BOONE COUNTY PLANNING & ZONING COMMISSION

BOONE COUNTY GOVERNMENT CENTER

801 E. WALNUT ST., COLUMBIA, MO.

Thursday, March 16, 2000

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

Darin Fugit, Vice-Chairperson Columbia Township

Mary Sloan, Secretary Rocky Fork Township

Frank Abart Public Works Director

Michael Caruthers Centralia Township

James Green Cedar Township

Mike Morgan Bourbon Township

Pat Smith Perche Township

Absent: None

Also present: Stan Shawver, Director Thad Yonke, Staff

Bill Florea, Staff Ora Ramsey, Staff

 

Commissioner Green made and Commissioner Fugit seconded a motion to approve the minutes of February 17, 2000 meeting with no corrections.

Motion passed by acclimation.

Chairman Kirkpatrick read the procedural statement.

 

 

CONDITIONAL USE PERMITS

    1. Request by C. Kenneth and Jacquelyn S. Davidson and Bernie E. and Patricia A. Kile on behalf of Telecorp Communications Inc. for a transmission facility, including a 300’ tower to be located at 22801 S Demarco Rd., Hartsburg.

Bill Florea gave the following staff reportThis property is located 7 miles south of Ashland on the west side of Highway 63. The property is zoned A-2 (Agriculture) as is all of the surrounding property. The site is within the Southern Boone school district. It is within the Union Electric service area. Water service is not a prerequisite for this land use. The applicant proposes to place a Transmission Facility on this tract that will include a 300’ tower. Staff has reviewed the application and found it in order for consideration by the Commission. Due to the height of the proposed tower, a total of 67 property owners were notified of this request. The master plan designates this area as being suitable for agriculture and rural residential land uses. The proposed use is consistent with the master plan and staff recommends approval, subject to compliance with all requirements of the zoning regulations.

Donald Mitchell, Head of Zoning Procurement in the Mid-Missouri area, for Divine Tower International Corporation, local office located at 1900 N Providence Rd, Suite 327, Columbia 65201 was present and addressed the Commission on behalf of Divine Tower. Chuck Smith, Construction Manager with Divine Tower, Ken Chan, RF engineer for the Mid-Missouri project with TeleCorp and Lanney Shepherd, Senior RF engineer were also present and addressed the Commission.

Property Owners, Kenneth & Jacquelyn Davidson and Bernie & Patricia Kyle all signed the CUP application as the underlying landowners. Three of those owners were present at the meeting, Kenneth Davidson, Bernie Kyle and Patricia Kyle.

Mr Mitchell began by providing copy #15 of the CUP application binder, the supplemental information, and a copy of the Boone County Zoning Ordinance to the clerk to be entered into the record. The applicant is seeking a conditional use permit to construct a 300’ tower on the property referred as 22801 S DeMarco Road.

The cover letter of the application, indicates that the various TeleCorp entities were formed in 1998 by a division of AT&T with the purpose of developing PCS wireless service to be marketed under the affiliated brand name of SunCom. Divine Tower International Corporation has contracted with TeleCorp to develop the infrastructure for the Mid-Missouri region. Due to the AT&T connection, the system is designed to meet AT&T design and quality standards.

The term PCS stands for PERSONAL COMMUNICATION SERVICE and refers to that portion of the Radio Frequency Spectrum around 1900 Mhz that was auctioned off in six bands by the FCC during the mid-1990s. TeleCorp is building a 100% digital system that will allow them to offer digital phone, voicemail, and pager service as an all-in-one package in this area.

Divine Tower is currently involved with the establishment of 39 transmission facilities in the Mid-Missouri region. Mr Mitchell stated their first efforts have always been to locate a suitable tower or structure for placement of their antennas. To date, they are expecting to collocate antennas on 29 existing towers, buildings, or water towers out of the 39 they are involved with. The two that bracket or link up with their proposed site involve collocation on an existing tower in Jefferson City and installation on the water tower in the City of Ashland. The applicant further stated that these two sites leave a significant gap in coverage that is centered in the vicinity of the bend in Highway 63 between Ashland and Jefferson City.

Mr Mitchell noted that Southwestern Bell Corporation and U.S. Cellular have requested to collocate their antennas on this proposed tower, which shows further evidence of the need for this site. Also, as part of the required investigation for potential collocation sites, they contacted 3 tower owners. The two closest significant towers are six and eight miles, westerly of the City of Ashland. Per request of County Staff the applicant also looked at a tower located in Callaway County that is a little over two miles away. This latter tower is known as the Cedar Creek tower and is owned by Ameren UE. The tower is 196’ and offered the greatest potential as a possible site for meeting our coverage objective. The Supplemental Information confirms that Ameren UE has space at the 180’ level and also indicates that their landlord would not allow them to construct a higher tower. The applicant also noted the letter from the Southwestern Bell engineering department. They indicated that due to FCC license restrictions, they can not locate their proposed facility on a tower in Callaway County.

Interphone Tower located west of Ashland, about 6.9 miles from the proposed site has a 500’ tower. The owner concurred that his tower was not properly situated to meet the applicant’s coverage objective. The final tower owner, KFMZ has a 600’ tower, which is owned by Contemporary Broadcasting, Inc. This tower is located about 8.6 miles from our proposed site. Due to unsafe wind conditions a prior drive test was conducted at 275’ instead of the requested 300’ so the applicant asked the Engineering Department at Southwestern Bell to do their own independent analysis of the KFMZ tower. Their test results confirmed the inadequacy of the KFMZ tower. Also noted is that their linking site is a tower located very close to the KFMZ tower. They have operational experience from that vicinity and are asking to collocate on the proposed tower to fill the gap in their coverage as well.

The proposed site is situated near the bend in Hwy 63. It has an ideal vantage point to see down the Hwy 63 corridor in both directions. The applicants have leased space for a 50x50’ compound in the interior portion of a 35 acres parcel in an area that is zoned A-2. The setback to the nearest boundary is approximately 450’. The nearest residence is in the range of 1,000’ away from the tower site. The residence on the property is about 130’ away from the tower site. The topography of the site is such that a lattice self-support tower is called for. Even though the tower site set back is more than a tower height away from all property lines, the lattice self support structure is designed to collapse onto itself in the event of a failure.

Ken Chan, (RF engineer) used visual maps to point out the hole in the coverage area and the location of the other towers they examined. He also presented an illustrated objective to link coverage.

Donald Mitchell mentioned that the FA approvals/requires the standard that Boone County requires – white lights during day which convert to red at night.

Open to public hearing.

No one spoke in support of the request.

Those who spoke in opposition of the request were as follows:

Patricia Jean Ritchie, 23600 S Missouri River View Dr, Hartsburg. Stated she did not receive notice of the meeting, but found out via neighbor. (Ms Ritchie’s property later showed to be beyond the required 1,000’ radius of the subject property.) Feels the tower would detract from the aesthetics of all of Southern most Boone County. Believes a better site would be on the Central MO Correctional water tower in Cole County. (Site later showed to be over 2 miles away.) Urged Commission to deny the request.

Penny Rosco, 23441 S Missouri River View Dr, Hartsburg. Ms Rosco stated the subject property is not commercial property, also thinks the tower would decrease the property values. Believes the applicants should chose one of the other 4 or 5 commercially zoned site options.

Mark Dowd, 6460 Claysville Rd, Hartsburg. Mr Dowd was not necessarily opposed to the request, but had questions that had not been answered during the presentation. Where would the tower be located specifically on the property? and who is the closet resident? He stated his concern is not with the tower placement, but with the lighting on the tower. Mr Dowd expressed a dislike for strobe lights and is concerned about their use on the tower.

Closed to public hearing.

Applicant returned to addressed concerns of the opposition. 1) Landowners up to 2,000’ away from the subject property were notified from records obtained from the Boone County Assessor’s office. 2) The water tower in Jefferson City is almost 3 miles away from the proposed site. Mr Chan also explained that their signals could not penetrate the terrain of hills to reach the gorge that the highway lays in from a site that far away. 3) The specific site was pointed out for Mr Dowd. 4) To address the issue of property values Mr Mitchell stated there have been a fair number of studies and none have provided that telecommunication towers have seriously impaired property values.

Mr Mitchell believes they have done their best to find a site that fits the zoning ordinance and requesting recommendation for approval from the Commission.

Lanney Shepherd, (Sr RF Engineer) responded to the Commissioner Abart’s question on the tower lighting. He described the lighting as a medium intensity dual lighting that meets FAA requirements. In the daytime there is a medium intensity strobe light on top of the tower that is white. At night, at dusk or in the morning it changes to red. There are solid burning red lights at the bottom and a blinking red light at the top at night. In the daytime that’s the only time the strobe light will be on. The red light at the top of the tower is an on and an off. It is basically shielded. It can barely be seen if looking up at it. There are two or three on this tower. Three marker lights halfway up the tower that burn solid red at night. Their intensity is similar to household light bulbs – not very bright.

Stan Shawver read the County Regulations that states that if the tower is over 200’ in height it shall comply with FAA painting and lighting standards. Lighting is restricted to red beacon style lights except where FAA requirements specify a different type of lighting. The daytime strobe is an FAA option, not a requirement. Therefore Boone County Regulations supercede and the tower must be painted and a red beacon style light for nighttime. Mr Shawver stated that unless the FAA specifically requires the daytime strobe County Regulations do not allow it.

Commissioner Abart asked what type of research was developed that actually demand the tower be 300’ or is that a standard heights. Mr Shepherd explained that 300’ is a standard that extends coverage along Hwy 63 and requires fewer site. The collocation possibilities are another reason for the 300’ tower. Other companies generally need the height to extend their coverage and eliminate their having to building other towers.

There is an owner occupied residence currently on the property that is less than 200’ from the tower. The fall of the tower must be contained within the property. Therefore, it is necessary for the tower to be at least a tower’s height from property lines.

Chuck Smith, (Construction Manager) responded to Commissioner Fugit’s question on a 200’ monopole and how many collations are allowed. It can be designed to carry up to 4 carriers if it is really sturdy, but then the separation distance between technologies can effect who collates on that structure. If by the time you get a fourth one on it may require a greater separation so the site may not work for the 4th carrier. There were no studies done at 200’ due to topography.

When the various licenses were auctioned off the various companies were under obligation to provide service in their coverage area. This project needs a linking site to fulfill that FCC license obligation. Cellular companies that were in the area prior to Sprint PCS operated at a lower frequency. Therefore, their coverage extended further than Sprints who operates at twice the frequency. There distance and penetration is lost because of the high frequency. Normal RF output is around 200 watts. Telecorp started build-out in October 1999 – there are 39 sites in Mid-Missouri not on line yet. There are four wireless carriers currently in the area US Cellular, Southwestern Bell, Sprint and Nextel.

Commissioner Morgan made and Commissioner Green seconded motion to approve the request by C. Kenneth and Jacquelyn S. Davidson and Bernie E. and Patricia A. Kile on behalf of Telecorp Communications Inc. for a transmission facility, including a 300’ tower to be located at 22801 S Demarco Rd., Hartsburg

Mike Morgan Yes Michael Caruthers Yes

Jim Green Yes Darin Fugit Yes

Frank Abart Yes Keith Kirkpatrick Yes

Pat Smith Yes Mary Sloan Yes

Motion to approve was unanimously carried. 8 yes

 

REZONING REQUESTS

    1. Request by Lake of the Woods South L. L. C. to rezone 27.74 acres from R-S (Single Family Residential) to C-GP (Planned Commercial), located at 5700 E St. Charles Rd., Columbia.

Thad Yonke gave the staff report that this property is located just east of the Columbia City limits. The property is zoned R-S (Single Family Residential). Property to the south and east is zoned R-S. Property to the west is zoned R-S, however, approval has been granted for 11.96 acres of Planned Commercial, pending submission and approval of both a Review Plan and a Final Development Plan. To the north, property is zoned C-G and M-LP. It should be noted that the land designated M-LP has not had a final development plan approved. The 27.74 acres included in this request are vacant. The applicant is requesting the land be zoned C-GP. A review plan has not been submitted for this property. If approved, the applicant will have to submit a review plan, final development plan and follow platting requirements before any development may begin. The master plan designates commercial land use at this area of the I-70 corridor. It should be noted that while the master plan designates this area as being suitable for commercial development, the master plan does not specify the amount of land to be used for such purposes. Additionally, there is already commercial zoning adjacent to this site. The applicants received approval last month for C-GP zoning on the adjacent 11.96 acres located to the west. Water service will be provided by Public Water District No. 9. The site is within the Columbia School District. Staff notified 138 property owners concerning this request. Staff recommends approval of this request, provided that review plan, final development plan and subdivision plats are submitted in conformance with regulations. Additionally, staff suggests that when a review plan is presented, the commission should consider limiting the range of uses allowed on this site.

Brian Harrington, an Allstate Consultant of 3312 Lemone Industrial Blvd, Columbia and Brian Connell, d.b.a. Connell Architecture, 28 N 8th Street, Columbia. Both men were representing the owners of the subject property. Mr Connell addressed the Commission and acknowledged the property owners and their willingness to work with County Staff and the Lake of the Woods neighborhood association and various interested parties who have concerns with the development of the area.

Open for public hearing.

Those in favor of the rezoning request addressed the Commission.

John Bomar, President of the Lake of the Woods Neighborhood Association, 376 N Sequoia, Columbia. The Association and the architect have continued communication over the past 6-8 weeks. They have been very proactive. Plans and hopes the good dialogue will continue and hope for nice planned commercial development in that area with the input of the concerned neighbors along the way.

Clifford Mings, 5310 St Charles Rd, Columbia. Approves of the development in the area, but expressed concerned with the traffic problem. Believes the road conditions and situation needs to be improved. There is a traffic problem between Wood Link Fence and Lake of the Woods Brick and Tile. There is a heavy traffic problem daily in that area with the semi-trucks blocking traffic. Something needs to be done about it before anymore vehicles come to the area. He does approve of the growth in the area but something needs to be done about the roads too.

Those in opposition of the rezoning request addressed the Commission.

Lucy Lee, of 640 N Shiloh Ave, Columbia. Ms Lee lives three houses down from where the property butts on Shiloh. She expressed concern about the unimproved road conditions. With the increased commercial development the road has not been improved and what was once a pleasant residential neighborhood has turned into a mini industrial zone with the pre-fab strip mall on St Charles and also on Grace Lane. It is not the same place she moved into 15 years ago. She has not been aware of the meetings until after the fact and has not been made aware of the results of the meetings. She is concerned about how the change will affect the value of her land. Ms Lee says not knowing what the changes will be and how they will affect her is very disturbing and an emotional issue for her personally. She sees the whole issue as a "done deal" almost. She believes it affect the stability of the neighborhood.

Closed to public hearing.

Applicants return. Brian Connell stated his clients have the same kinds of concerns. As part of the due process they know and will be working with County Staff, the representatives of the various agencies representing infrastructure and other juridictions over this property to address the impact of any proposed development here. There is no benefit to anyone, particularly the commercial development if access is restricted or inappropriate if proper services are not available to serve this proposed development. There is no hidden agenda here. There is no plan to reveal. The applicants are looking forward to the process of developing a plan in which they will address the issues of traffic flow, impact on various other infrastructures – like sewer and water. Mr Connell again made reference to their "good faith effort" in notifying their neighbor and having the discussions. The people who have been involved in the process understand that the process is not concluded by simply being granted the C-GP designation. It really only initiates the process of exploring the potential development and working through the appropriate responses: traffic, roads, streets, sewer, water, etc.

Brian Harrington responded to Commissioner Morgan’s question about access to the property. He stated that the outer road was under MoDOT jurisdiction. There will have to be a traffic study to provide the best point of access. Since there is no plan at this time it is hard to say precisely where any roads will come off. It is pretty safe to say there will be a road coming off the outer road at some place.

Commissioner Fugit asked if C-GP approval was given on the 27.74 acres would they come with a plan for the C-GP or a development for the C-G as well. Brian Connell stated that as responsible developers it is their obligation to come back before you with a comprehensive plan that will include the C-G commercial and also the C-GP, if it is approved. It will probably include the existing R-S, Single Family Residential, which is under the same ownership, laying to the south of this proposed tract. They can not speak for the adjacent landowner to the north and east, the gentleman who owns the planned light commercial area. They have had very preliminary discussions with him and he has indicated a willingness to cooperate in terms of coordinating access and other features. Connell Architect does not represent that landowner, but suggest that that may be part of a comprehensive proposal.

Commissioner Smith made and Commissioner Fugit seconded motion to approve the request by Lake of the Woods South L. L. C. to rezone 27.74 acres from R-S (Single Family Residential) to C-GP (Planned Commercial), located at 5700 E St. Charles Rd., Columbia.

Pat Smith Yes Frank Abart Yes

Darin Fugit Yes Michael Caruthers Yes

Mike Morgan No Mary Sloan Yes

Jim Green No Keith Kirkpatrick Yes

Motion to approve was carried. 6 yes 2 no

 

PLANNED DEVELOPMENTS

    1. Request by Fairway Meadows Corp. to approve a final development plan for Deerfield Ridge Planned Residential Development located at 4001 State Highway K, Columbia.

Bill Florea reported that this property is located on the north side of Route K approximately ¼ mile west of Arrowhead Lake Estates. The adjacent zoning districts are A-2 to the north, south and east, and A-1 to the west. The property is currently being developed. The final plat for Phase 1 was approved by the Planning and Zoning Commission in December 1999 and is on hold pending completion of infrastructure.

The preliminary plat and the review plan for this development were approved with 4 conditions, only one of which applies to the first phase.

Water service will be provided by Consolidated Public Water District Number 1. There is a six-inch water main currently available to the property, which cannot provide the required fire flow for the development. The district has plans to upgrade service to the area by interconnecting two pressure zones and installing an 8-inch main. The Water District anticipates that the upgrades necessary to provide fire flow to the development will be completed prior to the completion of the waterlines within the development.

Wastewater disposal will be provided by construction of a Septic Tank Effluent Pump or STEP system. The effluent will be pumped to the Arrowhead Lake Estates treatment plan operated by Boone County Regional Sewer District. The Developer will be responsible to upgrade the plant to provide the necessary treatment capacity. Current Sewer District specifications stipulate that STEP systems may only be built to serve subdivisions with lots that are two acres or larger. The developer has been granted a variance from that requirement by the Sewer District Board.

The property scored 76 points on the rating system.

Staff recommends approval of the final plan.

Brian Harrington came forth to represent the development.

Open to public hearing.

No one spoke in favor of the request.

No one spoke in opposition of the request.

Closed to public hearing.

Commissioner Fugit made and Commissioner Green seconded motion to approve the request by Fairway Meadows Corp. to approve a final development plan for Deerfield Ridge Planned Residential Development located at 4001 State Highway K, Columbia.

Darin Fugit Yes Keith Kirkpatrick Yes

Jim Green Yes Mary Sloan Yes

Pat Smith Yes Michael Caruthers Yes

Mike Morgan Yes Frank Abart Yes

Motion to approve was unanimously carried. 8 yes

 

PLAT REVIEWS

    1. South Ashland Estates Plat 1A. S27-T46N-R12W. A-2. Craig and Pamela Isenberg, owners. C. Stephen Heying, surveyor.
    2. Bill Florea gave the following staff report - The property is located within the plat of South Ashland Estates, which is approximately one mile south of Ashland on the west side of US 63. The purpose of the subdivision is to combine two existing lots into one building lot. The County Commission has approved a request to vacate and replat these lots. There is a home under construction on the property.

      The existing access to the lot is from Tulane Street, which has an existing 50’ right of way. No additional right of way will be dedicated by this plat. The applicant has submitted a request to waive the requirement to provide a traffic analysis.

      The property is within the Consolidated Public Water District Number 1 service area. There is an existing 6" watermain along Tulane Street that provides potable water and fire flow.

      There is a lagoon situated on the property that will be used for wastewater disposal. The applicant has submitted a request to waive the requirement to provide a wastewater cost benefit analysis.

      The property scored 62 points on the rating system.

      Staff recommends approval of the plat and waiver requests.

      Stephen Heying, Surveyor, of 1202 Madison St, Columbia represented the plat. The purpose of this plat is just to do away with the lot line between two lots for a new house that is being constructed in the existing subdivision that was done in 1994.

      Commissioner Abart made and Commissioner Morgan seconded motion to approve South Ashland Estates Plat 1A. S27-T46N-R12W. A-2, with waiver request. Craig and Pamela Isenberg, owners. C. Stephen Heying, surveyor.

      Frank Abart Yes Mary Sloan Yes

      Mike Morgan Yes Michael Caruthers Yes

      Keith Kirkpatrick Yes Jim Green Yes

      Darin Fugit Yes Pat Smith Yes

      Motion to approve with waiver request was unanimously carried. 8 yes

      ****

    3. Osage Ridge. S15-T48N-R12W. A-R. William and Neva Powell, owners. Dustin E. Kaiser, surveyor.
    4. Bill Florea gave staff report - The property is on the south side of Richland Road approximately 1.5 miles east of St. Charles Road. The four lots within the plat are being divided from a parent parcel of approximately 123 acres in area.

      All lots will have frontage on and access to Richland Road. Richland road is designated as an arterial on the Major Thoroughfare Plan. Therefore, right of way sufficient to provide a 50’ half-width right of way. The applicant has submitted a request for a waiver of the requirement to provide a traffic analysis.

      The property is within Water District Number 9. There is a 12" and a 4" waterline along Richland Road. Fire flow requirements apply to this subdivision because it contains more than three lots. The applicant has not responded to a request for verification of the location of fire hydrants, in relation to the lots within this plat. In order to be recorded it will be necessary to verify that there are fire hydrants, along the frontage of the plat, spaced at intervals not exceeding 500’.

      The subdivision will be using on-site systems for wastewater treatment. A plan has been submitted showing a location on each lot that is suitable for a lagoon. The applicant has submitted a request for a waiver of the requirement to provide a wastewater cost benefit analysis.

      The property scored 71 points on the rating system.

      Staff recommends approval subject to the following condition:

      Prior to recording the plan, the applicant shall demonstrate that fire hydrants, meeting the minimum county requirements have are in place along the frontage of the subdivision.

      Dustin E. Kaiser, surveyor for Brush & Associates, of 506 Nichols, Columbia represented the plat. He addressed the fire hydrant situation. He had spoke with Mr Powell and he will put in the fire hydrants to meet standards.

      Bill Florea stated that the fire hydrants do not need to be shown on the plat. However, the plat will not be recorded until Staff can verify that they have been installed and the location will have to be approved by the Boone County Fire District and Water District No. 9.

      Commissioner Green made and Commissioner Smith seconded motion to approve Osage Ridge. S15-T48N-R12W. A-R, with Staff Recommendations. William and Neva Powell, owners. Dustin E. Kaiser, surveyor.

      Jim Green Yes Mary Sloan Yes

      Pat Smith Yes Michael Caruthers Yes

      Keith Kirkpatrick Yes Mike Morgan Yes

      Darin Fugit Yes Frank Abart Yes

      Motion to approve with Staff Recommendations was unanimously carried. 8 yes

      ****

    5. Willow Brook Plat 3. S20-T49N-R12W. R-S. Robert Conrad Developer, Inc. owner. Curtis E. Basinger, surveyor.

Thad Yonke gave the staff report that this- (Final Plat)- This twenty-eight lot plat is located on the north side of Oakland Gravel Road and immediately east of both Willow Brook Plat 2 and part of Willow Brook Plat 1. The site is approximately 500’ east of the intersection of Oakland Gravel Road and Alfalfa Drive. The site is 3/4 of a mile to 1 mile north of the municipal limits of the City of Columbia. The area being subdivided contains 9.90 acres. This property is zoned R-S, (residential-single family) which is the original 1973 zoning. The remainder of the parent tract is also zoned R-S. All the surrounding property is zoned R-S. These are all original 1973 zonings. The property to the north of Plat 1 and the remainder of the parent tract is zoned A-R (agricultural - residential) which was rezoned from A-2 in 1977. The site is within the Columbia Public School District and Boone County Fire Protection District. Water service will be provided by Public Water District #4. There is an 8" watermain coming from the north out of Haystack Acres Addition that was extended to serve the previous portions of Willow Brook Subdivision. We anticipate that a 6 or 8 inch line will be required to serve this phase. Sewage treatment will be from the central system that was completed as a joint venture by the BCRSD and the City of Columbia. Sewer service will be provided by the City of Columbia. The City of Columbia should be required to approve the sewer plans prior to County Commission sign-off. The traffic analysis submitted with Plat 1 and looking at the entire subdivision indicates no plat initiated off-site improvements are required for Alfalfa Drive, Oakland Gravel Road, or Prathersville Road. Public works has reviewed and approved the traffic analysis. The road names are extensions of existing roads and have been approved by JCIC. The NRCS had some questions and concerns with regards to the erosion control measures on Plat 1 and the preliminary. We have not heard from the NRCS on this current proposal. Staff does not at this time know if the erosion control measures are sufficient for the NRCS. Additionally, Lot 73 appears to be intended as some type of common area, if this is the case a note indicating the purpose of the lot and how it will be maintained needs to be added. This plat has 67 points on the point rating scale.

Staff recommends approval with the following conditions prior to the plat being taken to The County Commission for sign-off;

  1. That NRCS approve all erosion control plans and measures.
  2. That the disposition of Lot 73 be determined and noted appropriately.

Gene Basinger, surveyor, represented the plat and had not comments on the plat as far as Lot 73. He does not know what the developer has decided to do with it. He does not have a problem with, once a decision has been made, putting a statement on the plat or whatever is needed to take care of it.

Commissioner Abart made and Commissioner Morgan seconded motion to approve Willow Brook Plat 3. S20-T49N-R12W. R-S, with Staff Recommendations. Robert Conrad Developer, Inc. owner. Curtis E. Basinger, surveyor.

Frank Abart Yes Michael Caruthers Yes

Mike Morgan Yes Mary Sloan Yes

Pat Smith Yes Darin Fugit Yes

Jim Green Yes Keith Kirkpatrick Yes

Motion to approve with Staff Recommendations was unanimously carried. 8 yes

****

    1. Strawnville. S27-T50N-R14W. A-2. Carrie M. Strawn Revocable Trust, owner. Nathanael E. Kohl, surveyor.

Thad Yonke gave the following staff report that this 2 lot minor plat is located on the west side of Route J approximately ½ mile north of the intersection of Callahan Creek Road and Route J. The site is approximately 2 miles south of the municipal limits of Harrisburg. The area being subdivided contains 10.449 acres out of a parent parcel of approximately 221 acres. This property is zoned A-2 (Agricultural) as is all the surrounding property. These are all the original 1973 zonings. The site is in the Harrisburg School District and the Boone County Fire Protection District. Water service will be provided by Consolidated Public Water Service District #1. There is currently a 4" waterline along Route J on the opposite side of the road from the plat. Sewage treatment is proposed to be on-site. An appropriate plan has been provided and is in the file. Therefore, the developer has requested a waiver of the requirement for traffic analysis and cost benefit analysis for sewage treatment. Staff concurs with this request. Access to Lot 2 is by private easement across Lot 1. Because both lots contained within the plat are 5 acres or larger Lot 2 may be served by a private easement and 1976 or newer singlewide mobile homes are possible dwelling units. This plat has 43 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.

Nathanael E. Kohl, surveyor, of 1080 Rte Y, Harrisburg, represented this plat along with the owner. Strawnville is an area along Rte J that has several homes across from it that were constructed or moved in prior to Planning and Zoning. They are grandfathered in. The plat before you is bascially to allow for a couple of mobile homes that brings some more family members into that area. So they are platted according to current Planning and Zoning requirements.

Commissioner Abart made and Commissioner Fugit seconded motion to approve Strawnville. S27-T50N-R14W. A-2, with waiver request. Carrie M. Strawn Revocable Trust, owner. Nathanael E. Kohl, surveyor.

Frank Abart Yes Jim Green Yes

Darin Fugit Yes Michael Caruthers Yes

Keith Kirkpatrick Yes Pat Smith Yes

Mary Sloan Yes Mike Morgan Yes

Motion to approve with waiver request was unanimously carried. 8 yes

 

 

OLD BUSINESS

The plats that went to County Commission were approved.

 

 

NEW BUSINESS

 

 

ADJOURN

Being no further business the meeting was adjourned at 9:17 p.m.

Respectfully submitted,

 

 

Mary Sloan

Secretary

Minutes approved on this 20th, day of April, 2000.