Planning commission recommends approval for 299‑lot Reserve at Liguori Bluffs with conditions

The Jefferson County Planning and Zoning Commission voted 7–1 to recommend approval of PB25‑0012 (rezoning to PR1 and development plan) and PB25‑0013 (preliminary plat) for the Reserve at Liguori Bluffs, a proposed 111.9‑acre single‑family subdivision with 299 lots.

Planning staff said the project — located at 1 Liguori Drive in Council District 4 and served by Glaze Creek Public Sewer District and Public Water Supply District C1 — requires rezoning because the proposed lot count exceeds 100 and therefore triggers PR1 planned-district review and a mandatory traffic study. Staff recommended approval subject to conditions in the staff report, including tree‑preservation and replacement requirements, stormwater/detention basins, traffic improvements identified in the traffic impact study, and pedestrian‑amenity provisions for an entrance near a detention basin.

Counsel for the applicant, Drew Weber, and developer representatives described the plan as preserving significant tree canopy while providing a variety of lot sizes and housing types. Weber and Adam Baer of the developer said the plan preserves about 27 acres of tree canopy and sets aside 39.21 acres of common ground — more than 35% of the site. The plan proposes two access points (primary to Marriott, secondary to Metropolitan) and a mix of lot widths (160 @ 60 ft, 83 @ 52 ft, 56 @ 40 ft).

Traffic engineer Sean White said the team coordinated the traffic study with county staff and MoDOT. He explained the study used a conservative trip‑generation assumption (an earlier 317‑home scenario scaled to 299 homes), found most studied intersections operate at an overall Level‑of‑Service D during peak hours, and recommended targeted mitigations including a right‑turn lane on Metropolitan and signal‑timing adjustments to address constrained approaches.

Public comment was split. Supporters said smaller homes will help older residents and provide housing choices. Neighbors opposed or requested changes, citing traffic congestion at Marriott/Metropolitan, concern about erosion/runoff and the subdivision’s proximity to existing Liguori facilities (including a cemetery), and asking for larger buffers and additional review of the traffic assumptions.

Commissioners discussed the code threshold that triggers rezoning (100 lots), the requested 3:1 lot depth‑to‑width modification for a 54‑lot cluster, tree‑preservation thresholds (caliper inches), pedestrian amenities and sidewalk feasibility at a steep slope near a detention basin, and confirmation that the petitioner had acquired a deeded easement for Marriott access. The commission adopted a condition that retains the staff‑recommended sidewalk/berm amenity if feasible but allows the county director to approve an alternative location if the site geometry is infeasible.

The commission’s motion to approve PB25‑0012 and PB25‑0013 with staff recommendations (including tree preservation, stormwater/detention, traffic mitigations, and the sidewalk/amenity condition subject to alternative if infeasible) passed by roll call, 7 yeas to 1 nay. The planning commission’s recommendation will be forwarded to the Jefferson County Council for final action according to the standard review process.