Crestwood Planning and Zoning Commission Meeting - June 3, 2026

The Crestwood Planning and Zoning Commission met on Wednesday, June 3, 2026, at 6:01 PM in the Aldermanic Chambers at the Crestwood Government Center. Four commissioners were present (Bundren, Seven, Cook, Zippel), with Chairman Sweeney and Commissioners Charbonneau and Questerman excused. The meeting covered approval of minutes, a final plat for 8800 Watson Road, a public hearing on the Ridgewood Conservation Overlay District, and discussion of the 2027 Comprehensive Plan update.

Consent Calendar

• The commission unanimously approved the minutes from the May 6, 2026 meeting.

New Business: Final Plat – 8800 Watson Road

• City Planner Danny presented a request for approval of the final plat for the property at 8800 Watson Road, an 11.5-acre site at the corner of Grant and Watson. The subdivision would create three lots: two commercial outlots fronting Watson and one larger lot for multifamily residential buildings, all within the PDMXD (Planned Development Mixed Use) district.
• Staff recommended approval, noting that the final plat was unchanged from the preliminary plat approved 7-0 by the commission in May 2026.
• The commission voted unanimously (4-0) to approve the final plat. The recommendation will be forwarded to the Board of Aldermen at the end of June.

Public Hearing: Ridgewood Neighborhood Conservation Overlay District

• City Planner Danny outlined a draft proposal to establish a conservation overlay district for the Ridgewood neighborhood, a 270-home mid-century modern subdivision designed by architect Ralph Fournier. The proposal would create design guidelines for new construction and large additions, including low-slope gable roofs with off-centered front gables, wide roof overhangs, non-centered front doors, maximum side wall heights, limits on front door steps above grade, and dimensional standards for projecting fireplaces. The overlay would not restrict demolition (the city lacks authority under a conservation overlay) and would not apply to existing homes, which would not be subject to retrofits.
• Survey results presented: 305 postcards were mailed to residents and property owners; 104 responses were received (approximately 34% response rate). Of respondents, 75% said the architectural character of their home and surrounding homes was important to their decision to live in the neighborhood; over 90% found it somewhat or very important; over 80% supported some form of city action on architectural preservation; 67% supported placing restrictions on architectural features for new construction even if it increased costs; 75% supported additional height restrictions; and nearly 80% supported requiring review before demolition.
• The commission emphasized that this is an iterative public process with no decisions made tonight, and public hearings will continue at the July 1 and August meetings.
• Public comments:
  • Mary Cogitt (1519 Ridgewood) expressed appreciation for the effort and asked whether the city could coordinate with Webster Groves on properties in the same subdivision that lie across the municipal boundary, as those homes are at the entrance to the neighborhood.
  • Vicki Barshius (Paddock Court) asked what cost ramifications the overlay might have for existing homeowners.
  • Rick Green (1136 4th Street) voiced opposition to the draft as proposed. He argued that the survey had a low response rate (34%), that Ridgewood represents less than 5% of Crestwood's population, and that the overlay would over-regulate a small fraction of the city. He also called for flexibility for modern living, expressed concern about administrative hurdles for home expansions (e.g., a 350-square-foot master bedroom), and asked that two sitting aldermen who reside in Ridgewood recuse themselves from voting. He advocated using real-world renovation projects as a test case before codifying rules.
  • Neil Chase (1334 Liggett Drive) spoke in strong support, citing the importance of preserving the neighborhood's scale and character, and referenced the negative impacts of demolitions in other areas. He mentioned that Modern STL is working to list Ridgewood on the National Register of Historic Places, with a nomination expected to be submitted to the state historic preservation office this summer, at no cost to the city. He also recommended tying demolition permits to approved building plans to avoid vacant lots.
  • Phil Hunt (900 Coffee Drive) supported the conservation effort, noting the high market demand for Ridgewood homes (average sale-to-list price ratio around 103%) and the importance of preventing demolitions, particularly for two vacant, boarded-up properties near his home. He requested a stay of demolition to allow preservation-minded buyers to purchase and restore homes.
• Commission discussion following public comments:
  • Agreed to have staff reach out to Webster Groves planners to explore collaboration on the portions of Ridgewood in that city.
  • Directed staff to gather more data on cost implications for homeowners, insurance impacts, and to invite home builders, architects, and the real estate association to future meetings.
  • Emphasized the distinction between a conservation overlay (design controls) and historic preservation designation, and committed to keeping the discussion focused on conservation.
  • Noted a discrepancy in survey distribution (some properties received multiple surveys) that had been resolved via tax roll review.
• The commission voted unanimously (4-0) to continue the public hearing to the July 1, 2026 Planning Commission meeting.

Discussion: 2027 Comprehensive Plan Update

• City Planner Danny was unable to present the planned demographic update due to staffing shortages in the public works department. He shared preliminary observations that Crestwood's median household income has grown faster than St. Louis County and Missouri, and that the age profile appears to be shifting toward more school-age children and fewer elderly residents compared to broader trends. A full report is expected next month.
• Commissioners discussed the desire to revise the zoning code to include a minimum masonry percentage for new construction, referencing the prior standard of 30%. Staff was asked to circulate previous code language and survey comparable St. Louis County municipalities' requirements.

Aldermanic Report

• Alderman Representative Grant provided an update on city matters: Alderman Ballis resigned from the Board of Aldermen, with a mayoral nomination expected next meeting. The Board received the annual sewer lateral report, noting the fund has about two years of expenses but the $28 fee has not changed since 1999; a discussion on potential rate increases or service level changes is ongoing. The Board approved the Valve Lane CUP and the Dutch Brothers CEP, and received a satisfactory 5-year report on the Crestwood Crossing TIF. Adjustments to purchasing policy for inflation are being considered. Prop A projects at White Cliff Park (trails and a pedestrian footbridge) are in progress.

Key Outcomes

• Approved the final plat for 8800 Watson Road (4-0).
• Continued the Ridgewood Conservation Overlay District public hearing to July 1, 2026 (4-0).
• Directed staff to coordinate with Webster Groves, invite industry experts, and gather additional cost, insurance, and demographic data.
• Directed staff to research masonry percentage requirements in other communities and consider updating the zoning code accordingly.