Commission keeps PRD overlay and approves 12‑lot Center Avenue reapproval with emergency gate instead of T‑turnaround

Planning staff recommended retaining the previously approved planned residential development overlay and R3 (10,000‑sq‑ft) zoning for the 5‑acre Center Avenue reapproval (petition by Cypress Real Estate LLC, care of Daniel Stegman). The proposal calls for a total of 12 lots (including the existing residence), an internal street to West Avenue, side‑entry garages on most lots, frontage minimums to support the overlay architecture, public space and trail connections to the south.

Staff described design standards required in town center: vertical curb, themed streetlights, street trees and a streetscape meeting town‑center standards; they noted Missouri American Water Company has relocated and upgraded a water main improving pressure in the area. Prestige Custom Homes is identified as the developer/builder for the proposed homes; the department said typical selling prices were expected to start in the high‑$900,000s and range up to about $1.3–$1.6 million, per the petitioner’s representative.

The proposal originally included a T‑turnaround at the eastern end of the internal street to avoid a through connection to Center Avenue, a concern repeatedly raised by nearby residents about cut‑through traffic. After public comment and prolonged commission discussion about cut‑through traffic, emergency access and the tendency for T‑turnarounds to be misused or to impede lot quality, Commissioner Gaertano moved to close the public hearing earlier and Commissioner Humphrey then moved the department’s recommendation. Commissioner Gaertano later offered an amendment to replace the T‑turnaround with an emergency gate for fire/police access; the amendment specified the homeowners association would be responsible for gate maintenance. The commission approved the amendment and then approved the main motion with the amendment.

Planning staff and commissioners discussed several design elements that will be required or refined during the SDP and architectural review: minimum lot frontages to support side‑entry garages, minimum lot sizes (12,000 sq ft minimums as presented), street cross‑section (roughly 22‑foot driving surface with curb and gutters for a ~25.1‑foot total paved width), sidewalks, landscape buffers along Center Avenue, and pedestrian connections to the city trail. Staff also said the gate would be built to architectural standards and likely include brick columns and an ornamental metal gate; emergency services would have access. The department emphasized that final materials, landscaping and gate details will be included in the letter of recommendation and subsequent development review steps.

The commission voted on a motion to accept the department’s recommendation as amended to substitute an emergency gate maintained by the HOA for the previously proposed T‑turnaround. The final roll call recorded affirmative votes and the department will prepare a draft letter of recommendation for the March meeting reflecting the amendment and the design conditions.