The vote by the planning commission was unanimous. The recommendation will now go to the Camden County Commission for final action.
It is unlikely that the county commission will overturn the planning commission's recommendation.
Once the county commission takes final action, the church will need to find an alternative location for its program. The county commission is expected to consider the recommendation of the planning commission in June.
The church, on Runabout Road (Lake Road 54-63) near Osage Beach, has been operating a residential program for men without the appropriate zoning. The church had filed a request with the planning and zoning commission two months ago hoping to rezone the property from a B2 classification in an industrial zone to residential.
According to planning director Chris Hall, the church was not aware of the zoning issues when it opened its doors for the residential facility.
But, despite the fact that the commission felt the church was doing good work, approving the rezoning request was not an option. If the commission had allowed the request to go through, Hall said it would have opened the door to allow for spot zoning.
Hall said spot zoning would essentially benefit the church and none of the other property owners. That kind of up and down zoning can hurt property values, he said. Under the rules and regulations, Hall noted the commission defined the residential program as a non-conforming use for property located in the classification.
The church itself isn't the problem. Based on planning and zoning rules, the church can be located in any type of zoning classification.
It is the residential program the church offers that is creating the problem.
The church also provides a food pantry and a thrift shop. Those programs don't conflict with the current zoning.
Beacon of Hope's program is designed to help men coming out of prison and those in need of alcohol and drug rehab. The residential program is well supervised. The church has considered expanding the program to include a section for women. The church had hoped to include two neighboring lots.
The property in question is surrounded by commercial/industrial use.
Adjacent property owners came out in opposition to the rezoning request.
While the property owners didn't object to the church, the thrift shop or food pantry, they felt the industrial/commercial area was not an acceptable location for a residential program.
Contact Editorial Director Joyce Miller at joyce.miller @lakesunonline.com.
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