Finding & Keeping Flying Fields:
By Walt Wilson
Photos by the author, except as noted
As seen in the October 2002 issue of Model Aviation.
The Spirits of St. Louis R/C Flying Club, Inc. was formed in 1965. During the next 34 years, we had three different flying fields in the vicinity of Creve Coeur Lake in Maryland Heights, Missouri. The Saint Louis County Parks Department purchased the property we had been leasing and, in 1999, notified us that we would be losing our third field to the developer of a golf driving range. The first two had also become driving ranges!
The Saint Louis County Parks Department offered us a couple of other sites in the area, but despite Spirits’ Secretary Paul Geders’ valiant efforts, we were unable to get a Conditional Use Permit (CUP) because of nearby subdivisions’ apprehension about noise. We were confident that we would eventually find a field, but the big question was, where?
Several people came up with ideas, all of which were pursued by the board of directors if the sites mentioned showed any promise at all. By mid-1999, little progress was being made in finding a field, so the Spirits’ board of directors offered a reward of a free lifetime membership to the person who could find a field site that we could actually get. A short time later, the reward was extended to include the option of a substantial cash reward instead of a membership—finder’s choice! Then more people began looking!
Time after time we were rejected by the owners, or the property had problems that could eventually turn around and bite us.
Ideally, the new field would be within 30 minutes’ driving time for most of the members. It had to be well away from residential areas. It had to be three or more miles away from other RC flying fields, and be fairly flat with few or no trees. We had to be able to afford the rent and develop the property to meet our needs. We had to be able to access it without building roads that would be beyond our means. We didn’t want a field that would be under water or inaccessible every time it rained, and we had to find a landowner with whom we could work.
We looked at a lot of farmland in northwest Saint Louis County and much of Saint Charles County. There were several potential sites, but the owners had farmed them for generations and couldn’t accept change, didn’t want strangers in the area, or wanted to sell the property for a ridiculous price, so we were repeatedly rejected.
Some members came up with reasonable-looking properties with willing owners, but there were houses a block or two away, it was in an airport landing pattern, or some other situation existed that could wipe us out when we applied for a CUP or after we started flying.
We were planning to invest a substantial amount of money in the new field, so it was imperative for us to have all our ducks in a row. I contacted the Saint Charles County Parks Department and the Saint Charles City Parks Department. It didn’t take long to realize that we would have to deal with a private landowner to be successful anytime in the near future.
I talked to owners of land that looked promising, followed leads that other people supplied, and even contacted a real-estate agent to look for us. I looked at and/or tracked down the owners of more than 20 pieces of property, with no luck. Several other members were looking too.
At a family wedding reception, I learned about a gentleman who owned a lot of property throughout Saint Charles County. Through a friend of a relative, I eventually got a correct name and telephone number for John Ostmann. I called him, and he was interested.
Initially, John showed me a field just across a levee from the Missouri River, which was unacceptable for a number of reasons. I asked if he had anything else. That’s when he showed me our present site. It consists of 12.4 acres, is adjacent to a paved road, is almost level with no trees, and has open farmland on three sides. There’s a wooded area approximately 200 feet beyond the end of the property to the west.
We talked about a price range, which was within our means, and John said he would have to discuss it with his brother and their families. When I called him a couple days later, he said they didn’t want to lease to us because of possible liability in case of an accident. I assured him that they would be covered by AMA insurance and, after some discussion, convinced him to meet with our club president and other club officers. He reluctantly agreed.
President Eric Langston, Treasurer Les Richman, and I met with John and his brother David shortly before Thanksgiving 1999. We looked at the property and discussed possible layouts for quite some time. The Ostmanns were becoming more interested.
The Friday after Thanksgiving, we had a number of Spirits come tot he property to give a flying demonstration for John, David, and their families. The members used a private gravel road for a runway and did a great job of showing what we do. The Ostmanns were smiling. Paul Geders pitched in a negotiated a firm price, we all shook hands, and we were in!
Since we were planning on building a runway and spending a considerable amount of money on the field, we wanted to be sure we did everything right. We agreed with the owners that we would get a CUP before signing a lease.
With input from other board members, I laid out a drawing of the facility which the club membership approved. When it became known that we had a site, Spirits member Steve Cross emailed me and volunteered to do what was necessary to get the CUP and other approvals for the club. He said that he had been a member for some time, and this was something he wanted to contribute to the club since he had expertise and contacts in this area. The board of directors gladly accepted his offer.
None of us anticipated the volume of permits, approvals, etc. that would be required. When we applied for a CUP, the first presentation was scheduled for March 15, 2000, and was announced in the newspapers. As directed by Saint Charles County Planning and Zoning Commission requirements, Paul Geders wrote a Site Development Plan.
We were notified that two residents of subdivisions—one approximately 0.7 mile away and another one mile away—had written letters expressing concerns about the potential intrusive noise and fear of model airplanes crashing into their yards or houses.
Bob Fiely organized a flying session, and Steve Cross’s son prepared a videotape of model airplanes flying at the proposed site. Camcorders were placed along Greens Bottom Road, a half mile from the site and well short of the nearest subdivisions. A member spoke in a normal voice into each camcorder to establish a baseline sound level. The models were almost inaudible from that distance. Casual conversation and passing cars were many times louder.
On the night of the first hearing, Steve presented our proposal and showed the tape. Spirits members brought two of the airplanes that were featured in the video to eliminate any misconceptions about the types and sizes of aircraft to be flown. Commission members seemed impressed. Property co-owner John Ostmann took the floor and told the commission that he felt the field would be an asset to the community.
After our presentation, two ladies (apparently the letter-writers) came forward and expressed their concerns. One said that some months before, a model airplane had crashed near her property. Steve rebutted by assuring the commission that none of our members had ever flown in the area prior to the demonstration flights, and that none had crashed at that time.
We later learned that someone not associated with a club had illegally flown an RC model near the neighborhood.
At the commission’s request, a demonstration flying session was scheduled for Planning and Zoning Commission members and the concerned citizens. The commission members and one of the concerned ladies agreed that there was almost no audible sound at Greens Bottom Road, and that issue went away. One of the commission members even got some stick time on a buddy box!
It was required that we have a professional survey and plat drawn of the property. Retired surveyor and Spirits member John Hrinsin did the drawing and wrote a legal description of the property. We had to get a 404 wetlands determination from the Corps of Engineers to develop the property in a floodplain. This required getting an authorization from the property owners and working through the National Resources Conservation Service.
We needed an entrance permit to attach our access road to Amrein Road, and we had to install an asphalt entrance. We had to get a sediment and erosion control plan required by the Saint Charles County Highway Department. The county also required that we provide details and post a $1,000 revegetation bond, guaranteeing that we would plant grass.
The Planning and Zoning staff made their recommendations to the Planning and Zoning commissioner, and Steve attended that meeting on April 19, 2000, to answer questions. The commissioner then presented and recommended our proposal to the Saint Charles County Council on May 9. Steve Cross and John Ostmann attended the meeting to answer questions, but none were asked.
The Saint Charles County Council finally unanimously approved the CUP on May 30. It took another month to make more changes to the Site Development Plan and complete all the items required by the Planning and Zoning Commission.
We signed a lease and moved our tractors and other equipment into a nearby barn, which was included in the rental agreement.
During the six-month period, after many revisions, telephone calls, and trips to the Saint Charles County Administration Building, all the requirements prior to building anything were satisfied.
Eric Langston solicited competitive bids to lay a 600 x 50-foot runway with paved pits and taxiways, and a contractor was selected. A floodplain development permit and building permit were required.
The company that had been responsible for the loss of our previous field generously donated a large part of the cost of the paving and some subsequent improvements. The asphalt runway, pits, taxiways, a gravel parking lot, and a driveway were laid in July 2000.
Since the lease had not been signed until midsummer, the resident farmer had planted the field with soybeans. Our field is at one end of the soybean field, and the work was accomplished with minimal damage to the crop. We reimbursed the farmer for the crops that were lost. We also had a Johnny on the Spot portable toilet installed.
Our opening day and the first flight off the new runway took place July 15, 2000.
We flew until early October with soybeans surrounding the runway. When the beans were harvested, Field Committee Chairperson Anna Nolle, Frank Nolle, and many other members drug and smoothed the field with tractors. Bob Rolf arranged for a contractor to bring in earthmovers, rearrange the dirt, and fill some low places around the runway. A neighboring farmer harrowed the field and smoothed it out more.
Eric Langston designed a pavilion and priced building materials for construction by Spirits members. He also requested bids from several contractors. The builder who was selected and contracted to do the job offered the best deal. Another building permit was required.
In the spring of 2001, we had a landscaping firm plant grass. Since then, we have cut a swale and installed a viaduct to improve drainage, planted trees between the parking lot and pits, planting much more grass, and made other improvements.
Frank Nolle, Anna Nolle, Eric Langston, Lee Volmert, George Cooper, Bob Rolf, Pat Keebey, and many other members have spent hundreds of hours fertilizing, planting, digging, mowing, filling, and performing the myriad tasks necessary to develop the field.
Throughout the 2001 flying season, the Spirits had semimonthly Four-Star 40 and warbird races. We put on a presentation and flying demonstration for a Boy Scout troop.
On September 29, we had an open house to introduce our new facility to the community. Steve Cross, who was the event coordinator, distributed flyers to all the area hobby shops. I arranged for articles in newspapers and a bit on the “Show Me St. Louis” television show. The publicity brought hundreds of spectators, many of whom had never seen RC airplanes and had no idea of their capabilities.
Throughout the course of the day, more than 50 pilots came and flew or displayed their airplanes. There were no landing fees or admission fees. Guest fliers and Spirits members put on an air show, with helicopters and fixed-wing aircraft, that dazzled spectators and fliers.
Spectators were allowed to try flights with a buddy box. One elderly, disabled gentleman was given the opportunity to fly an RC airplane for the first time. He was so thrilled that he sent the club a thank-you note! Another gentleman made a flight, and he filled out the applications and checks to join AMA and the Spirits on the spot!
The event was so successful that it’s going to be an annual affair. The Spirits’ Annual New Years Day 2002 Fly-In was the largest in club history, even though temperatures were in the teens!
Speaking on behalf of the family who owns the property, John Ostmann said:
“We feel that the Spirits are an asset to the community. Leasing the property to the club is more profitable for the owners than farming. The Spirits have done a great job in developing and taking care of the place and this has worked out very well. We’re very pleased with the whole thing.”
The Spirits are very happy with the field and the property owners. They have turned out to be cooperative and accommodating.
All the requirements we had for a new field have been met. Some members who live beyond the adjacent northwest Saint Louis County area have a longer drive than they would like, but that’s an acceptable sacrifice for most, considering the quality of the facility. Driving time will be reduced for many when a new bridge over the Missouri River opens in 2003.
The field is one of the finest in the Midwest. Many people have joined the Spirits, and we have a full schedule of activities—and further development of the facility—planned for the coming year.
We’ve come a long way from the days when you went to a nearby park, school yard, or empty lot to fly your unmuffled gas models and no one complained.
SOURCES:
Spirits of St. Louis Radio Controlled Flying Club
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