Use• Conditional Use• ??

Town & Country Municipal Code Sect

405.695 &710Major Educational

Campus Zoning

St. Louis CountyZoning Ordinance

1003.153Industrial Zoning

What Is Appropriate Zoning For Proposal?

MEC Zoning is Not AppropriateAppears To Need Industrial Zoning

Which Does Not Exist in T&C

Public Health, Safety, and General Welfare Concerns

• Storage of Chemicals and Fuel Tanks Near a Floodplain and Creek

• Additional Traffic on Conway Road. Major Problem When Games and St. Luke’s Shift Changes Occur Simultaneously.

• Will Increase Dangers at Intersections with Marginal Site Distances.

• Noise, Litter, Light, and Odor Pollution

What is Next for This Land?

• Once it is Re-Zoned for Institutional Use, It Will Be Much Easier for the Board to Approve the Building of Dorms and/or Academic Buildings & Expansion Eastward To Conway Village

The Time To Stop This Unwarranted

Encroachment of an Institution Into a

High End Residential Neighborhood is NOW

1 2 3

The original country charm of larger lots with white fences and grazing horses still can be found is going away. In addition, there are several few large tracts of land which remain undeveloped. The result is a high quality community which prides itself on being a quiet, restful, green residential area, in contrast similar to the more intensely developed areas typical of St. Louis County. There are relatively few an increasing number of commercial development areas. The predominant commercial locations tend to no longer be only at the periphery of the city boundaries along the regional arterials, and/or at the intersections of the major roads,

Let’s Not Have To Rewrite the Description of Town & Country

Before You Vote, Please Ask Yourselves the Following Questions

• Would You Want This Industrial Maintenance Facility, Parking Lot and Athletic Field Complex Across the Street From Your Home?

• Who Benefits Other Than Maryville? Is There a Public Need?

• Do You Really Believe That This Section of Conway Road Is Capable of the Increased Traffic?

• Are You Confident That Storage of Chemicals Near a Floodplain/Stream is a Good Idea?

• Do You Really Want To Ignore the Overwhelming Opposition of the Residents/Taxpayers/Voters?