COUNTY P&Z GOAL: MAKE NO MISTAKES; NEW PANEL HOPES TO IDENTIFY UNPOPULAR ISSUES OF THE PAST

JACKSON -- The first mission of the new Cape Girardeau Planning and Zoning Commission is clear: Avoid the mistakes of the past.

Commission members agreed Thursday that before it delves deeply into developing a master plan for future county growth, its first step should be to identify the issues that led to voter rejection of a proposed master plan in 1992. That rejection led to the dissolution of the previous planning board.

"We need to ascertain what people didn't like and why they voted it down," said commission Chairman John Dudley of Kinder Township.

Meeting at the County Administration Building in their first meeting since the commission formed last month, most of the 10 panel members -- one from each township -- said that while a plan for county growth and land use was needed, the 1992 proposal went too far.

The new planning and zoning panel, appointed by the Cape Girardeau County Commission, is charged with formulating another master plan proposal. The fruits of their labors, like the 1992 attempt, will be subject to voter approval.

"We are not trying to start another level of government, but there needs to be some sort of plan to protect your property," Presiding County Commissioner Gerald Jones said.

The planning board is not operating under a time limit, but County Commissioner Larry Bock warned board members not to drag their feet.

Scott McDowell of Randol Township was not a member of the previous county planning board, but attended its meetings for several years.

He said the previous panel was dominated by farmers who tended to protect their own interests by leaving agricultural land uses unregulated while trying to impose severe limitations on developers. The current panel, he said, is more representative with the inclusion of developers and others from varying backgrounds.

"I thought it went overboard," McDowell said of the previous plan. "I wasn't happy about voting it out, but I was not going to have this crammed down my throat. I believe in rules and regulations people can abide by."

Glenda Quinn of Cape Township did serve on the previous commission. She said the master plan should be about protecting property owners, not regulations.

"I think it did not meet the needs of the people of this community; that is why it was voted down," Quinn said. "I think we can come up with a plan that does suit the needs of the people."

The county currently has no authority to keep out offensive businesses such as large hog operations or landfills, or to prevent haphazard development. Most commission members agreed that is unacceptable.

"I've seen this county grow and grow over the last 20 years, and we need to have some orderly development so the next generation doesn't have a mess to live with," said Dan Seabaugh of Apple Creek Township.

Any plan the commission develops would apply only to unincorporated areas of Cape Girardeau County. Even incorporated areas without municipal planning and zoning would not be affected. Cape Girardeau and Jackson are the only two cities in the county with planning boards.

Residents in incorporated areas, however, will still have a say on the matter if it comes to a vote.

Gene Wills of Whitewater Township said the new master plan needs to be simple for voters to understand. Many voters, he said, did not fully comprehend the last plan.

The commission will use the rejected 1992 plan as a guide while members familiarize themselves with planning and zoning issues. Members intend to study the plan line by line to decide which parts are acceptable, which parts are not and which parts are no longer applicable.

The commission also intends to study planning and zoning operations in other counties to see what works for other areas. However, Quinn warned members to remember that each county is unique.

"What works in Jefferson County is not necessarily going to work in Cape Girardeau County," Quinn said.

For the second time in as many meetings, the planning commission had to choose officers.

The previously elected chairman and vice chairman, R.J. McKinney of Cape Township and Dan Siemers of Byrd Township, had to be replaced on the commission because they were found to be ineligible to serve.

When appointing the board, the County Commission overlooked a line in the state law that prevents residents of incorporated areas from serving on county planning boards. McKinney lives in Cape Girardeau, where he is chairman of the city's planning and zoning commission, and Siemers resides in Jackson.

The County Commission appointed Quinn to replace McKinney and Eileen Meier to replace Siemers.

Dudley, previously chosen as secretary, was elected chairman while Wills was selected vice chairman. Meier will serve as secretary.

The next planning and zoning commission meeting will be Feb. 27.