County discusses comprehensive plan
Richard Meisinger presents concerns and suggestions
By ROWENA PLETT
staff writer
Scott Michie of Bucher, Willis, & Ratliff met Monday with Marion County Commissioners to get their input on updating the county's comprehensive plan.
Richard Meisinger of Marion addressed commissioners prior to that discussion. He said he came to present agricultural concerns, stating that ag land needs safeguards to protect it from development.
He identified potential problems for country dwellers such as drift from chemical applications, smoke from burning pastures, movement of farm equipment on roads, dissatisfaction with gravel roads, nighttime noise from farm machinery, odors, and water run-off from neighboring fields.
Meisinger said purchase of property for residential purposes can make the surrounding land economically out-of-reach for farmers. He also mentioned that property taxes on many rural homes won't pay for the extra expense in maintaining roads.
"Farmers can deal with it, but people living in the country and going to work expect better roads," he said.
He offered several suggestions. He said the county should keep the 40-acre rule: only one residential property on 40 acres.
He also suggested that development should be encouraged around communities.
Commissioners concurred with much of what he said.
Zoning commissioner David Brazil noted that, under the 40-acre rule, four houses could be clustered in the center of a quarter section (160 acres).
Commissioner Leroy Wetta suggested that the 40-acre rule should not apply to land around communities. "We would get more taxes per acre if we allowed development there," he said. He also said the plan should encourage home building on land with the least productive value.
Commissioners and Meisinger also discussed designating corridors for residential development along blacktop roads maintained by the state.
"To me, to develop is to destroy," Meisinger said. "I won't sell a piece of ground for any price."
He said his main concern was that agricultural land be preserved and the 40-acre rule be maintained out in the country.
Commission chairman Howard Collett noted that part of the plan is to notify buyers of country residential real estate of the possibility of ag chemical applications near the property. It also will be stated on the deed "in hard writing," he said.
The discussion continued with Michie.
"You have to allow us to get it (the comprehensive plan) into a form that is workable and defensible," Wetta told Michie. "It has to be our document, for Marion County."
He said the crux of the matter is how to allow growth and protect the land and the county.
Collett noted that the 40-acre rule is sometimes misunderstood. He said people don't have to buy 40 acres to build a home in the country. They can buy three or five if they want to, as long as the remainder of the 40 remains agricultural.
Wetta said the plan should include building codes which would ensure that the rural residential structure will keep its value over time. Michie said that stipulation could be listed as a guide in the comprehensive plan but implemented by the zoning commission.
Wetta also suggested that there should be no density requirements, no restrictions in areas already partially developed.
Commissioner Bob Hein was for an open-ended plan which would allow people to build homes on five-acre plots anywhere. His suggestion was based on things he's been hearing from constituents. They have told him that some land is not good for farming, he said, and they would be willing to sell it to people who have expressed interest.
The board also discussed the fact that rural homes should not be developed where the county would incur a lot of expense, such as graveling many miles of a dirt road, then having to maintain it.
Commissioners asked Brazil and Scott to make a rough draft of proposed changes in the plan based on the day's discussion. They are to present it to the zoning board for its input, then bring it back to the commission.
