Jackson reviews new subdivision rules

JACKSON, Mo. -- Proposed changes in Jackson's subdivision regulations would increase the number of sidewalks in the city, require developers to take on more of the inspection burden and double the length of time the developer must guarantee infrastructure improvements.

These changes would place greater financial and physical responsibilities on developers. Another proposed change would give them more freedom. It would allow developers the option of using concrete or asphalt on local streets, though not on collectors and arterials. The current regulation only allows concrete streets to be built.

The proposed changes would require the developer to provide detailed engineering inspections of infrastructure work and a certification by an engineer. Currently the city is responsible for most of the inspections. Another change would require sidewalks on all collector and arterial streets. The City Council would have discretion to require sidewalks on some local roads. These might include neighborhoods with schools, churches or playgrounds.

Rodney Bollinger, the city's interim public works director and its planning and zoning supervisor, said the city staff and the Planning & Zoning Commission spent a lot of time crafting the new regulations. Information about the proposed modifications were sent to 25 area developers, engineers, land surveyor and street contractors.

The city staff wanted to require sidewalks on all new streets in the city. The P&Z Commission, however, agreed that sidewalks are not be necessary on local streets where the speed limit is 30 mph.

"Our local roads are 38 feet wide," Bollinger said. "That allows parking on both sides and two lanes of traffic. They felt on local roads that was enough room for both vehicles and pedestrians."

Longer guarantees

The city also wants to extend the period of the improvement guarantee required of developers from one year to two.

"Honestly it's because a lot of the defects in subdivisions typically aren't happening in the first year," Bollinger said. "This holds the developer responsible for repairing those defects during that period of time."

He said cracks in streets, broken curbs or compaction problems can occur because of the concrete trucks that use the street during the development period.

"That is the heaviest traffic most of those roads are ever going to see outside city sanitation trucks," Bollinger said.

He was surprised that no developers attended the Planning & Zoning Commission meeting where the changes were considered.

He's taking that as a good sign.

"We feel we have drafted a document that apparently is pleasing everybody, from developers on down to land surveyors," he said.

Not all agree

Rob Litzelfelner, a partner in the Bent Creek Golf Course housing development, says that is not the case. He objects to all the modifications, except for the option of using asphalt. He has spoken to a number of other developers who agree.

"There's mutual agreement between all of us that it's going to create a hardship on us," Litzelfelner said.

The construction inspection means having to hire an engineer to be at the site during water and sewer work, he said. He questioned whether there are enough engineers around to make it possible for all the developers to time the inspections.

Requiring more sidewalks will increase costs and make access to utilities more difficult, he said.

"I think in theory it's a real good idea, but to put an added burden cost-wise on the developer, it's going to reach a point where we're maxed out," he said.

Extending the improvement guarantee is a case of the city penalizing all developers for the problems caused by a few.

He said some people come in and do something and then are gone, and the city is left holding the bag, adding: "Those of us who live here and are going to be here have to take all the precautions we can."

Litzelfelner said he understands the city wants to reduce its man-hours and hold developers more accountable, but "you're going to find some developers going to other towns or out of the city limits to do their projects."

He said developers didn't attend the P&Z hearing because they don't feel they have a voice.

"It's going to sound like we're complaining about what the city's trying to pass onto us," he said, "but I feel like the city's going to do what they want to do anyway, that we can't influence it."

He said he would have attended the P&Z hearing if he had not been in Kansas City, Mo., that night.

The changes already have been approved by the P&Z commission. A public hearing on the recommendations will be held before the Board of Aldermen Jan. 7. Litzelfelner said he will attend the hearing.

sblackwell@semissourian.com

335-6611, extension 182