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Richland Road property

Monday, September 10, 2007 | 9:48 p.m. CDT; updated 11:05 p.m. CDT, Monday, July 21, 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 the south side of Richland Road approximately 1/2 mile east of the intersection of Richland Road and St. Charles Road.

Size and shape

The total acreage offered for consideration is approximately 273. The west side of the property is square in shape and encompasses approximately 160 acres. East side of the site is irregular in shape and encompasses approximately 113 acres.

Sewer

City sewer main is available and runs through the middle of the property along North Fork Grindstone Creek.

Water

PWSD #9; 12-inch PVC on north side of Richland Road, 4-inch PVC on south side of Richland Road. A 12-inch PVC at southwest property corner. A 4-inch PVC runs north and south on east side of property. A 1500 gallons per minute is available for fire suppression.

Telephone

The site currently has a fiber optic line with capacity along the north side of Richland Road.

Cable TV

No service currently at site. Charter has nearest service with capacity at Sunrise Estates. But it will have to be extended along Richland to site.

Gas

No service is currently at site. A 6-inch main with capacity along the west side of Grace Road ends at Richland Road. A 4-inch main with capacity extends several hundred feet on the south side of Richland Road from the St. Charles Road intersection.

Electric

Boone Electric - 7620 volt 3 phase line south side Richland Road from Grace Lane east. Single phase line runs south side of Richland Road west from Grace Lane. A 3-phase line can be extended and will be 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 Boone 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 fairly steep in the center portions of the site near the North Fork of Grindstone Creek, which runs through the middle of this property. Slopes vary from 3 percent in the higher elevations to 10 percent or 15 percent as you approach the creek. The amount of buildable area on this site will be challenged by the diverse and steep topography.

Subsurface conditions

Because of the diverse topography on the property and the presence of the North Fork of Grindstone Creek, which traverses through the center of the property, we feel, based on our experience with ecologic conditions in Boone County, that there is a good possibility that rock will be encountered 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.

Sinkholes

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

Wetlands

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

Environmental impairments

No know 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

Floodplain is not present on the buildable areas of the property.

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

The North Fork of Grindstone Creek is a “blue line” stream and is therefore a jurisdictional stream. The creek will also be classified as a Type 1 stream under the current city of Columbia stream buffer ordinance.

City stream buffer requirements

The North Fork of Grindstone Creek will be classified as a Type 1 stream by the city of Columbia stream buffer ordinance and a buffer of 100 feet on each side of the stream will be required.

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

Because of the highly vegetated area along the North Fork of Grindstone Creek, there is a good possibility that climax forest will be present on this property. If present, site development will be required to maintain a minimum of 25 percent of the climax forest.

Annexation needed

Note: Pre-annexation agreement is required to obtain city services. With pre-annexation agreement, development of property must meet all city ordinances and all plans will be reviewed by the city and county.

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

Accessibility

Note: An unimproved rural roadway means that the roadway does not have curb and gutter and storm sewers. The roadway utilizes open ditches on each side of the road for drainage.

Accessibility from Richland Road is by a Boone County paved two-lane unimproved rural roadway. It is noted that Richland Road west of this property has a two-lane bridge which has been designated for use as a one-lane-only bridge by Boone County. In addition, the intersection of Richland Road with St. Charles Road west of the property is at an acute angle, which may create a site distance for school buses as they approach the intersection. Richland Road is designated by the Columbia Area Transportation Study Organization (February 2007) as a major arterial street.

Off-site improvements needed

Cable TV and gas. Roadway improvements will be necessary as the site develops to its full potential and surrounding area develops.

Encroachments

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

Undeveloped on all four sides of the property. Subject property is zoned County R-S (Single Family Residential) on the north side of creek and County A-R (Agricultural-Residential) on the south side of the Creek. Property to the north is zoned City R-1 (Single Family Residential). Property to the west is zoned County R-S and property to the east and south is zoned County A-R.

Traffic signals

No existing traffic signal in the vicinity of the property.

Offer from property owner

$40,000 per acre; 80 acres = $3.2 million


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