Philips farm could be a model community

Recent articles in the Tribune concerning the pending purchase of the Philips farm seem to offer hope for responsible development of this property. For some time now, the Little Bonne Femme Watershed Partnership group has been advocating "planned development" of this 500-acre tract as part of a comprehensive land-use plan for the entire watershed. This latest proposal could represent an important step toward this goal.

The Philips tract is located between Clear Creek and Gans Creek, which converge in Rock Bridge Memorial State Park to form Little Bonne Femme Creek. Thus, development of the Philips tract has important implications for the ecological integrity of Rock Bridge State Park as well as for private property values in both watersheds. Gans Creek has been designated by the state as an outstanding state resource water. Thus, any development resulting in the degradation of water quality in Gans Creek would violate Missouri state codes protecting water quality. Clear Creek could not be designated an outstanding state resource water because of existing development in the watershed, but it is no less important to the ecology of Rock Bridge State Park than is Gans Creek. The Clear Creek and Gans Creek watersheds together constitute the "upper" Little Bonne Femme watershed. Intensive development within any part of this watershed would limit development potential elsewhere in the watershed and thus would affect property values throughout the watershed. A comprehensive land-use plan for the entire watershed is the only logical means of protecting private as well as public interests in the area.

These ecological considerations need not preclude development of the Philips tract or of any other tract of land within this watershed. Any development in the Little Bonne Femme watershed, however, must respect property rights of all, including the rights of the people of Missouri to protect the state’s valuable and irreplaceable natural resources, notably Rock Bridge State Park. We hope those putting forth the latest development proposal are willing to recognize and accept this basic land-use principle.

According to the recent Tribune articles, the prospective developer wants to "formulate a comprehensive plan for the whole tract." Also, the developer reportedly has had discussions with the city about using 200 acres of the tract for a park. In addition, Columbia City Councilman John John, an agent for the developer, has indicated a potential willingness to limit the amount of impervious surface in the development to "30 percent." These statements suggest a climate favorable for responsible development. Some people might "want to see cows out there forever," as John suggests. The primary interest of our group, however, is to ensure this development is compatible with a responsible comprehensive land-use plan for the watershed.

Development of the Philips property need not be delayed by creation of such a comprehensive watershed plan. An initial "sketch plan" could be drawn indicating the general types of development - residential, commercial, offices, green space, etc., appropriate for the entire watershed. Such a plan would be based on general indicators of ecological risks associated with each basic type of development, including percent of impervious surface, required distance from streams, etc. The "sketch plan" should allow private landowners to realize the economic potential of their property, but to do so in a way that recognizes the public interest in protecting valuable natural resources. Planned development of the Philips tract could proceed once an acceptable "sketch plan" for the watershed is in place to ensure the compatibility of the Philips development with the land-use plans for the watershed as a whole.

Apparently, details of the current Philips proposal are not available for public discussion. However, we hope this plan might include a few key provisions that could help in achieving compatibility with a future comprehensive watershed plan. First, the percent of impervious surface for this tract should not exceed the percentage permissible for the watershed as a whole. A coalition of environmental groups has a goal of limiting development to 15 percent impervious surface for the "upper" Little Bonne Femme watershed. And any development exceeding 8 percent impervious surface would require implementation of approved "best management practices" to protect water quality. Thus, up to half of the Philips tract might be developed with 30 percent impervious surface, as suggested by John, if the other half is devoted to open parkland.

The Gans Creek watershed portion of the tract, on the south side, must be included in undeveloped parkland. In addition, parklands and parking lots must be strategically dispersed to provide adequate stream buffers. Parklands also must be managed to provide wildlife habitat and to protect water quality. Development along Gans Road, and particularly around any future interchange at Highway 63, should be strictly limited. Perhaps a "Little Bonne Femme Scenic Parkway" between Providence and Highway 63, with strict limits on both commercial and residential development along the route, would be a worthwhile functional and aesthetic addition to the city.

We would welcome an opportunity to share our ideas for a watershed-based planning process with developers, landowners, city council members, county commissioners and members of the public. We are experts in neither environmental issues nor public policy, but just ordinary citizens with an interest in our community. We are working on a draft "sketch plan" for the watershed to be used to initiate discussion of this important matter. We have neither the responsibility nor the resources to carry out a detailed planning process. Our goal is to encourage those responsible for land-use planning to develop a plan that will protect both private and public interests in this ecologically fragile area. Eventually, the entire Highway 63 corridor from Columbia to Ashland must be planned to protect these unique, ecologically fragile watersheds, which simply cannot accommodate high-density, commercial development.

We believe development of the Philips tract, as part of a comprehensive land-use plan for the Little Bonne Femme watershed, could result in a highly desirable residential and commercial development. This new community, with its strategic placement and unique management of parklands, could serve as a model for development of the rest of the Highway 63 corridor, as well as for development of ecologically fragile land on urban fringes elsewhere.

 

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John Ikerd is a member of the Little Bonne Femme Watershed Partnership and an MU professor emeritus of agricultural economics.

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