Clay County panel approves Northbrook Farms No. 3 plat over neighbor objections

The Clay County Planning and Zoning Commission voted 4–3 on Feb. 3, 2026, to approve the preliminary and final plat for Northbrook Farms No. 3, a three-lot reconfiguration intended to resolve a previously flagged illegal parcel and create one new buildable lot with access from Fishing River Lane.

Staff told the commission the subject tract is roughly 113 acres and lies in the estate residential tier of the Clay County Compass Plan 2040, which recommends minimum five-acre lots. Under the proposal, Lot 4 would be about 12 acres, Lot 5 about 95 acres and the new buildable lot roughly 27 acres. Staff recommended approval with one condition, citing conformance with the Land Development Code (section 151-3.6(d)).

Neighbor Kevin Roderich of 12301 Fishing River Lane opposed the plat at the meeting, saying the change will route more traffic down Fishing River Lane and cited what he described as a commercial fencing operation in the subdivision. “All the traffic is now coming on Fishing River because of these buildings of the houses,” Roderich said, urging the commission to protect existing residents from increased vehicle turnover.

Property owner Shannon Stumpenhaus of 12401 Fishing River Road said the added parcel had historically been surveyed separately and that the family is not planning further subdivision. “I will not do that,” Stumpenhaus said, adding that the proposed lot needs the access adjustment so it can be sold and legally used. She said the lot configuration will include a shared driveway and that no additional driveways will be added.

Applicant representative Steve Warder said the design uses a 60-foot shared-access easement to meet private-access requirements and that the applicant agrees to the conditions recommended by staff.

Commissioners discussed lot shape, traffic and a recorded right-of-way that could allow a future extension of the road. Planning staff said a right-of-way was platted with the original subdivision and could be abandoned later only if all affected owners participate in an abandonment application. Staff also noted that the commission does not have a clear code section preventing the particular adjustment before them; the plat as presented met the approval criteria for the minor development process.

A motion to approve the preliminary plat carried on the roll call. The commission later voted to approve the final plat with the conditions listed in Exhibit A; the roll-call votes recorded four yes and three no votes. The commission’s action approves the plat at the Planning and Zoning level; recording of the final plat and satisfaction of Exhibit A conditions remain next steps before new building permits can be issued.

The decision may be appealed to the Clay County Commission, and staff noted applicants could return with an alternate proposal if the plat were denied. The commission moved on to the next agenda item after approving the Northbrook Farms plat.