On Monday, June 25, the St. Charles County Council passed Bill No. 5300. The bill rezones a total of just over 135 acres of land adjacent to the August A. Busch Memorial Conservation Area from an agricultural district to residential districts of varying minimum lot sizes.
The request to amend the zoning map was approved by the Planning and Zoning Commission in May. The request was submitted in order to accommodate the development of a new subdivision, the Highlands at Busch Wildlife. The bill is revised from an earlier proposal called Tall Tree. The Tall Tree zoning amendment request, which was denied by the Planning and Zoning Commission in June 2023, was a 556-lot proposal on about 355 acres. The new development is for only 120 lots, cutting down the number of homes in the development by over 75% while reducing acreage by around 60% compared to the original proposal.
The St. Charles County Council chambers were filled with disapproval from St. Charles residents and nearby O’Fallon neighbors. Residents expressed concerns about negative environmental impacts (see the Missouri Department of Conservation’s comments on p. 42–43 of the amendment request) and increased traffic along state highway DD. Nonetheless, the bill passed by a vote of 5–2. Interestingly, the councilman of District 3—the district where the Highlands at Busch Wildlife will be built—voted in favor of the bill. Following the bill’s passage, a portion of the dissenting public in attendance left the room, and some even shouted their displeasure at the council while doing so. It is not uncommon for current residents of a community to be opposed to new development in their area. However, is this new development really something the citizens of St. Charles and the surrounding communities should be so upset about?
A 2018 paper titled Supply Skepticism: Housing Supply and Affordability from NYU’s Furman Center addresses many of the concerns commonly expressed by residents about new development. The paper discusses how development—at any price point—can help improve overall housing affordability. Furthermore, development can also increase productivity and signal that the given community is a place where people want to live. This does not necessarily suggest that development should always happen anytime or anyplace. However, restricting housing supply is associated with numerous problems including increased racial segregation, decreased mobility, and slower economic growth.
While some St. Charles citizens may be dismayed by the passage of Bill No. 5300, hopefully the benefits of increased housing supply will become more evident over time. Who knows—maybe other communities around the state will even look to St. Charles as an example of how allowing the market supply of housing to move more freely can help meet the needs of their community.
