[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6354290,"mediaKeyId","2220146-244ac0eff1f86446781c8de72a8a051d","parentId",2220146,"title","Planning commission adopts revised 'Clay County Compass' comprehensive‑plan update after extended public comment","audioSeconds",6568,"startMs",781000,"endMs",7349000,"viewUrl","/Search/View?dp=1&key=2220146-244ac0eff1f86446781c8de72a8a051d&start=781&end=7349","thumbnailUrl","https://assets.pipeline.soar.com/2220146-244ac0eff1f86446781c8de72a8a051d/thumbnail_781000.jpg","articleUrl","/articles/6354290/Clay-County/Missouri/Planning-commission-adopts-revised-Clay-County-Compass-comprehensiveplan-update-after-extended-public-comment","mediaUrl","https://secure.pipeline.soar.com/6354290-3680fd028911b9b598f013d1083a10f1/orig.mp4?Expires=1775410309&Signature=jUOc9yr3prSj8-SMyg6gKYLW5S4fEPUJfzz3UDZD5sQBNcdOCU5GBoBhIHjQMNeuzo23ZLp9ff6llbV54Kth6zkbHfeWaI39T6-~SBktb1JIMGw6zJO~bYVe7DTLJHD9Ie4I9~Me9pMv36G~tPuHBPzpqykH55c6Wm7opKQHvmHSx9oH2nOblYdCVKsnY1vrMNtMvyFjVADOF2hJV72ZC6WTei0FC52cmOsT1pPpZgjEIsw9OyAnrPurp3ZyS1L~2ABaOYHnYUOuCxamyStg1D4yV9oOvW2o9sPB1EaF1HJaS5Dj0oMdTDSIUVpme-3Mf5kwK71NdSDrcDpebqj~4A__&Key-Pair-Id=KUT5TJCACFTXG","author","Clay County, MO","date","2025-02-04T00:00:00Z","article","The Clay County Planning and Zoning Commission voted Feb. 25 to approve an updated comprehensive plan (referred to by staff as the Clay County Compass update) after a lengthy staff presentation and extended public comment both supporting and opposing the proposed land‑use map changes.

Planning staff presented a revised land‑use map and an exceptions table that would change minimum lot size guidance across unincorporated Clay County, introduce transition zones, expand the \"managed growth\" area around cities to one mile, and offer new tools such as conservation districts and a half‑mile median‑lot‑size rule in transition areas around Smithville Lake. Staff described the update as focused on the land‑use section of the plan and told commissioners the document is intended to be a \"living document\" that would be revisited at least yearly.

Kip (planning staff) said the update would allow 5‑acre minimum lots in many areas with prescribed exemptions (farmstead dwellings built before 1980, 10‑acre lots with 50% in agricultural land preservation, a half‑mile median lot size option, or conservation district subdivisions that preserve open space) and noted the land‑use guidance applies only to unincorporated areas. He also said the county would follow the plan with subsequent amendments to the Land Development Code to align regulatory language with the policy document. The staff presentation included maps showing areas designated as 5‑acre, 20‑acre and 40‑acre minimums, transition zones, and an expanded managed‑growth buffer.

Public testimony was mixed. Supporters told commissioners the revised map was a responsive compromise after the December meeting, praised staff outreach and urged approval. Robert Sanders, who identified himself as a landowner east of Liberty, said staff \"made a really conscious effort to reach out\" to landowners after the December meeting and that the revision addressed previous concerns. Joanne Lawson said the revised plan \"has options\" and urged commissioners to approve it. Several speakers asked staff to consider raising the farmstead exemption year from 1980 to a more recent date so more landowners could qualify.

Opponents urged the commission to keep the December plan intact and expressed concerns about private property rights, transparency and land‑use change. Christine Bunch said she supported the county commissioners' December decision and urged the planning commission not to alter that plan. Multiple speakers asked for additional public engagement if the land‑use map is to be revised and requested clarity on how exceptions would be granted.

Commissioners asked staff to clarify technical points during the meeting, including (1) how the median lot size is calculated (staff said the county uses the median of lot sizes within a half‑mile radius to avoid skew from unusually large or small parcels), (2) whether a half‑mile radius would cross county lines (staff said it would not), and (3) what constitutes \"municipal‑level services\" (staff said it generally means a central sewer system with MDNR oversight and county‑maintained roads). Several commissioners said they liked the expanded managed‑growth area and the transition‑zone approach as a way to balance preservation and landowner flexibility.

After public comment and board discussion, Commissioner Mark Beggs moved to approve the revised plan as submitted; a second was recorded. A roll call vote recorded the following: Mark Beggs (yes), David Rodis (yes), Mike Brinkley (yes), Jerry Nolte (yes), Tom Decker (abstain), Randall Morris (no), Tom Degenhardt (yes) and Chairman Brad Scarlett (abstain). The motion carried.

Commissioners and staff discussed next steps: staff will prepare amendments to the Land Development Code to align implementation rules with the newly adopted plan, hold additional public open houses to explain maps and rules, and return to the commission with a final document and proposed code edits for future votes. Several speakers provided written exhibits; staff added those letters to the official record.","mediaType","Video","parentTitle","Clay County Planning & Zoning Commission February 4th, 2025","oneSentenceSummary","After more than an hour of staff presentation and public testimony for and against changes, the Clay County Planning and Zoning Commission voted to approve a revised comprehensive‑plan update (referred to in staff materials as Clay County Compass), directing staff to return final code revisions later.","taxTitle","Clay County, Missouri","taxId",13661,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6354295,"Clay County panel approves Jobu Junction subdivision rezoning, preliminary and final plats",407,357000,764000,"/Search/View?dp=1&key=2220146-244ac0eff1f86446781c8de72a8a051d&start=357&end=764","https://assets.pipeline.soar.com/2220146-244ac0eff1f86446781c8de72a8a051d/thumbnail_357000.jpg","/articles/6354295/Clay-County/Missouri/Clay-County-panel-approves-Jobu-Junction-subdivision-rezoning-preliminary-and-final-plats","https://secure.pipeline.soar.com/6354295-223ff62f7599b3d3f394e6fa22d38361/orig.mp4?Expires=1775410309&Signature=WFr1AfRNj14JhAIKOkY1K0cfNOTu9gR5HFIcJzarnm6RXZxMCuAy2QHw7n61GhM93f~jwbtrd6zNwJ6rHc-Oy5E-kcaW8jd6Bi87102-LOugld670NWdFDs~PDciUCH1pwIOlfsvFixFVVLFIdzFLL4d10kKtxZPJTbRenvm9k2~M4P3IYMt6AIdKHbnB4tS36waw1cV4UK99hF95euaYr8lY6l9--Fk1VhX~jjUqEnmAC00b-I2jY2XOPz7AnKO0n3UCz-UsVkgcBxJfOF9n5ryxnAFrPwQkJCpZj5ZyxF72sf1swFlp6TutS0-2pzj94YDbj9HVEc-NaDOrWgfTQ__&Key-Pair-Id=KUT5TJCACFTXG","The Clay County Planning and Zoning Commission on Feb. 25 approved rezoning and both preliminary and final plats for Jobu Junction, a proposed subdivision of roughly 40 acres east of Francis Road that will be divided into four lots.

Staff told the commission the property is currently zoned agricultural, is unplatted and has access from Francis Road, and that the proposal would rezone all four lots to a residential designation identified in staff materials as \"R‑5\". Planning staff recommended approval with three conditions: changes to recording copies of the plat, removal of an identified structure, and a pond inspection.

Kip (planning staff) summarized the proposal for the commission and said the application falls under the natural resources tier of the county’s 2008 comprehensive plan and complies with the plan’s density allowances. Applicant Chris Higgins, who identified himself as living at 54105 Corners Road in Smithville, Missouri, declined to make an additional presentation and told the commission he understood the staff report.

No members of the public spoke in favor or opposition during the public comment period on the subdivision. Commissioners moved and seconded the rezoning and plat motions in sequence. Roll calls recorded the same pattern of responses: Jerry Nolte, Tom Decker, Mark Beggs, Randall Morris, Tom Degenhardt, David Rodis and Mike Brinkley voted \"yes\" on the rezoning and plat motions; Chairman Brad Scarlett abstained. Each motion carried with the abstention recorded.

The commission’s approvals were recorded as separate actions: (1) rezoning and subdivision approval for case February25‑103RZ/P, (2) preliminary plat approval for the Jobu Junction preliminary plat (motion noted as \"with conditions\"), and (3) final plat approval filed as case February25‑104F. In staff remarks on the final plat, staff advised that the final plat complies with the approved preliminary plat and meets Section 151‑3.6(d) of the 2011 Land Development Code.

The votes complete the local review; staff noted the commission is the decision‑making body for these cases and that any appeal would send the matter to the county commission. The staff presentation also noted that 28 letters were mailed to adjacent property owners and that no written objections had been received prior to the meeting.

The commission meeting record shows the three conditions remain attached to the approvals and staff will follow up to ensure those conditions are met before final recording of the plats.","The Clay County Planning and Zoning Commission approved rezoning and both preliminary and final plats for a four‑lot subdivision called Jobu Junction on roughly 40 acres; staff recommended approval subject to three conditions.","actionData","errors"]

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Planning commission adopts revised 'Clay County Compass' comprehensive‑plan update after extended public comment

Clay County panel approves Jobu Junction subdivision rezoning, preliminary and final plats