Planning Commission approves rezoning and 66‑lot preliminary plat for Clay Creek Meadows, forwards items to Board of Aldermen

The Smithville Planning Commission on Aug. 24 approved a rezoning and preliminary-plat package that would convert about 26.79 acres at the southeast corner of 169 and W Highway from B-3 general business zoning to a mix of R-1D and R-3 residential designations and advanced a 66‑lot preliminary plat for Clay Creek Meadows to the Board of Aldermen for final action.

The commission voted 5–1 to move both measures forward; Commissioner Melissa cast the lone no vote. Planning staff said the proposal aligns with the city—s future land-use map and that utilities are available but some infrastructure work will be required before all lots can be developed.

Jack, the planning staff presenter, told the commission the staff packet includes findings of fact, draft ordinance language and a corrected preliminary plat after staff found three lots that did not meet setback requirements. "We corrected the layout by eliminating one lot and adjusting lines so setbacks meet code," he said. Jack also described infrastructure obligations in the included development agreement: water looping, sanitary connections to existing Clay Creek and Lake Meadows manholes, and rehabilitation of an overflow detention basin near the Diamond Crest pump station.

Staff estimated a parks fee obligation tied to final platting of $133,004.34, calculated per dwelling unit under the code; the development agreement allows the Board of Aldermen to negotiate an in‑kind alternative in which the developer performs park or parking‑lot work instead of paying the full fee. Jack said that option would be part of final negotiations at the aldermen level: "If in the future the city can come up with an agreement with that developer to, instead of them pay us funds, do work to help us get the parking lot made or the trail paved or whatever, however that works, both of those would be options."

Traffic and stormwater were recurring topics. Jack said two traffic studies were completed to MoDOT standards, the second of which MoDOT approved with striping and turn‑lane reconfigurations but without adding a southbound left‑turn lane at 169 and Lake Meadows. Resident Robert Bertonsson asked whether MoDOT would add a southbound left‑turn lane; Jack replied, "The current report does not include a southbound left turn lane. MoDOT didn't indicate it was necessary or warranted." The developer—s representative, Mike Kellum, said the applicant would review unit counts and buffers in response to neighborhood concerns, adding, "We're not opposed to taking a look at that."

Commissioners and public commenters raised neighborhood concerns about the proposed density, the close juxtaposition of multifamily units and single‑family lots, and visual buffers along Lake Meadows. Doug, a nearby resident, said the plat appeared denser than the existing Clay Creek neighborhood and asked whether donated park acreage was included in the calculations. The developer and staff said they would consider design and buffering at the site‑plan stage.

Jack also warned of a sewer‑capacity restriction in the development agreement: final plats that would bring the total developed units above 159 cannot be submitted until upgrades at the Wildflower system are completed. He said the Owens Branch interceptor project, part of the sewer master plan, is expected to open long‑term capacity and is anticipated to be completed around 2032.

The commission recorded some confusion earlier in the packet about whether the plat had 62, 66 or 67 lots; Jack clarified the corrected, current number is 66. Both the rezoning ordinance and the preliminary plat were approved by the planning commission and are scheduled for the Board of Aldermen agenda on Sept. 17 for final action.

The Board of Aldermen will review the rezoning ordinance, the development agreement (including the parks‑fee language and the sewer‑capacity restriction), and the final site‑plan submissions before any construction can proceed.