Philips farm plans take step forward

The city planning staff says eight
of the nine tracts in a proposal should be rezoned if developer Elvin Sapp can meet conditions.
Wednesday, December 17, 2003 | 12:00 a.m. CST; updated 10:56 a.m. CDT, Tuesday, July 1, 2008

As long as the developer is able to address concerns about traffic and storm water runoff, Columbia’s planning department has recommended approving nearly all the plans for the 489-acre Philips farm in southeast Columbia.

Developer Elvin Sapp wants to put a mix of commercial, office and residential development on the land inside the environmentally sensitive Gans and Clear Creek and Little Bonne Femme watersheds. If approved in its current form, the development would be the largest in Boone County history.

In an agenda report issued to the city’s Planning and Zoning Commission last week, planning staff said they recommended the commission rezone eight of the nine tracts as outlined in Sapp’s plan, as long as the developer is able to meet a number of conditions.

The report recommends against the rezoning of Tract 8, a 221/2-acre piece of land along the west side of Highway 63. Unlike the other commercial tracts that are C-P, or “planned,” this piece of land is C-3, or “open.”

The city staff recommended against C-3 zoning because it doesn’t restrict the height or number of signs that could be built or restrict what kinds of businesses could be placed on the property. Columbia Planning Director Roy Dudark said it would permit automobile repair shops or farm machinery shops that might not mix well with the other land uses.

At a Planning and Zoning work session Tuesday, Sapp and his representatives refused to comment on whether they’re willing to rescind the request for C-3 zoning.

Other conditions outlined in the report ask that Sapp:

  • Reduce the number of parking spaces in the plan from 12,000 to 10,000. That number would be more in line with what the city requires for a development the size of the Philips farm.
  • n Conduct a detailed storm water study of each of the nine tracts. The studies would be reviewed by the Department of Public Works.

  • Complete a traffic study of the area if he plans to put more than 350 homes on the land. City planners say existing roads could accommodate up to 350 new residences but Sapp’s plan calls for more than 750. The study would address traffic problems the development could create on local roads that run through the property, including Bearfield Road and Ponderosa Street. It would also say who would pay for improvements to the roads.
  • Another issue discussed Tuesday was a proposed interchange at Highway 63 and Gans Road. Sapp’s plan contains a study of the potential interchange.

    Dudark said the Missouri Department of Transportation has given a “conceptual” endorsement of that interchange, but it’s unclear how much it would cost or how it would be paid for.

    Sapp has offered to fund up to half of the interchange through a transportation development district, which would place a special tax on retail sales within the development. Many neighbors fear that the new interchange is only part of the potential road costs.

    Tony Davis, of the Clear Creek Neighborhood Association, said he thinks the road improvements necessary to accommodate Sapp’s plan could cost up to $42 million.

    Sapp said Tuesday he’s still optimistic that his plan is sound and will be approved.

    The Planning and Zoning Commission is scheduled to have a public hearing on the matter Thursday. Chairman Jerry Wade said the commission will allow presentations from the developer and those who oppose the plan.

    Like what you see here? Become a member.

    Show Me the Errors (What's this?)

    Report corrections or additions here. Leave comments below here.

    You must be logged in to participate in the Show Me the Errors contest.


    Leave a comment

    Speak up and join the conversation! Make sure to follow the guidelines outlined below and register with our site. You must be logged in to comment. (Our full comment policy is here.)

    • Don't use obscene, profane or vulgar language.
    • Don't use language that makes personal attacks on fellow commenters or discriminates based on race, religion, gender or ethnicity.
    • Use your real first and last name when registering on the website. It will be published with every comment. (Read why we ask for that here.)
    • Don’t solicit or promote businesses.

    We are not able to monitor every comment that comes through. If you see something objectionable, please click the "Report comment" link.

    You must be logged in to comment.

    Forget your password?

    Don't have an account? Register here.