St. Charles Road Development property

Monday, September 10, 2007 | 9:20 p.m. CDT; updated 10:07 a.m. CDT, Tuesday, July 22, 2008

This information was prepared by Engineering Surveys & Services of Columbia for the 21 members of a committee reviewing land offers for a third comprehensive high school in the Columbia Public Schools.

Site location

Located along and adjacent to the north side of St. Charles Road approximately 3/4 mile east of the Lake of the Woods Golf Course and 3/4 mile west of Route Z.

Size and shape of property

Generally rectangular in shape and encompassing 80 acres.


No sewer on site. Can tie into Boone County Residential Sewer District line on south side of St. Charles. Line flows to plant on Frank Stanton Road, which has capacity.


PWSD #9; 12-inch PVC on north side of St. Charles Road. 1500 gallons per minute available for fire suppression.


Site has service via cable line on the north side of St. Charles Road along property frontage. Nearest fiber optic line is at Route Z. Fiber optic will have to be extended along St. Charles Road to the site.

Cable TV

No service currently at site. Cable and Fiber optic along St. Charles Road to west side of the Lake of the Woods golf course. Lines can be extended along St. Charles Road to site. Lines have capacity.


Site has service via a 4-inch line on the south side of St. Charles Road along property frontage. This line should have sufficient capacity. If not, service can be obtained through extension of a 6-inch line, which exists at the Lake of the Woods Golf Course just west of the property.


Boone Electric — 7620 volt 1 phase line north side St. Charles Road. If needed, 3 phase line can be extended 1 1/4 mile west from Route Z or north half mile from ABC Lane. Available electric is sufficient to serve the site.

Storm sewer

Property is currently undeveloped. Therefore no storm sewers exist on the site.

Storm water management

Property is currently in the county and whether the property is annexed or pre-annexed into the city, it is likely that storm water detention will be required.

Site topography

Topography is gently sloped with 2 percent to 4 percent grades. Majority of property is buildable.

Subsurface conditions

Our experience with the geologic conditions in Boone County would indicate that we would not expect the presence of rock to be an issue on this property. Expansive clays are common in Boone County and will likely be a consideration with this property. A geotechnical investigation should be performed to classify the soil materials and confirm the presence or absence of rock as a construction consideration.


No known sinkholes in the area. Recommend geotechnical investigation to confirm.


Status of wetlands on this property is unknown at this time. Recommend Phase 1 Environmental Assessment to confirm.

Environmental impairments

No known environmental impairments. Recommend doing a Phase 1 environmental site assessment.

Cultural resources

No known cultural resources on property. Recommend doing a Phase 1 environmental site assessment.


Floodplain is not present on the property.

Jurisdictional streams (under the jurisdiction of the Army Corps of Engineers or the city of Columbia)

There are no “blue line” streams in the buildable area on the property. There is an unnamed tributary within the buildable area that will likely require a jurisdictional determination and will have to be evaluated with regard to the Type 3 classification of the city of Columbia stream buffer ordinance.

City stream buffer requirements

The unnamed tributary on the site will need to be evaluated to determine whether it meets the criteria of a Type 3 stream as defined by the city of Columbia stream buffer ordinance.

Climax forest (Hard wood forest such as oak, hickory & walnut trees)

Climax forest does not appear to exist in the buildable areas of this property.

Annexation needed

Property is currently in Boone County, outside the limits of the city of Columbia. If city services are pursued, property will need to be either annexed or pre-annexed into the city of Columbia.


Accessible from St. Charles Road, a Boone County two-lane, unimproved rural roadway which is designated by CATSO (February 2007) as a major collector street. I-70 is the only major roadway providing direct access to St. Charles Road.

Off-site improvements needed

Telephone, cable TV and electric roadway improvements will be necessary as the site develops to its full potential and surrounding area develops.


Unknown — Recommend obtaining up-to-date title information on the property.

Legal lot status

Unplatted county property. Property may need to be surveyed and/or platted to obtain a building permit.

Compatibility of adjacent properties

Residential property to south, undeveloped to the north, east and west. Subject property is zoned County A-2 (agricultural) and R-S (single family residential) along St. Charles Road. Property to the west and north are zoned county A-2 and property to the east is zoned county AR-P (planned agricultural residential). Property to the south is zoned county R-S.

Traffic signals

No existing traffic signal in the vicinity of the property.

Offer from property owner

Offering 80 acres, Valued at $25,000/acre ($2 million), Donate $1.1 million, Purchase for $900,000 ($11,250/acre)

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