Fort Scott planning commission tables zoning change for proposed billboard amid neighborhood concerns

The Fort Scott Planning Commission on Wednesday postponed consideration of Case No. 1050, a requested rezoning from Commercial C-2 to Commercial C-3 to allow a billboard at 2268 Kansas Road, after neighbors raised concerns about lighting, tree removal and impacts on future residential development.

The hearing was opened after an initial motion and roll call. Norm (staff) told commissioners that billboards are governed by the city sign regulations (Section 9701, Article 27, Section 27-11) and that a conditional use permit would be required in C-3, I-1 or I-2 zoning. "A conditional use permit is something that's allowed on a property that's not normally allowed, and you can put dates on a conditional use permit," Norm said, adding that conditions can limit the permit to the life of the sign or until the property is sold.

Applicant Josh Jones said he purchased the small triangular parcel at tax sale and prefers a digital sign facing south toward traffic, but said he is willing to meet neighbors to find compromise. "If it doesn't happen, I just wanna make sure the neighbors are happy with it," Jones said.

Several neighbors described how the sign could change their view and neighborhood. Resident Haley Merman, who said she lives at 311 East National directly north of the property, told the commission, "If you look out of my front door, you see this. So if he were to put a sign there, all of those trees would be gone, and my front windows would now be billboards." Merman asked whether the sign would be dual-sided or LED and said she feared light intruding into her home and possible road damage from construction traffic.

Adjacent landowner Gary Culler said much of the larger parcel east and south of the triangular lot is planned for future residential development. "My concern would be is how big is this sign going to be? Is it gonna be lighted? Is it electric?" Culler said, adding that the existing row of trees on the neighboring parcels might shield residential areas from light but that future development could be affected.

Commissioners and staff discussed technical limits and processes. Norm and other commissioners noted the code includes setbacks and maximum sign size and that the applicant would likely need a variance because the sign must be set back from residential districts (staff said the code requires signs to be 300 feet from a residential district). The commission noted it could place conditions if it rezoned a parcel to C-3—such as limiting use to a billboard only, specifying maximum height or square footage, or restricting lighting hours.

Because neighbors requested further discussion and additional information about setbacks, size and possible impacts, the commission voted to table the item and reschedule the public hearing. "The nearest date after the July 4 for a Wednesday would be the ninth," Commissioner Darcy Smith said; commissioners agreed to reconvene at 4 p.m. on July 9 to continue the matter.

The meeting also included routine agenda approval and adjournment motions.

What happens next: the item will return to the Planning Commission on July 9 at 4 p.m.; staff and the applicant were encouraged to meet with neighbors and to inspect the site to clarify tree lines, access, the creek crossing and any state or federal permitting that might be required near the highway.