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Warren County advances zoning rewrite, adds standardized buffering language
Summary
At a second reading Dec. 2, the Warren County Board advanced a repeal-and-replace of multiple zoning and subdivision chapters and agreed to add standardized buffering (tiered 30–50-foot options) for new developments; a third reading is set for Dec. 16.
The Warren County Board of Supervisors on Dec. 2 advanced a major rewrite of the county zoning and subdivision code and directed staff to add standardized buffering requirements before final adoption.
During a second-reading presentation, MSA consultant Jenna Gillum summarized a yearlong update that consolidates zoning districts, creates a "planned community development" option, and reorganizes use standards into a single table. Gillum said the consolidation reduces redundancy and moves supplemental standards into chapter 42 while clarifying who decides on rezonings, conditional-use permits and variances.
Gillum also proposed a tiered buffering approach to reduce conflicts where heavier industrial or commercial uses meet residential or agricultural parcels. "A 30-foot light buffer with a 50-foot heavy buffer, varying by use," Gillum said, offering flexibility for berms, fences, walls or landscaping.
Supervisors and staff focused on when subdivision rules are triggered, distinguishing creating a new buildable lot (which triggers subdivision requirements) from building on an existing lot. Gillum clarified that existing nonconforming agricultural lots recorded prior to the 2023 rule remain buildable but that access and frontage concerns will be handled case by case.
A member of the public, developer Tim Phillips of Indianola, told the board two acres can feel "thin" for rural lots and urged caution; supervisors acknowledged those concerns while noting rural water and road access constraints. The board decided to include buffering language with the ordinance and approved the second reading with the buffer revisions to be finalized at the third reading on Dec. 16.
The board opened and closed a public hearing on the ordinance as part of the second-reading process. The vote to advance the second reading with buffering additions passed on roll call.
