HomeMy Public PortalAboutORD13851 BILL NO. 2004-145
SPONSORED BY COUNCILMAN BROWN
ORDINANCE NO. r �. ? )
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, CHANGING, AMENDING,
AND MODIFYING THE ZONING MAP OF THE ZONING CODE OF THE CITY OF
JEFFERSON, BY REZONING FROM RS-2 SINGLE-FAMILY RESIDENTIAL TO M-1 LIGHT
INDUSTRIAL, FOR PROPERTY ADDRESSED AS 2225 IDLEWOOD ROAD, LOCATED IN
SECTION 23, TOWNSHIP 44 NORTH, RANGE 12 WEST, JEFFERSON CITY, COLE
COUNTY, MISSOURI AND ENDORSING AN AMENDMENT ON THE DEVELOPMENT
PLAN MAP OF THE COMPREHENSIVE PLAN TO REFLECT SUCH CHANGE.
WHEREAS, It appears that the procedures set forth in the zoning code relating to zoning
have in all matters been complied with.
WHEREAS, The zoning ordinance requires consistency between the comprehensive plan
and the zoning map and the proposed zoning change would necessitate a
change to the Comprehensive Plan Development Plan Map.
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON,
MISSOURI, AS FOLLOWS:
Section 1 . The following described real estate is rezoned from RS-2 Single Family
Residential to M-1 Light Industrial:
Part of the Northwest Quarter of the Southeast Quarter of Section 23, Township 44
North, Range 12 West, in the City of Jefferson, Missouri, more particularly described
as follows: From a point on the west line of the Northwest Quarter of the Southeast
Quarter of Section 23, which is S5000'E, 652.5 feet from the center of said Section 23;
thence N87053'E, along the northerly line of a tract of land described in Book 466,
page 177, Cole County Recorder's Office, 254.45 feet to the existing zoning line,
Zoned M-1 to the west and Zoned RS-2 to the; east and the POINT OF BEGINNING
for this description; thence continuing N87053'E, Along the northerly line of said tract
in said Book 466, page 177, 245.55 feet to the northeasterly corner of said tract in
Book 466, page 177; thence S05"00'E, along the easterly line of said tract in Book
466, page 177, 417.4 feet to the southeasterly corner thereof; thence S86"03'W, along
the southerly line of said tract in Book 466, page 117, 190.00 feet to the existing
zoning line, Zoned RS-2 to the east and Zoned M-1 to the west; thence in a
northwesterly direction along the existing zoning line to the POINT OF BEGINNING.
Containing 2.02 acres.
Section 2. An amendment to the Comprehensive Plan Development Plan Map is
hereby endorsed to reflect the changes for the area described in Section 1 from Low Density
Residential to Industrial land use.
•
Bill 200,1-W) I
Section 3. This ordinance shall be in full force and effect from and after its passage and
approval.
Passed; I��v� ;�� 1 r� Approve)/,,,- G <%'� : �D`�
Pres dir5,�Officer Mayor
ATTEST: APPROVED FORM:
141,'�
City Clerk Cit ounselor
•
Bill 2004.145 -1-
PUBLIC HEARING NOTICE
Rezoning and Associated Comprehensive Plan Map Amendment
2225 Idlewood Road
The City Council of the City of Jefferson, Missouri, will hold public a hearing on Monday, March 21,
2005 at 6:00 p.m. in the Council Chamber of the John G. Christy Municipal Building, 320 East
McCarty Street, to consider rezoning the rear portion of the property addressed as 2225 Idlewood
Road from RS-2 Single Family Residential to M-1 Light Industrial and an associated amendment
to the Development Plan Map of the City's Comprehensive Plan:
Section 1. Property Description: Part of the Northwest Quarter of the Southeast Quarter of
Section 23,Township 44 North, Range 12 West, in the City of Jefferson, Missouri,more particularly
described as follows: From a point on the west line of the Northwest Quarter of the Southeast
Quarter of Section 23, which is S5°00'E, 652.5 feet from the center of said Section 23; thence
N87°53'E, along the northerly line of a tract of land described in Book 466, page 177, Cole County
Recorder's Office, 254.45 feet to the existing zoning line, Zoned M-1 to the west and Zoned RS-2
to the east and the POINT OF BEGINNING for this description; thence continuing N87053'E, along
the northerly line of said tract in said Book 466, page 177, 245.55 feet to the northeasterly corner
of said tract in Book 466, page 177; thence S05000'E, along the easterly line of said tract in Book
466, page 177, 417.4 feet to the southeasterly corner thereof; thence S86003'W, along the
southerly line of said tract in Book 466, page 177, 190.00 feet to the existing zoning line, Zoned
RS-2 to the east and Zoned M-1 to the west; thence in a northwesterly direction along the existing
zoning line to the POINT OF BEGINNING. Containing 2.02 acres.
Section 2. Rezoning application. The property is proposed to be rezoned from RS-2 Single
Family Residential to M-1 Light Industrial.
Section 3. Associated Comprehensive Plan Map Amendment. Designation of the property
is proposed to be revised from "Low Density Residential" to "Industrial" on the Development Plan
Map.
Phyllis Powell, City Clerk
City of Jefferson, Missouri
P.T. - Friday, March 4, 2005
Department of Community Development/Planning Division
320 East McCarty Street, Room 120
Jefferson City, Missouri 65101
Contact: Anne Stratman or Janice McMillan
Phone (573) 634-6475 Fax (573) 634-6457
City of Jefferson
2225 Idlewood Road
OF 1 EFFr �,
oN Comprehensive Plan Amendment
�s� ►,� ��=. Rezoning from RS-2 to M-1
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Department of Community Development VICINITY
Patrick E. Sullivan, P.E., Director
320 East McCarty Street
Jefferson City, Missouri 65101
Phone (573) 634-6410
Fax (573) 634-6457
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City of Jefferson 2225 Idlewood Road
Ov Comprehensive Plan Amendment
Rezoning from RS-2 to M-1
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APPLICATION FOR AMENDMENTS TO THE C0MtPV-!--l-IFN"lVF PLAN
Cily of J,-?fferson - Planninp Dwi;;iofi
Department of Cor-nniunify
320 East McCarty Str."?e(
Jefferson C i 1,y, M!S S 0 U r I C,-5 110 1
Phone (.57"'.) 10 F ax ';,73j C, 7
The undersioned hereby pelilic^3 the Plannino and �oninp Con-Irn-!-.ion w)(, r,
Missouri, for (he following arnendme-l(s) to flee City's Com.0retlerisive "lan ar U,, o t,.Ia;),
-1 Text Amendment � Map Amendment
Applications for Map amendments shall include a )Dcalion mat) and level of, nr::rii! for site pl;,in review as
outlined in Exhibit 315-71.
All applications shall attach a narrative which addresses lhc. fallov.,in- cnt,!r;:.i, otjfltnr.d in Sr,clrun 35-74.A4.
Jefferson Cily Zoning Code.
a. Whether there was error in the oriainal Comprehensive: 'PIrIrl ndct)tlon In lhal tlic! Pl:inriing rind Zoning
Commission failed to take into account then existing facts, th,-jI were icasanably
foreseeable to exist in the fUlUl-C.
b. Whether events subsea'uent to Ine Comprehc.,nsivc- Plwi rji,Iopiion ij,,)vL'ir)v1,k,,,,)Icd lhc C nmr-nission's
original premises and findings made upon plan ;idolplion,
C, Whether the chance is consistent with the qan!s, P!"-w.
d. Whether events subsequent to tl)c- Comprehensive ,wid/or
condition of the area so as lo make the application
e. Whether the chance is needed to Improve cnn5istency hc.!tvv(!c!n PI.-in rind other
adopted plans.
f. Whether public and commUnilyfaciiiiips, such as Ij!j)jtI-'.'S. :'Morin wiwr,pollco And
lire protection, schools, parks and recrealinral facihtieF, ro;w:;, !-,nlid collection and
disposal, and others are adequate to serve for fit,,, tyr),! arjcl !;,c-*)pt! -;w,Ic, by the
proposed Zone, If utilities are not
a. Whether there 'is an adeo uate supply of lane III Lind IhC: SUFT-Minding,
community to accommodate the zoning and comrnunity ne,!ds.
h. Whether there will benefits derived by G' t;IE,
Amendment Requestcd by: 7 ro P e n Owner
A!ame (typed or printed)
- - Sig a T, /-,rt. )II 'I rust
ShirrelC,. Dun can
Applicant Information: S h i.r I G. ])III)
Property Owner Name s r,,
Addres52225'2 I- r)r)rj
- Prl Phone Number(s)-
Other Applicant Information:
Name: "m
Address:
I ke r
Phone Numner. 7-1
For City t, Use Only: Application Filing Fee 5200
Application Filing Fee Received:
Cash (indicate receipt
Check (000l,; i-di:;a%, ch Ck
Attachments:
Narrative k✓,30. -nYP,oi--c,, !nflorn r. Sheet
Pa3e 1 of I M,,y C 2002
ENVIRONMEN'TAL ENGINI-IJL:RING, INC.
COMPRIE11ENSIVE PLAN AMENDMENTS
Excerpt from Section 35-74 Legislative Approval - Development Permits
Ordinance No. 13361
December 15,2004
Review Criteria. The following criteria shall be considered when reviewing a
Comprehensive Plan amendment application;
a. Whether there was error in the original Comprehensive Plan adoption in
that the Planning and "Zoning Commission failed to take into account then
existing Cacts, projections or trends that were reasonably foreseeable to
exist in the future,
There was no error in the original Comprehensive Plan.
b. Whether events subsequent to the Comprehensive Plan adoption )lave in-
validated the Commission's original premises and finding's made upon
plan adoption.
• The area has generally been used For industrial purposes since
the 19G0's.
C. Whether the change is consistent with the goals, objectives and policies of
the Plan.
The change is consistent with the Comprehensive Plan.
d. Whether events subsequent to the Comprehensive Plan adoption have
changed the character and/or condition of the area so as to make the
application acceptable.
The site is surrounded by commercial/industrial uses with the
exception of the house to the south of the Environmental
Enhineerinh building. The home. is actually zoned M-1.
C. Whether the change is needed to improve consistency between the
Comprehensive Plan and other adopted plans.
There are no other plans on record for the area, to our knowledge.
® f' Whether public and community facilities, such as utilities, sanitary and
storm sewers, water, police and fire protection, schools; barks and
recreational facilities, roads, libraries, solid waste collection and disposal,
and others are adequate to serve development of the type and scope
suggested by the proposed zone. If utilities are not available, whether they
can be extended reasonably.
The proposed use is not a problem for public and community
facilities or infra sU•ucture.
U, Whether there is an adequate supply of land available in the subject area
and the surrounding community to accommodate the zoning and
community needs.
There is a significant natural buffer area surrounding the site.
h. Whether there will be benefits derived by the community or area by the
proposed zone.
Environmental En-ineerinb Inc. is a successful mechanical
contractor. It is often difficult to site uses like these within the
City limits. Their expansion on this site is mutually beneficial
to the City and the business.
•
® f Whether public and community facilities, such as utilities, sanitary and
storm sewers, water, police and fire protection, schools, parks and
recreational facilities, roads, libraries, solid waste collection and disposal,
and others are adequate to serve development of the type and scope
suggested by the proposed zone. If utilities are not available, whether they
can be extended reasonably.
The proposed rise is riot a problem for' public and community
facilities or infra structure.
g, Whether there is an adequate supply of land available in the subject area
and the surrounding community to accommodate the zoning and
community needs.
There is a significant natural buffer area surrounding the site.
h. Whether- there Neill be benefits derived by the community or area by the
proposed zone.
It'nvironmenial Engineei•iria Inc. is a successful mechanical
contractor. it is often difficult to site rises like these within the
City limits. Their- expansion on this site is mutually beneficial
to the City and tine business.
i
APPLICATION FOR Z014ING 0RQINANC= AFVi---NDN1:=NTS
City of Jeff-,-,on - Planning
of Community
"120 at MwCarty Strci--.,t
Jeff---F-,on cilv, WzSourl -551c'
- :-
1he undersigned hereby �he Planninc anud zoning Comr1:::5Ion Fin- C;:� 'So;;nc;t Ci Jie iy o -Ner zon,
Mcssouri, for the folinwing aniemirrient lo th.0 -',Dning Codc:
0
Zoning Te:,,,t Amendment (Doscfi,u o belovv or,attacli com" e r in','DInation,
Adjole acid Section Aff ted (if a D pficat;lo
Description of artlend mwant:
Zoning Mar) Amendment (Rezoning of Real Es:ate)
The undersigned hereby siale they are the owners oil the fok)vvirig re-1 estat (Kcal description
must be printed below or attached as an e-hibit):
Property Ardrc-,E:s:2Z25
Legal/Pro perly Descriptiorl.,
TA M;FD
Who F)cItition to re-2one the anove described r`:al estaic from i,--,
to disinct. The r)ur,,)n5,2
a 1.1 ow Ch( e xj2 ans J on c)f i f- 1)0 n 1)1
.! f, M, I Tj ed
at the I
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ALL OWNERS OF REAL PROPEET"Y PROPOSED TO BE PEZONED PAUS7 31-jif I-%T1-:)tx1 "JI'D ALL SIGNATUR.%-
MUST BE: NOTAM7--D. IF ADDITIONAL SIGNATURES ARE Nl=-EDED S, E E
2tk
Richard
Rich-ar_d,
h�L jruBj X1.1 r rill.
C.
P100crry (Dwner ,;l i%'xne (t.✓pe or print! Pro Dovr,�?r
Shirrel G. Duncan LZ e
Ptonurty Owner ""2 !,.arnc ( yl)c? or prmr) �
3 b r I b,--(J-azLd--w.Q, day D-0 0 YY\-�(Icl thf�, Ll
JANEA R.HOLZHAUSER
NOTARY PUBLIC•140TARY SEAL
S'I'ATE OF MISSOURI
COUNTY OF CQLI.
Aa 0. :S o;
Aadre--s
PnDne
5r
4 no n t i.-i;o-m�j f o 7 ii I
,-=o,- --Itv Use
• Oar' i.i�'� �_..: . ...�_.JI .�� —___—._.-.. . ' ... ,-.,_,... _ .. _ - ��
en!5
"a
ENVIRONMENTAL ENGINEERING, INC.
ZONING ORDINANCE, TEXT AND ZONING MAP AMENDMENTS
Excerpt from Section 35-74 Legislative Approval - Development Permits
Ordinance No. 13361
December 15, 2004
Review Criteria. The following criteria shall be considered when reviewing
H Comprehensive Plan amendment application:
a. The existing zoning was in error at the time of adoption.
There was no error in the zoning at the time of the adoption.
b. There has been a chan(,re in character in the area due t.o installation
of public facilities, other zone changes, new growth trends,
neighborhood deterioration, or development transitions.
Growth in the area has generally been industrial and
commercial which supports the .request.
C. There is a community need for the proposed rezoning.
• 'rhe positive for the 1
g expansion of'an existing business is p
p �
community.
d. The proposed change is consistent with, and in Furtherance of, the
implementation of the goals and policies ofthe Comprehensive
Plan, other- adopted plans, and the policies, intents and
requirements of this Ordinance and other City regulations and
guidelines.
The change is consistent Nvith and in furtherance of the goals
and policies of the plan.
C' The proposed zoning is compatible with the zoning; and uses of
property nearby.
The zoning and proposed use are compatible with adjoining
properties.
f' Public and coMMUnity facilities, which nlav include, but 'II'C not
limited to, sanitary and storm sewers, water.. electrical service,
police and fire protection, schools, parks an( i ecrealio f a cili t ies,
roads, libraries, and solid waste collection and disposal, are
available and adequate to serve uses aut.horv.Cd under the proposed
•zoning.
Public and community facilities arc adequate fur the proposed
use.
A traffic inlpact analysis has been provided to indicate the
potential number of new trips generated arid provisions are
provided to mitigate impacts of high trallic-generating projects.
Traffic impact is minor..
h. Authorized uses shall not adversely affect the capacity or safety of
the street network in the vicinity of the property.
The street capacity is adequate.
1. Potential environmental impacts (c,g,, excessive storm water
runoff, water pollution, air pollution, noise pollution, ex(;essivC
lighting, or other-environmental harms)of authoriGCd uses sha11 be
riltd,.:ated.
Environmental impacts "11-C minor.
j, 'There is an adequate supply of land available in the subject area
and the surrounding com11lUnitV to accommodate the zoning and
community needs.
Significant land surrounds the property.
k. Benefits shall be derived by the community or area proposed to be
rezoned.
The Community benefits from infill development and growth
of the tax base without added costs to provide services.
i
04-095
Enviromilelltlll I n4,inccring, Inc.
12-15-04
R1---ZONIIN(:j DESCRIPTION
Part of the Northwest Quarter of the Southeast Quarter of Section 23, Township 44
North, Range 12 West, in the City, of Jefferson, Missouri, more particularly described as
Follows:
171-0111 .1 point oil the west line of the Northwest Quarter of the Southeast Quarter of
Section 23, which is S5'00'E, 652.5 feet front the center of said Section 23; thence
N87°531", along the northerly line of a tract of land described in Book 466, page 177,
Cole County Recorder's Office, 254.45 feet to the existing zoning line, Zoned NM to the
west and Zoned RS-2 to the cast and the POINT OF BEGINNING for this description;
tl]CI1CC C0110111.1i11g N87°53'1?, a )on- the northerly line of said tract 111 said Book 466, page
177. 245.55 feet to the northeasterly corner of said tract in Book 466, page 177; thence
S05°00'l:, along the easterly Illic of said tract in Book 466, page 177, 417.4 feet to the
southeasterly corner thereof; thence S86°03'MV, along the Southerly line of said tract in
Book 466), pauc 177, 190.00 feet to the existing- zoning line, Zoned 16-2 to the cast and
Zoned N1-1 to the west; thence in a northwesterly dircetiori atoll" the existing.: zoning line
to the POINT OF BEGINNING.
Containing 2.02 acres.
4 It is expressly understood and as-'reed that in tile,, event the proposed rcroninf; of
® the eastern portion orthe Property- is finally dwn►ed, afler exhaus11clr1 ()Call applicable
appeals, Owners Shall W►thill 011e hUndred twenty (1 20) days idler such dental beconles
final fully ahate and remove any and all improvements that are in violas ion of the RS-2
l.o11111".
IN WITNI SS WHE'AI (A', the parties hercto have cxccuted this :Abatement
Aurcement effective the date above mentioned,
City of,jerferson, Missouri
I3
Conn uni� "velopment Director or Desif;nce
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John andwehr
Ci-tY Dfjefferson L
Depattment of Community F)ovelopmen: l-mm k L Sullivan. III.. Direclol
320 Last MrCany Sireet Phone H. 3) 6 3 -64
® lazs !'
Jefferson ("it y, Missouri 6 101 Fit 3) G 562
DeculAm. 1 . 2004
Diehard '11)(i Sharoll
3589 G
ictivshurg, J'kicc
.1 C ffersoll City, N/10 65109
URI]. 13ttildurs:
3441 N. Tell Mile Drive
J effbi-son City. >t/1 C> 65 109
Meyer Electric Co.'
PO Box 1013
Jefferson City, MO 65 102
R c: 2225 Idlewood Road, Jefferson City, Missouri
STOP WORK NOTICE
• Pursuant to Section 114.1 of the Jefferson City Building Code, VOU arc hereby ordered lo cease all work
at Once pertal I lling to the construction at the premises known as 2225 kflewood RoL)d.
The construction work is In violation of SWi0l) 105.1 Of file ICJ'f0l-,S011 C)tV BUildillf, Code in that no
application for bl-13)(11111-11 PCIII-lit(S) has I)CCI) )MICIC IIV the 0WIlUl' or au1.11011MI aLT111.
Be also advised that the COTIStRiCtion work is in violation of' Section „-28 of the Icffci-.qc)il City zollim'.
Code, in that the USC Oft)IC Stl'LICILII*e Is not permitted in an RS zoncd district.
TO I-CSU111C C01IS1.1-LICti011 an for hildim: p-.1-111il must be llmd,- with submittal ofbililding, and
Site 1)),111S 11un-Lillunt to OIL project. AH Cil"Llwillus Sit,)!! bC S'L:jIJUd IW ;I iWL-11�Cd I)l'OfCSSI(Illid.
r3cf,ore a huildill!-, permit can he ISSLICCI the zonln,L' I.QsLIe must You Illa • request a lical-Illil,
with the Z(.)I-llllL, Colillillsslon "it the lic"KI "Ivall"IN". sclwduial
Applications i,ol. buddim-, permits and ZoninL., I! Ih, ofCommullitV
/••v 1111111
C
e r t le r s o n
COMMUNITY DEVELOPMENT
Richard& Sharon Pemberton
G,B,H. Builders
Meyer Electric Co.
December 1, 2001
Page 2
Any pel'Soll(.S) who shall co11tilwe anv work Shall be Subject to penalties as prescribed by law.
Ron Davenport
Division Director of Building Regulations
RD:dIw
c. Janice McMillan
Charles Lansford
Glen Millcr
Dill Stockton
Kevin Schulte
fle
city:of
o f f e r s o n
COMMUNITY DEVELOPMENT ����
."i-
l.
City of Jefferson andwenr
:°u `sc ion►�
,�
Mayor
Department of Community Development ` �. � I r Patrick E. Sullivan, P,E., Direclor
320 East McCarty Street Phone t; 3t C 5 -i>410
isefferson City, tv11550uri 65101
December 9. 2004
Richard Pemberton
Environmental Engineering Inc,
???S ldlcwood Road
Jefferson Cite, MO 65 109
.lake Hum—'Cl
GBH Builders
3441 N. Ten Mile Drive
Jefferson City, MO 65109
Meyer Electric Co.
PO Box 1013
Jefferson City; 1v10 65102
Re: Stop Work Order at 2225 Idlewood Road
The Stop Work Order issued December 1, 2004, to the above referenced address is now rescinded.
All conditions of the order have bccn addressed.
A pe1-mit with conditions will be issued.
Sincerely,
Ron Davenport. C, B. O.
Division Director of Building RcLulatians
RD:dlw
C: Pat Sullivan
Janice 11'lCmillan
Glen Miller
Bill Stockton
City of""k
II�IIIIJ
fMMUNITY DEVELOPMENT
or
ik BAT-EN1 YNTAGREFM ENT
THIS ABATEMENT entered into by and between the City of
Jefferson, Missouri ("City"), and Richard W. Pemberton and Shirrel G. Duncan
("Owners"), this _d14, , day of December, 2004.
WREREAS, Owners are owners ot'real property located at 2225 Idlewood Road,
Jefferson City, Missouri ("Property"), the westerly portion of which is zoned M-I and the
easterly ortion of which is zoned RS-2- and
y $
WHEREAS, Owners, by and through their contractor, GBH Builders, Inc.
C�
("Contractor"), are in the process of constructing an extension to the existing commercial
building located on the Property; and
WHEREAS, it has come to the attention of City that no building permit has been
issued for the described construction and further that a portion of the extension is located
on that portion of the Property that is zoned RS-2, which zoning prohibits the described
extension; and
WHEREAS, City has issued a Stop Work Notice to Owners and Contractor dated
December 1, 2004; and
WHEREAS, Owners are agreeable to abating the described violations, subject to
the terms and conditions hereof, which terms and conditions are acceptable to City;
NOW, THEREFORE, pursuant to Section 35-83.13.2 of the ordinances of City, it
is agreed as follows:
i. The Stop Work Notice is hereby rescinded, and Owners are hereby authorized
to proceed with construction of the described extension, and a conditional building permit
shall be issued pursuant to Sections 8-20.7 and 35-83.13.5 of ordinances of City,
subject to the terms and conditions hereof.
2. Owners and Contractor agree to provide to City all site plans, building perinit
applications, building plans, and specifications otherwise rC(.[Lllrcd by city ordinances
concerning the building addition and site improvements, which plans and specifications
are to be provided on or before December 17, 2004, or as soon thereafter as is reasonably
possible.
3. Owners a,—,roe that they shall as soon as possible file an application to rezone
the eastern portion of the Property to N1-I and that they will Submit said rezonim.,
application and comprehensive plan map amendment application on or before December
16, 2004, in order for the addition to be in compliance with zoninc., requirements.
I
Jefferson City Planning and Zoning Commission
Property Owncr's List
Casc No. P05001 2225 Idlewood Road Febtunry 10, 2005
Rita Ucnomc
2301 Idlewood Road
Jefferson City, MO 65109
2301 Idlewood Road
Jefferson Asphalt
PO Box 104865
Jefferson City, MO 65110
2207 Idlewood Road
Mctal Products Inc
PO Box 479
Jefferson City, MO 65102
2207 ldlcwood Road
Phillips Pipe Linc Company
14500 S. Outcr 50 Road, Suite 306
Chesterfield, MO 63017
Utility
Sprinco Inc
226 Madison Strect
• Jefferson City, MO 65101
2211 Idlewood Road
•
PLANNING S'T'AFF REPORT
,IFFFFRSON CITY PI„1NNIN(, AND ZONING COMMiSSION
is Feoruary 10, 2005
Case No. 11105001 —2225 Idlewood (toad—comprehensive flan Amendnient .old Rezoning Applications
filed by Richard W. Pemberton Trust, and Shirrci (.i. Duncan, property owners, for rezoriing and a
Comprehensive 1'1,111 arllcndnlcnt affecting 2,02 acres located at 2225 Idlewood Road,in Section 23.Township
44, Range 12, Cole County, Missouri. The purpose of the applications is to allow expansion of the existing;
manufacturing, facility(Central Missouri i'rofession;ll Services, Comultam). Continued from January 13,
2005.
A. Amendment to the C:'omprc}lensive flan Dcvelopmclt Map front Low Density Residential to
industrial land use.
13. Rezoning; from RS-2 Single I"anlily Residential to M-I Light industrial,
Notification
By letter, to adjacent and ,iflected properly owners within 185 feet mid by property sign posting.
Correspondence Reccivc(I
Nonc received.
Land Use & %onii
The subject site is situated bCllVClal Idlewood Road and U.S. Ilighway 54 West. Iv1-1 industrial and RS-2
Single family Residential zoning districts split the suhjecl property and several other industrial properties
along this side of ldlewood Road. The original Ellvlronnlcntal En.zinecring building; is situated on the M-1
® industrial portion of the property, and the use as a illcchallical contractor, LiVAC and plumbing fabricatoralld
contractor is Consistent with the z.oiihig, district.
Land to the cast of the subject property to U.S. I lighway 54 is zoned RS-2 Single Family, currently wooded
and undeveloped, with the excepticm of one residential use situated over 750 feet east of the subject property
adjacent to U.S. Highway 54. The wooded land directly cast of the subject site is owned by.iefferson Asphalt
Company, whose operations arc based at 2207 Idle-wood Road, south of the I:ilvironnlental Engineering
Property, also zoned M-1 Industrial. Other industlial uses flanking the subject property include Sprinko,
Incorporated to the north, and Phillips Pipe Line Conlpany, to the west. A legally non-confirming single-
family dwelling abuts the southwest corner of the suhjcct site, also zoned 1I1-I Industrial. The Conlprchensive
Plan Land Use Map supports the 1101)e ldlcwood Road.
1I istor3'aild_C uif-cilt_Prolx_+5rt1
Building inspectors issued a stop work or(Icr on Dccember 1, 2004 to l:nvil-ollmental Engirlecring and its
eontiactor, 6131-1, far a building! expansion project, firs' failure to Obtain buildltl- permits. Complicating the
matter was the fact that the zoning, district hisccled the property, and the addition was located in an RS-2
Residential District. An Abatement A!uivemew was subsc(luently executed in accoi-chmee with Section 35-53
13.2 of the /-.oning Cc+de. Pursuant to the Abatement Aurcemew. "after the lilct" applications were filed,
including ( 1) a site plan awl hulldirlge plans and specifications; (2) ;applications to revise the z(nling and
comprehensive plan neaps. FCCS imd pcnaltics were paid. and the stop work order was rescinded. The
Agreement calls for removal of the non-perlll III e(1 inlprovcnlents should the proposed rczouinu and
comprehensive plan anlendlilelits he dellic(i.
•
Jefferson C'ity I'(annina; and %using, C munis'icm Pape 2
Casc No, P05001 2225 ldlCwomi Road
I'he applications filed for Planning & Zoning (:'onlnlission rCViCW propose to adjust t}le C'olrlprchcnsiVC 1'1,111
Land Use Map and zoningg, boundary so the CntirC I;nvironnlcnia( Engineering property is depicted as
"industrial" land use and zoned %,I-i industrial, therchy•(lowing! lily the expansion of file current land use on
the eastern half ol'the site.
Considerations
Comprehensive 1'1.111 Land Use Map
While no error was made in the colllpl•c11et1sive plan, it also is intended to be a g,cncral guideline for
development. Industrial uses have been in the area since the 1960s; in 1965 the area was annexed into the City
and"industrial"zoning applied to the subject area. The zoning line has changed little since 1968. Many of they
non-residential land uses OCCUpy pollions of the parcels on which they arc located;consequent),, theexisling
zoning boundaries do not Conform to the parcel boundaries in the district. The land uses depicted in the 19416
Comprehensive Plan essentially 161lowed the zoning lines in this vicinity. Zoning boundary 0dlustlllellts illade
to allow expansion of existing industrial uses such as the subject property should be encouraged,as it promotes
healthy econonlic growth, and is consistent with the intent of the Development Man.
Expansion Impacts
The proposed use is an expansion of the existing use and does not sigilificanily affCCt public and community
facilities or infrastructure. 'there is in adequate supply of land available in the subject area and the
surrounding community to,1ccolllnxlciate the zoning and eonlnlunity iieeds. A sigllifiCilllt ilatLli'al buffer area
surrounds the site. Environmental l;nginecrinO, Incorporated, is a successfill mechanical contractor. It is
sometimes difficult to situate uses like this within the city,particularly given coilstraints of soine industrial sites
and zones. Expansion on tills site is mutually beneficial to the city and the business, The community benefits
from infili development and growth of the tax base without added costs to provide services.
Traffic
Traffic impact is expected to be minor. The proposed expansion consists of a pipe-fitting building of 7,200
square feet and a storage area for service vehicles and equipment, which will result in 4-6 additional
employees.
Recommendation
Staff does not condone the actions of 61311 Contractors or Environmental LllgiilecriIII, to ignore the City's
process and regulations. It is Lillfol•tllllate that the zoning and pcnllit issues weren't i•eSOIVCCI prior to
commencing construction as this project could have reaped positive feedback fix• both the business and its
building contractor.
Staff•supports hoth applications:
A. Anlendnlent to the Comprehensive Plan Development Map front Low Ucnsily RCSidCntial to Industrial
land use.
B. Rezoning from RS-_' Single Family Residential to 1M-1 huht industrial.