[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6210693,"mediaKeyId","3716682-b1833204ec5d83b9a87ba14ef6d4bedd","parentId",3716682,"title","Commission holds Strecker Road rezoning hearing open amid neighbor concerns about access, runoff","audioSeconds",2300,"startMs",5340000,"endMs",7640000,"viewUrl","/Search/View?dp=1&key=3716682-b1833204ec5d83b9a87ba14ef6d4bedd&start=5340&end=7640","thumbnailUrl","https://assets.pipeline.soar.com/3716682-b1833204ec5d83b9a87ba14ef6d4bedd/thumbnail_5340000.jpg","articleUrl","/articles/6210693/Wildwood/St-Louis-County/Missouri/Commission-holds-Strecker-Road-rezoning-hearing-open-amid-neighbor-concerns-about-access-runoff","mediaUrl","https://secure.pipeline.soar.com/6210693-8cb2e4776bc6a336698744d32f237659/orig.mp4?Expires=1771191868&Signature=mUYPtg90zK8An61SfS9R8Jss9klRoz6SnhUiU5AAHEKH0Ga9F8YBZBrsHRMDF4oy8OSrwrVedQHqj~3UBNd7MfRzb3LfORtXwMlbTLG0DajGNr6ke1Ae3BVJucxLEEayed4NCu0HOwBFl0HcLs~lXOtuAjRLmFgqR3FRlSOh6k4mayWd6lkKCY4PeNZcyTnlEkJZ~MaAsx7WrUIz-KJwQQUss7DP0UnImt~npV5ZQXl4EJLnXNTgGlpwNl3RKXTRQ7OcL~ADJSrVUqcZV29f7g2sA9av05w7gOpHuXMP-f4fajSjjaFLcMbjxSDTJ~moyfIYEZk-iGwD5eYSS1CroQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Wildwood, MO","date","2025-06-03T13:34:49Z","article","A public hearing on a rezoning and lot split for a nearly six‑acre parcel on Strecker Road drew neighbors’ questions about access, stormwater and construction impacts June 25, and the Planning and Zoning Commission left the hearing open so the public can review corrected notices and submit additional comments.

Attorney Elizabeth Long presented the petition to rezone a property currently zoned NU (nonurban residential) to R‑1 (one‑acre residential) to allow subdivision into two single‑family lots; one house is already built on the parcel at 815 Strecker Road. The developer proposes that the second lot be accessed by a 40‑foot access easement across an adjacent Highland Summit Drive parcel; the petitioner reported a contract is in place with that owner and said a recorded easement will be provided before any record plat.

Neighbors spoke at the hearing and submitted a list of questions to the commission including whether the developer considered direct access to Strecker Road, how erosion and runoff toward downstream homes will be managed, where construction vehicles will park, and whether the access agreement or any payment to the homeowners association will be publicly disclosed. Commissioner and staff discussion focused on stormwater control, the Metropolitan St. Louis Sewer District (MSD) jurisdiction and on‑site runoff treatment, and the city’s construction and erosion control requirements: \"We do require on‑site treatment of runoff for even 3‑acre lots,\" Planning Director Eric Vinich said, noting options such as rock sumps and amended soils and a required pre‑construction meeting to review erosion controls. He also said any work in the public right‑of‑way would require a special use permit and an escrow to ensure street repairs if construction impacts the road.

A procedural discrepancy in the mailed notice was raised by a resident because the written notice said the property was \"east of Strecker Road\" though the parcel lies on the west side; the commission and city attorney said the location also appears correctly in the map, address and county locator number supplied in meeting materials and agreed to republish the corrected notice in advance of the next information item. The commission voted to leave the public hearing open and requested staff to mail the corrected notice to the same recipients so residents would have another opportunity to comment when the item is presented as an information report with recommendation at an upcoming meeting.","mediaType","Video","parentTitle","City of Wildwood June 2, 2025 Planning and Zoning Commission","oneSentenceSummary","The Planning and Zoning Commission left open a public hearing June 25 on a rezoning and lot split for a nearly six‑acre parcel at 815 Strecker Road after neighbors raised questions about access, runoff and construction impacts.","taxTitle","Wildwood, St. Louis County, Missouri","taxId",53130,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6210699,"Planning commission approves Broken Rocks music studio CUP with conditions after debate on size and neighbors' concerns",978,7842000,8820000,"/Search/View?dp=1&key=3716682-b1833204ec5d83b9a87ba14ef6d4bedd&start=7842&end=8820","https://assets.pipeline.soar.com/3716682-b1833204ec5d83b9a87ba14ef6d4bedd/thumbnail_7842000.jpg","/articles/6210699/Wildwood/St-Louis-County/Missouri/Planning-commission-approves-Broken-Rocks-music-studio-CUP-with-conditions-after-debate-on-size-and-neighbors-concerns","https://secure.pipeline.soar.com/6210699-77d02e16e0597d42bc36b15f3087bf51/orig.mp4?Expires=1771191868&Signature=ntdLHdOHvDgaHPk7oODQOwEtB3Eq9q7XSKUVPxyCBHxWZPwnS5dDyI1qRP6yFeTKUV20PIPgvLiGYKSosqXrAZunOlO~XbdimapUPBSATVH6-a-z6K8VzT873fxcB0l3lLzqOIIg1gLlcAlpDZ4aNhCCs4VCU-w~UwTzGp7ZJ7gwHF8vvE3CnSD12O0t5N7E9Y9jxWnn9CJ0WueYqA6gcMXy6s3yuWHtgXkOsbh2x9Yo0gMctO8bRYIt5JsejD5P0QkF9bzFUGHigsNbPnU0n19lYNXs9mfkbYudiRiKOjWjrzBum42iaGjLNhKu~-z-JLM50NO96GRVNiOfbrn6Rg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission voted June 25 to recommend approval of a conditional use permit for Broken Rocks Studio, a nonprofit music school and multimedia production facility proposed for 18360 Pinhook Hollow Drive, subject to conditions the department and commission agreed to during review.

The petition would adapt an existing residence lot and replace several outbuildings with a single recording studio and related facilities. Planning staff recommended approval with conditions to limit the studio's footprint and ensure the building's materials and parking meet town‑home‑style and rural subdivision standards. \"We would guarantee that steps are in place and complete after the first year,\" planning director Eric Vinich said, describing a first‑year review followed by a 10‑year schedule for subsequent checks.

During the public comment period, Pinhook Hollow neighborhood representatives said negotiations with the subdivision trustees and property owners are ongoing; the petitioner said trustees and an existing lot owner are working toward an easement and agreement. Vince Kidi, attorney for the petitioners, said the studio operator intends to house a site manager and family on the property but not students; students would be lodged off‑site and shuttled by van for sessions. Architect Thad Martin identified discrepancies between the staff report and the zoning code for accessory structure area and height; staff subsequently acknowledged the report understated the planned building size and would update the recommended conditions to reflect the final submittal.

Commission discussion focused on traffic and impacts to the private street Pinhook Hollow Drive. The department recommended paving or otherwise improving the private drive if the homeowners association and trustees agreed, and proposed limiting student vehicle trips to a single van per session and a cap on the number of sessions per year. Commissioner Helfry asked the department to clarify that students would not live on‑site; Vinich said the department's intent was to prevent overnight student residency in the dwelling and would edit the condition wording for clarity.

After motions and discussion, the commission approved the department's recommendation as amended to reflect corrected building height and square footage and clearer language about on‑site residents. Roll call showed unanimous support from present commissioners. The department will forward the commission’s recommendation and the final conditions to the City Council for final action.","The Planning and Zoning Commission conditionally approved a private music school and recording studio (Broken Rocks) at 18360 Pinhook Hollow Drive, with conditions on building size, height, operations and review schedule. The approval followed public comment and clarifications about parking, resident occupancy and stormwater.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6210703,"Wildwood planning commission studies electronic message centers, consultant urges strict brightness, timing limits",1901,133000,2034000,"/Search/View?dp=1&key=3716682-b1833204ec5d83b9a87ba14ef6d4bedd&start=133&end=2034","https://assets.pipeline.soar.com/3716682-b1833204ec5d83b9a87ba14ef6d4bedd/thumbnail_133000.jpg","/articles/6210703/Wildwood/St-Louis-County/Missouri/Wildwood-planning-commission-studies-electronic-message-centers-consultant-urges-strict-brightness-timing-limits","https://secure.pipeline.soar.com/6210703-92abd38b440dbac45f30d4d82e369d76/orig.mp4?Expires=1771191868&Signature=cXPJV5FueWItEeTohZlxZfAgU9oE8y5jJxJv2UkkRCPE2t-~~Nb0JhJ3LY3vZpUrJG9lC-cAhSyJVkGnocKrPi1KQJHpgDEHS95lXODhy-lvk7KeB-4OI6bRDmziwZnKmXDfjTwELf3aN5G30gJ67OHWtL7010dEtKoTuoHPLwd46JYhQgsV3GfZVwRCxuWcIojNvRspaZAF2~Dt6hovu1fnxoCI4rjLqFHVLTVtgxclvH6TzaVa9uyb3IscThPVfaj0NyiPUmk~7YDD~w4k6yBKZWhUZ-LPFzWWpthTjL1mDst8BPQVCEJonN5WApQ3kwRSO2J6aenfdpw3cOruGg__&Key-Pair-Id=KUT5TJCACFTXG","Wildwood planning staff and an industry consultant laid out technical standards and policy options June 25 as the Planning and Zoning Commission continued a work session on electronic message centers, or EMCs, saying strict limits and automation are key if the city allows them.

The presentation walked commissioners through how EMC brightness is measured, why daytime and nighttime settings must differ, and which uses the city might permit. The department said the city, an economic development committee of the city council and the consultant have been working in parallel; the committee advised restricting EMCs to entities with taxing authority such as municipal governments, school districts and fire districts.

Consultant Randy Birkhead (lighting consultant, Reed & Birkhead Lighting Design) described two measurement approaches — illuminance in foot‑candles and luminance in candelas per square meter (nits) — and recommended a commonly used standard that EMCs not increase on‑site illuminance by more than 0.3 foot‑candle in dark‑adapted viewing conditions. \"You can't be above 3 tenths of a foot candle in dark adapted conditions,\" Birkhead said, explaining how an inspector would measure a sign's off/on difference with an illuminance meter. He also advocated automatic dimming (photocells, astronomical clocks or fade transitions) so a sign reduces output at night and increases during daylight.

Joe Newberry, planning staff, told the commission the department expects to return with a formal recommendation in July unless the commission requests additional work sessions. Commissioners asked for specifics on curfew hours, fade rates, enforcement and whether churches or other non‑taxing entities would be eligible. Birkhead said curfews vary by community but noted \"10:00 is a pretty good cutoff,\" adding that some municipalities use later weekend hours. He also described typical enforcement measures — in‑field illuminance testing with tripod‑mounted meters and preset sign defaults — and recommended that signs default to the lowest output if a control fails.

The consultant and staff discussed how EMC design interacts with lighting zone categories (LZ0–LZ4) used in dark‑sky planning; Birkhead suggested an \"LZ0‑asterisk\" designation for inherently dark areas of Wildwood that would require lower thresholds. Commissioners raised operational questions such as inspection frequency, maintenance contracts and the cost of required controls; Birkhead offered to provide cost examples to the department for comparison of basic photocell systems versus automated dimming presets.

The commission did not vote on allowed uses or on specific limits. Commissioner Clayton moved — and the commission later agreed by voice vote — to schedule a third work session in July to continue the discussion. Staff said the department will prepare a recommendation that incorporates the consultant's technical guidance, the economic development committee's suggestion to limit use to taxing entities, and the commission's feedback.

The work session also included a brief overview of conventional sign regulations and a reminder that the planning department has compiled prior discussion materials and sample ordinances for commissioners to review before the next session.","City planning staff and a signage consultant presented electronic message center (EMC) design options and recommended limits — including a 0.3 foot‑candle nighttime illumination cap, automatic dimming and potential time curfews — as the commission weighs whether to permit such signs and which entities should be allowed to use them.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6210689,"Commission backs amended town‑center plan for Hawthorne Village site; requires upgrades to access and architectural changes",559,8920000,9479000,"/Search/View?dp=1&key=3716682-b1833204ec5d83b9a87ba14ef6d4bedd&start=8920&end=9479","https://assets.pipeline.soar.com/3716682-b1833204ec5d83b9a87ba14ef6d4bedd/thumbnail_8920000.jpg","/articles/6210689/Wildwood/St-Louis-County/Missouri/Commission-backs-amended-towncenter-plan-for-Hawthorne-Village-site-requires-upgrades-to-access-and-architectural-changes","https://secure.pipeline.soar.com/6210689-b2bc6fd29ffa86c598a6986e20d416dc/orig.mp4?Expires=1771191868&Signature=FD9eQJd0j3Pe8WjOrIPN19UC7myYhlqjnSnreMLE6trKrLVzG2trhzjP9b3CNWzURsMfQsgghrSZbB1CAejGXYV1PZtMFUx0DYe9d32a7AA5PH6nxGxn1trTVYAWcFlvcO1njl9-lbiij3fBNTL9WxkmAxpfXy9HRTJvk6lSJCNotJF05MPUFCdqRpY5moPOeqpChQEuPQxXXIrOoGJNJ30PNtK0XCwm5NeN9NXNcT2v~rYT18zHYZVvesq2USedCHMiNhz-6xBotWZ~oCMO5A7j9acTNqojj~qFqOhmsPJP3oIOifFWoOlspfr4FaIIfsxywiaNpBAkr6O7IfXeFg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission voted June 25 to recommend amending the governing planned commercial district (C‑8) for a vacant parcel in Hawthorne Village to allow a 5,000‑square‑foot warehouse/office and limited outdoor storage, subject to conditions including architectural materials consistent with Town Center guidelines and improvements to the access road.

Planning staff initially opposed a metal primary building in Town Center, the department said, but the petitioner revised plans to emulate town center materials (siding and pitched metal roof with architectural treatments) and to convert previously proposed gravel/aggregate surfaces to asphalt. Planning Director Eric Vinich noted the site’s constraints — a Metropolitan St. Louis Sewer District pump station occupies part of the lot and the parcel sits at a lower elevation behind an existing convenience store — which have limited prior development options.

Under the department recommendation the petitioner's plan would restrict outdoor storage to vehicle‑type equipment and prohibit bulk materials such as rock, sand or gravel. The petitioner also agreed to upgrade the internal access drive to make it passable and safe for the pump station operator and the proposed business. Staff noted that the driveway has been in place for two decades and said upgrades could be a significant expense the petitioner should expect to bear.

Commissioners asked about water and sewer connections; staff said the project would likely use private well and septic or private mains in the near term because municipal water infrastructure is not available at this site. Commissioner Clayton moved to approve the department’s recommendation; the motion carried on roll call.","The Planning and Zoning Commission voted to recommend an amendment to the C‑8 planned commercial district for a Hawthorne Village parcel to allow a 5,000‑square‑foot warehouse/office with limited outdoor storage, subject to architectural standards, paving of access and restrictions on outdoor materials storage.","actionData","errors"]

Article not found

Commission holds Strecker Road rezoning hearing open amid neighbor concerns about access, runoff

Planning commission approves Broken Rocks music studio CUP with conditions after debate on size and neighbors' concerns

Wildwood planning commission studies electronic message centers, consultant urges strict brightness, timing limits

Commission backs amended town‑center plan for Hawthorne Village site; requires upgrades to access and architectural changes