[{"_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",6130446,"mediaKeyId","5736866-0a18ab336fbba6dad6541bc9e17dcba0","parentId",5736866,"title","Commission approves rezoning and subdivision to convert West Second Street duplex into attached single-family lots","audioSeconds",167,"startMs",429000,"endMs",596000,"viewUrl","/Search/View?dp=1&key=5736866-0a18ab336fbba6dad6541bc9e17dcba0&start=429&end=596","thumbnailUrl","https://assets.pipeline.soar.com/5736866-0a18ab336fbba6dad6541bc9e17dcba0/thumbnail_429000.jpg","articleUrl","/articles/6130446/Washington/Franklin-County/Missouri/Commission-approves-rezoning-and-subdivision-to-convert-West-Second-Street-duplex-into-attached-single-family-lots","mediaUrl","https://secure.pipeline.soar.com/6130446-0750125781c2b994a16791ab50b898a7/orig.mp4?Expires=1775221831&Signature=e3~WXOXl211pgNgQiSAxVIczWvwnz4mrAgg1rmA-QR6Eear2YyEpN4~aW553VAw0gocKiF3Qt6VKKp-~DR4a9l0eMABjCUcPbrwwSSOCO~UDbsnwNs3Dzbqc6PohRSmCtxDNThExbK4vQJA7ETagFEQtli6ZKYxL-qeQoTQxTXEjRtg2JvoJBDXFTua1tE1QCjv1Bk~Wo1l7PGG44DWC-xj1dxBddjSVx~m0L-gjwjh-~n7ccA5AZ46eEQu2eEci7BvHSaxc7S6avFQh9PbLiHTgyy9dSgjXwfL2BW0VMOioxewBLKjXxRt6kjPAoZpPvyC~~YozZRor3T7mgWlfOQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Washington","date","2025-09-08T00:00:00Z","article","Sept. 8, 2025 — The Planning and Zoning Commission approved two related actions for 512/514 West Second Street: a preliminary plat and a rezoning that would allow a duplex to be subdivided into separate zero-lot-line, single-family attached lots under the R-1C classification.

Planning staff said the property was built recently as a duplex and that the proposal mirrors other conversions nearby. Staff told commissioners the lot meets the local minimum lot-size requirement of 6,000 square feet, so no variance is needed; only the subdivision and rezoning are required.

Aaron Wagner of BFA Land Surveying, who said his firm prepared similar plats across the street and elsewhere in town, described the project as a “zero lot line” subdivision that places the property line along the shared wall so each unit can be separately titled. Wagner said the change typically helps owners obtain bank financing and can result in lower mortgage costs when the units are sold.

Staff reported they had sent required rezoning notices to neighbors and had not received opposition or calls. Commissioners had no substantive concerns; one commissioner described the proposal as appearing to fit the neighborhood pattern where duplexes exist nearby.

A motion to approve the preliminary plat (file 250903) carried, followed by a separate motion to approve the rezoning (file 250904). Both motions were seconded and approved with no members speaking in opposition.

Next steps: staff said the applicant will record the subdivision and proceed with separate titling of the units once final plat and recording requirements are met.","mediaType","Video","parentTitle","City of Washington Planning & Zoning Commission Meeting 09/08/25","oneSentenceSummary","The Planning and Zoning Commission approved a preliminary plat and rezoning Sept. 8 allowing a recently built duplex at 512/514 West Second Street to be subdivided into zero-lot-line, single-family attached lots (R-1C); staff said the proposal meets minimum lot-size requirements and no variance is required.","taxTitle","Washington, Franklin County, Missouri","taxId",58415,"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},6130450,"Planning commission approves preliminary plat for 100 West 10th Street rehab",319,108000,427000,"/Search/View?dp=1&key=5736866-0a18ab336fbba6dad6541bc9e17dcba0&start=108&end=427","https://assets.pipeline.soar.com/5736866-0a18ab336fbba6dad6541bc9e17dcba0/thumbnail_108000.jpg","/articles/6130450/Washington/Franklin-County/Missouri/Planning-commission-approves-preliminary-plat-for-100-West-10th-Street-rehab","https://secure.pipeline.soar.com/6130450-d4600d6d9c6cf01079c2fb0ae794857c/orig.mp4?Expires=1775221831&Signature=G7BnfzI4FmqkGUeK6qlaUjcEY4AQuq5UQh7OKbr~UaXXbLQJd~Os6cPJbYsvr~4UiwcZz6VNeCE8DSbz8iJ1rz7NEHhgHNEPYhqId0YIJAb4AIZEipoCwvhHmch3tdwNKXPTkx9DQhh5JJtxMktxnPFLMWchDRANilcN1tBMDvuYsmvrKcTeRFyBiuAgf6moY1GIGjg2hQwUKpd~nOr5UeFWrNmGARbl4Me9Oim-or1fHLhmNRqLOVnTMvJ5lj~QVptZxUWoVuO2mKkVQLPaSQHR5Lv8f3ioXjJrQ20pUv6Cy8p-u2WDY0mAWFRqp5gPc59D64PHjw7ovMpBk0YHrQ__&Key-Pair-Id=KUT5TJCACFTXG","Sept. 8, 2025 — The Planning and Zoning Commission voted to approve a preliminary plat for 100 West 10th Street, allowing two previously unplatted parcels to be consolidated so an existing industrial building can be rehabilitated.

Commission staff told the commission the owner plans to consolidate the lots because the property line currently cuts through a corner of the building. The staff presentation said the proposal includes utility easements for a possible future water line and a storm-drainage easement along the creek; the applicant plans to file the final plat concurrently with the preliminary plat.

The action matters because the site sits partly in a low area described by staff as within the floodplain and because the building has presented fire-protection challenges, staff said. Planning staff said fire lanes are shown on the grading plan to provide access from West 10th to West 12th Street and that the applicant has tested hydrants and is adding an additional hydrant at the building if required during the site-plan review.

Beau Rhineberg, who identified himself as part of the property ownership group, said the owners bought the adjacent Hazel Building and acquired the parcel a few years ago to move the site toward reuse. “We feel good about it,” Rhineberg said. He also told the commission the property has ongoing requirements from the U.S. Environmental Protection Agency that the owners are continuing to address and that the owners are “cleaning all of that up.”

A member of the commission asked about the building’s zoning and was told it will remain M-2; no rezoning was requested. Staff explained the preliminary plat is intended to resolve the lot-line issue and to secure necessary easements before final approval.

There was no public opposition at the hearing. A commissioner made a motion to approve the preliminary plat; the motion was seconded and the commission carried the motion with no members speaking in opposition.

Next steps: planning staff said the applicant will proceed through the site-plan process, where staff will determine whether the additional hydrant will be required and where final plat recording will follow approvals.","The Planning and Zoning Commission approved a preliminary plat Sept. 8 to consolidate two unplatted parcels at 100 West 10th Street for the rehabilitation of an old industrial building; staff required utility and storm-drainage easements and noted fire-lane and hydrant upgrades will be reviewed during site plan.","actionData","errors"]

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Commission approves rezoning and subdivision to convert West Second Street duplex into attached single-family lots

Planning commission approves preliminary plat for 100 West 10th Street rehab