BOONE COUNTY PLANNING & ZONING COMMISSION
BOONE COUNTY GOVERNMENT CENTER
801 E. WALNUT ST., COLUMBIA, MO.
Thursday, February 19, 1998
Chairperson Kirkpatrick, called the meeting to order at 7:00 p.m., with a quorum present. Roll Call was taken by Secretary Sloan.
Present: Keith Kirkpatrick, Chairperson Missouri Township
Joe Falco, Vice-Chairperson Perche Township
Mary Sloan, Secretary Rocky Fork Township
Darin Fugit Columbia Township
Bill Grace Centralia Township
Frank Abart Public Works Director
Mike Morgan Bourbon Township
Absent: Vacant Cedar Township
Also present: Stan Shawver, Director Thad Yonke, Staff
Bill Florea, Staff Noel Boyt, Staff
Chairperson Kirkpatrick made condolence remarks regarding the vacancy of Cedar Township. Commissioner Ron Marley and family from that district were killed in an automobile accident Christmas Eve 1997. He will be missed not only by this board but also all of Boone County.
Chairperson Kirkpatrick read procedures of the Commission. He stated that all decisions are based upon the Boone County Zoning and Subdivision Regulations, which are considered to be part of the recording of the proceedings. He advised that two rezoning requests had been withdrawn. One request for Howard Buff and a rezoning request by Robert Kinkead had been withdrawn.
Commissioner Falco made and Commissioner Fugit seconded a motion to approve the minutes of December 18, 1997, meeting with no corrections.
Motion passed by acclimation.
CONDITIONAL USE PERMITS
Request by Billie Sue Lanham on behalf of Americo Gutter Co. to allow
a warehouse in a C-G (General Commercial) district on .5 acres, located at
7551 Hwy. 63 South, Columbia.
Bill Florea gave staff report stating that this property is located 4 miles south of Columbia on Highway 63. The .5 acres in this tract are zoned C-G (General Commercial). Property to the east, west and south is zoned C-G. Property to the north is zoned A-1. There is an existing house on the property. The applicants plan to build a 2400 sq. ft. warehouse on this property that will be used to store construction materials. This property is within the Columbia School District. Water Service is provided by Consolidated Public Water District No. 1. The property lies within the Boone County Fire Protection District boundaries. The C-G zoning is an original zoning classification. There have been no previous requests submitted on behalf of this property. Staff notified 13 property owners concerning this request.
Billie Sue Lanham, owner, came forward. Resident at 1412 Fir Place, Columbia. She advised the Realtor was to make a presentation but had an emergency and could not attend the meeting. She did not know if anyone else was present on their behalf.
Ms. Lanham stated the Realtor had a buyer interested in putting a warehouse on the property.
Commissioner Fugit asked if they would have access to the driveway of the GTE property behind the building? Ms. Lanham did not think they would unless they made arrangements for that.
Commissioner Sloan asked if anyone was currently living in the house. Ms. Lanham said no, it belonged to her father and he was deceased. It had been vacant since March, last year.
Open to public hearing. No one spoke in favor to the request.
Larry Oetting , 6552 E Highway AB, Columbia came forward. He stated the lot was a very small lot. For the size of warehouse he was advised they wanted to place, the lot would be crammed. And then to get a pickup or semi would/could cause safety problems turning around and getting on or off of Highway 63. He was concerned because of the safety reasons. Chairperson Kirkpatrick advised that the property was already zoned commercial and other businesses could utilize the space without the Commission’s approval. Mr. Oetting said yes, he just thought it was a poorly planned lay-out.
Ms. Lanham returned. No further comments were added.
Closed to public hearing.
Chairperson Kirkpatrick asked if she knew if there would be access from the south? She did not know, she said that would have to be taken up with GTE. Commissioner Fugit asked if a condition could be placed to require access to Deer Park Road. Director Shawver stated that was a separate piece of property under different ownership and the Commission could not require such a condition. Commissioner Fugit was concerned for the trucks entering and exiting the site from Hwy. 63 with a 70 mph traffic flow.
Chairperson Kirkpatrick agreed on all counts and that access is terrible coming in or going out. The other consideration was that the property was already zoned commercial and any permitted use could occupy that particular tract without the Commission’s approval or restrictions.
Commissioner Falco asked staff if the State had been contacted. Director Shawver advised that yes Missouri Department of Transportation had been contacted and did not provide any comments. He asked if there were some design standards. Director Shawver said yes, they did have new design standards that would have to be met.
Director Shawver pointed out that the Commission had not heard any justification for approving this request for a Conditional Use Permit. Generally, during the presentation of a CUP all conditions are satisfied and justification for approval is provided by the applicant. In this case, the commission has no further information than that provided on the application, which does not address any of the points of approval listed in the zoning regulations.
Commissioner Falco stated he had expected a presentation, even when he heard the real-estate agent was not present he was still expecting to receive more information about the request.
Commissioner Abart asked specifically what the warehouse was to be used for. Ms. Lanham understood it was for gutters. Commissioner Abart asked for clarification if other items could be stored there? Director Shawver said as long as it is used as a warehouse, any of the other permitted uses could still be utilized.
Commissioner Sloan felt uncomfortable to approve something they knew very little about. Commissioner Falco agreed, he wanted more information.
Commissioner Fugit asked what would happen if they denied the request. Director Shawver advised the applicant could appeal to County Commission or wait one (1) year to return. Chairperson Kirkpatrick asked Ms. Lanham if the request would be tabled and their presentation could be made at the March meeting. Ms. Lanham just wanted to sell the property. What ever the Commission thought was best.
Commissioner Fugit made and Commission Falco seconded a motion to table request by Billie Sue Lanham on behalf of Americo Gutter Co. to allow a warehouse in a C-G (General Commercial) district on .5 acres, located at 7551 Hwy. 63 South, Columbia until March’s meeting.
Darin Fugit yes Joe Falco yes
Mary Sloan yes Bill Grace yes
Mike Morgan yes Frank Abart yes
Keith Kirkpatrick yes
Motion to table request was unanimous. 7 yes
Request by Heart of Missouri Girl Scout Council to rezone from A-2 (Agriculture)
to REC (Recreation) of 133 acres, more or less, located at Silver Meadows Girl Scout
Camp on Pinnacles Road.
Thad Yonke gave staff report stating that this property is located approximately 12 miles north of Columbia on Pinnacles Road. The property is zoned A-2 (Agriculture), as is all of the surrounding land. The property is unimproved, except for two open shelter houses and 3 latrine facilities. The property has been used for primitive camping by the girl scouts. This property is owned by a non-profit organization and has no impact on the public school system. The site falls on the boundary between water districts 4, 7 and 10. It should be noted that potable water is available, however, inadequate flows exist to provide service for fire hydrants or sprinkler systems at this time. The A-2 zoning is the original zoning for this site. There have been no previous requests to rezone this parcel of land. The master plan designates this area as being suitable for agricultural and open space uses. The proposed use is constant with the master plan. Staff notified 11 property owners concerning this request.
Mary Roberts, Council President, 7550 New Haven Road, Columbia and Richard Bock, engineer, 5500 E Mexico Gravel Road, Columbia.
Ms. Roberts said the property had been used for recreational purposes for many years and the council is interested in improving and upgrading the property in the relatively near future. To move forward for a building permit, they needed to have the property rezoned for Recreational purposes.
Mr. Bock said the rezoning was at the request by the Planning and Building Inspection Department when they tried to apply for a building permit. The council have talked to the Fire District to have adequate water on site to protect the occupants and the building.
Open to the public. No one spoke in favor or opposition to the request.
Applicants returned and made no further comments.
Closed to public hearing.
Commissioner Falco confirmed that they were working with the Fire District to solve problems. Both applicant replied yes. Ms. Robert added that safety always comes first in any Girl Scout event or program.
Commissioner Falco stated he thought this was the excellent place. His concerns were that of the water and of the roads.
Ms. Roberts stated she was aware they would have to put a road accessible from the Pentacles Road. A road of a specific size and type for any fire protection equipment to utilize. That road would be installed to the building in question.
Chairperson Kirkpatrick asked what type of water and water flow will be in place? Mr. Bock stated they were looking at placing a reservoir on the property to store the water as requested by the Fire District.
Ms. Roberts said the original size of building the wanted to build would be altered because of the fire protection requirements. They were prepared to make those adjustments to the building size and location on the property just to make sure of the proper safety for those who enjoy the facility once it is built.
Commissioner Fugit said he did not have any problems with it, but did have the same concerns of Commissioner Falco.
Chairperson Kirkpatrick stated that the rezoning would not create any hazard at all.
Commissioner Falco made and Commissioner Fugit seconded a motion to approve the request by Heart of Missouri Girl Scout Council to rezone from A-2 (Agriculture) to REC (Recreation) of 133 acres, more or less, located at Silver Meadows Girl Scout Camp on Pinnacles Road.
Joe Falco yes Darin Fugit yes
Keith Kirkpatrick yes Mary Sloan yes
Bill Grace yes Mike Morgan yes
Frank Abart yes
Motion to approve was unanimous. 7 yes
Request by Triple SSS Development, L.L.C. to rezone from A-1 (Agriculture) to
A-R/PRD (Agriculture Residential Planned Residential Development)and to approve
a review plan on 199.4 acres, more or less, located at 5800 S Scott’s Blvd., Columbia.
Bill Florea gave staff report stating that this property is located approximately 1 1/2 miles southwest of Columbia on Scott’s Blvd. The property is currently zoned A-1 (Agriculture), as is all of the property located to the south, east and west. Property to the north is zoned A-2. This property has been used for agricultural purposes. The applicants are requesting that this property be rezoned to A-R / PRD (Agriculture Residential / Planned Residential Development). This site is within the Columbia School District. The applicants have requested utility service from the city of Columbia. This will include water service, sewer service and electric service. The master plan designates this area as being suitable for residential land uses; the proposed use is consistent with the master plan. A previous request to rezone this tract to A-2 was denied in 1977. In 1993, a conditional use permit was issued for a transmission facility having an 84’ tower. Staff notified 46 property owners concerning this request.
Bill Crockett, surveyor, 1414 Rangeline, Columbia was present and addressed the Commission.
Elvin Sapp, developing agent for Triple SSS Development, L.L.C. also come forward. Mr. Crockett stated Mr. Marvin Sapp, and Mr. and Mrs. Robert Sapp, the owners, were in the audience.
Mr. Crockett supplied a small packet of letters (with signatures) to the Commissioners of people who were in support of the request. Several signatures of adjoining property owners who were in support of the request.
Mr. Crockett stated the current 250 acres in size has been owned by Triple SSS Development, L.L.C. since 1995. However the farm has been owned by the Sapp family since 1956. Robert and Marvin Sapp own an additional 160 acres in that same area adjacent to this tract. The 250 acres is currently an operating farm used primarily for row cropping. The tract is located at the intersection of Scott’s Blvd. (SE quadrant) and Rte KK. In relation to the City of Columbia, it is six (6) miles from the Broadway and Stadium Intersection; five (5) miles to Providence and Nifong Intersection; and seven (7) miles to Providence and Broadway Intersection.
The proposed tract lies in five (5) drainage areas. The majority of the drainage area is to the east and the north. The minor areas to the south, southwest, and northwest. This totals approximately 20 acres. The entire tract is zoned A-1. The adjacent zoning or nearby zoning varies from A-1 to R-S. The north it is A-2 zone. East and South it is all A-1 zoning except for a 10 lot subdivision located on less than 2.5 acres. To the west it is zoned A-1, 160 acres owned by the Sapp brothers. Immediately west of that tract is A-2 zoning that borders along the Howard Orchard Road. The initial zoning that was applied to this tract in 1973 was all A-1 with the exception to the R-S Subdivision of that 2.5 acres. Through time there have been numerous rezonings done since the ‘70’s in the area. The Sapp’s have not opposed any previous adjacent requests.
The project proposal consists of 274 lots. Sixty five (65) acres are to remain unchanged, 55 acres located along Rte KK, 11 acres on the NE corner along Scott’s Blvd. and a one (1) acre tract that has been leased for a communication tower.
All lots are proposed to be single family lots. Individual lot areas range from 1/4 acre to 2 acre in size. The 1/4 acre lots consists of about 12 and there are three (3) two acre lots. Lots No. 1 and No. 23 are the areas reserved for common space. Lot No. 1 contains the lake and Lot No. 23 will be for subdivision amenities.
The setback requirements will be equaled or exceeded for all front setbacks. They desire to increase the setback to open up the streets (30-35 ft. setbacks). The minimum side yard setbacks will be exceeded on all lots. The minimum for an A-R district is 6’. The streets in the development will be curb and gutter. The road labeled Park Way will be a collector type street. This road would be capable of being extended from Rte KK to just west of the Scott’s Blvd. intersection to the 90 degree bend on Brushwood Lake Road. All streets will comply with the current Boone County and City of Columbia Street Standards. The plan of 274 lots will not be developed all at one time. The development will be in phases of 30-40 lots per plat. The existing home in the area are appraised from $60,000. to in excess of $350,000. They anticipate a home price to range from $200,000 to $400,000. The lake on Lot 1 is approximately 7.5 acres. The common area with it is in access of 11 acres.
Lot 23 containing the subdivision amenities could include a pool, tennis courts, volley ball courts, concession building and parking for those facilities. The common areas will be controlled by the developer initially but transferred to the home owners association when a sufficient number of lots have been sold.
The plan borders along Scott’s Blvd. for approximately 3,000 ft. They stated the letters presented earlier were from 90% of adjoining property owners.
The proposed development is segmented into three ( 3) sections. First the southerly portion consisting of 125 lots is located on 110 acres. This would create a density of approximately 9/10 acre per lot. Second, the northern portion consists of 43 lots on 34 acres. This density would be about 8/10 acre per lot. The middle section is a little more dense. Third is 104 lots on 54 acres with a density equivalent to 1/2 acre per lot. There will be no lot less than 1/4 acre and would be very few of those. The plan intentionally clusters the more dense lots into the center of the development.
Utilities - The area is currently served by consolidated Water Dist. #1, Boone Electric, and GTE. By negotiating agreements between Boone Electric and the City of Columbia the entire project area is located within the city service area. This means the City of Columbia will provide utilities and not Boone Electric. A similar situation exists with the water service. The project area is located within the service area that currently and is in final stages of negotiation between Columbia City Water Department and Consolidated Water District. #1 area. This means the City of Columbia will provide utilities and not Consolidated Water District. #1.
The soil conditions of this area are of the Winfield Silty Clay loan, which does not promote individual sewage treatment. Surface lagoons are not an alternative. They are unsightly and dangerous and should not be promoted where there is access to them. This is more expensive than another alternative.
Mr. Crockett read a quote from the Subdivision Regulations:
Page 40 3. Sewers
"Where an adequate governmentally owned and operated sanitary sewer system
is reasonably accessible and available the developer shall provided the collection
system and connect to such an available system."
He read that there is no other alternative but to connect to the available trunk sewer. The trunk sewer is known as the City of Columbia Mill Creek Trunk Sewer. It is located approximately 5,000 feet from the site. This will require the absolute authority of the City of Columbia before any kind of connection. This authority is accompanied by an extensive agreement, which is nearing completion. This agreement contains numerous conditions with the City of Columbia.
All cost with the extension of the sewer to site will be born by developer.
All construction - utilities, street, houses, storm drainage etc. must comply with city standards and requirements.
All sewers and sewer easements to be accepted and dedicated to the City of Columbia
Utilities must be provided by the utility company owing the service area
All plats comply with the City Ordinance and be accepted by city and county.
The city has a right to exercise their annexation rights subject to condition that when the property becomes contiguous with the City Corporate Limits it will be annexed.
The developers have to agree they will not oppose annexation
City wants to see a plan for total development prior to beginning of project.
Sanitary sewer connection requires that all plats, streets and utility plans, storm water management and erosion control facilities be approved by the city as well as county.
Streets and storm water management facilities will be county owned until annexation occurs.
City will provide inspection during construction to assure compliance of city specs.
Electricity, water, sanitary sewer; all utility services will all be owned and operated by City of Columbia.
Run off from developed area- A few years ago on another development Mr. Crockett assured the Commission the run off would not be any more than what it was prior to development. They can do it again. In conversations with Frank Gordon, USDA has assured this has been done and in two water sheds the run off has been reduced. Mr. Crockett said they can do it with this project. Based on City of Columbia storm water design standards the expected peak run off flow from a fully developed residential area will not exceed the current expected run off from the row crop operation that is existing today.
The problem area will be the smaller size lots -- run-off will be increased by some 20%. But 80% of that area is tributary to the lake. Over all the rate of the storm water run-off leaving the development will not change. Mr. Crockett received a memo from USDA suggesting a couple of things and the owners assured him they were already underway. Mr. Crockett stated that the expertise that Frank Gordon, USDA has, is much appreciated.
Traffic in the area will be increased. A traffic study will have to be performed. They propose to perform the study and it will become part of the final PRD plan or preliminary plat. In a call to Boone County Public Works Dept., the 1996 average daily traffic count on Scott’s Blvd. south of Vawter School Road was 221 vehicles per day. With the improved conditions the traffic has increased. Street names will be provided on the preliminary plat.
A grave site was omitted on this submittal. Mr. Sapp had pointed it out to Mr. Crockett in their site visit but Mr. Crockett failed to record it. There is a grave site and will be preserved or properly addressed. The omission was not intentional. Mr. Crockett asked for approval.
Commissioner Abart asked where was the grave site? Mr. Crockett said it was at the corner of Lots 2,3,6, and 7.
Open to public hearing.
In favor of the request
William Powell, 1700 W Broadway, Columbia, read a statement in to the record. He came down to express his concern as well as his two sisters Sarah Crane and Irene Hubble on the farm cemetery where their Great Grandfather Lewis Hume was buried. He came from Kentucky and was the original settler of this farm in the 1820’s. Mr. and Mrs. Robert Sapp have been very courteous and cooperative over may years in letting them come to the cemetery, which they deeply appreciated. Mr. Powell did request that it be written into the warranty deed on the reflecting lots so that future generations will continue to have access to same.
Steve Bonwich, Realtor with Gaslight Reality (gave no address) addressed the Commission. He said he has bought and sold property in Boone County/Columbia for 25 years. He has been involved with Marvin and Robert Sapp. In 1992 he sold them a 142 acre tract on Howard Orchard Road. This land was divided into lots from 5 to 10 acre lots and called Vantage Point. He found the Sapps to be very fair and upright in the transactions.
Annabelle Simmons, 5258 W Brazos Drive in South Fork Subdivision. She opposed the rezoning request. She said the zoning category does not conform to the existing zoning in the surrounding subdivisions. The majority of the subdivisions in the area are now zoned A-2 with minimum lot sizes of 2.5 acres with single family homes. By contrast, Triple SSS proposes several lots at 1/4 acres. This would change the character of the area from that of open air countryside beauty to rows and rows of dwellings piled side by side. Their proposal calls for about 8 times the density of the surrounding subdivision. This is not conforming. Triple SSS proposes to put 274 dwellings in the first phase of their development. If each household has two (2) children that would be an additional 548 desks in the already overcrowded public schools. Triple SSS has not proposed to build any new schools, outfit another school with supplies, pay for additional teachers. Once the developer has your blessing, they will sell the lots and be out of here. Triple SSS has not proposed to improve the surrounding roads. She was advised that each dwelling would generate 9 vehicular trips a day. The present road is chip and seal and is to be blacktop but with the future traffic it would need to be widened to a four lanes. The county will look to the taxpayers to build a new four lane.
Triple SSS is proposing to explode the area to over 1100 additional resident if you use for residents per house hold.
Triple SSS is proposing to place a small city on a 199 acres. Triple SSS has made no proposal to build an additional fire station in their "city." There is no proposal to pay the salaries of additional fire fighters or sheriffs required to watch their "city." No proposal to build an additional park, bike path or anything for the children in the homes in their "city." These questions need to be answered before the developer is given permission to take an 8 million dollar profit and at the same time strapping the county with a tax bill. As a taxpayer she does take pride in paying her fair share for the services consumed. She does not oppose development but it should conform to surrounding area and pick up their share of the tab.
Jim Givens, 6000 S. Scott’s Blvd. He said he was on the SE corner of Rte KK and Scott’s Blvd. approximately 2 blocks south of the development. He has a fishing lake and will be concerned about that. He opposed the request for two reasons. One is general, this area has been A-1 and A-2 for years. That was why they moved out in that area. He believed that staff could work out traffic counts and that this is a place for this type of development but not in the area proposed. It is out of place, he called it leap frogging. Regarding his fishing lake how was he going to keep them out. He could put a fence up but would he still keep them out? He did not want to fill in his lake, but might have to if this development takes place.
Kathy Stobie, 5906 S Spring Court stepped forward. She was part of the little 10 home subdivision mentioned by Mr. Crockett. They have lived there for 20 years and may have been grandfathered in. She said she was a good example of what they did not want to do out there. They have a lot of water problems. There is a dry creek behind their house but when it rains two or three neighbors are flooded. They have a lot of run off problems. She would like to see it A-1 or A-2 to keep the flavor of the land. They are not opposed to homes but the request was too many homes on too little of land. Rte KK has no shoulders and accidents happen all the time. The request is not conducive to the neighborhood.
Bruce Hanson, 6390 S. Sabine Dr., President of South Fork Lake Homes Association. Their subdivision is zoned A-2. He was representing the 19 property owners in South Fork Lake. They opposed the rezoning. They were not opposed to county growth and or development as long as it is compatible to the surroundings and supported by the necessary infrastructure. The proposal presented is neither. The surrounding properties are A-1 and A-2 having a minimum of 2.5 acres. This is not compatible for the area. It maybe okay for the city development but not being 2 miles from the city limits. This development is similar to that of Bedford Walk in Columbia. The density of homes in phase one is a concern. 274 lots or more equates to a lot of people, traffic and demands for services. According to the request by Triple SSS and the review plan, setbacks need only to be 25’ from the street. Homes could and may be as close as 6’ to the side property line. Approximately 15% of the lots in phase one are under 1/2 acre.
Scott’s Blvd. is not even paved and lacks any curb or shoulders, lights or stripes for safety. The school systems to accommodate this area is already over capacity. 276 homes with just one child equals 276 student which adds up to 10 new class rooms. They request that the Planning Commissioners deny the rezoning request.
John Cleek, 5010 Brazos Drive, stated that he developed South Fork Lake Subdivision with Hartly Banks in 1987. South Fork is directly across the road from the western end of Sapp’s and also adjoins Harper’s Point Subdivision. Frankly he said he did not like to oppose any development. He is an entrepreneur, a small business man and he believes we need growth. Growth is necessary. He said that if this was a proposal for A-2 zoning he would be preaching that we should have it. The proposal calls for lots as small as 1/4 of an acre and note they have an additional 66 acres held for future development. At 1.4 lots per acre that is another 92 lots plus they own an additional 145 acres adjacent to this that they have not mentioned. If all is developed as that of the first phase, 92 plus 145 = 237 acres could be 331 additional homes. that would make a over 600 houses; even with 3 people per house hold it would be 1800 people which would equal another city of Ashland.
But for now we can only consider the 200 acre proposal and how it compares to the acres around it. There are only two (2) major subdivisions in the area. South Fork Lake which he developed comprises a total of 118 acres, 105 were zoned A-1 when it was purchased. Thirteen (13) and a quarter acres was zoned A-2 in January of 1981 as Turner Ridge Subdivision. They did not have any problems getting A-2 zoning because part of the subdivision already had it.
South Fork Lake consists of 118 acres with 22 lots. That is an average of 5.36 acres per lot or .18 lots per acre. Triple SSS proposal of 1.4 lots per acre is nearly eight (8) times the density of the nearest major subdivision. The second major subdivision in the area is Harpers Point. It consists of approximately 145 acres and 44 lots giving an average of 3.29 acres per lot or .30 lots per acre. Triple SSS proposal is nearly five (5) times that density. There are some cost savings if they went with A-2 that have not been discussed. For one they do need paved streets, but they do not need curb and gutter. Water is water and it can be found on the corner of the property. There was a FAX he saw from Boone County Public Water District. saying that they would provide the water for this development. Boone Electric had submitted a letter from Jimmy Davis stating they will service the area if the City refuses to.
Sewer is the problem and we all know it. Right now the best system would be some kind of a STEP system where there is an individual septic tank at each house that would hold the solids and pump the fluids to a common treatment system on the property. He thought that would be cheaper than running a mile of sewer to the City of Columbia.
He wished the developers and/or owners were from out of town and he did not like them. These are Boone County people, they are professionals at what they do, they just have the wrong project for the area. He was concerned about the leap frogging 2.2 miles from the water tower to the City limits. The quality of life is going to be jeopardized. He would support A-2 rezoning for this area.
Jim Casper , 5851 S Red River Drive. They are approximately 10 years from retiring. They have spent their entire life working in large cities like Atlanta, Boston, Dallas and have lived in large areas and had seen expansion and what it does to the people living there. For the better part of 10 years, the roads in Atlanta were a mess, the schools were badly overcrowded . It took 90 minutes to get to the middle of Atlanta that used to take 30 minutes. When they moved to Columbia they moved here with the idea that they would stay here. The wanted space and the quietness. There is a great deal of wildlife that wonders through the area. If the development takes place, it will vastly increase the traffic on Rte. KK.
Gathery Ale, on River Hills Road across from Rte KK came forward. She and her husband lived in Long Island New York and moved here in 1988. They could only buy 10 acres when they moved here. For selfish reasons she is opposed to the rezoning. She is not opposed to homes but is opposed to so many homes to be out there. Scott’s Blvd. was just chipped and sealed and already has deteriorated. Rte. KK is dangerous in winter, no shoulder, lots of vehicles have gone off the road.
Rob McGavitt, 6231 Stedman Road. in Vantage Point, that was developed by Robert Sapp earlier. He did a great job in our subdivision. The smallest lot in their subdivision is 2.5 acres. They have the largest tract of 30 acres (bought 4 tracts). They moved there to be in the country. He felt the rezoning would be out of character and the roads will need a great amount of improvement to sustain the traffic. He was concerned about the density. He liked Robert and Marvin and they have come up with a great plan but Mr. McGavitt would like for them to have A-2 zoning.
William Brantly 5902 S Spring Court just retired from the military and moved there to be in the country. He wanted to stress the strain this would put on county services. The last freezing rain, it was not until 2 p.m. that the cinder trucks came through so he could go to work. Just about everyone in their cul-de-sacs could not leave. If 274 house are allowed it will put a more strain on county services.
J. L. Kurzejeski, 4651 Scott’s Blvd. came forward and stated he was in support of the issues that had been brought up. With the safety issue, water issue, density issue, and road issue it does not make sense to approve the rezoning.
Susan Erickson 5904 S Spring Court, came forward. She had concerns about the road. When their subdivision was put in the entrance into the subdivision was at the top of the hill off Rte. KK. The entrance was moved so the road was moved making some of the set back very close to the road. The proposed road off Rte. KK is at the top of the hill. Rte. KK has several bikers up and down the road, it will be even more dangerous for them if this development takes place.
Mr. Crockett returned to reply to the public concerns. He said Mr. Powell’s concerns regarding his grandfather’s remains will be addressed and the site preserved.
Mr. Crockett stated that staff had said that in their staff report that the proposed development conformed to the long range plan the county paid money to have written.
Regarding the lady concerned about being saddled for taxes and road improvements, he did not think they had any corner on the market that this subdivision would be tax exempt. They will be paying property taxes in the same percentages she pays or anyone else pays. Taxes on 277 homes would assist in total taxes received and would help in getting the roads improvements taken care of.
Mention made that the additional 2500 vehicles per day would require a four lane road. That was different engineering than he was familiar with. The state lettered roads are all designed in the neighborhood of 5000 vehicle traffic per day. This includes Rte. K, Rte KK, Rte. Z and a number of others. To assume that a four (4) lane road is a requirement for Scott’s Blvd. to handle this development is absurd.
The individuals who live on Spring Court, they are 10 lots on less than 2.5 total acres which includes the street right-of-way. That is smaller than 1/4 acre per lot.
Mention made to the restrictions on the bridges. He believe the improvement across the creek at Vawter School Road and Nifong Blvd. Intersection was just completed in the last few months. That is a bridge that will provide the same load limits as the state highways.
Regarding Tiger John’s questions about a STEP system. He said a STEP system was as much of a headache as anything. They are good alternatives for unsatisfactory conditions, but beyond that they are questionable for new development. A treatment plant to serve 200 lots would cost in excess of $140,000. He did not consider that to be economical when that is about the amount that the trunk sewer could be built for.
Mr. Crockett believed there was not alternative if the regulations were enforced but to connect to the City sewer system. They anticipate that majority of the traffic will be onto Scott’s Blvd. and not Rte. KK as some of the comments have been made.
Regarding the entrance into the development onto Spring Court, they have no authority or ability to address it. The one entrance they do propose onto Rte KK (the collector type system) is on top of a hill. But the site distance will exceed the site distance for an entrance on a 55 mph limit. This is a better location at that point than the existing intersection of Scott’s Blvd. and Rte. KK.
Mr. Crockett thought this plan is in good faith He stated this is not the final plan, this is just the review plan and urged for a favorable decision.
Commissioner Falco asked if the project would have larger lots would the city take it over? Mr. Sapp answered No sir. Commissioner Falco asked if the City would inspect (oversee) and road would be built to City Specs and the County will maintain them until the time it is annexed. Mr. Sapp agreed. Commissioner Falco asked if Boone County Fire District would still be covering this area until that point in time? Mr. Crockett said the was correct but it may even be after annexation.
Commissioner Falco asked staff if anyone had spoken to the Fire District? Director Shawver said the Fire District was aware of the proposed development. The Fire District is currently seeking a location for a fire station in the vicinity, south of Hinkson Creek. They are in negotiations with at least one property owner at this point in time. He continued that the generally Fire District’s concern was with fire flows. With the water design and service by the city, the city fire flows will have to be provided and that is 800 gal. per minute for residential use.
Mr. Crockett stated that the requirements of the Boone County Fire Department for any development in the county is 250 gal. per minute fire flow for homes up to 2400 sq. ft. and for homes over 2400 sq. ft. it is 500 gal. per minute. Any where in the city of Columbia the minimum fire flow for residential is 800 gal. per minute.
Mr. Crockett stated that the bids for improvements to Vawter School Road and approximately 1200 to 1500 feet of Scott’s Blvd. So there will be improvements and the rest of Scott’s Blvd. is scheduled for hard surfacing this next year.
Commissioner Abart asked staff if the traffic analysis will be required to encompass the entire proposal as opposed to pieces of it? Director Shawver advised the Zoning Regulations do not specifically require a traffic analysis as part of a Planned Development. The Subdivision Regulations say anything more than 100 lots would require a traffic analysis by the developer. In the past, Planning and Zoning Commission has required traffic analysis on any large scale development. The area of the analysis is at the discretion of the Commission.
Commissioner Abart stated that this development would have an impact and would warrant some participation of the developer on improvements on Scott’s Blvd. at the very least. Mr. Crockett stated they understood the influence this development would have on the traffic situation and he believed he had indicated the traffic study would be submitted as a part of the preliminary plat for the entire area.
Commissioner Morgan asked how many years down the road did Mr. Crockett think it would be before the City of Columbia would annex this area? Mr. Crockett said it was impossible to determine. The City can only annex land adjoining the corporate limits. The corporate limits are moving southward rapidly. He said the corporate limits could be to this area in 2 to 3 years or it might be 10 years.
Commissioner Sloan asked how they determined that the price range of the homes would be $200,000 to $400,000? Mr. Crockett said that was the intent of the developers. The amount of square footage required on each floor will dictate the cost of the home. Restrictions have not been developed at this point but they are looking at a minimum of 1800 sq. ft. on the main floor. Take 1800 sq. ft. times the cost per square foot plus the land cost and the houses would have the minimum of $200,000. Then on some of the larger lots the size home may be 3,000 - 3,500 sq. ft. homes that would exceed the $400,000. total.
Commissioner Falco stated his personal opinion regarding the grave site is that it needs to be set aside. It should be 1/4 acre or so set around so that nothing is built there. Mr. Crockett stated he had wanted that to be his initial comment, that they will address that in a proper fashion. They will provide the access necessary and may have to ask to bend the Subdivision Regulations to make it work. The Subdivision Regulations have minimum lot frontage and this is not adjacent to any roads. It would be preserved on a point.
Commissioner Fugit asked Director Shawver if this had been dealt with before? Director Shawver advised it has been dealt with before and there is no problem. Lot widths are based on building or development lots. The grave site could be set aside as any size lot since it will not be a buildable lot.
Commissioner Grace asked that with A-1 and A-2 surrounds this tract, How far is it to denser zoning? Director Shawver said 1/2 mile to the northeast there is land zoned R-S which is the Country Farms Subdivision (as State Rte KK ends and turns into Old Mill Creek Rd). However it was developed as 10 acre lots. Mill Creek Subdivision is R-S and their lots average 2 acres. Due east it is almost two (2) miles to the nearest A-R zoning.
Commissioner Abart asked if this conformed to the Boone County Master Plan? Director Shawver said the Master Plan designates almost everything to McBain for residential use. However, the plan does not define the density for residential use. Property can be developed for residential use with A-1, A-2, A-R, R-S, R-M or R-D densities, and they are all consistent with the Master Plan. As long as they are not asking for commercial or industrial land uses. Any residential use is consistent.
Chairman Kirkpatrick said the Master Plan intended a lot of flexibility.
Commissioner Fugit had some concerns about the roads when he made a site visit He asked for type of improvements planned for Scott’s Blvd. Commissioner Abart said it would be asphalt, hard surfaced this year. He restated that a traffic analysis will have to be made and improvements to the existing transportation system may be at the cost of the developer.
Commissioner Abart asked if a motion to approve was made there would have to be a requirement of a traffic analysis.
Chairman Kirkpatrick wanted to remind the Commission that regardless of whether they like the review plan, the first question to be dealt with was "is this more properly zoned A-1 as it stands today, or A-R as it is requested? That comes down to a question of density. Fortunately they have the density as laid out before them. Then the question is that density satisfactory for that location? He was struggling with the density.
Commissioner Falco stated he had a problem with the density also. Everything else out there is not this dense. He felt they should stay with what was out there.
Chairman Kirkpatrick agreed, looking at what is out there now it does not fit, but looking at it another way is that the city limits is moving out there. Two years, five or ten years, the city may very well be there. If the city is there then this density may very well be appropriate.
Commissioner Grace said he heard staff say the area was planned for residential use. It fits the plan, but if it was not up for them to make a judgment for this type of residential would fit, then there would be no need for the hearing. So they still have to make a call if this type of residential fits this area. He hears the concerns of the residents. The Commission would be pushing the density sooner than what they want to have. If it was ten years from now and the City bordered it, this would be a different situation.
Chairman Kirkpatrick said if this was approved in its form, it would never change greatly down the road. If not approved and for discussion the property owners came back to rezone A-2 and then plats are approved then the problems would change. It is a tough call to make.
Commissioner Falco said everyone is talking about Scott’s Blvd. but Rte. KK is not a joy ride. That would mean improving a State road.
Commissioner Sloan said she agreed and could make the same comments.
Commissioner Abart said they seem to meet the criteria but you would have to be blind not to see the density would be effecting the rest of the area. It would be like putting a square peg in a circle hole.
Commissioner Morgan asked Mr. Crockett if the zoning was changed to A-2 would the city still come in and take over the utilities. Mr. Crockett said yes they could. They would provide the electrical service should it be developed as A-2 along with the water service. The A-2 does not allow a sufficient density to get a recovery on it so they can handle the sewage problem.
Commissioner Falco made and Commissioner Fugit seconded a motion to DENY the request by Triple SSS Development, L.L.C. to rezone from A-1 (Agriculture) to A-R/PRD (Agriculture Residential Planned Residential Development).
Commissioner Falco said his denial was because of the density.
Joe Falco yes Darin Fugit yes
Keith Kirkpatrick yes Bill Grace yes
Mike Morgan yes Frank Abart no
Mary Sloan yes
Motion to deny carried. 6 yes 1 no
Applicant was advised they had three (3) working days to appeal.
Ten minute break was taken and to return by 9:35 p.m.
Request by Columbia Insurance Group, Inc. to approve a Final Development
Plan on 31 acres, more or less, located at 6301 E Highway AB, Columbia.
Thad Yonke gave staff report stating that this property is located approximately 4 miles south of Columbia at the intersection of Highway 63 and State Highway AB. Access to this property is from State Highway AB. There is a house and barn on the property at the present time. The applicants are proposing to develop this property as a commercial office. One new structure is proposed that will enclose 144,000 sq. ft. of floor space. This property is located within the Columbia School District and the Boone County Fire Protection District (Highway AB is the dividing line). The nearest fire station is located 6 miles away on Highway WW. According to Consolidated Public Water District No. 1, there is a 2 inch water line serving this property. The A-1 zoning is the original zoning for this site. In 1987, a conditional use permit was issued for an animal training operation. Staff notified 14 property owners concerning this request.
Jim Cunningham, Secretary and General Counsel to Columbia Insurance Group. Resident at 1651E Calvin Dr., Hartsburg, Ron Shy 5600 South Hwy. KK and John Weston, 105 W Green Meadows addressed the Commission.
Mr. Cunningham said that being from the Ashland area he wished to expressed his condolences to the Commission on the loss of Commissioner Ron Marley.
Mr. Cunningham understood that the purpose of this hearing was to determine if the final plan complies with the Order of the Boone County Commission.
The issues for review are that of traffic control and safety; water supply; waste water; storm water run off;
landscaping; lighting - all lighting be inward and downward; use restrictions; and grave yard. The headstones had been removed but the bodies remained and will be addressed properly.
Mr. Cunningham stated that when initially putting together the landscaping plan, it did not contain sufficient detail. They wanted to go beyond landscaping the area around the building. They wanted to have a landscaping design that would encompass and tie together the full tract of land. This piece of land was originally referred to as part of "Two Mile Prairie". What they propose is to return it to its natural state of short and tall grass prairie and wild flowers. As the ground existed tens of thousands years ago and remained in that state. Wildflowers bloom in three (3) seasons and would be a natural use. The natural state would propitiate itself and they would not have to use fertilizer or pesticides. They wanted to put a nature walk through the property. A landscape drawing of the 75 acres had been submitted earlier that reflects that. The drawing however, did not have sufficient details of the landscaping surrounding the building. The 33 acres up front will be primary short grass prairie for the buffer. In the areas where water is to be draining off they will have tall grass prairie which is a filtering and cleansing type of growth.
Ron Shy wanted to address the letter of Frank Gordon. One concern was that of present erosion. Mr. Shy was not sure exactly where this was taking place, but some practice will be generated on the site this summer to evaluate any erosion. The other concern was for the retention for the parking lot. Mr. Shy had envisioned a low impact retention area on the site of the parking lots. They have adequate property to address that.
Mr. Cunningham introduced John Weston. He has been a resident of Columbia over 20 years, expert of native grasses and prairie grasses.
John Weston gave a slide presentation of the types of grasses to be used.
Commissioner Fugit asked the height of the grasses. Mr. Weston stated short grasses would be to the knee high and tall grasses up to 6’ high.
Open to the public.
Jane Addison, 2407 Shepherd, from the Greenbelt Coalition, which represents 15 organizations and approximately 2500 members, came forward. They are very much in support of the beautiful landscaping as shown. It would be a real showcase for this area. This would have more cover for the wildlife.
Applicants came back for questions from the Commissioners.
Commissioner Grace wanted to abstain from questions, comments and voting since a family member works for Columbia Insurance Group.
Commissioner Fugit asked about the handout showing the proposed signs. Mr. Cunningham explained that the original hearing there had been some questions about the signs that they were going to use. The handout shows the type of ground contact sign that they plan to use.
Chairman Kirkpatrick said the initial landscape submission did leave a lot to be desired. The presentation tonight was very good but a far cry from what the Planning Commission wanted originally; however the County Commission changed the direction and did not leave them with any options.
Commissioner Morgan made and Commissioner Falco seconded a motion to approve the request by Columbia Insurance Group, Inc. to approve a Final Development Plan on31 acres, more or less, located at 6301 E Highway AB, Columbia.
Mike Morgan yes Joe Falco yes
Mary Sloan yes Bill Grace abstains
Darin Fugit yes Frank Abart yes
Keith Kirkpatrick yes
Motion to approve was unanimous. 6 yes 1 abstention
Prairie Oak Subdivision, Plat 1. S19-T49N-R11W. A-1.
Next Millennium, LTD, owner. Bill Crockett, surveyor.
Bill Florea gave staff report stating that the plat consists of a road, running east then north from Liddell Lane to Mount Hope Road. The road was created as Tract 22 of a survey recorded in June 1995. The property is zoned A-1. The purpose of the subdivision is to plat and dedicate the right of way and road to the public. The preliminary plat was approved by the Planning and Zoning Commission in October of 1997.
A six inch water line is located in a utility easement adjacent to the subdivision with fire hydrants spaced at 1000 feet. Water district number 4 and Boone County Fire District have approved the fire hydrant locations and verified fire flow.
The preliminary approval was granted conditioned upon an approved road name being shown on the final plat. The final plat identifies the road as Hawk Road. The name has been approved by Joint Communications.
The plat scores 35 points on the rating system.
Staff recommends approval of the final plat.
Bill Crockett was present for any questions.
Commissioner Abart made and Commissioner Morgan seconded a motion to approve Prairie Oak Subdivision, Plat 1.
Frank Abart yes Mike Morgan yes
Keith Kirkpatrick yes Joe Falco yes
Mary Sloan yes Bill Grace yes
Darin Fugit yes
Motion to approve the plat was unanimous. 7 yes
Replat of Lot 12, County Downes Subdivision Block V. R-S.
Geraldine and John Sanderson, owners. James Brush, surveyor.
Bill Florea gave staff report stating this is a replat of a 3.40 acre lot. The subdivision will result in two lots of roughly equal size. Approval to vacate and replat was granted by County Commission Order dated December 30, 1997.
Both lots will have frontage on existing public roads. Lot 12A will front on Akeman Bridge Road, Lot 12B will front on Kensington Lane and Cavendish Court. No new road improvements will be required.
Water is provided by Water District 7.
Sewer service is provided by the existing central sewer system.
The proposal scores 52 points on the rating scale.
Commissioner Fugit made and Commissioner Grace seconded a motion to approve the replat of Lot 12, County Downes Subdivision Block V.
Darin Fugit yes Bill Grace yes
Joe Falco yes Keith Kirkpatrick yes
Mary Sloan yes Mike Morgan yes
Frank Abart yes
Motion to approve replat was unanimous. 7 yes
Anchorum Subdivision, preliminary plat. S3-T50N-R12W. A-2.
TVNG, L.C. owner. Donald E. Bormann, surveyor.
Bill Florea gave staff report stating this two lot preliminary plat is located at the northwest corner of Route V and Anchorom Road, approximately 2 miles northwest of Hallsville. The property is zoned A-2.
Access will be provided by a new road extending off Anchorom Road, named Buddie Road. Road plans will be submitted with the final plat for review and approval by the Public Works Department. The road right of way will be dedicated on the final plat. The applicant has submitted a request for a waiver of the requirement to provide a traffic analysis.
Water is to be provided by Water District Number 4. The improvements necessary to serve the development have not yet been quantified. However, as a major plat, it will be necessary to provide minimum six inch waterlines capable of providing minimum fire flow of 250 Gallons Per Minute. All improvements will be the responsibility of the developer.
Wastewater is proposed to be disposed of using small on-site systems. The applicant has submitted a request for a waiver of the requirement to provide a cost analysis of central vs. on-site sewage systems.
The subdivision scores 26 points on the rating system.
Staff recommends approval of the plat and waiver requests.
Don Bormann, said this originally was to be an administrative survey. It was drawn with stakes in the ground, District 4 had approved it and signed off on it and then they changed the rules on them. They now refuse to provide water lines on private roads. In order to get the roads platted they took two (2) lots that will be slightly less than 10 acres to plat the road. They do have a problem with a 2" water line. It is to be up graded but not right away. TVNG will be putting up the money to put in the fire hydrants.
Commissioner Sloan made and Commissioner Fugit seconded motion to approve Anchorum Subdivision, preliminary plat. with waivers
Mary Sloan yes Darin Fugit yes
Keith Kirkpatrick yes Joe Falco yes
Bill Grace yes Mike Morgan yes
Frank Abart yes
Motion to approve preliminary plat with waivers was unanimous. 7 yes
Wild Rose Hills Plat 1. S11-T49N-R12W. R-S. Sterling W. Kelley
and E. Jeannette Kelley Living Trust and Doyle and Trudy Taber, owners.
James V. Patchett, surveyor.
Thad Yonke gave staff report stating that this three lot plat is located immediately south of Hillview Acres. The plat is located approximately 1 mile east and approximately 700’ south of the intersection of Route B and O’Rear Road. The site is approximately 1 & 1/2 miles north of the municipal limits of the City of Columbia. The area being subdivided contains 14.31 acres. This property is zoned R-S (residential) as is Hillview Acres to the north, the remaining surrounding property is all zoned A-2 (agriculture), these are all the original 1973 zonings. Water service will be provided by Public Water Service District #4. There is currently a 3" waterline along O’Rear Road that serves Hillview Acres. Sewage treatment is proposed to be on-site. The BCRSD facility for Hillview acres is actually located within the area of this plat, however, we have been informed that this facility is currently at 124% of capacity and that the developer and the sewer district do not believe any reasonable up-grade is possible for 3 lots. Therefore, the developer has requested a waiver of the requirement for traffic analysis and cost benefit analysis for sewage treatment. Access to the lots is by a private driveway easement. Lot 2 is the only lot that is exclusively served by the easement, the other two have some access onto platted right-of-way. This plat has 35 points on the point rating scale.
Staff recommends approval along with granting of the waivers for cost benefit analysis for sewage treatment and traffic analysis.
Jim Patchett, was present for questions.
Commissioner Grace made and Commissioner Falco seconded a motion to approve Wild Rose Hills
Plat 1. with waivers.
Bill Grace yes Joe Falco yes
Frank Abart yes Mike Morgan yes
Darin Fugit yes Mary Sloan yes
Keith Kirkpatrick yes
Motion to approve plat with waivers was unanimous. 7 yes
Cunningham Corners. S1-T46N-R13W. A-2. Harold and Wanda Cunningham,
owners. C. Stephen Heying, surveyor.
Thad Yonke gave staff report stating this three lot plat is located in the immediate northeast corner of the intersection of State Route MM and Andrew Sapp Road. The site is approximately 3 miles west and 1 mile north of the municipal limits of the City of Ashland. The area being subdivided contains 14.31 acres. This property is zoned A-2 (agriculture) as is all the surrounding property, these are the original 1973 zonings. Water service will be provided by Consolidated Public Water Service District #1. There is currently a 4" waterline along the south side of Route MM and a 2" waterline along the west side of Andrew Sapp Road. Sewage treatment will be on-site. The owner has requested a waiver of the requirement for traffic analysis and cost benefit analysis for sewage treatment. This plat has 44 points on the point rating scale.
Staff recommends approval along with granting of the waivers for cost benefit analysis for sewage treatment and traffic analysis.
Stephen Heying surveyor was present along with Harold Cunningham, owner.
Commissioner Falco made and Commissioner Fugit seconded a motion to approve Cunningham Corners.
Joe Falco yes Darin Fugit yes
Keith Kirkpatrick yes Mary Sloan yes
William Grace yes Mike Morgan yes
Frank Abart yes
Motion to approve plat was approved unanimously. 7 yes
Victoria South Plat 2. S11-T47N-R13W. R-S. Angelo Skyvalidas, owner.
Curtis E. Basinger, surveyor.
Thad Yonke gave staff report stating that this plat represents the second phase of the overall development plan for Victoria South. This plat consists of 32 lots. This plat is located east of Old Village Road, about 450’ north of the intersection of Old Village Road and State Route K and touches Route K about 1200’ west of this intersection. The site is approximately 1/4 mile south of the municipal limits of the City of Columbia. The area being subdivided contains 11.18 acres out of the total 21 acres. Victoria South Plat 1 has a conditional approval as does the revised preliminary plat. The remaining 4 lots that have not been taken into account within the first plat or this plat, we are told are intended to be platted soon. Our office is recommending this as a condition of approval since a delay in the platting of the remaining phases leaves a situation of illegally created lots unresolved. This property is zoned R-S (residential-single family), this is the original 1973 zoning. Water service will be provided by Consolidated Public Water Service District #1. There is currently a 6" line along Route K and it is our understanding that the developer is working with the water district to obtain necessary easements within which the required water main upgrade can be extended. Sewage treatment is proposed to be from a central system extension from the City of Columbia including a pump station. It is our understanding that City policy will require that this plat meet all of the City of Columbia development and subdivision standards as a condition of sewer service. We have been notified that this means that the plat will need to be formally submitted to the City to go through its review process prior to or as a binding condition for sewer service. It is important to note that changes required to meet the City standards may require changes and or work on the original submitted plat. The City of Columbia has informed us that they have found some things that they will need to have resolved. A revised traffic analysis prepared by the developer’s engineer has been conducted and is provided in the file; it should be noted that this analysis indicates that the developer believes that the off-site improvement requirements for Old Village Road originally imposed upon the original preliminary and previous final plat requests is no longer warranted. County Public Works is not in total agreement with the traffic analysis, but does generally agree that the improvement requirements to Old Village Road can be dropped provided the primary access to this development is a state approved direct connection to Route K. Public Works has indicated that they have talked to the State and that to their knowledge no access permit has been applied for. If something were to happen and the direct connection to Route K was not built or approved then not only would the Old Village Road improvements need to be kept in place but would need to be yet again re-evaluated in terms of impact from the increase in total number of lots. There is 100 year floodplain on the property and it is indicated on the plat. The road names proposed as Pano Way, and Chrissula Lane were chosen late enough that we have not heard from joint communication as to the suitability of the names, additionally, the portion of road that intersects with Route K and turns into Azoros Drive should be named Azoros Drive as it is a straight extension of this road. Chrissula Lane, if the name is approved, should start as it intersects Azoros Drive. The lot line for lots 43 and 44 is platted through a trailer that exists on the site, it is labeled to be removed we will require removal as a condition of approval. This area is within the urban service area of Columbia. Staff does have concerns that many of the things that have been up-in-the-air with respect to details are at this point still up-in-the-air and that the plats may be getting ahead of themselves somewhat by trying to juggle too many loose ends. The plat has 78 points on the point rating scale.
Staff cautiously recommends approval subject to Six provisions,
1) All conditions of the Previous Submissions and Plats be considered to be binding conditions placed on this approval.
2) That County Public Works receive and approve a set of road plans that meets their standards and recommendations prior to approval actually being considered to take effect. Public Works also requires a copy of documentation of the access approval to Route K from the State as part of these road plans.
3) That access for Azoros Drive onto Route K be secured from the State Highway Department and that it be installed, inspected, and approved accordingly before the requirements for off-site improvements specified in the earlier hearings for the original preliminary plat and Victoria South Plat 1 be waived.
4) That the mobile home that crosses lots 43 and 44 be removed prior to recording.
5) That the proposed road names be approved by joint communications prior to the plat going to County Commission and that the portion of road that intersects with Route K and turns into Azoros Drive should be named Azoros Drive as it is a straight extension of this road. Chrissula Lane, if the name is approved, should start as it intersects Azoros Drive.
6) That the remaining phases be completed concurrently, or be ready for recording so as to guarantee final platting of the remaining phases prior to recording of this phase. This is an important consideration since a failure to final plat the remaining portions leaves lots that are illegally created lots the creation of which is directly related to this development.
Nate Cole, was present for Gene Basinger. He stated that plat 3 and 4 would be presented next month.
Commissioner Abart made and Commissioner Grace seconded a motion to approve Victoria South Plat 2. with staff conditions.
Frank Abart yes Bill Grace yes
Keith Kirkpatrick yes Joe Falco yes
Mary Sloan yes Darin Fugit yes
Mike Morgan yes
Motion to approve plat with conditions was unanimous. 7 yes
The Woodlands Plat 4B. S21-T48N-R12W. A-R. Rhodes-Payne Properties,
Inc., owners. Ronald G. Lueck, surveyor.
Bill Florea gave staff report stating this is a final plat of the Woodlands Plat 4 preliminary plat, a 65 lot subdivision. The preliminary plat was approved in August 1995.
Sewage disposal will be through a pressure sewer to a central collection facility owned and maintained by the Boone County Regional Sewer District.
Interior streets will be built to county standards and dedicated to the public. Engineered road plans have been submitted for review and approval by the Public Works Department. Public Works staff has indicated some revisions to the road plans will be necessary prior to approval by the department.
The subdivision has been reviewed by the USDA Natural Resources Conservation District. NRCS reports erosion should not be a problem during construction due to the existing ground cover.
The plat is within the Urban Service Area of Columbia and scores 79 points on the rating scale.
Staff recommends approval of the final plat, subject to Public Works approval of the road plans.
Ron Lueck, Marshall Engineering, and John Payne present for any questions.
Commissioner Fugit made and Commissioner Falco seconded a motion to approve Woodlands Plat 4B with staff recommendations of Public Works approval of the road plans.
Darin Fugit yes Joe Falco yes
Mary Sloan yes Bill Grace yes
Mike Morgan yes Frank Abart yes
Keith Kirkpatrick yes
Motion to approve with conditions was unanimous. 7 yes
Being no further business the meeting was adjourned at 10:55 p.m.
Minutes approved on this 19th, day of March, 1998.