MINUTES

BOONE COUNTY PLANNING & ZONING COMMISSION

7:30 p.m. - Thursday, April 18, 1996

Boone County Government Center

801 E. Walnut

 

Chairman Schnarre, called the meeting to order at 7:30 p.m., with a quorum present. Roll Call was taken by Commissioner Kirkpatrick, Secretary.

Present: Keith Schnarre, Chairman Bourbon Township

Keith Kirkpatrick, Secretary Missouri Township

Mary Sloan Rocky Fork Township

Joe Falco Perche Township

Jon Gerardi Columbia Township

Ron Marley Cedar Township

Absent: Bill Grace Centralia Township

Frank Abart Public Works Director

 

Also present: Don Abell, Staff Thad Yonke, Staff

Noel Boyt, Staff

 

Commissioner Falco made and Commissioner Kirkpatrick seconded a motion to approve the minutes of March 21, 1996, meeting with no corrections.

Motion passed by acclimation.

Chairman Schnarre read a procedural statement.

 

CONDITIONAL USE PERMITS

Request by Carol Moyer, Richard Moyer and Margaret Moyer for an

agri-business on 4.54 acres located at 5915 Blythe Rd., Ashland.

Thad Yonke gave staff report stating that this site is located approximately 1 3/4 miles south of Ashland at the intersection of Highway 63 and Blythe Road. Access to the site is from Blythe Road, a gravel, county maintained road. The property is zoned A-2 (Agriculture), as is all of the surrounding land. There are two structures on the site; a 20’ x 25’ building, and a 40’ x 80’ building. The applicants own a total of 31.2 acres at this site, however, only 4.54 acres are included in this request. In the past, the property has been used to market produce that has been grown on the premises. The applicants hope to expand their operation to allow them to sell a greater variety and quantity of produce and agriculturally related products than they can produce on the property. This site falls within the Southern Boone R-I School District. Public water service is provided by Consolidated Public Water District No. 1. Electrical service is provided by Boone Electric Cooperative. There have been no previous requests submitted on behalf of this property. The 1973 master plan and the 85% draft of the 1996 plan designate this area as being suitable for agriculture and rural residential land uses. Staff notified 25 property owners concerning this request. No calls or comments in opposition, one call in support was received.

Carol Lynn Moyer, was representing herself and on the behalf of her parents, Richard and Margaret Moyer addressed the Commission. She stated they owned approximately 30 acres. A seasonal business had been on the property for about 4 years. Ms. Moyer stated she had a disability. After going to school she no longer can do the trade she was trained for. She wants to build a business that she can support herself. In agriculture a business is very difficult. She sold to wholesalers, who she had counted on buying things from. She never thought she would ever be selling to them. Ms. Moyer said she cut herself short to sell to them since it was a terrible year for growers.

In the ag conferences she has attended, there were very few growers who grew fruits and vegetables and she has both. The location between Columbia and Jefferson City was a plus. Ms. Moyer stated she would like to have a year round business, maybe not this year, but soon. The second building was built to be storage but when they found a larger cooler they had it installed.

Ms. Moyer would like to pursue any avenues she could in order to make the business viable.

Chairman Schnarre asked if she was marketing through a road side stand or wholesaling ? Ms. Moyer stated she had been selling out of the smaller building as a road side stand. The products had been grown on the property. The first year being opened Hwy. 63 was closed due to the flood and opened much later than anticipated. Originally they planned on being open on weekends, not expecting any traffic. As people kept stopping, they grew more things. The third year they had quadrupled their crops and in some cases lost the entire crop. The response from customers has been good. She is trying to produce a much riper produce than sold in the stores for a better taste.

No one spoke in favor or opposition of the request.

Commissioner Falco asked if the business would be moving to the larger building? Ms. Moyer stated she did not have plans on doing that, but the storage area is in the larger building. The smaller building does have air conditioning and she would rather stay there. If she could not function out of the smaller building, she may try to do something out of both. She had to walk back and forth but the people were extremely patient and seem to be very willing to wait. Ms. Moyer said the building was completed July/August and the cooler put in September installing a new compressor in November.

Commissioner Falco asked if she did move to the larger building, what would be done with the smaller building? Ms. Moyer stated it would be more of the same, no difference.

Commissioner Kirkpatrick clarified that the building was already built? Ms. Moyer advised, yes.

Commissioner Kirkpatrick asked if she could be more specific on what types of products would be sold. She had stated agricultural related products not grown or produced on the farm. Could she be specific? Was she speaking about produce period, or manufactured items? Ms. Moyer stated plant related items, anything produce related, garden related, flower type stuff.

Commissioner Kirkpatrick stated why he was asking. He said he really did not want to see sales of garden implements, such as tillers, mowers, you name it, those types of items that you might find in an agri-business. Ms. Moyer stated she was not capable of doing that.

Chairman Schnarre stated that the Conditional Use could be limited to produce and agricultural products.

Ms. Moyer stated that if she would branch off into a completely different direction, she would come back and see what she could do.

Commissioner Kirkpatrick made and Commissioner Gerardi seconded a motion to approve the request by Carol Moyer and Mr. and Mrs. Richard Moyer for an agri-business on 4.54 acres located at 5915 Blythe Rd., Ashland with the following conditions:

- Sales of only agricultural produce and horticultural related items on the premises.

Voting was as follows:

Keith Kirkpatrick yes Jon Gerardi yes

Ron Marley yes Keith Schnarre yes

Joe Falco yes Mary Sloan yes

Motion to approve passed unanimously. 6 yes

 

 

Amega Mobile Home Sales, Inc., for Ricky Knight and Dixie Davis to

allow two single wide mobile homes to be attached as a single unit

located at 759 Cedar Tree Lane, (Wilton) Hartsburg.

 

Don Abell gave staff report stating this property is located in the un-incorporated town of Wilton. Wilton is located 6 miles southwest of Ashland on State Highway M. Access to this site is from Cedar Tree Lane, an asphalt, county maintained road. This tract is zoned R-S (Single Family Residential), as is all of the adjoining property. There is a house, a mobile home and a garage on this property. This particular mobile home was placed on the property in 1992, however there has been a mobile home on this lot since at least 1984. The co-applicants have placed a second mobile home on the lot with the intent to tie the two units together into a single living unit. If approved, they will build a roof over the two units. Section 4. A. (9) (f) of the Boone County Zoning Regulations states, "manufactured homes and mobile homes designed as a single wide unit may not be attached to other single wide units, thus creating a double unit, without first obtaining a conditional use permit." Wilton lies within the Southern Boone R-I School District. Public water service is provided by Consolidated Public Water District No. 1. Electrical service is provided by Boone Electric Cooperative. There have been no previous requests submitted on behalf of this property. The 1973 master plan and the 85% draft of the 1996 plan designate this area as being suitable for agriculture and rural residential land uses. Staff notified 29 property owners concerning this request. Five responses were received, some were concerned about sewage disposal, the number of people living there and how much sewage that might generate. Other concerns were about the structure encroaching on the alley way. Director Shawver and a road supervisor from Public Works did a site inspection and did not feel it was in the right-of-way. There were also concerns about keeping the site cleaned up. An effort has been made to clean the property.

Ricky Knight, owner and Dixie Davis, his mother, approached the Commission. Mr. Knight asked to add two mobile homes together and make it a single wide unit. He showed some Polaroid pictures of property at present.

Mr. Knight stated he did have a sewer system. He had a 4 x 8 septic system installed 1991 or 1992.

Chairman Schnarre asked the age of the two mobile homes. Mr. Knight stated one was a 1973 and the second was about the same year.

Mr. Knight said he wanted to add a shingle roof. The 2 x 2 that are on there are not suitable to hang up shingles. One trailer has 2 x 2 walls and the second has 2 x 4.

No one spoke in favor or opposition to the request.

Commissioner Gerardi stated that when he went by approximately a week ago there was siding going up. Commissioner Gerardi asked if he was going to complete it? Mr. Knight stated he started to put siding but stopped. He would put vinyl siding on the whole structure eventually.

Chairman Schnarre asked staff if this request should be before the Board of Adjustment and not P & Z? Don Abell advised that to tie two single wide units together, the zoning ordinance is specific and requires this to be a Conditional Use Permit.

Mr. Knight stated he had cleaned up the area, added gravel to the drive and took the sheds out of the front yard.

Mr. Yonke gave pictures to the Commissioners dated April 1st and April 11th of the site.

Commissioner Kirkpatrick stated one of the mobile homes had considerable amount of tar paper, did he intend to cover it in the near future? Mr. Knight stated it was black insulation paper and wanted to put vinyl siding over the entire structure. Mr. Knight stated he was going to build a roof over the structure since it was leaking, before he completes the vinyl siding on the structure to make it look like a double wide.

Chairman Schnarre asked when the second mobile home was moved in? Mr. Knight stated approximately six (6) months ago. The first mobile home is being used for storage and he is living in the second trailer.

Commissioner Kirkpatrick asked what the staffs view was on the wastewater? Mr. Abell stated any new placements on a mobile home would have to be approved by the Health Department. The Health Department would be the authority. Commissioner Kirkpatrick asked if Mr. Abell had the status of the existing system. Mr. Abell stated he could not say what was there or if it was functioning or not.

Mr. Knight spoke up and stated he had been told he had to build a system since he was not on his mother’s system like everyone had thought. The system he installed was in the last of 1992. Mr. Abell stated that in October 1992 the Health Department took over the inspections of on site wastewater systems. (lagoons and septics, Class 1).

Commissioner Kirkpatrick asked if something with the permit would trigger the Health Department inspection of the wastewater? Mr. Abell stated that normally when a mobile home is replaced, the Health Department does go out and check to see of there were obvious signs of a failure. The system may not have to be up to current codes as long as there is not a health risk. With the addition of the second mobile home it would trigger an inspection to be made by the Health Dept. A condition could also be placed on the Conditional Use if necessary.

Chairman Schnarre asked if the request was denied could they appeal to the Board of Adjustments. Mr. Abell stated they could appeal to County Commission, only a conditional use permit is authorized for this type of situation.

Commissioner Falco asked that if the request was approved, the Health Department would go out and look for obvious problems? It may not have to be brought up to date for current standards, but it would be reviewed for health risks? Mr. Abell stated yes, the Health Dept. would look at the site and review the condition of the existing system.

Commissioner Kirkpatrick stated he did not like seeing trailers tied together. Chairman Schnarre agreed. Commissioner Kirkpatrick continued that the owner had made considerable effort to clean up the place in the previous weeks.

Commissioner Gerardi stated if some provision was made for the applicant to complete the exterior in a period of time, he thought the request would add to the nearby community, nearby lots and in some measure it would be an improvement.

Commissioner Kirkpatrick stated he could see Commissioner Gerardi’s point. Commissioner Falco also agreed.

Commissioner Kirkpatrick asked Mr. Knight if he had planned to put a shingle roof on the structure. Mr. Knight stated yes. He said the last picture he showed the commissioner is what he wanted it to look like when it was done with single roof and vinyl siding.

Commissioner Marley ask Mr. Knight what would be a fair amount of time to accomplish it. Mr. Knight stated he could only work on it on the weekends, and it may take five or six (5 or 6) months to come up with the money to buy the siding.

Mr. Abell stated the first mobile home had a building permit but the second mobile home does not have a building permit. If the request was approved, a building permit on the second mobile home would be necessary. Mr. Knight agreed and acknowledged.

Commissioner Kirkpatrick stated he did not like it but he agreed with Commissioner Gerardi that it might well be an improvement to the current situation. Commissioner Falco agreed.

Commissioner Kirkpatrick made and Commissioner Falco seconded request of Amega Mobile Home Sales, Inc., for Ricky Knight and Dixie Davis to allow two single wide mobile homes to be attached as a single unit located at 759 Cedar Tree Lane, (Wilton) Hartsburg with the follow conditions:

- Applicants obtain the required building permits,

- The dwelling when completed will be covered by a single shingle roof,

- The exterior surface of the dwelling covered by siding,

- Wastewater for the dwelling to be inspected by and meet approval of the

City/County Health Department,

- All of the above conditions be met and project completed by November 1, 1996.

Voting was as follows:

Keith Kirkpatrick yes Joe Falco yes

Mary Sloan yes Keith Schnarre no

Ron Marley yes Jon Gerardi yes

Motion passed with 5 yes 1 no

 

REZONING REQUESTS

None Submitted

 

PLAT REVIEWS

Prairie Meadow Estates Plat 7, Minor Plat. Located in S4-T47N-R12W

Zoned R-M. John R. Satterlee, Owner. Tim Capehart, Surveyor.

Don Abell gave staff report stating this 4 lot subdivision is located approximately 1 1/2 miles southeast of the City Limits of Columbia, just off the Highway 63 service road. The area being subdivided contains 1.07 acres. This property is zoned R-M, which is the original 1973 zoning.

Meadow Lark Ln. is an existing county maintained street, which will serve these lots. You should have received in your packets a copy of a letter requesting a waiver of a traffic analysis for this plat. Mr. Abart is absent, however, the Public Works Department has recommended approval of this waiver.

Sewage from these lots will go to the existing sewage treatment facility that serves Prairie Meadows Estates Plats 1 through 6 and is operated by the Boone County Sewer District. The Sewer District has verified there is capacity for these additional lots if a 4-plex is placed on each lot.

This site is in Consolidated Water District #1. The district has an existing 2 inch water line along the front of these lots. The owner and the water district have negotiated an upgrade of the 2 inch line to a 6 inch line, the relocation of another water main across one lot, and a fire hydrant will be placed within 500 feet of all of these lots.

This plat is within the Urban Service Area of Columbia and has 63 points on the point rating scale.

Staff recommends approval.

Commissioner Falco made and Commissioner Gerardi seconded motion to approve Prairie Meadow Estates Plat 7, Minor Plat. Located in S4-T47N-R12W

Voting was as follows:

Joe Falco yes Jon Gerardi yes

Ron Marley yes Keith Schnarre yes

Keith Kirkpatrick yes Mary Sloan yes

Motion to approve minor plat was approved unanimously.

 

Valley Creek Plat 5, Final Plat. Located in S3-T48N-R12W. Zoned R-M.

Godas Development, Inc., owner. James V. Patchett, Surveyor.

Don Abell gave staff report that this 8 (6) lot subdivision is located along the eastern edge of the City Limits of Columbia, approximately 630 feet north of Clark lane. The area being subdivided contains 2.53 (1.85)acres. This property is zoned R-M, which is the original 1973 zoning.

Streets serving these lots will be curb and gutter county maintained streets. It was determined that since the Preliminary Plat for these lots was approved before the Traffic Analysis was required, that such an analysis is not required for these lots.

Sewage treatment collection will be by the BCRSD and sewage will ultimately empty into a City of Columbia treatment facility

This site is in Water District #2. The district has an existing six inch water line to the north of this site. The developer will have to extend this six inch line to this site. The water district has approved the proposed water system plans and has performed a flow test, verifying there is adequate flow available to meet the 250 gpm minimum requirement

This plat is within the Urban Service Area of Columbia and has 80 points on the point rating scale.

Staff recommends approval.

Commissioner Gerardi made and Commissioner Falco seconded motion to approve Valley Creek Plat 5, Final Plat. Located in S3-T48N-R12W.

Voting was as follows:

Jon Gerardi yes Mary Sloan yes

Joe Falco yes Keith Kirkpatrick yes

Ron Marley yes Keith Schnarre yes

Motion to approve final plat for Valley Creek Plat 5, was approved unanimously. 6 yes

 

Valley Creek Plat 6, Final Plat. Located in S3-T48N-R12W. Zoned R-M.

Godas Development, Inc., owner. James V. Patchett, Surveyor.

Don Abell gave staff report stating this 6 lot subdivision is located along the eastern edge of the City Limits of Columbia, approximately 630 feet north of Clark lane. The area being subdivided contains 1.85 acres. This property is zoned R-M, which is the original 1973 zoning.

Streets serving these lots will be curb and gutter county maintained streets. It was determined that since the Preliminary Plat for these lots was approved before the Traffic Analysis was required, that such an analysis is not required for these lots.

Sewage treatment collection will be by the BCRSD and sewage will ultimately empty into a City of Columbia treatment facility

This site is in Water District #2. The district has an existing six inch water line to the north of this site. The developer will have to extend this six inch line to this site. The water district has approved the proposed water system plans

This plat is within the Urban Service Area of Columbia and has 80 points on the point rating scale.

Staff recommends approval. The only difference between this and Valley Creek Plat 5 is this is a six (6) lot division and contains 1.85 acres. Everything else is the same.

 

 

 

 

Commissioner Falco made and Commissioner Gerardi second motion to approve Valley Creek Plat 6, Final Plat. Located in S3-T48N-R12W.

 

Voting was as follows:

Joe Falco yes Jon Gerardi yes

Keith Schnarre yes Ron Marley yes

Keith Kirkpatrick yes Mary Sloan yes

Motion to approve final plat for Valley Creek Plat 6, was approved unanimously. 6 yes

 

OLD BUSINESS

Update on Master plan -

Commissioner Keith Kirkpatrick reported that the Plan Working Group which consisted of Mr. Gerardi, Mr. Schnarre, Ms. Sloan and several members of the Planned Steering Committee along with Commissioner Vogt, Director Shawver and Frank Abart met last week to discuss a long list of proposed changes to the 85% submittal. There were additions made and approved. The list goes to the P&Z and to the Long Range Planned Steering Committee then forwarded to Booker and Associates, Inc.

Booker and Associates, Inc., would give a draft of the executive summary which would accompany the final 100% submittal of the Comprehensive Plan.

Commissioner Kirkpatrick stated what was submitted tonight was not for their approval or comments at present. It was to be reviewed, and if P&Z Commissioners thought of any corrections, additions, deletions to be made, to please put it in writing and give to Director Shawver.

NEW BUSINESS

 

ADJOURN

Being no further business the meeting was adjourned at 8:46 p.m.

Respectfully submitted,

 

 

 

Keith Kirkpatrick

Secretary

Minutes approved on this this 21st, day of May, 1996.