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Neighbors fear impact on water, roads, schools
Plans call for 1,500 homes on 2,333 acres near pristine creek, battlefield.
By Jenny Fillmer, News-Leader Staff
01/25/2004
Springfield News-Leader
Republic — Developer Roland Douglas wants to turn 2,300 rolling acres southeast of Republic into an expansive neighborhood of about 1,500 homes, some of which will be equipped with septic tanks rather than city sewer.
Though the project still must clear several regulatory hurdles, people are buzzing about the massive project's potential impact:
• Septic tanks serving the 266 homes in the county portion of the proposal could affect the nearby Terrell Creek, a cold-water trout stream that flows into the James River.
• Water needs could continue to drain a well-tapped aquifer.
• Christian County officials wonder how they'll pay for roads and sheriff's patrols in what they say is the largest development ever proposed for the county.
• New homes will mean new families, many of whom will send school-age children to Republic's already crowded schools.
• As currently planned, the development calls for homes to be built on areas officials with Wilson's Creek National Battlefield say are historically significant.
Douglas, vice president of Hollister-based Missouri Partners Inc., said he wants to be sensitive to his neighbors' concerns while proceeding with the project.
"We've been looking for several years for property in the Springfield area," he said. "We like the location, we like the terrain. It's a piece of property that will be developed, whether it's us or someone else."
If he obtains all the zoning approvals he needs, Douglas hopes to close the deal by April. He has approached officials with Christian County and Republic. But he'll need nods from the state Department of Natural Resources and the Department of Transportation to proceed as planned.
Named for the stream that runs through the land, the Terrell Creek development would include clubhouses, swimming pools, horse stables, walking trails and playgrounds — amenities to match homes in the $200,000 to $250,000 price range.
"It's going to be outdoor living," said Douglas, who has developed subdivisions near Branson and Lake of the Ozarks. "We think we'll end up with more park area than the city of Springfield has."
Septic skeptics
In the Springfield office of the James River Basin Partnership, the phone has been ringing for weeks with callers concerned about the proposed development.
Executive director Holly Neill has heard from neighbors worried about septic systems that might taint Terrell Creek.
"Terrell is a really nice pristine creek," Neill said. "It's fed by a lot of springs, so it's a cool-water stream that houses a lot of species."
Terrell Creek is designated as a cold-water sport fishery, according to one DNR study.
Home sites using septic systems to filter waste can be problematic with the Ozarks' karst foundation, which is littered with fissures and pockmarks underneath the ground.
Improperly maintained systems can lead to nutrients such as phosphorus making their way into groundwater and nearby streams, causing algae growth and endangering water quality, Neill said.
But regulation of septic systems is sporadic in Christian County, and failing tanks can easily go unnoticed by officials.
"We approve the construction," said Cindy Bilyeu, assistant administrator of the county health department. "After that, we don't hear anything unless someone files a complaint. We don't have the manpower to go out and check all the systems in Christian County on a yearly basis."
Neighbors concerned about water quality have hired hydrogeologist Tom Aley to review the proposed development.
Aley, who has also conducted two major studies of on-site sewage systems for Greene County, said septic tanks simply don't work for this area.
"Septic systems are designed for use in good-quality agricultural soils," said Aley. "We don't have those in Christian County. The nature of the soils, geology and hydrology, and the creation of a large subdivision on septic is going to degrade the groundwater quality and the stream quality."
Officials with the Department of Natural Resources maintain that approved septic systems in the proposed subdivision would not harm Terrell Creek or any waterways downstream.
"If the soils are reviewed correctly, it should be fine," said Kevin Hess, a water pollution unit chief for DNR. "If done correctly, there should be no effect on the surface water."
In 2001, though, Table Rock Lake Water Quality Inc. conducted a study that found thousands of faulty septic tanks around the lake. It's that type of leakage that worries Floyd Gilzow, executive director of the Upper White River Basin Foundation.
"The current state and local regulations were designed solely to keep people separated from raw sewage and were never designed to keep nutrients out of the water," he said.
Gilzow and Aley both are concerned that Terrell Creek drains directly into the James River, which has already been designated as an impaired waterway by federal regulators, which requires greater monitoring efforts.
Deeper wells
Andy Arndt's ancestors settled near Terrell Creek because of the abundant feeder springs flowing year-round with clean, cold water.
Since 1978, he has lived on his family's 150-year-old farm.
"We don't want to take a chance on that groundwater going bad," he said. "Once we lose good-quality water, we won't get it back."
Residents near the proposed development say their water quality has already declined, as more and more wells are drilled into the same underground water source.
"In dry season, these wells get a little low and sulfur-smelling," said Clifton Gordon, who lives just south of the proposed development and has a 400-foot well. "My main concern is that if (the developer is) planning on drilling a deep well, it'll dry up the more shallow wells around here."
Arndt said most of the natural springs that attracted his ancestors in 1854 have dried up. His family has had to drill several wells to supply their herd of registered Herefords.
"Anybody would rather see wildlife, a lot of trees and a creek not disappear. That's upsetting, but you can live with that," said Arndt. "But when the wells start going dry, you can't live with that."
Water in the development would be likely be supplied by a shared well, which requires approval from the Missouri Department of Natural Resources.
Officials with DNR's public drinking water office said they had not received an application for a permit.
Jumping through hoops
Douglas' proposal is divided into two sections: 1,470 acres of 3-to-10-acre lots, which would follow Christian County regulations, and 560 acres of city-size lots, which would be annexed into Republic.
Douglas, who didn't provide a timeline for the project, said he would proceed with the county development if the Republic annexation failed. But if Christian County doesn't approve the piece along Terrell Creek, the whole deal is off.
The county's planning and zoning commission, which has scheduled a Feb. 2 hearing on the project, is now considering the project's first phase of 74 lots. The remaining 192 lots would come in additional phases.
"They'll see the whole picture, but all they approve is phase one," said Gary Haddock, planning administrator for Christian County. "If there are problems, they are not going to get approved for the second and third phases."
Haddock said DNR and the county health department must approve the 74 septic tanks for the proposal to pass.
"If septic permits are not issued, I'm not issuing building permits," he said.
The planning and zoning commission, which will make the decision on the Christian County portion of the project, will also review the county's roads and its ability to provide services to the area in question.
County Commissioner Tom Chudomelka wondered how his county's already tight budget would provide services to the development.
"We would have to support those people with sheriff's department and roads, and the county operates off a sales tax," said Chudomelka, adding that the development's proximity to Republic and Springfield would likely send most of its shoppers out of the county.
"That's a concern for us," said Chudomelka. "You're talking a good-sized community, and they're going to want to see a sheriff's deputy drive by every once in a while."
In Republic, the usual considerations of providing water, sewer, roads and city services are compounded by the size of the proposed annexation.
"I can't honestly say we've ever contemplated annexing 560 acres," said Randall Whitman, a planner for the city of Republic. "We've had some large annexations, but nothing on that scale."
Whitman said the annexation is complicated by the fact that 240 acres lie within Greene County and 320 acres are in Christian County.
He said it was too early to say when his office would finish reviewing the proposal. But a preliminary study showed the city could supply sewer and water services to the 560-acre annexation. Whitman thinks sewer may be possible for the entire development.
"I think the city would certainly consider providing services to the entire project, as opposed to having it developed with septic," said Whitman. "Whether it's economically feasible, we'll see."
Once Republic's planning and zoning board rules on the proposal, it goes before the city's Board of Aldermen for a final vote.
If the annexation is approved, the land will be added to Republic under its current zoning use, agricultural. Douglas would then have to apply to rezone the land for residential use.
Wilson's Creek
Confederate troops, thirsty in an Ozarks August, camped by the cool water of Terrell Creek before the 1861 Battle of Wilson's Creek.
Part of that former campground is slated for development in Douglas' subdivision, located just across the road from the national battlefield.
Battlefield superintendent Ted Hillmer said the battlefield has long-range plans to buy part of the land, although it doesn't have the money now.
"We don't want to have to go back 40 years from now and purchase the land," said Hillmer. "If they could just work with us to have some open space, we could be preserving cultural aspects that are important for this area."
Hillmer has had initial discussions with Terrell Creek developers, but nothing has been decided.
Said Douglas: "Our position is we want to be a good neighbor. However, we need to do what we need to do to develop the property."
Wilson's Creek is noted for having at least 80 percent of the original battlefield untouched, and Hillmer would like to add to that record.
But money remains an issue, the superintendent said.
"The government could purchase it, but our processes are a little slower," said Hillmer, adding that it could be years before Congress approves such a deal. And fund raising for the venture could take years.
The battlefield needs to avoid what other national battlefields face, he said.
Restoring the battlefield at Gettysburg, Pa., involved the recent purchase of historic property that now includes an auto dealership and motel.
"In our case, we have a prime piece of property that doesn't have that kind of stuff on it," Hillmer said. "If we do it right, we won't be in that place in 40 years."
News-Leader reporter Mike Penprase contributed to this story. Contact reporter Jenny Fillmer at jfillmer@News-Leader.com.
Neighbors fear impact on water, roads, schools
Plans call for 1,500 homes on 2,333 acres near pristine creek, battlefield.
By Jenny Fillmer, News-Leader Staff
01/25/2004
Springfield News-Leader
Republic — Developer Roland Douglas wants to turn 2,300 rolling acres southeast of Republic into an expansive neighborhood of about 1,500 homes, some of which will be equipped with septic tanks rather than city sewer.
Though the project still must clear several regulatory hurdles, people are buzzing about the massive project's potential impact:
• Septic tanks serving the 266 homes in the county portion of the proposal could affect the nearby Terrell Creek, a cold-water trout stream that flows into the James River.
• Water needs could continue to drain a well-tapped aquifer.
• Christian County officials wonder how they'll pay for roads and sheriff's patrols in what they say is the largest development ever proposed for the county.
• New homes will mean new families, many of whom will send school-age children to Republic's already crowded schools.
• As currently planned, the development calls for homes to be built on areas officials with Wilson's Creek National Battlefield say are historically significant.
Douglas, vice president of Hollister-based Missouri Partners Inc., said he wants to be sensitive to his neighbors' concerns while proceeding with the project.
"We've been looking for several years for property in the Springfield area," he said. "We like the location, we like the terrain. It's a piece of property that will be developed, whether it's us or someone else."
If he obtains all the zoning approvals he needs, Douglas hopes to close the deal by April. He has approached officials with Christian County and Republic. But he'll need nods from the state Department of Natural Resources and the Department of Transportation to proceed as planned.
Named for the stream that runs through the land, the Terrell Creek development would include clubhouses, swimming pools, horse stables, walking trails and playgrounds — amenities to match homes in the $200,000 to $250,000 price range.
"It's going to be outdoor living," said Douglas, who has developed subdivisions near Branson and Lake of the Ozarks. "We think we'll end up with more park area than the city of Springfield has."
Septic skeptics
In the Springfield office of the James River Basin Partnership, the phone has been ringing for weeks with callers concerned about the proposed development.
Executive director Holly Neill has heard from neighbors worried about septic systems that might taint Terrell Creek.
"Terrell is a really nice pristine creek," Neill said. "It's fed by a lot of springs, so it's a cool-water stream that houses a lot of species."
Terrell Creek is designated as a cold-water sport fishery, according to one DNR study.
Home sites using septic systems to filter waste can be problematic with the Ozarks' karst foundation, which is littered with fissures and pockmarks underneath the ground.
Improperly maintained systems can lead to nutrients such as phosphorus making their way into groundwater and nearby streams, causing algae growth and endangering water quality, Neill said.
But regulation of septic systems is sporadic in Christian County, and failing tanks can easily go unnoticed by officials.
"We approve the construction," said Cindy Bilyeu, assistant administrator of the county health department. "After that, we don't hear anything unless someone files a complaint. We don't have the manpower to go out and check all the systems in Christian County on a yearly basis."
Neighbors concerned about water quality have hired hydrogeologist Tom Aley to review the proposed development.
Aley, who has also conducted two major studies of on-site sewage systems for Greene County, said septic tanks simply don't work for this area.
"Septic systems are designed for use in good-quality agricultural soils," said Aley. "We don't have those in Christian County. The nature of the soils, geology and hydrology, and the creation of a large subdivision on septic is going to degrade the groundwater quality and the stream quality."
Officials with the Department of Natural Resources maintain that approved septic systems in the proposed subdivision would not harm Terrell Creek or any waterways downstream.
"If the soils are reviewed correctly, it should be fine," said Kevin Hess, a water pollution unit chief for DNR. "If done correctly, there should be no effect on the surface water."
In 2001, though, Table Rock Lake Water Quality Inc. conducted a study that found thousands of faulty septic tanks around the lake. It's that type of leakage that worries Floyd Gilzow, executive director of the Upper White River Basin Foundation.
"The current state and local regulations were designed solely to keep people separated from raw sewage and were never designed to keep nutrients out of the water," he said.
Gilzow and Aley both are concerned that Terrell Creek drains directly into the James River, which has already been designated as an impaired waterway by federal regulators, which requires greater monitoring efforts.
Deeper wells
Andy Arndt's ancestors settled near Terrell Creek because of the abundant feeder springs flowing year-round with clean, cold water.
Since 1978, he has lived on his family's 150-year-old farm.
"We don't want to take a chance on that groundwater going bad," he said. "Once we lose good-quality water, we won't get it back."
Residents near the proposed development say their water quality has already declined, as more and more wells are drilled into the same underground water source.
"In dry season, these wells get a little low and sulfur-smelling," said Clifton Gordon, who lives just south of the proposed development and has a 400-foot well. "My main concern is that if (the developer is) planning on drilling a deep well, it'll dry up the more shallow wells around here."
Arndt said most of the natural springs that attracted his ancestors in 1854 have dried up. His family has had to drill several wells to supply their herd of registered Herefords.
"Anybody would rather see wildlife, a lot of trees and a creek not disappear. That's upsetting, but you can live with that," said Arndt. "But when the wells start going dry, you can't live with that."
Water in the development would be likely be supplied by a shared well, which requires approval from the Missouri Department of Natural Resources.
Officials with DNR's public drinking water office said they had not received an application for a permit.
Jumping through hoops
Douglas' proposal is divided into two sections: 1,470 acres of 3-to-10-acre lots, which would follow Christian County regulations, and 560 acres of city-size lots, which would be annexed into Republic.
Douglas, who didn't provide a timeline for the project, said he would proceed with the county development if the Republic annexation failed. But if Christian County doesn't approve the piece along Terrell Creek, the whole deal is off.
The county's planning and zoning commission, which has scheduled a Feb. 2 hearing on the project, is now considering the project's first phase of 74 lots. The remaining 192 lots would come in additional phases.
"They'll see the whole picture, but all they approve is phase one," said Gary Haddock, planning administrator for Christian County. "If there are problems, they are not going to get approved for the second and third phases."
Haddock said DNR and the county health department must approve the 74 septic tanks for the proposal to pass.
"If septic permits are not issued, I'm not issuing building permits," he said.
The planning and zoning commission, which will make the decision on the Christian County portion of the project, will also review the county's roads and its ability to provide services to the area in question.
County Commissioner Tom Chudomelka wondered how his county's already tight budget would provide services to the development.
"We would have to support those people with sheriff's department and roads, and the county operates off a sales tax," said Chudomelka, adding that the development's proximity to Republic and Springfield would likely send most of its shoppers out of the county.
"That's a concern for us," said Chudomelka. "You're talking a good-sized community, and they're going to want to see a sheriff's deputy drive by every once in a while."
In Republic, the usual considerations of providing water, sewer, roads and city services are compounded by the size of the proposed annexation.
"I can't honestly say we've ever contemplated annexing 560 acres," said Randall Whitman, a planner for the city of Republic. "We've had some large annexations, but nothing on that scale."
Whitman said the annexation is complicated by the fact that 240 acres lie within Greene County and 320 acres are in Christian County.
He said it was too early to say when his office would finish reviewing the proposal. But a preliminary study showed the city could supply sewer and water services to the 560-acre annexation. Whitman thinks sewer may be possible for the entire development.
"I think the city would certainly consider providing services to the entire project, as opposed to having it developed with septic," said Whitman. "Whether it's economically feasible, we'll see."
Once Republic's planning and zoning board rules on the proposal, it goes before the city's Board of Aldermen for a final vote.
If the annexation is approved, the land will be added to Republic under its current zoning use, agricultural. Douglas would then have to apply to rezone the land for residential use.
Wilson's Creek
Confederate troops, thirsty in an Ozarks August, camped by the cool water of Terrell Creek before the 1861 Battle of Wilson's Creek.
Part of that former campground is slated for development in Douglas' subdivision, located just across the road from the national battlefield.
Battlefield superintendent Ted Hillmer said the battlefield has long-range plans to buy part of the land, although it doesn't have the money now.
"We don't want to have to go back 40 years from now and purchase the land," said Hillmer. "If they could just work with us to have some open space, we could be preserving cultural aspects that are important for this area."
Hillmer has had initial discussions with Terrell Creek developers, but nothing has been decided.
Said Douglas: "Our position is we want to be a good neighbor. However, we need to do what we need to do to develop the property."
Wilson's Creek is noted for having at least 80 percent of the original battlefield untouched, and Hillmer would like to add to that record.
But money remains an issue, the superintendent said.
"The government could purchase it, but our processes are a little slower," said Hillmer, adding that it could be years before Congress approves such a deal. And fund raising for the venture could take years.
The battlefield needs to avoid what other national battlefields face, he said.
Restoring the battlefield at Gettysburg, Pa., involved the recent purchase of historic property that now includes an auto dealership and motel.
"In our case, we have a prime piece of property that doesn't have that kind of stuff on it," Hillmer said. "If we do it right, we won't be in that place in 40 years."
News-Leader reporter Mike Penprase contributed to this story. Contact reporter Jenny Fillmer at jfillmer@News-Leader.com.
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