BOONE COUNTY PLANNING & ZONING COMMISSION

BOONE COUNTY GOVERNMENT CENTER

801 E. WALNUT ST., COLUMBIA, MO.

Thursday, April 17, 1997

 

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

Present: Keith Schnarre, Chairman Bourbon Township

Joe Falco, Vice-Chairman Perche Township

Keith Kirkpatrick, Secretary Missouri Township Darin Fugit Columbia Township

Ron Marley Cedar Township

Frank Abart Public Works Director

Bill Grace Centralia Township

Absent: Mary Sloan Rocky Fork Township

Also present: Stan Shawver, Director Don Abell, Staff

Thad Yonke, Staff Noel Boyt, Staff

 

Commissioner Falco made and Commissioner Marley seconded a motion to approve the minutes of March 20, 1997, meeting with no corrections.

Motion passed by acclimation.

 

CONDITIONAL USE PERMITS

None submitted

 

REZONING REQUESTS

Request by Joseph B. Mahan III to rezone from A-1 (Agriculture) to A-2 (Agriculture)

of 57.8 acres, more or less, located at 6350 S Sinclair Rd., Columbia.

Thad Yonke gave staff report stating that this property is located on Sinclair Road, approximately 1/4 mile southwest of the Columbia municipal limits. The property is zoned A-1 (Agriculture). Property to the east is zoned R-S; to the south and west is zoned A-2; property to the north is zoned A-1 and A-2. The applicant is requesting that this property be rezoned to A-2. There are two houses on the property. This property is within the Columbia School District. Water service is provided by Consolidated Public Water District No. 1. Electric service is provided by Boone Electric Cooperative. Gas service is available. There have been no previous requests submitted on behalf of this property. The Master Plan designates this area as being suitable for residential land uses. The proposed zoning change is consistent with the Master Plan. This has 65 points on the point rating scale. Staff notified 40 property owners concerning this request.

 

Joe Mahan, 6350 S. Sinclair Rd., Columbia, owner addressed the commission. He stated he wanted to change the zoning from A-1 to A-2. Chairman Schnarre asked if he had any plans? Mr. Mahan answered at this time he did not have any plans.

Bill Crockett, of Crockett Engineering, 1414 Range Line, Columbia addressed the commission. He stated that immediately to the west was the Arrowhead Lake Estates which was being developed by Robert Lamone. The tracts are 3 to 10 acres. The area to the south is undeveloped and is zoned A-2. Property to the east is the rear portion of Gateway South Subdivision with lots from 3-10 acres. Property on the north is an old development over the years. All of those tracts are 5 acre and the remaining area on the north is the Sinclair farm which is University Farm that was bequeathed to the university and is being used as an experimental property and likely to remain experimental.

He said Mr. Mahan did not have any plans to do anything with the tract other than to sell the portion that is north of Sinclair Road. He will be submitting a subdivision plat for Mr. Mahanís house that is located on the south side of the road. Current plans are to have a tract of 5-8 acres with the house. The remaining 30+ acres would be described by survey and kept as undeveloped land for the future. As staff reported, the land around the property is already R-S or A-2. They asked for the request to be approved.

Commissioner Kirkpatrick asked how large was the smaller tract on the north side of the road? Mr. Crockett advised it was about 11 acres. It was the area under contract and was Joe Mahanís fatherís home place.

Public hearing was opened by the Chairman. No one spoke in favor of the request.

Steve Chott , 6441 S Allton Park Rd., Columbia advised that his land buts up to the Mahan land. He said he was not opposed to the request but he was not in favor of it either. His concern was for the commission to be aware of the potential of water run off when land is developed. The road into the back part of their subdivision floods out about twice a year from the water down off of the field. As the area is developed, he wanted the commission to be aware of the water run off.

Commissioner Falco asked Mr. Chott if he was part of Gateway South? Mr. Chott confirmed, yes, Gateway South.

Bob Jewett, (next door to Steve Chott) 6251 S. West Way. He stated he was not opposed to the rezoning but was concerned of the run off.

Bill Crockett, re-addressed the commission. Presently it is zoned A-1 and would like to see the area developed with the minimum lot size of 2.5 acres, allowing 10-12 units. It is a less dense than that of Gateway South Subdivision.

Public hearing was closed.

Commissioner Abart asked if a plat was submitted, it would have to come back to Planning & Zoning?

Director Shawver stated yes.

Commissioner Kirkpatrick agreed with the applicant that changing the zoning was an appropriate thing to do and moved for approval.

 

 

Commissioner Kirkpatrick made and Commissioner Falco second a motion to recommend approval of the

request by Joseph B. Mahan III to rezone from A-1 (Agriculture) to A-2 (Agriculture) of 57.8 acres, more or less, located at 6350 S Sinclair Rd., Columbia.

Keith Kirkpatrick yes Joe Falco yes

Frank Abart yes Darin Fugit yes

Bill Grace yes Ron Marley yes

Keith Schnarre yes

The motion to recommend approval was unanimous. 7 yes

Applicant advised this would be on the April 29th., County Commission agenda at 7:00 p.m.

 

PLANNED DEVELOPMENTS

Request by John and Valerie Pagano to approve a Review Plan for

Pagano Place Planned Residential Development, a two lot development on

10.31 acres, located at 9950 W Rte O, Rocheport.

Thad Yonke gave staff report stating that this property is located on State Highway O, approximately 4.2 miles west of Columbia. The property is zoned A-2 (Agriculture), as is all of the surrounding property. The 12.63 acres included in this development is proposed as a Planned Residential Development with a density of 2 residential units. There are two dwellings on the site, a house and a modular home. The building permit for the house was issued in August 1994 with the provision that the modular home was to be removed upon completion of the house. The house was completed, however, the owners were unsuccessful in selling the unit. In addition, there were problems associated with trying to move the modular home to the second tract that the applicants owned. A solution to this difficulty is to convert the property to a Planned Residential Development, which will allow the modular home to remain in place. There have been no previous requests submitted on behalf of this property. There will be no impact on utilities. The Master Plan designates this area as being suitable for agriculture and rural residential land uses. The request is consistent with the Master Plan. This property has 38 points on the point rating scale. Staff notified 16 property owners concerning this request.

John Pagano, 9950 W. Rte O, Rocheport addressed the commission. He stated they had lived on the property 8 years. Have lived in the home 6 years and two years ago the built a house with the intent of selling the modular home and getting it off the property. But they were not able to sell the modular home without taking a major loss. They wanted to move it to a another piece of the property and either have it for his father-in-law or possibly rent it out. When he received the agenda in the mail and read "Pagano Place Planned Residential Development" it sounded like he was a big major developer. He just wanted to move the modular 150 feet behind the house.

Chairman Schnarre asked if he had worked with staff on working this out. Mr. Yonke said yes, he had taken out another building permit to move it to a different tract but ran into difficulties with the Highway Department and the Health Department on access issues and sewer issues, so this was an alternative.

Mr. Pagano said he wanted to move it 150 feet back but it would still be on the same tract. The land is very hilly and wooded which would cause a lot of dozer work and a lot of clearing.

Commissioner Falco asked if this was moved to tract 3 it would be in compliance? Mr. Yonke said yes, we would not be here if it could have been placed on Tract 3.

Public hearing was opened by the Chairman. No one spoke in favor or opposition to the request.

Chairman Schnarre stated this was a workable situation. Commissioner Falco asked if this is approved, will the modular be permanently placed behind his house? Director Shawver advised yes. Chairperson Kirkpatrick stated that it also meant the remainder of the tracts could not be developed.

Commissioner Kirkpatrick made and Commissioner Marley seconded a motion to approve request by John and Valerie Pagano to approve a Review Plan for Pagano Place Planned Residential Development, a two lot development on 10.31 acres, located at 9950 W Rte O, Rocheport.

Keith Kirkpatrick yes Ron Marley yes

Keith Schnarre yes Bill Grace yes

Darin Fugit yes Joe Falco yes

Frank Abart yes

The motion to recommend approval was unanimous. 7 yes

The applicant was advised this would be on the April 29th., County Commission agenda at 7:00 p.m.

 

PLAT REVIEWS

Woods Pointe Plat 1. S14-T48N-R14W. A-2. Glenn Wehmeyer,

Patricia Wehmeyer and Dean Wehmeyer, owners. James Jeffries, surveyor.

Chairman Kirkpatrick withdrew from any comments or voting because the subject property abuts his property.

Don Abell gave staff report stating this site is located approximately 4 miles west of the City of Columbia on Hickory Grove School Road. This Final Plat contains 5 lots and is the first phase of development of a 44 lot Preliminary Plat that was approved in December of 1996. The area being subdivided contains 32.14 acres. This property is zoned A-2, which is the original 1973 zoning.

A traffic analysis was conducted by the Public Works Department at the time of the Preliminary Plat. It concluded that the resulting traffic would not require any improvements to the existing roads and the roadways within the development can be gravel surfaced. The proposed roadway is a gravel surfaced road and the engineers road plans have been approved by the Public Works Department, however, the temporary turn-around easement shown on the plat is outside the described boundary of the property being subdivided and therefore requires a dedication by separate document to be binding.

A sewer system cost benefit analysis was also conducted at the time of the Preliminary Plat. The results of that analysis supported on-site sewage lagoons. Suitable lagoon sites for each lot were shown at that time as well.

Water service is provided by Consolidated Water District #1. They have a 6 inch transmission main through this property and flows exceed the minimum 250 gallon per minute for residential fire hydrants.

This site has 41 points on the point rating scale.

Staff recommends approval with the following condition: The temporary turn-around easement be recorded prior to final approval by the County Commission.

Chairman Schnarre asked if the only problem was the turn around. A man from the audience (recognized as Jay Gebhardt) spoke up and said they were waiting for the proper form from Public Works Department for the turn around easement.

Commissioner Falco asked what was the plan is for developing rest of the area that was shown on the Preliminary Plat. Mr. Gebhardt said they intend to market these lots and see how they sell. If the lots sell the would be back for another 5-6 lots.

Commissioner Falco asked about the Preliminary Plat and how the road is being stubbed out to the property to the south. Mr. Gebhardt said that on the preliminary there was a road stubbed out but it is further to the east. Commissioner Falco asked if it was not developed beyond this, what were the chances of accessing the road. Mr. Gebhardt said the plans were to concentrate on developing the 80 acres along Hickory Grove School first, and then develop to the east.

Commissioner Falco asked staff if a condition could be placed on the approval that would require the stub right of way to the south be included in this 1st phase of development. Mr. Abell stated that if this plat conforms with the approved Preliminary Plat, then that condition could not be placed upon the approval.

Commissioner Abart moved and Commissioner Grace second a motion to approve Woods Pointe Plat 1

with the following condition: The temporary turn-around easement be recorded prior to final approval by the County Commission.

Frank Abart Yes Bill Grace yes

Keith Schnarre yes Joe Falco yes

Darin Fugit yes Ron Marley yes

Keith Kirkpatrick abstain

Motion to approve plat was passed. 6 yes 1 abstain

 

Sunny Acres Subdivision. S30-T49N-R14W. A-2 Gene Sandner and

Darrell Seltsam, owners. James Brush, surveyor.

Don Abell gave staff report stating that this 1 lot subdivision is located a little over 1 mile north of the City of Rocheport on Rocheport Gravel Road. The property is in an original 1973 A-2 zoning district.

Consolidated Water District #1 has an existing 4" water main across the road from this plat.

A request for a waiver of the sewer system cost benefit analysis and the traffic analysis has been submitted. A suitable area for an on-site sewage lagoon is shown on the plat.

This plat has 28 points on the point rating scale.

Staff supports the request for the waivers of traffic analysis and sewer cost benefit analysis and recommends approval.

Chairman Schnarre asked if anyone was present representing the plat. No one spoke up.

Commissioner Falco made and Commissioner Abart second a motion to approve Sunny Acres Subdivision.

Joe Falco yes Frank Abart yes

Keith Kirkpatrick yes Darin Fugit yes

Bill Grace yes Ron Marley yes

Keith Schnarre yes

Motion to recommend approval passed unanimously.

 

Willow Brook Preliminary Plat. S20-T49N-R12W. R-S Andrew Bass, owner.

Curtis Basinger, surveyor.

Don Abell gave staff report stating that this development is located on the north side of and adjacent to Gregory Heights Subdivision and south of Haystack Acres Subdivision, at the corner of Oakland Gravel Road and Alfalfa Drive. This plat contains 113 lots on 31 acres. This property is zoned R-S, which is the original 1973 zoning.

The proposed streets are 32 foot curb and gutter streets. Sidewalks are required. The developerís engineer has submitted traffic analysis for this development and the surrounding roadways, which has been reviewed and approved by the Public Works Department. The conclusion of the analysis is that no outside road improvements will be required on Oakland Gravel Road, Alfalfa Drive, or Prathersville Road; all of which are paved roads. It does, however, acknowledge concerns about the number of individual drives onto Alfalfa Drive and suggests shared driveways between lots to reduce the number of driveways. This concern is shared by staff. However, the County would have no way to make future lot owners to create shared driveways.

Water District #4 has an 8 inch main at the property with flows that well exceed the minimum 250 gallon per minute for residential fire hydrants.

Sewage disposal will be a central collection and treatment system. A BCRSD sewer main runs through the middle of this property and discharges into the Districtís Gregory Heights treatment facility. Currently that facility has no additional capacity for this development. However, the district is in the process of negotiating with this developer and others in the area to fund an upgrade to the Gregory Heights treatment facility. This is a Preliminary Plat and such upgrades do not have to be complete at this time.

Also related to sewage disposal is a proposed relocation of the existing sewer easement through some of the lots. This relocation and vacation of the existing easement will have to be approved by the BCRSD. Lot 64 does not have sewer service available to it and has been marked as a greenspace development with recreational facilities.

The NRCS staff has submitted extensive comments regarding this proposed development and has made recommendations that should be incorporated into the erosion control plans that will have to be submitted with Final Plats of this development. The urban conservationist believes the cumulative effect of this development along with the existing and current development in this drainage area make it essential that good planning for stormwater runoff and sediment control is implemented. Rather than read the entire report I will summarize the primary concerns and recommendations as follows: The developer should provide and maintaining a drainage easement along the natural drainage way, upgrade the existing farm pond to serve as a permanent stormwater detention structure, and align the channel to flow directly into the culvert at Oakland Gravel Road. The engineer has been forwarded a copy of those comments.

This area is within the Urban Service Area of Columbia and has 73 points on the point rating scale.

Staff recommends approval with the following conditions:

Nate Cole, working with Gene Bassinger, Marshall Surveying, 300 St. James St., Columbia MO stepped forward to answer any questions.

Commissioner Abart wanted to complement Mr. Cole. He stated his staff had nothing but good comments about working with him on several issues.

Mr. Cole stated that in working out some of the problems Willow Bend and Winding Willow Lane may shift south. This would provide double frontage for the lots along Oakland Gravel Road and most of the driveways on Oakland Gravel Road would be eliminated. The developer could lose 2 or 3 lots by doing this, but feels this will make the development more marketable.

Commissioner Kirkpatrick asked if Joint Communications ever commented about the street names? Mr. Abell said the initial submission had different street names and a response had been received, however the new names had not received a response. That is why the comment was added to the staff recommendations.

Chairman Schnarre said he did not like all the lots on Alfalfa Dr. Commissioner Falco was concerned about all of the driveways. Commissioner Kirkpatrick stated he had a problem with the street names but if Joint Communication signs off on it, maybe it would be fine, but if approved it should be subject to their approval.

Commissioner Falco asked staff about keeping the existing pond? Mr. Abell stated that the recommendation in the report from the Natural Resources Conservation Service is to upgrade the damn and keep the pond in place as a permanent storm water erosion control measure. The developer initially proposed removing the pond after it served to catch the sediment from construction of the roads, etc. However, upgrading the pond as recommended has been discussed by the project engineer and will be amenity to the development.

 

 

Chairperson Kirkpatrick made and Commissioner Abart seconded a motion to approve Willow Brook Preliminary Plat with staff recommendations and commission encourages developer to limit number of driveways onto Alfalfa as much as possible.

Keith Kirkpatrick yes Frank Abart yes

Joe Falco yes Darin Fugit yes

Bill Grace yes Ron Marley yes

Keith Schnarre yes

Motion to approve with recommendations was unanimous. 7 yes

OLD BUSINESS

Conditional Use Permit for Columbia Green Valley Rifle and Pistol Club was approved.

Rezoning denial was not appealed by Smarr.

Rezoning request by Patton is still pending approval by the Circuit Court.

Godas Development, review plan was approved.

 

NEW BUSINESS

Update Major Thoroughfare Plan for Columbia metro area.

Director Shawver updated commission on the process and of the presentation from the City Planning Staff on proposed revision to the Major Thoroughfare Plan. Majority of the changes are inside the City Limits of Columbia but since this is a joint plan they have to be addressed by the County as well. Director Shawver stated this is not proposing to build any roads. This is to allow for right-of-ways corridors to be preserved when development comes in.

Commissioner Falco made and Commissioner Abart seconded a motion to amend the Major Thoroughfare Plan to show the extension of Ballenger Lane from its terminus to the extended intersection with Richland Road.

Joe Falco yes Frank Abart yes

Keith Kirkpatrick yes Darin Fugit yes

Bill Grace yes Ron Marley yes

Keith Schnarre yes

Motion to recommend approval passed unanimously. 7 yes

 

ADJOURN

Being no further business the meeting was adjourned at 8:32 p.m.

Respectfully submitted,

 

 

 

Keith Kirkpatrick

Secretary

Minutes approved on this 21st, day of May 15th, 1997.