The Sunset Hills Board of Aldermen held two public hearings on Aug. 11 to discuss possible amendments to the city code: one regarding recreation facilities, the other regarding senior living facilities.
These two proposed text amendments — if passed in the future — would modify the city’s Unified Development Ordinance, which lays out zoning, land use and development regulations. No action was taken on either amendment; both were simply up for discussion by the board and public.
The first of the text amendments would create five clearly defined classifications for recreational facilities, laying out their uses and what zoning districts they could be developed in.
“We created five distinct recreational facility uses … applied the applicable zoning districts that we felt were most appropriate and applied a parking standard to them,” Director of Planning and Public Works Mike Knight said. “The (Planning and Zoning Commission) recommended approval unanimously.”
The five recreational facility classifications would be: athletic training facility, indoor; sports complex, indoor and outdoor; fitness center/health club; recreation facility, indoor; and amusement center, outdoor.
The athletic training facility classification would consist of indoor courts, fields, training areas and fitness equipment that are used for instructional or coaching purposes. This classification would be allowed in industrial and commercial zoning districts.
The sports complex classification would include large athletic facilities meant for spectators. In the draft language, it was defined as “one or more athletic fields, courts, arenas, tracks, or similar facilities designed primarily for organized athletic competitions, leagues, tournaments, or spectator-oriented sporting events.” This classification would not be allowed in any zoning district in Sunset Hills, mostly due to the large lot size and amount of traffic that would come to and from the sports complex.
The fitness center/health club classification would include gyms and other facilities that provide exercise, fitness and wellness activities and equipment. This classification would be allowed in commercial zoning districts.
The recreation facility classification would include establishments that provide “indoor recreation or entertainment-oriented activities, such as arcades, bowling alleys, roller or ice rinks, trampoline facilities, indoor driving ranges and similar uses.” This classification would be allowed in commercial zoning districts.
The final classification, the amusement center, would include establishments like mini-golf, practice batting cages and other facilities. It would not include go-kart or other recreational uses with motorized vehicles. This classification would be a conditional use in a commercial zoning district — it would require approval from the Board of Aldermen to be built on a commercial lot.
This bill received its first reading and will appear at the Board of Aldermen’s September meeting for a second reading and final approval.
The other public hearing was about a proposed text amendment to the Unified Development Ordinance, regarding senior living regulations. Knight brought forth language to create a new zoning district called a Senior Living District (SL), which would accommodate assisted living facilities, nursing homes and planned retirement care centers.
In his presentation to the Board of Aldermen, Knight explained that this amendment was being proposed for a few reasons. Friendship Village, a retirement community in Sunset Hills, acquired property adjacent to its current site that they hope to use in an expansion of their facility
“There’s no clear path for expansion, as the senior living uses are not permitted in our current UDO,” Knight said. “I’m not aware of that intentionally being omitted from the UDO — I haven’t heard conversations saying, ‘Let’s keep it out.’”
The amendment would require senior living developments to proceed through the planned development process, establish a five-acre minimum lot area, limit density to 11 residential accommodations per gross acre, add open space and residential parking setback requirements and establish a parking formula for planned retirement care centers.
When it came time for the board to discuss the potential text amendment, Ward 4 Alderman Cathy Friedmann was first to state her concerns. She said she would prefer that senior living facilities were defined as a use in commercial districts, rather than creating an entire new zoning district for said facilities.
“Planned retirement centers, nursing homes, assisted living — those are all commercial enterprises, and I think they properly belong in commercial (districts),” Friedmann said. “I agree that we should probably tighten up the definitions, but I think that is a more conservative and better approach.”
Ward 3 Alderman Greg Colombo disagreed with placing senior living facilities exclusively in commercial districts, naming a few that currently sit in residential areas. He named Peace Haven and Kindred Hospital St. Louis – South, which both sit near residential neighborhoods. Colombo said they “all seem to fit well” throughout Sunset Hills.
“I personally like the senior living zoning designation, because these (facilities) are a benefit to our community and it’s nice to have them spread around versus all stuck in one particular area,” Colombo said. “Friendship Village is the perfect example of a well-run facility that really blends into our city.”
This bill received its first reading and will return next month for further discussion by the Board of Aldermen.
“At the September meeting, the Board intends to discuss whether the proposed regulations are best placed within a separate Senior Living District or elsewhere in the code,” Knight said. “If the board prefers a different approach, a revised amendment would be returned to the Planning & Zoning Commission for review and recommendation before coming back to the board. If the board does not pursue a different approach, the current bill could return for consideration at the October meeting.”
