About 100 people attended two open houses held last week to get a look at a draft of the new Visualize Jefferson County Master Plan, said Mitch Bair, director of county services.
The 111-page draft of the plan was available for participants to peruse at the open houses, which were held March 5 and March 6 at the Administration Center in Hillsboro. County staff were on hand to provide clarity and receive public feedback.
After the final open house was held, an advisory panel of 11 county government officials met to review submitted comments and amend the draft of the master plan, which, when approved, will serve as the county government’s official guide for land use, economic development and natural areas for the next decade.
The Planning and Zoning Commission will consider the plan and make a recommendation for the County Council to consider at a future meeting. Based on the recommendation, the council will then either approve or deny the plan.
The master plan draft is available on the county’s dedicated website, visualizejeffersoncountymasterplan-hlplanning.hub.arcgis.com, where people may submit feedback or make comments.
According to the proposed plan, the county’s overarching goal for the next 10 years is to “leverage its combination of natural resources and regional position” along I-55 and the Mississippi River to establish the county as a good place to live and work.
“Jefferson County aspires to cater to all populations, whether living in the county’s safe neighborhoods, enjoying scenic open space and natural features, exploring its quaint, small-town communities to shop, dine and socialize, or commuting to work,” the plan states.
Feedback
Dan Govero, the Jefferson County Growth Association (JCGA) president and owner of Govero Land Services in Imperial, attended the March 6 open house. He said he liked the natural space section of the plan, which works to protect the rural areas of the county while promoting further commercial and residential development in suburban and urban areas.
Govero said making sure new developments have adequate sewer, water and road access is also important to him.
“(The County) has got utopian ideas, but we’ve got to ensure we work with the utilities and ensure we have good coverage,” he said.
Govero said he also liked the plan’s proposal to see more mixed-use developments, which would combine more residential and small commercial areas in a district that would be zoned for that use. H-J Enterprises, an electrical supply manufacturer in High Ridge, is a good example, he said, of an industrial business coexisting with nearby residences in a responsible way.
Govero also said he’d like to see more focus on bringing manufacturing jobs to the county.
Donna Litton, JCGA vice president and chief executive officer of the Jefferson County Economic Development Corporation, said she’d like to see the county provide more incentives to entice businesses to come to the county.
“Businesses looking to move into the county need incentives that are just not available right now,” she said. “That would be a nice addition to the master plan.”
According to the master plan draft, the county will provide incentives and foster partnerships with developers looking to create mixed-use developments that include “affordable housing, commercial spaces and public amenities in areas served by existing infrastructure.
“Jefferson County can foster a thriving and sustainable future by supporting mixed-use development in key areas served by existing infrastructure. This approach concentrates growth in designated areas, creating compact and accessible communities that minimize urban sprawl, thereby compromising the rural character of these areas.”
Kami Kimes, an account executive with Hillsboro Title Co., said Jefferson County, and Hillsboro in particular, needs more housing options.
“We need more housing, more rooftops in Hillsboro,” she said. “We’re a small community and (potential homebuyers) are scared to come in here. Rentals – there’s nothing. Houses are also slim to none.”
According to the master plan, 61.4 percent of the county is dedicated to rural residential land, showing a lack of housing diversity. The county “should promote denser development within urban and suburban growth areas,” the plan says.
“This strategy will help better align the housing supply with both local and regional needs, fostering a more diverse population across different life stages, income levels and particularly addressing the shortage of housing options for residents aged 35 to 54.”
The plan recommends the county prioritize bringing in a variety of housing styles. Instead of large rural homes, more affordable, smaller housing units are encouraged, such as multifamily units, mixed-use developments, starter homes and mid-level housing.
The plan also suggests the county conduct a “comprehensive revision” of the unified development order, which outlines the county’s zoning requirements and subdivision regulations, to put less emphasis on rural, single-family housing.
According to the plan, the UDO’s single-family zoning districts R-7, R-10 and R-20 limit the types of housing that may be developed in those areas, which need to be reevaluated.
Karen Weddington, owner of SawBrush Boutique in Hillsboro, said she’d like to see more emphasis put on the county’s main streets.
“We need a main street (in Hillsboro), something cohesive,” she said. “Most retailers would agree. We want small town quaintness, without having to go elsewhere to do fun things.”
The proposed master plan highlights key areas, called nodes, along I-55, Jeffco Boulevard, Hwy. 141, Hwy. 30, Imperial Main Street and High Ridge Boulevard that would benefit from a “diverse range of retail and commercial uses.”
“For example, a node could include ground-floor retail shops with offices or apartments above, encouraging both daytime business activity and evening residential presence,” the plan states. “Mixed-use developments could feature grocery stores, cafes and coworking spaces with integrated residential units.”