HomeMy Public PortalAbout20120412minutesMINUTES
JEFFERSON CITY PLANNING AND ZONING COMMISSION
April 12, 2012
5:15 p.m.
COMMISSION MEMBERS PRESENT
Dean Dutoi
Bob George
Chris Jordan, Vice Chairman
Michael Lester
David Nunn
Scott Stacey
Bunnie Trickey Cotten, Alternate
Dale Vaughan, Alternate
COMMISSION MEMBERS ABSENT
Jack Deeken
Ralph Robinett, Chairman
Chris Yarnell
EX -OFFICIO MEMBERS PRESENT
Shawn Schulte, City Council Liaison
STAFF PRESENT
Janice McMillan, Director of Planning & Protective Services
Drew Hilpert, City Counselor
Shane Wade, Civil Engineer II
Eric Barron, Senior Planner
Anne Stratman, Administrative Assistant
ATTENDANCE RECORD
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Call to Order and Introduction of Members, Ex -officio Members and Staff
The Vice Chairman, five regular members and two alternates were present. A quorum was
present.
Vice Chairman Jordan disclosed for the record that the membership of Double Vision Enterprises
includes his Uncle, Mr. Jim Jordan. He explained that his uncle is the Applicant for Case No.
P12005 which is a Rezoning and Preliminary PUD Plan for the 300 Block of Hoover Road. Vice
Chairman Jordan stated that he does not have any financial interest in this property and will not
abstain from discussion.
2. Procedural Matters and Procedures Explained
Mr. Barron explained the procedures for the meeting. The following documents were entered as
exhibits. Mr. Barron advised that copies of the exhibits are available through the City Clerk or the
Department of Planning and Protective Services:
The City Code of the City of Jefferson, as amended
Comprehensive Plan and Land Use Map
Copies of applications under consideration
A list of property owners to whom notices were sent
Affidavit of publication of the public notice in the newspaper
Rules of Procedure, Planning & Zoning Commission
Mr. Barron submitted the following items for the record:
Staff reports
Minutes of proceedings
Copies of drawings, plans, and/or renderings under consideration
Letters or memoranda from staff
Materials submitted by the public or applicants pertaining to the cases under consideration
Designation of Voting Alternates
The Vice Chairman announced that all regular members and Alternates Ms. Cotton and Mr.
Vaughan were eligible to vote.
Minutes/Jefferson City Planning & Zoning Commission
April 12, 2012
Page 2
3. Adoption of Agenda
Mr. Dutoi moved and Mr. Vaughan seconded to adopt the agenda as printed. The motion passed
7-0 with the following votes:
Aye: Cotten, Dutoi, George, Lester, Nunn, Stacey, Vaughan
4. Approval of Minutes from the Regular Meeting of March 8, 2012
Mr. Nunn moved and Ms. Cotten seconded to approve the minutes of the Regular Meeting of
March 8, 2012 as written. The motion passed 7-0 with the following votes:
Aye: Cotten, Dutoi, George, Lester, Nunn, Stacey, Vaughan
5. Communications Received
No correspondence was received
6. New Business
Case No. P12004 — 2827 S. Ten Mile Drive; Rezoning from RS -1 to C-1. Application filed by
William and Nancy Gratz, property owners, to rezone 0.34 acres from RS -1 Low Density
Residential to C-1 Neighborhood Commercial. The property is located on the south side of South
Ten Mile Drive 500 feet west of Stoneridge Parkway and is described as part of the Southeast
Quarter of the Northeast Quarter of Section 10, Township 44 North, Range 12 West, Jefferson
City, Missouri.
Mr. Barron described the proposal and explained that Mr. Gratz owns the residential property at
2827 S. Ten Mile Drive and the adjacent commercial property which is currently in use as a real
estate office. He stated that the purpose of the request is to market the two properties as a single
commercial property available for redevelopment. Mr. Barron explained that the subject property is
located within the South Ten Mile Drive/Kenborg Hills neighborhood. He stated that a neighborhood
plan was adopted as a component of the Comprehensive Plan in 2010 which supports commercial
rezoning in this neighborhood.
Mr. Bill Gratz, 2315 Route M, spoke regarding this request and explained that the proposal is to
rezone the neighboring residential property to C-1 Neighborhood Commercial to make it compatible
with the adjacent C-1 Neighborhood Commercial property. He stated that the rezoning proposal
meets all of the criteria of the Neighborhood Plan. Mr. Gratz explained that the subject property will
be used as a single family residential rental property until such time the entire property is developed
as C-1 Neighborhood Commercial.
No one spoke in opposition to this request and no correspondence was received.
Mr. Barron gave the Planning Division staff report.
Mr. Stacey moved and Mr. George seconded to recommend approval to rezone 2827 S. Ten Mile
Drive from RS -1 to C-1 to the City Council. The motion passed 7-0 with the following votes:
Aye: Cotten, Dutoi, George, Lester, Nunn, Stacey, Vaughan
Case No. P12005 — 300 Block of Hoover Road; Rezoning from RA -2 to PUD and Preliminary
PUD Plan. Application filed by Double Vision Enterprises, property owner, to rezone 8.5 acres of
property from RA -2 High Density Residential to PUD Planned Unit Development and a
Preliminary PUD Plan for a residential development consisting of duplexes and triplexes. The
property is located north of the Hoover Road cul-de-sac and is described as Tracts 5-B1 and 5-
B2 of Lot 5, Cherry Creek Section One, Jefferson City, Missouri. (Central Missouri Professional
Services, Consultant)
Minutes/Jefferson City Planning & Zoning Commission
April 12, 2012
Page 3
Mr. Barron described the proposal and explained that the applicant is proposing to rezone the
subject property from RA -2 to PUD in order to accommodate a residential PUD development
consisting of duplex and triplex style buildings on an 8.5 acre tract. He stated that the buildings
within the development would be accessed by a network of private driveways and the target
clientele for the development would be seniors and retirees. Mr. Barron explained that the previous
Cherry Creek Condominiums development plan was largely abandoned and the property has since
been divided into two separate ownerships. He stated that the Preliminary PUD Plan shows 10 two -
unit residential structures and 11 three -unit residential structures arranged on the property. Mr.
Barron explained that an existing maintenance building/future community building would remain
with access from the Hoover Road cul-de-sac and one residential unit is shown as a future
maintenanceloffice unit. He stated that the maximum density is proposed as 62 units over the 8.5
acre site, and the plan proposes flexibility for the developers to switch out a triplex unit for two
duplexes and vice versa. Mr. Barron explained that a sidewalk network is shown on the Preliminary
PUD plan and includes a sidewalk connection to the property to the north.
Mr. Paul Samson, Central Missouri Professional Services, 2500 E. McCarty Street, spoke
regarding this request and explained that the previous development originally called for 148 units
within the 8.5 acres. He stated that the proposed development consists of a maximum of 62 units.
Mr. Samson explained that the reduction in units allows for increased green space, reduced traffic
on Hoover Road and W. Main Street, reduced stormwater runoff and other numerous benefits to
the community. He stated that each unit will be approximately 1,100 square feet consisting of two
bedrooms, two baths and a single car garage. Mr. Samson explained that most buildings will be
constructed slab on grade with some units having walk out basements. He stated that the building
exteriors will consist of maintenance free brick and concrete siding. Mr. Samson explained that the
entire development will be maintained by a single ownership group. He stated that the development
will be served by an extension of the sanitary sewer main from the development to the north of the
subject property.
Mr. Dutoi inquired whether there are procedures in place for access for taxis and emergency
vehicles since this is a gated community. In response, Mr. Samson explained that the ownership
group is researching the best system to accommodate those types of services.
Mr. Dutoi commented that the sidewalks stop just short of a good pedestrian plan especially
along the east row. In response, Mr. Samson explained that the goal is to have sidewalks on one
side of the street throughout the development. He stated that they are also providing approximately
30 on -street parking spaces for visitors. Mr. Samson explained that sidewalk have been placed
adjacent to those on -street parking spaces.
Mr. Dutoi commented that the proposed plan seems to meet the requirements for the underlying
zoning as far as the number of sidewalks. He suggested that there should be a better pedestrian
system for the people living there.
Mr. Samson explained that the plan is minimalistic to show that it meets the requirements. He
stated that the owners have verbalized that they are amenable to changes or additions. Mr.
Samson explained that the sidewalks connect to the existing system on the south side of the
Hoover Road cul-de-sac. He stated that the system extends through the development to the
northwest comer which temporarily dead ends at the adjacent property. Mr. Samson explained that
as the next property is developed that sidewalk system would be extended to the end of the Chert'
Creek cul-de-sac off of Highway 179.
No one spoke in opposition to this request and no correspondence was received.
Mr. Barron gave the Planning Division staff report.
Mr. Wade gave the Engineering Division staff report.
Minutes/Jefferson City Planning & Zoning Commission
April 12, 2012
Page 4
Mr. Jordan inquired whether the Applicant has been made aware of the stormwater issues
brought forward by the Engineering Division. In response, Mr. Samson explained that they have
been made aware of the stormwater issues and are willing to discuss those with City staff.
Mr. Stacey moved and Mr. Dutoi seconded to recommend approval of the request to rezone the
property from RA -2 to PUD to the City Council. The motion passed 7-0 with the following votes:
Aye: Cotten, Dutoi, George, Lester, Nunn, Stacey, Vaughan
Mr. Stacey moved and Mr. Vaughan seconded to recommend approval of the Preliminary PUD
Plan subject to compliance with the recommendations of Engineering Division to the City Council.
The motion passed 7-0 with the following votes:
Aye: Cotten, Dutoi, George, Lester, Nunn, Stacey, Vaughan
7. Miscellaneous Reports
None.
8. Other Business
A. Discussion of Zoning Code Amendments relating to the following:
1. Fences
Mr. Barron explained that current fence regulations do not specify design standards or the
type of materials that are permitted, which occasionally results in unsightly fences being
constructed. Commercial businesses occasionally request fences in their front yards, which are
currently not permitted. Residential lots with back yards fronting streets occasionally request
fences, and are held to the front yard standards due to the street frontage.
He stated that staff recommends establishing design standards as follows:
1. Fences shall be constructed in an workmanship like manner;
2. No more than two different types of fencing material are permitted;
3. No fence shall be made of cloth, canvas, sheet metal, or other like material;
4. The finished side of the fence shall face outward. Posts must be located on the inside
of the fence.
Mr. Barron stated that staff also recommends that in commercial districts, allow fences four
foot tall in the front yard and allow fences 10 feet tall behind the front setback line. For residential
double frontage lots, allow fences up to six feet tall subject to a 10 feet setback from the right of
way line or even with the established build line along the street.
Mr. Jordan suggested defining `workmanship like manner".
2. Garage Size
Mr. Barron explained that City staff routinely receives requests for garages that exceed the
maximum size allowance. While many of these requests are for small lots where the maximum
size is appropriate, some requests are for lots that have sufficient size to accommodate a garage
larger than the 1,000 sf limit. Several variances have been granted for garages that exceed the
maximum permitted size. He stated that Staffs recommendation is as follows:
1. Lot size of 20,000 sf or more — maximum of 1,250 sf garage
2. Lot size of 40,000 sf or more — maximum of 1,500 sf garage
3. Outdoor Lighting
Mr. Barron explained that the current outdoor lighting standards are primarily designed for
parking lot lighting. Commercial businesses have requested higher levels of lighting for uses
such as vehicle sales lots and underneath vehicle canopies at banks and gasoline stations. Also,
staff have received negative comments from City residents about commercial sites being
illuminated at all hours of the night.
Minutes/Jeffemon City Planning & Zoning Commission
April 12, 2012
Page 5
He stated that Staffs recommendation is as follows:
1. Canopy lighting and vehicle display lots should be permitted an average of 10
footcandles.
2. Canopy lights should be full cutoff, gush with the ceiling of the canopy.
3. Large parking lots containing 4 or more light poles should be required to dim the
lighting by 50 percent after 10:00 P.M.
Mr. Nunn inquired of how businesses would comply that are replacing only a certain
percentage of lighting poles in their parking lot. In response, Ms. McMillan explained that when
the City first considered parking lot landscaping there was a provision added for parking lots
conforming to landscaping standards. She suggested that a similar provision be added for
parking lots that do not comply with these lighting standards. Ms. McMillan explained that you can
establish a standard for how they would come into compliance. She stated that numerous
commercial businesses are interested in reducing their lighting because of energy costs.
4. Authorized Land Uses in Zoning Districts
Mr. Barron explained that he is proposing the following amendments to the zoning matrix:
1. Vocational and Technical Schools, Business Schools, Postsecondary Colleges,
Universities. Recommendation: Permit sites less than 5 acres in the C-1 and C-2 districts.
2. Print/Copy Shops. Recommendation: Permit in the C-1 district
3. Contractor and Trade Shops with indoor Operations and Outdoor Storage.
Recommendation: List as a conditional use of the C-2 district.
4. Motor Vehicle Wash. Permit in the C-2 district
5. Dog Grooming. Recommendation: Define dog grooming businesses, indoor operations,
and permit in the C-1 and C-2 districts.
There was no additional discussion from Commission members.
5. Parking Standards
Mr. Barron explained that currently the regulations for a restaurant or bar/tavern is one parking
space for every three (3) seats. He stated that the recommendation is one space per 100 square
feet. Mr. Barron explained that currently regulations for drive-through restaurants are one space
for every four (4) seats. He stated that the recommendation is also one space per 100 square
feet. Mr. Barron explained that parking regulations for hotels are not currently listed in the zoning
code. He stated that the recommendation is one space per room plus 75 percent of the required
parking for other uses. He stated that banks are also not listed, and the recommendation is one
space per 300 square feet.
Mr. Nunn moved and Mr. Stacey seconded to direct staff to advertise the proposed code
revisions for a public hearing. The motion passed 7-0 with the following votes:
Aye: Cotten, Dutoi, George, Lester, Nunn, Stacey, Vaughan
Councilman Schulte on behalf of the Mayor and fellow City Council members thanked
Commission members for their willingness to serve on this Commission. Your willingness to serve
signals your dedication not only to this community but to the citizens that we serve.
9. Adjourn. There being no further business, the meeting adjourned at 6:33 p.m.
Respectfully Submitted,
Eric Barron, Assistant Secretary