1. Re-Zoning of This Land at the Request of Maryville University
Is Being Sold as a Benign Relocation of Athletic Fields
But It Also Massive Intrusion of a Industrial Facility
into a Residential Neighborhood
2. Maryville Plans
• 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
3. 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
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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?
5. • 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
6. Current Maintenance Buildings and Yard
Size of Proposed
New Yard
Size of Proposed
New Building
• Unsightly
• Poorly Maintained
• In Isolated Well Screened Area of Campus
• Well Above Floodplain
7. 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
8. Public Need/Interest
Development Guide Requires That Re-Zoning Be
“in the public interest and
not 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
• 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”
This Is Dangerous
Maryville Would Be Allowed To Proceed With Any Proposal
9. Comprehensive Plan Compliance
Plan Is Internally Inconsistent
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.”
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
10. “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
11. “Continue to require landscape buffers, including evergreen
landscaping which provides effective year-round screening, and
berms between different land uses.”
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
Buffer Would Need To Mask View of 25 Ft High Building &
20 Ft Parking Lot Lights From Most of Conway Road
12. 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
13. What Is Appropriate Zoning For Proposal?
• 29,550 Sq Ft Maintenance Building
& 11,250 Sq Ft Gravel Maintenance
Yard With Areas For :
Town & Country
Municipal Code Sect
405.695 &710
Major Educational
Campus Zoning
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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
??
St. Louis County
Zoning Ordinance
1003.153
Industrial Zoning
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Conditional Use
Permitted
Conditional Use
Conditional Use
Conditional Use
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MEC Zoning is Not Appropriate
Appears To Need Industrial Zoning
Which Does Not Exist in T&C
14. 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
15. 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
1
2
3
The Time To Stop This
Unwarranted
Encroachment of an
Institution Into a
High End Residential
Neighborhood is NOW
16. Let’s Not Have To Rewrite the
Description of Town & Country
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,
17. 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?
