Some questions and comments about Cape Girardeau's proposed peripheral zoning

By Jim And Belinda Goggin

We submit this to express our views on the proposed peripheral zoning being submitted by Cape Girardeau. The views we wish to express are, no doubt, different to the views of others on this issue. Everyone sees a picture through his/her own eyes. It is not our desire to create conflict or slow city growth and development. We simply believe it is time that we express ourselves.

The latest version of peripheral zoning we have read about would create a ring around Cape Girardeau up to two miles and would require anyone who develops more than four lots with improvements to do so according to the specifications used inside the city limits.

We propose the following questions and comments:

1. What if someone wishes to build a subdivision "country style" with no city amenities? Some folks think city utilities and paved streets are essential to successful living. Others, like our family, have lived many seemingly happy years without such advanced ways. We own acreage in the proposed zoning fringe on the north, the most likely way Cape Girardeau has left to expand. We have livestock, row crops, rental property and a commercial business on this property. We currently have no desire to sell or develop. We have considered that if we ever do split our farm, we would probably divide it into several 10-plus-acre tracts. We would like to have neighbors on larger lots and attract people who would enjoy animals and a semirural lifestyle as we do. The current plan would not allow this type development even if we did not want city utilities.

2. Jackson is handling the same situation differently and successfully. Jackson simply makes the regulations known to developers and requires adherence before annexation. If they build a low-end subdivision, they will not be accepted in the city until they upgrade to meet city specs.

3. Take care of what you have before you take on more. Last January our company was doing a demo project in Cape Girardeau. It was raw cold. We saw more than one family living in houses with sheets and blankets nailed over broken doors and windows. More than once we have repaired or replaced septic tanks that have leaked or failed in the city limits. We have graded and added crushed stone to city streets and been paid by private funds. We submit if the many people living in areas of the city whose basements flood with raw sewage when it rains were given a vote on whether to spend money on new territory or repair existing problems, the answer would be obvious. We are of the opinion that if the city could and should address these situations and others like them, it would not have the time or the need to come to the county looking for new territory to supervise.

4. Not all geese lay golden eggs. Many developments fail. Developers are often perceived as rich opportunists. You may or may not know that to develop a piece of property several expensive steps must be taken: A. Purchase land. B. Hire engineering. C. Extend current utilities, water, sewer and electric. D. Hire inspectors from the city to inspect work. E. Pave streets.

Now the punchline: Give it all to the city. A blind man can see why the city wants new subdivisions: tax revenue from the new homes with all new infrastructures.

5. Strategically, Cape Girardeau is no doubt retarding future growth with this proposal. Reason with us for a minute. If you were a potential developer and had the opportunity to choose the area, where would you look for land? Cape Girardeau? Jackson? Farther out in the county?

6. We do not wish to live in the city. We believe strongly that in this country one has the basic privilege of choosing where he wishes to live. The city planners assure us that this is not going to affect anyone but developers. However, as we see the chain of events, it is in a series that will follow. Who will be next? Is the city going to ensure that these policies will remain status quo? What will the next step be? If you live four miles out, you should be getting ready.

7. Something is very wrong with this scenario: A. Building is at a record low. Cape Girardeau issued five building permits the first quarter of 2008. B. Costs are at record highs. This proposal will only drive costs upward. If Cape Girardeau had builders running over each other building substandard homes, and if several substandard developments were eagerly awaiting annexation, then we could see the need for this move. This, to our knowledge is not and has not been the case. Are you aware that every home built in these county developments will be treated as a city dwelling?

8. Before those of you who know us and our experience with our own development criticize that we want free milk without buying the proverbial cow, we offer the following:

A. In 1994, we purchased land on County Road 618 about 1.5 miles from the end of the existing water main. We already owned land on Route W, which was previously served with water. With city encouragement and involvement, we purchased a new pump station for $74,000 to increase pressure and extended the main to the development for $50,000.

B. In 2006, we requested permission to extend the water main a mile east on County Road 618 to three existing homes for $60,000. We were permitted to proceed but could not have fire hydrants because the pressure was insufficient.

C. We are not angry with anyone because of what we have described. We did, however, cancel and void a proposed subdivision that would have been served by the 2006 extension. In all the above, city officials were honest and forthright in their negotiations. Our desire to develop, however, has dimmed in light of these events. Recently, a home burned in the first subdivision. Water pressure would not allow pumping.

9. In closing, we regret that we have been compelled to take such a firm stand in opposition to my many friends in city government. We respect and appreciate their positions, as we hope they do ours. We remain strong in our resolve of disagreement with bringing city zoning to the county. We also encourage anyone living within two miles of the city limits of Cape Girardeau to speak up now or be sorry later. We encourage the Cape Girardeau County Commission to use wisdom and careful consideration before granting this request to Cape Girardeau. Talk to the people who will be affected and decide how to best represent those who have entrusted our officials to be their leaders.

Our views represent the conviction of our hearts on this matter. Thank you for reading.

Jim and Belinda Goggin own and operate Jim Goggin Excavating Inc. on Route W near Cape Girardeau.