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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 9of10 6of10 8of10 10 of 10 8of10 10 of 10 9of10 10 of 10 ATTENDANCE RECORD 9of10 8 of 10 8 of 10 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