Opposition to county zoning organizing

Citing the use of scare tactics to push Cole County voters to approve countywide zoning, opposition has surfaced to Aug. 5 ballot issues.

Ed Williams, a former county commissioner, is organizing opposition and has scheduled a meeting for 7 p.m. Monday at the Missouri River Regional Library.

On the Aug. 5 ballot, voters will be asked if the county should enforce zoning regulations. Over the past couple of months, four public meetings were at locations throughout the county for residents to discuss the matter and their opinions with county officials.

Williams said zoning proponents have used the issue of the possibility of a strip club coming into the county as a scare tactic and not talking more about zoning requirements.

At the public meetings, those in favor of zoning have noted there was a case in the past where a sex shop came into a neighborhood and the county couldn't keep the business out because of the lack of zoning regulations.

The shop, known as Shakel's Secrets on Arden Drive, was eventually shut down after authorities charged prostitution was taking place at that location and the owner gave up his business license. The property was sold and has since been used as a residence.

"After going to three area meetings, I could tell that the vast majority of Cole County residents saw no need of zoning," Williams said.

"If a fair election was held, zoning would be defeated," he said. "But conveniently for proponents (of zoning), voters in Jefferson City and other cities are unfairly voting on zoning."

State statue requires all residents of the county to vote on zoning.

If zoning is adopted, then the zoning plan and map would have to be finalized and ratified by the county planning and zoning committee. It then goes to the County Commission, which would hold hearings in all the townships before taking a final vote to adopt the plan.

Zoning recommendations call for:

• A zoning district map dividing the county into agricultural, residential, commercial and industrial districts.

• Each district would have requirements for lot sizes, setbacks, building heights, etc.

• Upon adoption, the planning commission would oversee these with changes, special-use permits or variations forwarded onto the County Commission with recommendations.

The regulations would only apply to unincorporated areas of Cole County.

Landowners could apply for a change in the designation of land on the zoning district map.

There are nine zoning districts in the plan with the agriculture category making up the majority of the county with the minimum lot area for that zoning set at five acres. Other categories include residential commercial zoning, residential single family and residential multi-family as well as general commercial and large industrial categories.

Those who put the plan together say the benefits of zoning would include:

• Protecting property from adverse uses on adjoining tracts of land.

• Allowing for the location of new commercial/industrial uses on pre-approved sites and minimal residential/agricultural conflicts.

"One of several other issues is that the County Commission would control zoning," Williams said. "I absolutely do not trust the County Commission with control of our property. The commissioners are out of touch and supporters of this special-interest proposal.

"I was hoping someone else would initiate opposition, but no one has stepped forward. I am optimistic that people will attend and formulate a strategy to let Jefferson City voters know that people in Cole County do not want or need zoning," he said.