ZONING FOR COUNTY

Cape Girardeau County may soon revisit the matter of planning and zoning. A new state law signed recently by the governor streamlines the process for counties to consider zoning. The change is long overdue.

Previously, counties were forced to hold two elections: first to elect a temporary zoning commission to draw up a plan, and second to approve the plan. It was ridiculous to force two elections since the issue could lose on a meaningless vote without ever presenting a specific plan for voter scrutiny.

In 1972, Cape Girardeau County voters approved countywide planning, but zoning was never implemented. The latter turned into a heated election in November 1992. County zoning was defeated overwhelmingly. That failure also marked the end of county planning.

Zoning opponents may say that more than three years has passed without a major problem in county development. That is a credit to conscientious builders and developers in the county.

But it just takes one controversial project to quickly bring zoning to the forefront. Other counties without zoning have found themselves helpless to deal with shoddy development, proposed dumps or commercial hog farms.

Cape Girardeau is fortunate to have three commissioners who are genuinely interested in the merits of county zoning. Several minor questions have been brought to the commission's attention about county development, but commissioners have found themselves helpless without zoning guidelines.

The commissioners are turning to the public as a way to measure county sentiment on the matter. That is sensible. A significant negative reaction might indicate that further action would be pointless.

On the other hand, most people see how zoning works and works well in the cities of Cape Girardeau and Jackson. In communities with aggressive development, zoning directs and protects.

Notre Dame High School announced plans last week to build just outside the Cape Girardeau city limits on a 40-acre site at Route K and Hitt Road. The site is about two miles west of Interstate 55. Zoning would ensure that undesirable development wouldn't spring up around the school. Zoning would provide the county with some control over development.

On the other hand, there are legitimate land concerns of county residents that any zoning documents must take into account. Guidelines must not be so strict that they stifle property owners.

To their credit, Cape Girardeau County's commissioners believe a successful zoning code would have to strike the right balance between regulating new development and allowing individual property owners to keep control of their land.

Development continues to boom in the unincorporated areas of Cape Girardeau County, where between 16,000 and 17,000 people live.

If the commission decides to revisit zoning, it would be wise to put opponents and proponents together at the start to see if a consensus could be achieved. Concerns should be addressed at the start so any campaign could be based on facts, not fear.

A number of opponents to the zoning ordinance in 1992 said they weren't necessarily opposed to county planning but to that specific plan. Several individuals offered to work with the commission to come up with a new plan that highlighted reasonable rules and fair treatment of all concerned. The new commissioners should take these opponents up on their offer.

The change in the state law is reason enough for Cape Girardeau to take another look at planning and zoning. This time around, let's approach the issue with a greater measure of cooperation and compromise.