OPPONENTS PACK FIRST P&Z MEETING

MILLERSVILLE, Mo. -- Just say no to county planning and zoning.

That was the message from most of the 70 people who crowded into the Millersville School gymnasium Tuesday night to tell Cape Girardeau County officials what they thought about the November ballot measure.

County voters will decide Nov. 7 whether to establish county planning in the unincorporated areas of the county. If approved, the County Commission plans to implement a master plan, subdivision and mobile home park regulations, and zoning.

Tuesday's meeting was the first of six scheduled by the county's temporary planning commission and the County Commission to explain the ballot issue to the public. The next meeting is scheduled for Thursday at 7 p.m. at the Cape County Administrative Building in Jackson.

All three members of the County Commission attended Tuesday's meeting, but 1st District Commissioner Larry Bock left before the meeting ended.

Presiding Commissioner Gerald Jones said planning and zoning would protect the rights of rural property owners. "This is not taking away people's property rights," he said.

Jones said the proposed planning and zoning regulations were developed by the temporary planning commission, whose members included opponents of the 1992 zoning plan that was rejected by voters.

The commission put the planning issue on the Nov. 7 ballot. Several county residents repeatedly urged the commission to remove the planning issue from the ballot.

But Jones said the commission won't ask a court to take it off the ballot. "We are just going to put it to a vote."

Many in the audience said they see no need for planning and zoning in unincorporated areas of the county. "Let us live the way we want to live," said Whitewater area resident Ron Parker.

Architect John Dudley of Burfordville chairs the temporary planning commission. He opposed the 1992 zoning plan but favors the latest proposal, which he helped draft.

Dudley said he doesn't want a salvage yard or some other unwanted development to go in next to his home.

Charlotte Craig said she moved from Cape Girardeau to Gordonville to enjoy a more rural life. Craig favors planning and zoning. "I don't want to see a hog farm next to me."

Roger Arnzen, who directs the county's mapping and appraisal office, has assisted the temporary planning commission.

If voters approve planning and zoning, the county would hire a planning director and a secretary. Arnzen estimated the planning office would operate on a $50,000 to $60,000 budget for the first year.

But Whitewater area resident Doug Flannery, a vocal opponent of planning and zoning, suggested the office would expand over the years, both in terms of staff and budget.

Arnzen unveiled a list of proposed fees that would be charged rural residents seeking to build houses or businesses. Fees also would be charged to develop residential, commercial or industrial subdivisions or mobile home parks.

The fees would help pay for the cost of a planning office. But Arnzen said much of the cost would be financed with existing county sales-tax revenue.

Arnzen said any existing business or home would be grandfathered in and wouldn't have to meet the new zoning regulations.

The regulations, he said, are geared primarily for new construction.

But Dutchtown area resident Jim Bone worries about the ballot measure. He said it amounts to a regulatory "blank check" that could be changed by the County Commission.

County planning and zoning proposed permit fees

Building permits

$50 fee for construction of a new home or business

$20 fee for an addition to a structure

Permit required for a detached garage or accessory building, but there is no charge for the permit.

No permit required for non-residential farm buildings.

Conditional use permit

$25 fee for application for conditional use permit, good for as long as the land is used for the specified purpose.

Notification fee, $2 per property owner that must be notified of a proposed conditional use permit. All property owners within 1,000 feet of the tract must be notified of a public hearing.

Review of major subdivision development plan

$100 filing fee for preliminary plan

$100 fee for final plan, plus $3 per buildable lot

Review of mobile home park development

$150 for review of preliminary plan

$150 for review of final plan

Source: Cape Girardeau County temporary planning commission