HomeMy Public PortalAbout2015-10-08 packet Notice of Meeting&Tentative Agenda
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City of Jefferson Planning and Zoning Commission
Thursday,October 8,2015—5:15 P.M.
City Council Chambers,John G.Christy Municipal Building,320 East McCarty Street
Enter through Main Lobby
A11 interested parties will he given a chance to he heard.
TENTATIVE AGENDA
1. Call to Order and Introductions
2. Procedural Matters
• Determination of quorum and designation of voting alternates
• Call for cases
• Receive and review requests for continuance
• Receive requests for reordering the agenda
• Format of hearing
• List of exhibits
3. Adoption of Agenda(as printed or reordered)
4. Approval of Regular Minutes of September 10,2015
5. Communications Received
6. New Business/Public Hearings
Case No. P15011 — 2301 and 2305 E. McCarty Street, Rezoning from C-2 to RA-1 and
Comprehensive Plan Amendment. (Continued from September 10, 2015). Request filed by Price
Development Company LLC, property owner, John Price, authorized representative, to rezone 0.49 acres
from C-2 General Commercial to RA-1 Multi-family Residential and an amendment to the development
plan map of the Comprehensive Plan to show the property as High Density Residential. The property is
located at the northeast corner of the intersection of E. McCarty Street and Doehla Drive and is described
as lots 18 and 19 of Doehlas Subdivision.Jefferson City, Missouri.
Case No. P15014 — 2219 E. McCarty Street, Rezoning from C-2 to RA-1. Request filed by planning
division staff to rezone 0.52 acres from C-2 General Commercial to RA-1 Multi-family Residential. The
property is located at the northwest corner of the intersection of E. McCarty Street and Doehla Drive and is
described as lots 1 and 2 of Doehlas Subdivision,Jefferson City, Missouri.
Case No. P15015 — 3219 Masonic Court, Preliminary PUD Plan. Request filed by Michael Smith,
authorized representative of property owner, for a Preliminary PUD Plan on 1.54 acres for construction of a
12,130 square foot daycare center with parking lot and outdoor playgrounds. The property is located on the
west side of Masonic Court 250 feet south of West Truman Boulevard and is described as Lot 5 of Smith
Place Addition, Section Five, Jefferson City, Missouri (Central Missouri Professional Services,
Consultant).
JCI'V.Digital Cable Channel 81 or Digital"television Channel 12.2,broadcasts the
Planning and Zoning Commission meetings live at 5:15 p.m.
Individuals should contact the ADA Coordinator at(573)634-6570 to request accommodations or alternative formats as required
under the Americans with Disabilities Act. Please allow three business days to process the request.
Please call(573)634-6410 with questions regarding agenda items.
Agenda/Jefferson City Planning& Zoning Commission Page 2
October 8,2015
Case No. P15016 — 3519 Bennett Lane (Property Located in the 2300 and 2600 Block of Christy
Drive), Rezoning from RU to C-2. Request filed by The Christian Church Disciples of Christ of Mid-
America Inc, property owner, to rezone 19.51 acres from RU Rural to C-2 General Commercial. The
property is a portion of the Rickman Center property addressed as 3519 Bennet Lane, and consists of two
tracts on opposite sides of Missouri Route B. The first tract consists of 2.29 acres and is located on the
north side of Missouri Route B, 1500 feet west of the intersection with Christy Drive, and is accessed
through property in the 2300 Block of Christy Drive. The second tract consists of 17.22 acres located on
the south side of Missouri Route B, 1500 feet west of the intersection with Christy Drive, and is accessed
from the 2600 Block of Christy Drive. The property is described as part of the North Half of the Northeast
Quarter of Section 26, Township 44 North, Range 12 West, Jefferson City, Missouri (Central Missouri
Professional Services,Consultant).
Case No. P15017 —Zoning Code Text Amendment. Request filed by planning division staff to amend
the text of Chapter 35,Zoning, Section 35-28 Land Use Matrix and Section 35-41 Specific Use Standards,
with respect to the following:
1. Establishment of asphalt plants as a conditional use of the RU district.
2. Establishment of heavy machinery and equipment sales, rental,and service as a permitted use of the C-
2, M-1,and M-2 districts.
3. Establishment of Landfill as a special exception use of the M-1 district.
4. Establishment of composting site as a permitted use in the M-2 district and a special exception use of
the C-2 and M-1 districts.
5. Establishment of specific use standards for composting sites.
The complete text of the amendment is available for review at the Department of Planning and Protective
Services, 320 E. McCarty Street, or may be viewed at the Planning and Zoning Commission webpage at:
www.jeffersoncitymo.gov.
7. Other Business
A. Scheduled Reports
--Environmental Quality Commission
8. Adjourn
.IC['V,Digital Cable Channel 81 or Digital Television Channel 12.2.broadcasts the
Planning and Zoning Commission meetings live at 5:15 p.m.
individuals should contact the ADA Coordinator at(573)634-6570 to request accommodations or alternative formats as required
under the Americans with Disabilities Act. Please allow three business days to process the request.
Please call(573)634-6410 with questions regarding agenda items.
MINUTES
JEFFERSON CITY PLANNING AND ZONING COMMISSION
September 10, 2015
5:15 p.m.
COMMISSION MEMBERS PRESENT ATTENDANCE RECORD
Jack Deeken 2 of 2
Bob George 2 of 2
Chris Jordan, Chairman 2 of 2
Michael Lester 2 of 2
David Nunn 2 of 2
Chris Yarnell, Vice Chairman 2 of 2
Erin Wiseman, Alternate 2 of 2
Blake Markus, Alternate 1 of 1
COMMISSION MEMBERS ABSENT
Bunnie Trickey Cotton 1 of 2
Dean Dutoi 1 of 2
Ron Fitzwater, Alternate 0 of 2
Dale Vaughan 1 of 2
COUNCIL LIAISON
Carlos Graham
STAFF PRESENT
Eric Barron, Senior Planner
Bryan Wolford, Associate City Counselor
Janice McMillan, Director of Planning & Protective Services
Diane Cary, Administrative Technician
1. Call to Order and Introduction of Members, Ex-officio Members and Staff
The meeting was called to order at 5:17 p.m. The Chairman, five regular members and two
alternates were present. A quorum was present.
Designation of Voting Alternates
The Chairman announced that all regular members and alternates were eligible to vote.
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
3. Adoption of Agenda
Ms. Wiseman moved and Mr. Nunn seconded to adopt the agenda as printed. The motion
passed 7-0 with the following votes:
Aye: Deeken, George, Lester, Marcus, Nunn, Yarnell, Wiseman
Minutes/Jefferson City Planning &Zoning Commission Page 2
September 10, 2015
4. Approval of Minutes from the Regular Meeting of August 13,2015
Mr. George moved and Ms. Wiseman seconded to approve the minutes of the Regular Meeting of
August 13, 2015 as written. The motion passed 7-0 with the following votes:
Aye: Deeken, George, Lester, Marcus, Nunn, Yarnell, Wiseman
5. Communications Received
No correspondence was received.
6. New Business/Public Hearings
Case No. P15011 — 2301 and 2305 E. McCarty Street, Rezoning from C-2 to RA-1 and
Comprehensive Plan Amendment. Request filed by Price Development Company LLC,
property owner, John Price, authorized representative, to rezone 0.49 acres from C-2 General
Commercial to RA-1 Multi-family Residential and an amendment to the development plan map of
the Comprehensive Plan to show the property as High Density Residential. The property is
located at the northeast corner of the intersection of E. McCarty Street and Doehla Drive and is
described as lots 18 and 19 of Doehlas Subdivision, Jefferson City, Missouri.
Mr. Barron stated that the property owner of 2301 and 2305 E McCarty Street is requesting to
have the property rezoned from C-2 to RA-1. These tracts have been vacant and the owner feels
there is some interest if they were zoned multi-family. An adjacent property, which is zoned C-2 but
developed with a residential four-plex, also needs to be rezoned. Staff have spoken with the
adjacent owner, who is receptive to having their property put forward for a staff initiated rezoning.
In order to bring the two rezoning proposals together on the same timeline, staff are requesting that
the Planning and Zoning Commission continue this case to the October meeting so the notification
procedures for the adjacent property can be conducted.
Richard Lueckenhoff, who lives at 307 Hutton Ln, asked to speak. Mr. Lueckenhoff stated he is
an interested developer for this area and would like to see the process expedited. A brief discussion
took place. Mr. Barron stated that he has already discussed having a continuance with the owner
and the owner was fine with that.
Mr. Nunn stated that based on the staff presentation as well as the analysis that was presented in
their packet he moved to continue the case to the next meeting and Mr. George seconded. The
motion passed 7-0 with the following votes:
Aye: Deeken, George, Lester, Marcus, Nunn, Yarnell, Wiseman
Case No. P15012 — 816, 818 and 820 Southwest Boulevard, Rezoning from RA-2 to C-2.
Request filed by GRD Properties LLC, property owner, to rezone 0.62 acres from RA-2 Multi-
family Residential to C-2 General Commercial. The properties are located on the west side of
Southwest Boulevard 200 feet north of Glenwood Drive and are described as lot 1 and part of lot
2 of Westwood Subdivision Part 1, Jefferson City, Missouri (A Civil Group, Consultant)
Mr. Barron introduced the case and stated that the property is owned by the Joe Machens Capital
City Ford dealership, who also owns the properties on both sides of Southwest Boulevard just north
of this request. He explained that 816, 818 and 820 Southwest Boulevard are currently zoned RA-2
and, despite their residential zoning, a vehicle sales business has been operating from these two
properties for many years. A recent title survey for the Joe Machens dealership conducted by the
property owner identified the conflict between the residential zoning and vehicle sales use. In order
to eliminate the land use/zoning conflict, the property owner is requesting a rezoning of these two
properties to C-2.
Mr. Barron stated that this request is supported by the Comprehensive Plan Development Plan
Map, which shows the properties as being intended for commercial development.
Minutes/Jefferson City Planning &Zoning Commission Page 3
September 10, 2015
Jay Gebhardt, civil engineer for A Civil Group, Columbia, MO represented the Joe Machens
properties and answered a few questions. Mr. Gebhardt stated that they mailed notices to
surrounding property owners and held a neighborhood meeting at the dealership, but that no
surrounding property owners showed up to attend.
No one spoke in opposition to the request and no correspondence was received.
Mr. Barron gave the staff report and recommended approval of the requested rezoning. The
property is located on a minor arterial street and is adjacent to a large commercial use. The
development plan map of the Comprehensive Plan supports the requested commercial zoning.
Mr. Nunn moved for approval of the request to rezone the property from RA-2 Multi-Family
Residential to C-2 General Commercial and was seconded by Mr. Lester. The motion passed 7-0
with the following votes:
Aye: Deeken, George, Lester, Marcus, Nunn, Yarnell, Wiseman
Case No. P15013 —Zoning Code Text Amendment. Request filed by Scott Bradshaw, private
citizen, to amend the text of Chapter 35, Zoning, Section 35-28 Land Use Matrix, to establish
motor vehicle sales as a permitted use of the M-2 General Industrial zoning district. The
complete text of the amendment is available for review at the Department of Planning and
Protective Services, 320 E. McCarty Street, or may be viewed at the Planning and Zoning
Commission webpage at: www.jeffersoncitymo.gov.
Mr. Barron stated that this is a request by a citizen to amend the zoning code so that it will permit
vehicle sales in a M-2 General Industrial zoning district. The applicant has identified a property that
is zoned M-2 General Industrial, the old Popp's Lawn and Garden site on Industrial Drive, where he
would like to locate a vehicle sales business, however, the owner of the property does not want to
rezone it. Vehicle sales are currently permitted in the M-1 Light Industrial district and the C-2
General Commercial district, and prohibited in all other districts.
The applicant, Scott Bradshaw, 1730 Hwy 179, stated that even though the owner of the property
did not wish to rezone it, he was happy to have him on the property in vehicle sales.
No one spoke in opposition to the request and no correspondence was received.
Mr. Barron stated that staff recommends approval of the requested zoning code amendment.
The outdoor nature of motor vehicle sales would have little conflict with other uses permitted in the
M-2 district and vehicle sales is already permitted in the M-1 Light Industrial district.
Ms. Wiseman moved to approve the request to amend the Zoning Code to establish motor
vehicle sales as a permitted use in the M-2 district and was seconded by Mr. Yarnell. The motion
passed 7-0 with the following votes:
Aye: Deeken, George, Lester, Marcus, Nunn, Yarnell, Wiseman
7. Other Business
A. Scheduled Reports
Environmental Quality Commission. Mr. Lester stated that the Commission did not meet last
month so he has no report.
B. New Commission Alternate Introduced.
Blake Marcus was introduced as a new alternate for the Planning and Zoning Commission.
8. Adjourn. There being no further business, the meeting adjourned at 5:55 p.m.
Respectfully Submitted,
Eric Barron, Assistant Secretary
Jefferson City
Planning & Zoning Commission
October 8, 2015
Case No. P15011
2301 & 2305 E. McCarty Street
A. Rezoning from C-2 to RA-1
B. Comprehensive Plan Amendment
Case No. P15014
2219 E. McCarty Street
City Staff
Rezoning from C-2 to RA-1
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
September
1n NIS
Revised for October 8,2015
Case No. P15011 — 2301 and 2305 E. McCarty Street, Rezoning from C-2 to RA-1 and Comprehensive
Plan Amendment. (continued from September 10 meeting) Request filed by Price Development Company
LLC, property owner,John Price,authorized representative,to rezone 0.49 acres from C-2 General Commercial
to RA-1 Multi-family Residential and an amendment to the development plan map of the Comprehensive Plan
to show the property as High Density Residential. The property is located at the northeast corner of the
intersection of E. McCarty Street and Doehla Drive and is described as lots 18 and 19 of Doehlas Subdivision,
Jefferson City, Missouri.
Nature of Request
The property consists of two lots fronting on E. McCarty Street that were platted in 1955 as part of Doehla's
Subdivision. The property owner has had the property listed for sale as a commercial site for a number of
years, but has been unsuccessful in selling the property. The property owner has been approached about
potential multi-family residential development of the property, and is seeking a rezoning to a multi-family
residential district in order to make the property available for a buyer interested in developing the property in a
residential manner. An amendment to the development plan map to show the property as intended for high
density residential use is also proposed in order to support the requested rezoning.
Zoning History
The property has been zoned C-2 General Commercial since incorporation into the City in 1968. The property
has never been developed.
Zoning and Surrounding Land Use
Current Zoning: C-2 Current Use: Vacant
Requested Zoning: RA-1 Intended Use: Multi-family Residential
Surrounding Zoning Surrounding Uses
North RS-2 Single Family Residential
South C-2 Commercial Businesses
East C-2 Single Family Home
West C-2 Residential 4-plex
Allowed Uses:
Pending approval of the recent Zoning Code amendment by the City Council, the RA-1 district will permit
multi-family residential buildings with four units or less and a maximum density of 12 units per acre. This
amendment was approved by the City Council on September 21.
Staff Analysis
Standard checklist for rezoning: Yes No Notes:
Complies with Comprehensive Plan X The Comprehensive Plan development plan map
identifies this property as intended for
Commercial Use. A proposed amendment to
the development plan map would support the
requested rezoning.
Has access to necessary utilities X Necessary utilities serve the property. A sewer
line extension may be necessary to serve the
western lot.
Located outside flood zone X The property does not lie within the 100 year
floodplain.
Meets district size requirement X The minimum size for the RA-1 district is one
acre. Although the property consists of less
than one acre,when combined with the existing
multi-family residential use to the west it would
meet the one acre requirement.
Planning and Zoning Commission October 8, 2015
Case No. P15011 Page 2
Standard checklist for rezoning: Yes No Notes:
Benefit to City is substantial when compared to X The City would benefit from the development of
adverse effects on adjacent property the property and the proposed multi-family
residential use would be more compatible with
adjacent residential uses.
After rezoning, the allowed uses would be X The adjacent property to the north is zoned
compatible with uses allowed in adjacent districts residential and the property to the west is
developed in a multi-family residential manner.
After rezoning, the allowed uses would be X The current land use of the properties to the
compatible with adjacent existing land uses north, east,and west is residential.
If not rezoned, the owner would be deprived of use X The property to the north and west is used
advantages enjoyed by surrounding owners residentially.
(reverse spot zoning) _
The requested rezoning would be an expansion of X The property would need to be paired with the
an existing district adjacent property to the west,which is currently
a non-conforming multi-family residential use
in the C-2 district, in order to meet this
requirement.
Staff Recommendation
Staff supports the requested rezoning and comprehensive plan amendment. The request would be an expansion
of the adjacent multi-family residential use, which (although currently zoned C-2 General Commercial) is
intended for high density residential use as represented on the development plan map. The multi-family
residential use of this property is more compatible with the adjacent residential uses than many uses that are
permitted in the C-2 district.
Staff recommends pursuing a rezoning of the adjacent property to the west from C-2 to RA-1 in order to bring
that property into conformance with the Zoning Code, match the intended use outlined on the Development
Plan map,and meet the one acre minimum district size for this pocket of multi-family zoning. A staff initiated
proposal to rezone the adjacent property is taken up by a separate case.
Form of Motion
1. Motion for approval of the request to amend the Development Plan Map of the Comprehensive Plan to
show the property as High Density Residential.
2. Motion for approval of the request to rezone the property from C-2 General Commercial to RA-1 Multi-
Family Residential.
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
October 8,2015
Case No. P15014 — 2219 E. McCarty Street, Rezoning from C-2 to RA-1. Request filed by planning
division staff to rezone 0.52 acres from C-2 General Commercial to RA-1 Multi-family Residential. The
property is located at the northwest corner of the intersection of E. McCarty Street and Doehla Drive and is
described as lots 1 and 2 of Doehlas Subdivision,Jefferson City, Missouri.
Nature of Request
This is a staff initiated request to rezone the property in order to bring the non-conforming multi-family
residential use into conformance with the Zoning Code and to match the proposed zoning on the opposite of
Doehla Drive.
Zoning History
The property has been zoned C-2 General Commercial since incorporation into the City in 1968. The property
was developed with a residential four-plex in 1976..
Zoning and Surrounding Land Use
Current Zoning: C-2 Current Use: Vacant
Requested Zoning: RA-1 Intended Use: Multi-family Residential
Surrounding Zoning Surrounding Uses
North RS-2 Single Family Residential
South C-2/M-1 Commercial Businesses
East M-1 Midwest Block and Brick
West C-2 Vacant—Planned for multi-family residential
Allowed Uses:
The RA-1 district permits multi-family residential buildings with four units or less and a maximum density of
12 units per acre.
Staff Analysis
Standard checklist for rezoning: Yes No Notes:
Complies with Comprehensive Plan X The Comprehensive Plan development plan map
identifies this property as intended for Multi-
family residential use.
Has access to necessary utilities X Necessary utilities serve the property.
Located outside flood zone X The property does not lie within the 100 year
floodplain.
Meets district size requirement X The minimum size for the RA-1 district is one
acre. Although the property consists of less
than one acre,when combined with the property
across Doehla Drive the district exceeds the
minimum one acre requirement.
Planning and Zoning Commission October 8, 2015
Case No. P15014 Page 2
Standard checklist for rezoning: Yes No Notes:
Benefit to City is substantial when compared to X The City would benefit from the continuation of
adverse effects on adjacent property this property as a multi-family residential use,
which would be more compatible with adjacent
residential uses.
After rezoning, the allowed uses would be X The adjacent property to the north is zoned
compatible with uses allowed in adjacent districts residential and the property to the east is
planned for development in a multi-family
residential manner.
After rezoning, the allowed uses would be X The current land use of the properties to the
compatible with adjacent existing land uses north and east is residential.
If not rezoned, the owner would be deprived of use X The property to the north is used residentially.
advantages enjoyed by surrounding owners
(reverse spot zoning)
The requested rezoning would be an expansion of X When combined with the proposed rezoning to
an existing district the east,the district would exceed the minimum
one acre requirement.
Staff Recommendation
Staff supports the requested rezoning. The request would eliminate the non-conforming situation with the
existing four-plex being on property zoned C-2 and would be more compatible with the residential property to
the north and the planned residential development of the property to the east. The proposed rezoning is in
conformance with the Comprehensive Plan.
Form of Motion
1. Motion for approval of the request to rezone the property from C-2 General Commercial to RA-1 Multi-
Family Residential.
City of Jefferson Planning & Zoning Commission
LOCATION MAP
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Rezoning from C-2 to RA-1 and
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Case No. P15014
2219 E. McCarty St
Rezoning from C-2 to RA-1
City of Jefferson Planning & Zoning Commission
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Comprehensive Plan Amendment
`4% 'Po* City of Jefferson
Department of Planning&Protective Services
I" 320` = 320 E.McCarty Street
" )_ Jefferson City,MO 65101
�' �/�$// Phone:573-634-6410
`•' :-' jcplanninqajeffersoncitvmo.gov
APPLICATION FOR ZONING AMENDMENT
The undersigned hereby petitions the Planning and Zoning Commission and City Council of the City of Jefferson,Missouri,
for the following amendment to the Zoning Code:
LI Zoning Text Amendment (Describe below or attach complete narrative)
Article and Section Affected (if applicable)
Description of proposed text amendment:
pQ Zoning Map Amendment(Rezoning of Real Estate)
The undersigned hereby state they are the owners of the following described real estate:
Property Address: ,2361 Anti -.3M £ 1120 5-7 _
Legal/Property Description (write out or attach as an exhibit):
)0T5 ) Fkrt 11 OpENLA5 .�idr .,_ 1 . uw! �, 1 71°43
Who petition to rezone the above described real estate from its present classification of C- 2 district to
district. The purpose of this rezoning request is to: V)1A k E- Diw n 7-y
ASA lL,vble •e-i)I d��i,�x 'rely falc arat it L 'opAle .
ALL OWNERS OF REAL PROPERTY PROPOSED TO BE REZONED MUST SIGN THE APPLICATION,AND ALL SIGNATURES
MUST BE NOTARIZED. IF ADDITIONAL SIGNATURES ARE NEEDED, PLEASE ATTACH SEPARATE SHEETS.
,.L /l , La,Ito_ O OkA Pame hif�
Property Owner#1 Name (type or print) Property Owner Signature
Property Owner#2 Name (type or print) Prop rty Owner Signature
.- ; ;• 1-- .a . - = e this I day of �` in the year cX 1
Notary Public-N Darryl Seal � > '�lLf a,
StatCommissioned for Osage Cou Notary Public
My Commission Fxpires August 97, 15_
Address ofQaln9 `I eeir13s81 0
Name Pa Ice 10.tv.e.1,Q,r ,r= ,LLL Tal,it Parte) we v» b0._
Mailing Address 3 ReaQw H fq n di2 tvr A. e ) Main As I1} n 1,6 (.S'j
Phone Number 5`73 - 8 -6R41
Address of Property Owner#2
Name
Mailing Address
Phone Number
For City Use Only: Application Filing Fee$210(Revised June 30,2015) ���,
Payment Received: Cash (Receipt# ); Check(Copy;check# )
Attachments: Additional sheets or documentation Applicant/Project Information Sheet _Location Map lv
Individuals should contact the ADA Coordinator at(573)634-6570 to request accommodations oralternative formats as required undr oti,t
the Americans with Disabilities Act. Please allow three business days to process the request.
•
0:01!
City of Jefferson
Department of Planning&Protective Services
iift'�'� .n L 320 E.McCarty Street
• LN0II Jefferson City,MO 65101
Z, • e / Phone:573-634-6410
�� •r-�� jcplannincajefersoncitvmo.gov
APPLICATION FOR AMENDMENTS TO THE COMPREHENSIVE PLAN
The undersigned hereby petitions the Planning and Zoning Commission and City Council of the City of Jefferson,Missouri,
for the following amendment(s) to the City's Comprehensive Land Use Plan or Development Plan Map.
E Text Amendment ; Map Amendment
Current Development Plan Map Designation Co rn I
Proposed Development Plan Map Designation f{t� �t bell k&51 mem ToI
Applications for Map amendments shall include a location map and level of detail required for site plan review as
outlined in Exhibit 35-71.
All applications shall attach a narrative which addresses the following criteria,as outlined in Section 35-74.A.4,Jefferson
City Zoning Code.
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 facts, projections or trends that were reasonably
foreseeable to exist in the future.
b. Whether events subsequent to the Comprehensive Plan adoption have invalidated the Commission=s
original premises and findings made upon plan adoption.
c. Whether the change is consistent with the goals, objectives and policies of the 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.
e. Whether the change is needed to improve consistency between the Comprehensive Plan and other
adopted plans.
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 for the type and scope suggested by the
proposed zone. If utilities are not available, whether they can be extended reasonably.
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.
h. Whether there will benefits derived by the community or area by the proposed change.
Amendment Requested by: X Property Owner E Staff Li Planning nd Zoning Commission
nn
alce Name (typednn
or printed) Sig ature '
Property Owner Name Pat < eieae io mr) Lie ►, Y2(ce / mh.x,bue
Address Slav /121144)tit9p 02u1)FJ 1)c6/a#»+gtG/c) J l 65,04_3
/
Phone Number(s): 5 7 3 — b SU -O S 43
Applicant Name (if different from owner): _
Address:
Phone Number(s)
For City Use Only: Application Filing Fee$210 (Revised June 30, 2015)
Application Filing Fee Received: Cash (receipt#_) Check (copy; check#
Attachments: Narrative Map Applicant/Project Information Sheet 4u/ 11
To
Individuals should contact the ADA Coordinator at(573) 634-6570 to request accommodations or alternative formats as
required under the Americans with Disabilities Act. Please allow three business days to process the request.
COMPREHENSIVE PLAN AMENDMENTS
Excerpt from Section 35-74 Legislative Approval - Development Permits
Ordinance No. 13361
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 facts,projections or trends
that were reasonably foreseeable to exist in the future.
At the time of development of the Comprehensive Plan, an expansion of multi family
residential uses along East McCarty Street was not envisioned. Redesignation of this
property to a multi family residential zoning designation in order to match the use of the
property to the west is requested.
B. Whether events subsequent to the Comprehensive Plan adoption have invalidated the
Commission's original premises and findings made upon plan adoption.
See Item A.
C. Whether the change is consistent with the goals, objectives and policies of the Plan.
The change would be compatible with the development pattern in the area.
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.
At the time of development of the Comprehensive Plan, a more intensive level of
commercial development along East McCarty Street than has taken place was envisioned.
E. Whether the change is needed to improve consistency between the Comprehensive Plan and
other adopted plans.
The change would be compatible with the development pattern in the area.
F. Whether public and community facilities,such as utilities,sanitary and storm sewers,water,
police and fire protection,schools,parks and recreation facilities,roads,libraries,solid waste
collection and disposal,and others are adequate to serve development for the type and scope
suggested by the proposed zone. If utilities are not available,whether they can be extended
reasonably.
All public utilities are available for extension to serve the property.
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.
Not applicable. This requested change is for a small portion of property bordering
existing residential uses.
H. Whether there will be benefits derived by the community or area by the proposed zone.
The community will benefit from the development of compatible land uses in the area.
/ �
,�_�� ,Z / r
Sig Date
Staff Initiated Rezoning
Property Address: 2219 E. McCarty Street
Rezoning from C-2 to RA-1
Case No: P15014
Area proposed to be rezoned from C-2 General Commercial to RA-1 Multi-Family Residential by Planning
Division Staff. The purpose of the staff initiated rezoning is to bring the existing residential four-plex use
of the property into conformance with the Zoning Code and to match the recommended high density
residential use outlined on the development plan map of the Comprehensive Plan.
The proposed staff initiated rezoning consists of one parcel addressed as 2219 E. McCarty Street. The
owner of the property to the east of the subject parcel (across Doehla Drive) has proposed a
Comprehensive Plan amendment and rezoning of their property from C-2 to RA-1,which is taken up by a
separate case(Case No. P15011).
MidMDG[S,MO
SII
.I .
Parcel ID 1105150003002023 Book-Page Date ISO-733 01/29/2015
Coverer Mame SClIRIMPF,CHARLES R a DONNA R S<[fTKrJRrp 15/44/11
TRUSTEES
Model;Address 4023 WARDSVILLE RD Square Feet(above Grade) 5.340
C.ty State ZIP JEFFERSON CITY,HO 65101 Basement Type Mone
Property Address 2219 E Mccarty St F.msbed Bsmnt.Aze(SO.Ft.)
Subdnwon DOEHIAS Year Budt 1976
Subdrvmon Image DOEHLAS Date Certified 1/1/2015
Comm:SO
Property Oesarpton LOTS 1 3 2:PT.P52701 Property Values(Land) Ag:S0
Res:514,000
Comm:SO
Beek.Page Date 334•6943 01/30/1992 Property Values(Impose.) Ag:SO
Res:5166,800
Book-Page Date 589•585 03/23/2010 Appraaed Value $180,300
Rne6arwr Map an•d perm(deb am belsered en Se accurate,act acra•ac,u- 7-marmot,Ma 0 pe!• Map Soe
I•Par eesvn.ane e d ahead net be ao6OnrW At.a 5*se•rckeemmeat h oar.a•v r n./im, 1 mch=ye feet
9.2112015
TO: Jefferson City Planning and Zoning Commission
Attn: Eric Barron,Senior Planner
320 E.McCarty Street
Jefferson City, MO 65101
As discussed with Planning Division Staff on Tuesday,September 8, I am in agreement with a staff
proposed rezoning of my property located at 2219 E. McCarty Street,which is currently developed with
a four unit residential apartment building,from C-2 General Commercial to RA-1 Multi-Family
Residential in conjunction with the proposed rezoning of the property next door(addressed as 2301 and
2305 E. McCarty Street).
lr�_ .ate / IAO
r
Roger Schrimpf Dat
���`o OF ! _ It
If
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.s,a.�> � sL, a
City of Jefferson : �.; .; �I ►W ; Carrie Ter in, Mayor
sm.Department of Planning&Protective Services � Janice McMillan,AICP,Director
320 E.McCarty St. �•!,�//, Phone:573-634-6410
Jefferson City,MO 65101 ` �_
- Fax: 573-634-6457
September 24, 2015
Dear Property Owner:
This letter is to notify you that the Jefferson City Planning and Zoning Commission will meet at 5:15 p.m.
on Thursday, October 8, 2015 in the Council Chambers of the John G. Christy Municipal Building, 320
East McCarty Street, to consider the following matters (see map on back):
Case No. P15011 — 2301 and 2305 E. McCarty Street, Rezoning from C-2 to RA-1 and
Comprehensive Plan Amendment. (Continued from September 10 meeting so that
staff could file request to rezone neighboring property) Request filed by Price
Development Company LLC, property owner, John Price, authorized representative, to
rezone 0.49 acres from C-2 General Commercial to RA-1 Multi-family Residential and an
amendment to the development plan map of the Comprehensive Plan to show the property
as High Density Residential. The property is located at the northeast corner of the
intersection of E. McCarty Street and Doehla Drive and is described as lots 18 and 19 of
Doehlas Subdivision, Jefferson City, Missouri.
-and-
Case No. P15014 — 2219 E. McCarty Street, Rezoning from C-2 to RA-1. Request filed
by planning division staff to rezone 0.52 acres from C-2 General Commercial to RA-1 Multi-
family Residential. The property is located at the northwest corner of the intersection of E.
McCarty Street and Doehla Drive and is described as lots 1 and 2 of Doehlas Subdivision,
Jefferson City, Missouri.
As a nearby landowner and/or neighbor, you have the privilege of attending this hearing. Unfortunately,
we are unable to record comments received by telephone, however, written comments may be directed to
the Planning and Zoning Commission in one of the following ways:
e-mail: jcplanning@jeffcitymo.org
fax: Dept. of Planning and Protective Services/ Planning Division 573-634-6457
mail: Dept. of Planning and Protective Services/ Planning Division
John G. Christy Municipal Building, 320 E. McCarty Street Jefferson City, MO 65101
Written comments received on or before 1:00 p.m. on the day of the meeting will be made a part of the
official record and copied and distributed to Commission members at the meeting. Those unable to
provide written comments in advance are invited to deliver their comments to the Commission Chairman
only at the meeting. Correspondence received after 1:00 p.m. will be included in the official record, but
there is no guarantee that copies will be made for distribution to all Commission members.
For your information, this case is tentatively scheduled for a public hearing in front of the City Council on
November 16, 2015. The City Council meets at 6:00 p.m. in the Council Chambers of the John G. Christy
Municipal Building, 320 East McCarty Street.
Information regarding this case may be viewed on the Planning and Zoning Commission webpage at:
www.jeffersoncitymo.gov.
If you have any questions concerning this matter, please feel free to contact us at 573.634.6475.
Sincerely,
Eric Barron, AICP
Senior Planner
Individuals should contact the ADA Coordinator at(573)634-6570 to request accommodations or alternative formats
as required under the Americans with Disabilities Act. Please allow three business days to process the request.
Please call(573)634-6410 with questions regarding agenda items.
Jefferson City Planning&Zoning Commission Page 1
Property Owners List
Case No. P15011 2301 &2305 E. McCarty Street
Case No. P15014 2219 E. McCarty Street September 10, 2015
GILMORE, LARRY D BRANDT, GREG B&STACEY M RICHARDS
MAJERSKY, PAULA 1 2309 E MCCARTY ST
2322 ST LOUIS RD JEFFERSON CITY, MO 65101
JEFFERSON CITY, MO 65101 2309 E MCCARTY ST
2322 ST LOUIS RD
GREEN, KEVIN L& KELLY L
PARKER, GENE B& LORRAINE M 2311 E MCCARTY ST
113 DOEHLA DR JEFFERSON CITY, MO 65101
JEFFERSON CITY, MO 65101 2311 E MCCARTY ST
113 DOEHLA DR
DIAMOND R EQUIPMENT L L C
FOSTER, KELLIE L 4012 HWY 63
111 DOEHLA DR FREEBURG, MO 65035
JEFFERSON CITY, MO 65101 2312 E MCCARTY ST
111 DOEHLA DR 2302 MCCARTY ST REAR
GRIGGS, STEPHEN L& KAREN L DAISY PROPERTY MANAGEMENT L L C
356 E SIMON BLVD 2715 E MCCARTY ST
HOLTS SUMMIT, MO 65043 JEFFERSON CITY, MO 65101
107 DOEHLA DR 2304 E MCCARTY ST
SCHRIMPF, CHARLES R& DONNA R,TRUSTEES GRAESSLE, THOMAS F&AGNES J
4023 WARDSVILLE RD 2222 E MCCARTY ST
JEFFERSON CITY, MO 65101 JEFFERSON CITY, MO 65101
2219 E MCCARTY ST 2222 E MCCARTY ST
PRICE DEVELOPMENT CO L L C MIDWEST BUILDING BLOCK CO
3120 ARROWHEAD DR PO BOX 2290
NEW BLOOMFIELD, MO 65063 JEFFERSON CITY, MO 65102
2301 E MCCARTY ST(Subject Property) 2203 E MCCARTY ST
BRANDT, TERRY& ERIN E POETTGEN, FELICIA M
108 DOEHLA DR 220 SCHAEFER CT
JEFFERSON CITY, MO 65101 JEFFERSON CITY, MO 65101
108 DOEHLA DR 2216 E MCCARTY ST
MAHANEY, STEPHANIE Y
110 DOEHLA DR
JEFFERSON CITY, MO 65101
110 DOEHLA DR
SCHNIEDERS, GARY A&CYNTHIA M
2708 LAKELAND DR
JEFFERSON CITY, MO 65109
114 DOEHLA DR
N
Case No. P15011 and P15014
W—.� E
2301/2305 and 2219 E. McCarty St
S
Rezoning from C-2 to RA-1 0 40 80 160 240 320
Comprehensive Plan Amendment _.— Feet
185 ft. Notification Buffer
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Jefferson City
Planning & Zoning Commission
October 8, 2015
Case No. P15015
Michael Smith, Authorized Representative
3219 Masonic Court
Preliminary PUD Plan to construct a
12,130 square foot daycare center with
parking lot and outdoor playgrounds
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
October 8,2015
Case No. P15015 — 3219 Masonic Court, Preliminary PUD Plan. Request filed by Michael Smith,
authorized representative of property owner, for a Preliminary PUD Plan on 1.54 acres for construction of a
12,130 square foot daycare center/preschool with parking lot and outdoor playgrounds. The property is located
on the west side of Masonic Court 250 feet south of West Truman Boulevard and is described as Lot 5 of
Smith Place Addition, Section Five, Jefferson City, Missouri (Central Missouri Professional Services,
Consultant).
Nature of Request
The applicant is requesting approval of a Preliminary PUD Plan in order to allow for the construction of
12,130 square foot daycare center/preschool and parking lot.
Zoning History
The property has been zoned PUD since 1985.
The property was platted with Smith Place Addition, Section 5, in 2006.
Location
The subject property is located on the west side of Masonic Court 250 feet south of West Truman
Boulevard. Adjacent zoning and land use is as follows:
Surrounding Zoning Surrounding Uses
North PUD Office Building
South RS-1 Single Family Neighborhood
East PUD Masonic Lodge
West PUD Undeveloped
Staff Analysis
Permitted Uses: An underlying zoning district of C-1 Neighborhood Commercial for the purpose of
identifying permitted uses is proposed by the PUD Plan.
Parking: The parking requirement for a preschool is one parking space for each 5 children and one
parking space per employee. The preschool is proposed to have 22 employees and 135 children, with a
total parking requirement of 49 spaces. 50 parking spaces are shown on the plan.
Building Design: The PUD Plan indicates that the building will be a single story with eave height of 35
feet.
Landscaping: The PUD Plan calls out that parking lot landscaping will be installed in order to meet the
35% coverage requirement outlined by the zoning code. The plan calls out that 15 trees will be installed
to meet the parking lot landscaping requirement.
Bufferyard: A type A bufferyard is required on the southern property line to separate the commercial use
from the adjacent single family residential neighborhood. The bufferyard requirement is proposed to be
met with a 20' wide bufferyard. The north branch of Wears Creek traverses through the southern portion
of the property.
Signs: The PUD Plan indicates that signage for the site will conform to the requirements of the C-1
zoning district.
Planning and Zoning Commission October 8,2015
Case No.P15015 Page 2
Lighting: The PUD Plan indicates that parking lot lighting will conform to the requirements of the C-1
zoning district.
Greenway Plan: The greenway plan shows a planned greenway through the southern portion of the site.
The building is located approximately 35 feet from the creek bank on the southern side of the property
and the outdoor fenced playground is located approximately 15 feet from the creek bank. This separation
is sufficient to accommodate a future greenway through the southern portion of the site.
Staff Recommendation
Staff recommends approval of the Preliminary PUD Plan subject to compliance with the
recommendations and technical corrections of the Planning and Engineering Divisions.
Form of Motion
Approval of the Preliminary PUD Plan subject to compliance with the recommendations and technical
corrections of the Planning and Engineering Divisions.
Jefferson City
Planning & Zoning Commission Meeting
Engineering Division Staff Report
Thursday, October 8, 2015, 5:15pm
Item 6.-New Business/Public Hearings
Case No. P15015—Preliminary Site Plan, Dandelion Preschool,3219 Masonic Court(PUD)
ENGINEERING STAFF RECOMMENDATION- Engineering Staff supports approval of this request.
Existing Infrastructure
* Existing infrastructure serves this development.
-An existing public storm water drainage system traverses the property.
-Sanitary sewer exists to serve this property.
-Utilities exist to serve this property.
-Public sidewalk does not exist for this facility.
-Access to this site is from Masonic Court,just south of West Truman Blvd.
Infrastructure/Improvements
Storm Water Drainage
* All storm water drainage from the site is proposed to be intercepted with a series of rain
garden/detention areas. This is proposed to address new storm water quality code requirements.
-Consideration should be given to restoration of the 25' riparian area along the existing creek
bank after construction is completed. This area will also be considered for a future Greenway
Trail, so bank erosion prevention and naturally occurring vegetation could enhance this area.
Sanitary Sewer
* The development is currently served by sanitary sewer.
-The manhole at the southwest corner of the site will need to be adjusted due to the change in
grade of the site.
-The southwest corner of the building/footing should not encroach into the sanitary sewer
easement traversing the site.
Street Access/Traffic Impact
* Access to the site will be from Masonic Court.
Fire Hydrants/Lighting/Utilities
* Facilities exist in the vicinity and to serve this development. An existing fire hydrant is on the
northeast side of Masonic Court.
City of Jefferson Planning & Zoning Commission
LOCATION MAP
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City of Jefferson Planning & Zoning Commission
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` City of Jefferson
"=\M Department of Planning&Protective Services
s, 320 E.McCarty Street
- Jefferson City,MO 65101
`- �
Phone:573-634-6410
icplanninq(c jeffcitymo.orq
www.jeffersoncitymo.gov
APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
Concept PUD Plan
Preliminary PUD Plan
❑ Final PUD Plan
0 Amendment to Final PUD Plan
❑ Amendment to Final PUD Plan for Signage
PUD Project Name: Dandelion Preschool
Street Address: 3219 Masonic Ct.
Legal Description (as follows or is attached): Lot 5 Smith Place Addition Five
Please attach or include the following:
(a) Typed project narrative describing the type and character of the development, including land uses, acreage,
proposed residential densities or commercial floor area (FAR); public or private open space, amenities or
recreation areas to be provided;sidewalks and pedestrian ways;parking areas;deviations from minimum design
standards of Section 35-51;and other information required by Section 35-74 or applicable sections of the Zoning
Code. The project title and location must be included upon every page. Number all pages and attachments.
(b) Site Plan and/or Development Plan, as applicable.
(c) Preliminary or Final Subdivision Plat or Declaration of Condominium Association, as applicable;
(d) Draft of Covenants, Conditions and Restrictions, as applicable;
(e) Traffic impact analysis, if required by Section 35-60;
(f) Signage Plan, including type, locations and dimensions of all proposed signs;
(g) Landscaping and Screening Plan;
(h) Lighting Plan, including pole heights, type of fixtures or luminaries, and foot candles;
(i) Project Phasing Plan (if applicable)
(j) Application Filing Fee$210.00 plus$20 per acre(Revised June 30, 2015)
Application Information:
Property Owner: Michael Kent Smith,P.O.A.for Jeannette A Smith
Address 2601 Twin Hills Rd.Jefferson City,MO 65109
Phone Number(s):573-418-9693
Applicant Name (if different from owner): Dick otke Construction Co.
Address 604D Missouri Blvd.Ct.,Jefferson City,MO 65109
Phone Number(s):573-893-2299
Consultant Name:Paul Samson,PE,Central Missouri Professional Services
Address:2500 E.McCarty St.,Jefferson City,MO 65101
Phone Number(s): 573-634-3455
The attached infor atio accurately represents this proposed project.
// /.�h/ + Michael Kent Smith,P.O.A.for Jeannette A.Smith
Pr..-•► •wner ignature Printed Name Date
AVOW
Paul Samson,PE
onsultant Signature Printed Name Date
For Staff Use Only:
Application Filing Fee Received: Amount Check #
Attachments: Narrative Site Plan Applicant/Project information Sheet
Note other information submitted.•
Individuals should contact the ADA Coordinator at(573) 634-6570 to request accommodations or alternative formats as required
under the Americans with Disabilities Act. Please allow three business days to process the request.
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City of Jefferson ; w ,r;>�n.wul0i , Carrie Terpin, Mayor
Department of Planning&Protective Services Janice McMillan,AICP,Director
320 E.McCarty St. t—timPhone:573-634-6410
Jefferson City,MO 65101 Fax: 573-634-6457
September 24, 2015
Dear Property Owner:
This letter is to notify you that the Jefferson City Planning and Zoning Commission will meet at 5:15 p.m.
on Thursday, October 8, 2015 in the Council Chambers of the John G. Christy Municipal Building, 320
East McCarty Street, to consider the following matter(see map on back):
Case No. P15015 — 3219 Masonic Court, Preliminary PUD Plan. Request filed by
Michael Smith, authorized representative of property owner, for a Preliminary PUD Plan
on 1.54 acres for construction of a 12,130 square foot daycare center with parking lot and
outdoor playgrounds. The property is located on the west side of Masonic Court 250 feet
south of West Truman Boulevard and is described as Lot 5 of Smith Place Addition,
Section Five, Jefferson City, Missouri (Central Missouri Professional Services,
Consultant).
As a nearby landowner and/or neighbor, you have the privilege of attending this hearing. Unfortunately,
we are unable to record comments received by telephone, however, written comments may be directed to
the Planning and Zoning Commission in one of the following ways:
e-mail: jcplanning@jeffcitymo.org
fax: Dept. of Planning and Protective Services/ Planning Division 573-634-6457
mail: Dept. of Planning and Protective Services/ Planning Division
John G. Christy Municipal Building, 320 E. McCarty Street Jefferson City, MO 65101
Written comments received on or before 1:00 p.m. on the day of the meeting will be made a part of the
official record and copied and distributed to Commission members at the meeting. Those unable to
provide written comments in advance are invited to deliver their comments to the Commission Chairman
only at the meeting. Correspondence received after 1:00 p.m. will be included in the official record, but
there is no guarantee that copies will be made for distribution to all Commission members.
For your information, this case is tentatively scheduled for a public hearing in front of the City Council on
November 16, 2015. The City Council meets at 6:00 p.m. in the Council Chambers of the John G. Christy
Municipal Building, 320 East McCarty Street.
Information regarding this case may be viewed on the Planning and Zoning Commission webpage at:
www.jeffersoncitymo.gov.
If you have any questions concerning this matter, please feel free to contact us at 573.634.6475.
Sincerely,
/uLos.,zezd,--!
Eric Barron, AICP
Senior Planner
Individuals should contact the ADA Coordinator at(573)634-6570 to request accommodations or alternative formats
as required under the Americans with Disabilities Act. Please allow three business days to process the request.
Please call (573)634-6410 with questions regarding agenda items.
Jefferson City Planning&Zoning Commission Page 1
Property Owner List
Case No. P15015 3219 Masonic Court October 8,2015
GOLDAMMER FAMILY LIMITED PARTNERSHIP LOCK, RYAN & KATHERINE
5511 SONOMA PL 212 BURKE PL
JEFFERSON CITY, MO 65109 JEFFERSON CITY, MO 65109
220 CHIPPENDALE CT 212 BURKE PL
ROLL, DENZIL ET'AL ROWDEN, LINDSEY M & RYAN C
JEFFERSON LODGE NO 43 A F&A M,TRUSTEES 208 BURKE PL
PO BOX 604 JEFFERSON CITY, MO 65109
JEFFERSON CITY, MO 65102 208 BURKE PL
3211 MASONIC CT
MILLER, DOUGLAS E &
SCHNEIDER, HELEN E,TRUSTEE WEBB, THEMLAJ
301 CONSTITUTION DR 204 BURKE PL
JEFFERSON CITY, MO 65109 JEFFERSON CITY, MO 65109
3229 W TRUMAN BLVD 204 BURKE PL
GASSEN, MATTHEW A& MEGAN L
216 BURKE PL
JEFFERSON CITY, MO 65109
216 BURKE PL
PUBLIC SCHOOL RETIREMENT SYSTEM OF
MISSOURI
PO BOX 268
JEFFERSON CITY, MO 65102
3205 N TEN MILE DR
FSK, LLC
3207 W TRUMAN BLVD
JEFFERSON CITY, MO 65109
3207 W TRUMAN BLVD
ROSE HOLDINGS L L C
16401 SWINGLEY RIDGE RD
CHESTERFIELD, MO 63017
3225 W TRUMAN BLVD
SMITH, JEANNETTE A
SMITH, JEANNETTE A TRUSTEE
SMITH, CHARLES DIX&ALICE TRUST
128 AMADOR AVE,APT B
JEFFERSON CITY, MO 65109
3219 MASONIC CT(Subject Property)
3215 MASONIC CT
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Jefferson City
Planning & Zoning Commission
October 8, 2015
Case No. P15016
The Christian Church of Christ of Mid-America Inc.
3519 Bennett Lane
Rezoning from RU to C-2
Requested to be continued to November 12, 2015
Jefferson City
Planning & Zoning Commission
October 8, 2015
Case No. P15017
City Staff
Zoning Code Text Amendment
1 . Establishment of asphalt plants as a conditional use of the RU district.
2. Establishment of heavy machinery and equipment sales, rental, and
service as a permitted use of the C-2, M-1, and M-2 districts.
3. Establishment of Landfill as a special exception use of the M-1 district.
4. Establishment of composting site as a permitted use in the M-2 district
and a special exception use of the C-2 and M-1 districts.
5. Establishment of specific use standards for composting sites.
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
August 13,2015
Case No. P15017— Zoning Code Text Amendment. Request filed by planning division staff to amend
the text of Chapter 35, Zoning, Section 35-28 Land Use Matrix and Section 35-41 Specific Use
Standards, with respect to the following:
1. Establishment of asphalt plants as a conditional use of the RU district.
2. Establishment of heavy machinery and equipment sales, rental, and service as a permitted use of
the C-2, M-1, and M-2 districts.
3. Establishment of Landfill as a special exception use of the M-1 district.
4. Establishment of composting site as a permitted use in the M-2 district and a special exception
use of the C-2 and M-1 districts.
5. Establishment of specific use standards for composting sites.
The complete text of the amendment is available for review at the Department of Planning and Protective
Services, 320 E. McCarty Street, or may be viewed at the Planning and Zoning Commission webpage at:
www.jeffersoncitymo.gov.
1. Establish Asphalt Plants as a Conditional Use of the RU District
Asphalt plants are typically operated on the same site as a quarry. A Quarry is a conditional use of the
RU district, although asphalt plants are currently not permitted in the RU district. Asphalt plants and
quarry uses are often temporary in nature, and are usually moved after the useable rock on the
property has been removed and the property leveled for development of a more permanent use.
Establishing asphalt plants as a conditional use of the RU district should have minimal impact
considering their temporary nature, the relatively large size of most RU zoned property, and the ability
of the Board of Adjustment to establish conditions to address any specific concerns.
2. Heavy Equipment Sales
Heavy equipment sales, rental and services is a use that is not listed within the land use matrix (exhibit
35-28) of the Zoning Code. In response to the pending development of a new Fabick site in 2007, A
directors determination, as permitted by Section 35-28.B, was done in order to establish which zoning
districts the use would be permitted in. The director determined that such uses are appropriate and
expected uses in the C-2, M-1 and M-2 districts. The proposed amendment would incorporate the
directors determination into the Zoning Code. See attached directors determination.
3. Landfill
Landfills are currently a special exception use of the M-2 district, and prohibited in all other districts.
The existing Allied Waste landfill is on property zoned M-1. In order to eliminate the non-conforming
situation of the landfill being on property where it is not a permitted use, staff recommend that landfills
be established as a special exception use of the M-1 district.
4 and 5.Composting sites
Composting sites are not listed within the land use matrix(exhibit 35-28) of the Zoning Code. In 2010, a
directors determination, as permitted by Section 35-28.B, was conducted in order to establish which
districts the use would be permitted in. The director determined that such uses should be a permitted
use of the M-2 district and a special exception use of the M-1 and C-2 districts, with specific use
standards involving storage of material close to property lines, minimum property size, and minimization
of noise, dust, odor,etc. The proposed amendment would incorporate the directors determination into
the Zoning Code. See attached directors determination.
Staff Recommendation
Staff recommends approval of the proposed Zoning Code amendments.
Form of Motion
Motion for approval of the proposed amendments to the Zoning Code.
DEPARTMENT OF COMMUNITY DEVELOPMENT
ZONING DETERMINATION No. 2007-01
Subject/Problem: Classification of"Heavy Machinery and Equipment Sales, Rental and Service. This use is not specifically
listed on the Land Use Matrix.
Analysis: Heavy equipment and machinery sales, rental and service are not specifically listed as a Permitted, Conditional or Special
Exception uses in any zoning district. However, sales of farm implements are permitted in C-2 and M-1; mobile home sales are
permitted in C-2 and motor vehicle sales are permitted in M-1. Furthermore, outdoor storage of heavy equipment and vehicles is
"Permitted" in M-1 and M-2 districts if part of a contractor or trade shop.
Exhibit 35-28: Land Uses Authorized in Zoning Districts
Use Category Specific Use Type r Zoning Districts _
IRU 1RS-1 1RS-2 JRS-3 1RS-4 RD ;RA-1 1RA-2 I N-O[RC !C-O ..0-1 ;C-2 C-3 1M-1 IM-2
3.COMMERCIAL USE
G.Retail Sales and '12.Contractors and Trade Shops-Indoor - - - - - - - - - - - - - P p
Service Operations and Outdoor Storage(including 1
storage of heavy egipment and vehicles) _
17.Farm Implement Sales&Service - - - - - - - - - - ( - - P - P C
31.Manufactured Home Sales - - - - I - - - - - - -
I
K.Vehicle Sales and 1.Motor Vehicle Sales.including Leasing - - - - - - - - - - - - P - P -
Leasing and Rental of New,&used Autos.Trucks
RVs.Trailers.Boats
L.Vehicle Storage 1.Impoundment Lot,RV,Boat,Bus and - - - - - - - - - - - - - - P P
Camper Storage Lot,Wrecked Vehicle
Storage Yard
K.Vehicle Sales and 82 Heavy Machinery and Equipment - - - - - - - - - - - - P - p P
Leasing, Heavy Sales,Rental and Sen ice
Equipment
Determination: Heavy machinery and equipment sales, rental and service are appropriate and expected uses in the C-2 General
Commercial, M-1 Light Industrial District and M-2 Heavy Industrial District and shall be classified as a "P" Permitted Use in such
districts.
n at&I /'• /Recommended by: / �,,I,(,LI kif ,' iG C.-1,,1,/ c.,ii: Approved by: 1 , t.. (9 f 2�/o1
Janice McMillan, AICP 1 Dthte Patrick E. Sullivan;P.E. Director Date
Authority:Section 35-28.8 provides that where a use is not specifically listed, the Director shall determine the appropriate zone based a comparison of other uses
which most closely resemble the unlisted use and shall allow the use in the designated district. A conditional use is not needed, only a determination by the
director. In the event of a dispute over the director's decision, the Board of Adjustment shall make the determination upon appeal.
Department of Community Development
Jefferson City, Missouri
Director's Zoning Determination
Classification of Composting Site
Problem: Operation of a composting site is not listed as a permitted, conditional or special exception
use in any zoning district, although definition for this use is included in the code. Currently, one site in a C-2
General Commercial District is being used as a composting site under a city contract. Small scale composting
operations are operated as accessory uses at several landscaping and plant nurseries in Jefferson City. A
composting site is defined within the zoning code as "a place where the public may bring compostable
material which is then recycled into useable compost. Compostable materials include leaves, grass clippings,
yard and garden vegetation but not stumps, roots or vegetation with intact root balls." Composting is an
outdoor activity that involves the collection, processing and storage of yard waste. Machinery is typically used
in the processing of yard waste and in turning of compost.
Analysis: To date, the City has had a single compost processing facility operated under a City contract as a
public service to city residents, as approved by the City Council. Composting sites are similar to recycling
centers in some respects. Both recycling centers and composting sites involve customers hauling materials
to the site, with collection and processing being the primary activities on the site. Composting is an outdoor
activity and many recycling centers involve outdoor operations. Recycling centers with outdoor operations
are permitted uses within the M-2 district and are conditional uses of the M-1 and C-2 districts. As an outdoor
operation, composting sites would be an appropriate and expected use in the M-2 General Industrial District.
Composting sites could also be compatible with land uses in the C-2 General Commercial District and the M-1
Light Industrial District, but site specific review regarding access, design, and conditions should be
undertaken in order to ensure the appropriateness of the use at a given location. The final decision regarding
the location of compost sites in other than the M-2 district should be undertaken as a Special Exception Use,
authorized by the City Council. In order to diminish potential negative effects to neighboring properties,
composting sites should be subject to performance standards, including a minimum acreage, and similar
specific use requirements.
Determination: Composting Sites on Private Property, shall be classified as "P" Permitted Use in the M-2
General Industrial District, and "SE" Special Exception Uses in the C-2 General Commercial and M-1 Light
Industrial districts. Composting sites shall be subject to the following performance standards, similar to those
for recycling centers as outlined in Section 35-413.21:
• No materials or compost shall be stored within 25 feet of any property line;
• No excessive dust, noise, vibration, smoke, fumes, odors or glare shall be detected beyond the
property lines.
• Minimum parcel size of four(4)acres is required.
• Subject to other applicable local, state and federal permits as required.
Recommended ld, OCLU1140-1.
January 12, 2010
Ja c- 1cMillan, AICP
Approved January 12. 2010
Patr k E. Sulli - , P.E. Date
Director of Community Development
Authority: Section 35-28.B provides that where a use is not specifically listed, the Director shall determine the
appropriate zone based a comparison of other uses which most closely resemble the unlisted use and shall
allow the use in the designated district. In the event of a dispute over the director's decision, the Board of
Adjustment shall make the determination upon appeal.
BILL NO.
SPONSORED BY COUNCILMAN GRAHAM
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, AMENDING CHAPTER 35, THE
ZONING CODE, PERTAINING TO ASPHALT PLANTS, HEAVY EQUIPMENT SALES,
LANDFILLS AND COMPOSTING SITES.
WHEREAS, It appears that the procedures set forth in the zoning code relating to zoning code
text amendments have in all matters been complied with.
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON,
MISSOURI, AS FOLLOWS:
Section 1. Exhibit 35-28.(Land Uses Authorized in Zoning Districts) Section 4.A.4
Concrete Mixing Plant, Asphalt Plant, Cement Batch Plant, is amended as follows to establish
said use as a conditional use of the RU district:
Exhibit 35-28:Land Uses Authorized in Zoning Districts
Use Category Specific Use Type Zoning Districts
RU RS-1 RS-2 RS-3 RS-4 RD RA-1 RA-2 N-O'RC C-O C-1 C-2 C-3 M-1 M-2
4.Industrial
A.Industrial Service,
Manufacturing and
Production,Assembly, 4.Concrete Mixing Plant,
Distribution, Asphalt Plant,Cement Batch C - - - - - - - - - - - C - C P
Manufacturing, Plant
Processing,Production,
Wholesale Sales
Section 2. Exhibit 35-28.(Land Uses Authorized in Zoning Districts) Section 3.K, is
amended as follows to establish a new use, Heavy Machinery and Equipment Sales, Rental and
Service, and to permit said use in the C-2, M-1 and M-2 districts:
Exhibit 35-28:Land Uses Authorized in Zoning Districts
Use Category Specific Use Type Zoning Districts
RU RS-1 RS-2 RS-3 RS-4 RD RA-1 RA-2 N-O RC C-O C-1 C-2 C-3 M-1 M-2
3.Commercial Use
K.Vehicle Sales and 2.Heavy Machinery and
Leasing Equipment Sales,Rental and - - - - - - - - - - - - P - P P
Service
Section 3. Exhibit 35-28.(Land Uses Authorized in Zoning Districts) Section 4.C.2 Solid
Waste Disposal Sites, including Landfill, is amended as follows to establish said use as a
special exception use of the M-1 district:
Exhibit 35-28:Land Uses Authorized in Zoning Districts
Use Category Specific Use Type Zoning Districts
RU RS-1 RS-2 RS-3 RS-4 RD RA-1 RA-2 N-O RC C-O C-1 C-2 C-3 M-1 M-2
4.Industrial
C.Waste-Related Use 2.Solid Waste Disposal Sites, - - - - - - - - - - - - - - SE SE
including Landfill —
Drafters Note: Deleted text shown as thus. Inserted text shown as thus
Section 4. Exhibit 35-28.(Land Uses Authorized in Zoning Districts) Section 4.C, is
amended as follows to establish a new use, Composting Site, and to establish said use as a
special exception in the C-2 and M-1 districts and a permitted use in the M-2 district:
Exhibit 35-28:Land Uses Authorized in Zoning Districts
Use Category Specific Use Type Zoning Districts
RU RS-1 RS-2 RS-3 RS-4 RD RA-1 RA-2 N-O RC C-O C-1 C-2 C-3 M-1 M-2
4.Industrial
C.Waste-Related Use 7.Composting Site - - - - - - - - - - - - SE - SE P
Section 5. Section 35-41 (Specific use standards) is hereby amended with the addition of
a new sub-section pertaining to specific use standards for composting site, as follows:
33. Composting Site
a. Location. A composting facility may be authorized in the districts specified
by Exhibit 35-28 Land Use Matrix.
b. Performance Standards.
i. No materials or compost shall be stored within 25 feet of any
property line.
ii. No excessive dust,noise,vibration,smoke,fumes,odors or glare
shall be detected beyond the property lines.
iii. Minimum parcel size of four(4)acres is required.
iv. Subject to other applicable local,state and federal permits as
required.
Section 6. This ordinance shall be in full force and effect from and after its passage and
approval.
Passed: Approved:
Presiding Officer Carrie Tergin, Mayor
ATTEST: APPROVED AS TO FORM:
City Clerk City Counselor
Drafters Note: Deleted text shown as thus. Inserted text shown as thus