HomeMy Public PortalAboutORD15472 BILL NO. 2015-80
SPONSORED BY COUNCILMANGraham
ORDINANCE NO. I ,c2-1-7,1\
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, AMENDING A CONCEPT PUD
PLAN FOR A MIXED USE DEVELOPMENT IN THE 1600 AND 1700 BLOCKS OF HIGHWAY 179;
CONSISTING OF PART OF THE WEST HALF OF THE SOUTHEAST QUARTER OF SECTION
15, TOWNSHIP 44 NORTH, RANGE 12 WEST, JEFFERSON CITY, COLE COUNTY, MISSOURI.
WHEREAS, Hawthorn Real Estate LLC, owners of the real estate hereinafter described, having
submitted to the City Council an amended Concept PUD Plan of said real estate,
being located in Jefferson City, Cole County, Missouri, and being described as
follows: A tract of land in the west half of the Southeast Quarter of Section 15,
Township 44 North, Range 12 West, and the Northeast Quarter of the Northwest
Quarter of Section 22, Township 44 North, Range 12 West, Jefferson City, Cole
County, Missouri, and being more particularly described as follows: Beginning at the
center of said Section 15, thence with the east-west quarter section line of said
Section; N89°12'25"E, 1,294.27 feet to the westerly right-of-way line of Missouri
Highway 179; thence leaving said quarter section line and with said right-of-way line
the following courses and distances: S01°59'05"W, 390.36 feet; thence
S08°27'31"E, 159.79 feet; thence S06°55'33"W, 201.00 feet; thence S27°46'49"W,
223.61 feet; thence S12°31'31"W, 101.98 feet; thence S00°02'37"W, 318.34 feet;
thence S00°02'27", 170.27 feet; thence S12°19'13"E, 300.54 feet; thence
S12°16'47"E, 421.74 feet; thence S16°45'35"W, 306.06 feet; thence S01°32'35"W,
194.49 feet to the section line between Sections 15 and 22; thence leaving said
westerly right-of-way line and with said section line, S88°49'15"W, 1,180.96 feet to
the easterly line of a 40 foot wide strip of land; thence leaving said section line and
with the easterly lines of said 40 foot strip, S22°40'45"W, 192.29 feet; thence
S01°25'45"W, 539.81 feet; thence S60°47'40"W, 40.60 feet to the easterly right-of-
way line of Valley Hi Road, thence leaving the easterly lines of said 40 foot strip of
land and with the easterly right-of-way of said Valley Hi Road, 40.49 feet along a
130.00 foot radius non-tangent curve to the left, said curve having a chord bearing
N21°56'35"W, 40.32 feet to the westerly line of 40 foot strip of land; thence leaving
said easterly right-of-way line of Valley Hi Road and with said westerly line,
N60°47'40"E, 12.71 feet; thence N01°25'45"E, 524.51 feet; thence N22°40'45"E,
182.10 feet to the south quarter corner of said Section 15; thence leaving the
westerly line of said 40 foot strip and with the north-south quarter section line of said
Section 15, N00°03'15"E, 1,371.92 feet; thence N00°24'20", 1,363.10 feet to the
center of aforesaid Section 15, thence leaving the said north-south section line and
along the east-west quarter section line, N89°10'45"W, 15.01 feet; thence leaving
said east-west quarter section line, N01°27'55"E, 824.45 feet to the centerline of
Frog Hollow Road; thence with said centerline, 15.03 feet along a 530.43 foot radius
non-tangent curve to the left, said curve having a chord bearing N87°46'05"E, 15.03
feet to the quarter section line of said Section 15; thence leaving said centerline and
with said quarter section line, S01°27'55"W, 824.82 feet to the point of beginning
and containing 78.69 acres, more or less; and
WHEREAS, it appears that the procedures set forth in the zoning code relating to PUD Concept
Plans have in all matters been complied with, as said property owners submitted to
the Planning and Zoning Commission and City Council an Amended Concept PUD
Plan for the above referenced property.
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON,
MISSOURI, AS FOLLOWS:
SECTION 1. The Amended Concept PUD Plan submitted by Hawthorn Real Estate LLC,
on behalf of the Harvard Group, LLC, "Galleria at Mission Drive," and on file as Case No. P15019
in the Jefferson City Planning Division is hereby approved for the land referenced above.
SECTION 2. The "Galleria at Mission Drive" Amended Concept PUD Plan includes the
following density and land use mix: (1) Approximately 200 residential units; (2) Approximately
453,400 square feet of commercial space; (3) Land uses permitted in the RA-2 High Density
Residential and C-2 General Commercial zoning districts; and (4) a maximum floor area ratio of
19%.
SECTION 3. This ordinance shall be in full force and effect from and after the date of its
passage and approval.
Passed: ItO ( = A18 Approved: )&c. 22, 70/5
Oxvi/Ce —rviadvk nam4:e. (iitar
Presiding Officer _ Mayor Carrie Tergin
ATTEST: - . APPROVED AS TO FORM:
La; Ci-A7-
'ity Clerk/, Ci Counselor
NOTICE OF PUBLIC HEARINGS ON PLANNING AND ZONING MATTERS
The City Council of the City of Jefferson, Missouri,will hold public hearings on the following planning and
zoning matters on Monday, December 21, 2015 at 6:00 p.m. in the Council Chamber of the John G.
Christy Municipal Building, 320 East McCarty Street, Jefferson City, Missouri.
1. 2300 AND 2600 BLOCK OF CHRISTY DRIVE (PARTS OF THE PARCEL FORMERLY
KNOWN AS THE RICKMAN CENTER, ADDRESSED AS 3519 BENNETT LANE) -REZONING 19.51
ACRES FROM RU RURAL USE TO C-2 GENERAL COMMERCIAL AND AN ASSOCIATED
COMPREHENSIVE PLAN AMENDMENT DESIGNATING THE AREA AS COMMERCIAL: Part of the
North Half of the Northeast Quarter of Section 26, Township 44 North, Range 12 West, in the City of
Jefferson, Cole County, more particularly described as follows: All that part of the Northeast Quarter
of the Northeast Quarter of Section 26, Township 44 North, Range 12 West lying North of Missouri
State Route B (Route 179) and East of U.S. Route 54. Also,All that part of the property described
in Book 163, Page 322, Cole County Recorder's Office lying South of Missouri State Route B(Route
179), North of Christy Drive, and East of U.S. Route 54.
2. 810 STONECREEK DRIVE - AMENDMENT TO SPECIAL EXCEPTION PERMIT FOR
MENARD'S: Lot 9 of Stoneridge Village, Section Two
3. 1600 AND 1700 BLOCK OF HIGHWAY 179-AMENDED CONCEPT PUD PLAN FOR A MIXED
USE DEVELOPMENT: A tract of land in the west half of the Southeast Quarter of Section 15,
Township 44 North, Range 12 West, and the Northeast Quarter of the Northwest Quarter of Section
22, Township 44 North, Range 12 West, Jefferson City, Cole County, Missouri, and being more
particularly described as follows: Beginning at the center of said Section 15, thence with the east-
west quarter section line of said Section; N89°12'25"E, 1,294.27 feet to the westerly right-of-way line
of Missouri Highway 179;thence leaving said quarter section line and with said right-of-way line the
following courses and distances: S01°59'05"W, 390.36 feet; thence S08°27'31"E, 159.79 feet;
thence S06°55'33"W, 201.00 feet;thence S27°46'49"W, 223.61 feet;thence S12°31'31"W, 101.98
feet;thence S00°02'37"W, 318.34 feet;thence S00°02'27", 170.27 feet;thence S12°19'13"E, 300.54
feet; thence S12°16'47"E, 421.74 feet; thence S16°45'35"W, 306.06 feet; thence S01°32'35"W,
194.49 feet to the section line between Sections 15 and 22; thence leaving said westerly right-of-
way line and with said section line, S88°49'15"W, 1,180.96 feet to the easterly line of a 40 foot wide
strip of land; thence leaving said section line and with the easterly lines of said 40 foot strip,
S22°40'45"W, 192.29 feet;thence S01°25'45"W, 539.81 feet;thence S60°47'40"W,40.60 feet to the
easterly right-of-way line of Valley Hi Road, thence leaving the easterly lines of said 40 foot strip of
land and with the easterly right-of-way of said Valley Hi Road,40.49 feet along a 130.00 foot radius
non-tangent curve to the left, said curve having a chord bearing N21°56'35"W, 40.32 feet to the
westerly line of 40 foot strip of land; thence leaving said easterly right-of-way line of Valley Hi Road
and with said westerly line, N60°47'40"E, 12.71 feet; thence N01°25'45"E, 524.51 feet; thence
N22°40'45"E, 182.10 feet to the south quarter corner of said Section 15;thence leaving the westerly
line of said 40 foot strip and with the north-south quarter section line of said Section 15,
N00°03'15"E, 1,371.92 feet; thence N00°24'20", 1,363.10 feet to the center of aforesaid Section 15,
thence leaving the said north-south section line and along the east-west quarter section line,
N89°10'45"W, 15.01 feet; thence leaving said east-west quarter section line, N01°27'55"E, 824.45
feet to the centerline of Frog Hollow Road; thence with said centerline, 15.03 feet along a 530.43
foot radius non-tangent curve to the left, said curve having a chord bearing N87°46'05"E, 15.03 feet
to the quarter section line of said Section 15; thence leaving said centerline and with said quarter
section line, S01°27'55"W, 824.82 feet to the point of beginning and containing 78.69 acres, more or
less.
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 these matters.
Phyllis Powell, City Clerk, City of Jefferson, Missouri
P.T. - Friday, December 4, 2015
For contact information only.
Department of Planning and Protective Services/Planning Division
320 East McCarty Street, Room 120, Jefferson City, Missouri 65101
Contact: Anne Stratman or Janice McMillan
Phone (573) 634-6475 Fax (573) 634-6457
EXCERPT OF UN-APPROVED MINUTES
JEFFERSON CITY PLANNING AND ZONING COMMISSION
November 12, 2015
5:15 p.m.
COMMISSION MEMBERS PRESENT ATTENDANCE RECORD
Bunnie Trickey Cotten 3 of 4
Jack Deeken 3 of 4
Bob George 4 of 4
Chris Jordan, Chairman 4 of 4
Michael Lester 4 of 4
David Nunn 3 of 4
Dale Vaughan 3 of 4
Chris Yarnell, Vice Chairman 4 of 4
Ron Fitzwater, Alternate 2 of 4
Blake Markus, Alternate 2 of 3
COMMISSION MEMBERS ABSENT
Dean Dutoi 2 of 4
Erin Wiseman, Alternate 3 of 4
COUNCIL LIAISON
Carlos Graham
STAFF PRESENT
Janice McMillan, Director of Planning & Protective Services
Eric Barron, Senior Planner
Bryan Wolford, Associate City Counselor
Shane Wade, Civil Engineer II
Anne Stratman, Administrative Assistant
New BusinesslPublic Hearings
Case No. P15019 — 1600 and 1700 Block of Highway 179; Amended Concept PUD Plan.
Request filed by The Harvard Group LLC, owner under contract, for an amendment to a Concept
Planned Unit Development Plan. The new Concept PUD plan outlines a mixed use development
consisting of 200 residential units and 453,400 square feet of commercial space. The property is
located on the west side of the intersection of Highway 179 and Mission Drive and is described as
part of the West half of the Southeast quarter of Section 15, Township 44 North, Range 12 West,
Jefferson City, Cole County, Missouri.
Mr. Barron described the proposal and explained that the property was rezoned from C-2 to PUD
and a Concept PUD Plan was approved in 2010. He stated that this request is for an amendment to
the previously approved Concept PUD Plan. Mr. Barron explained that the previous plan envisioned
a mixed use development consisting of 565 residential units and 351,700 square feet of non-
residential floor area. He stated that the new plan envisions a mixed use development consisting of
200 residential units and 453,400 square feet of commercial space. Mr. Barron explained that the
amended Concept PUD Site Plan shows an arrangement of commercial retail, restaurant, office,
hotel, and assisted living units. He stated that the new plan also rearranges the roadway plan for
the site, with a proposed Mission Drive extension straight west from the existing Mission Drive
interchange. Mr. Barron explained that a Preliminary PUD Plan would still need to be submitted for
the property and reviewed by the Planning and Zoning Commission and City Council. A future
Preliminary Plat and Final Subdivision plat(s) would also need to be submitted in order to
accommodate the development plan.
Excerpt of Un-Approved Minutes/Jefferson City Planning &Zoning Commission Page 2
November 12, 2015
Mr. Charlie Stroud, 1208 Mead Drive, St. Louis, MO, spoke regarding this request. Mr. Stroud
explained that amenities will include a lake and gazebo overlook at the front of the hotel, a green
area behind the assisted living dwelling containing a fountain and garden features and a green
open space area at the north property line. He stated that an extension of Mission Drive west from
the interchange with Highway 179 is proposed with this Concept PUD Plan. Mr. Stroud explained
that Mr. Chris Kersten, Manager of the Harvard Group is also present. He stated that the proposed
project will be constructed in two phases with Phase One consisting of construction of the roadway
and the development of the retail area. Mr. Stroud explained that Phase Two will consist of the
hotel and lake development.
Councilman Graham left at 5:55 p.m.
No one spoke in opposition to this request.
Correspondence was received from Ms. Molly White, 2026 Meadow Lane.
Mr. Barron gave the Planning Division staff report.
Mr. Nunn moved and Mr. Yarnell seconded to recommend approval of the Concept PUD Plan to
the City Council. The motion passed 8-0 with the following votes:
Aye: Cotten, Deeken, Fitzwater, George, Lester, Nunn,Vaughan, Yarnell
Ms. McMillan left at 6:00 p.m.
EXCERPT OF UN -APPROVED MINUTES
JEFFERSON CITY PLANNING AND ZONING COMMISSION
November 12, 2015
5:15 p.m.
COMMISSION MEMBERS PRESENT
Bunnie Trickey Cotten
Jack Deeken
Bob George
Chris Jordan, Chairman
Michael Lester
David Nunn
Dale Vaughan
Chris Yarnell, Vice Chairman
Ron Fitzwater, Alternate
Blake Markus, Alternate
COMMISSION MEMBERS ABSENT
Dean Dutoi
Erin Wiseman, Alternate
COUNCIL LIAISON
Carlos Graham
STAFF PRESENT
Janice McMillan, Director of Planning & Protective Services
Eric Barron, Senior Planner
Bryan Wolford, Associate City Counselor
Shane Wade, Civil Engineer II
Anne Stratman, Administrative Assistant
ATTENDANCE RECORD
3of4
3of4
4of4
4of4
4of4
3of4
3of4
4of4
2of4
2of3
2of4
3of4
New Business/Public Hearings
Case No. P15019 — 1600 and 1700 Block of Highway 179; Amended Concept PUD Plan.
Request filed by The Harvard Group LLC, owner under contract, for an amendment to a Concept
Planned Unit Development Plan. The new Concept PUD plan outlines a mixed use development
consisting of 200 residential units and 453,400 square feet of commercial space. The property is
located on the west side of the intersection of Highway 179 and Mission Drive and is described as
part of the West half of the Southeast quarter of Section 15, Township 44 North, Range 12 West,
Jefferson City, Cole County, Missouri.
Mr. Barron described the proposal and explained that the property was rezoned from C-2 to PUD
and a Concept PUD Plan was approved in 2010. He stated that this request is for an amendment to
the previously approved Concept PUD Plan. Mr. Barron explained that the previous plan envisioned
a mixed use development consisting of 565 residential units and 351,700 square feet of non-
residential floor area. He stated that the new plan envisions a mixed use development consisting of
200 residential units and 453,400 square feet of commercial space. Mr. Barron explained that the
amended Concept PUD Site Plan shows an arrangement of commercial retail, restaurant, office,
hotel, and assisted living units. He stated that the new plan also rearranges the roadway plan for
the site, with a proposed Mission Drive extension straight west from the existing Mission Drive
interchange. Mr. Barron explained that a Preliminary PUD Plan would still need to be submitted for
the property and reviewed by the Planning and Zoning Commission and City Council. A future
Preliminary Plat and Final Subdivision plat(s) would also need to be submitted in order to
accommodate the development plan.
Excerpt of Un -Approved Minutes/Jefferson City Planning & Zoning Commission Page 2
November 12, 2015
Mr. Charlie Stroud, 1208 Mead Drive, St. Louis, MO, spoke regarding this request. Mr. Stroud
explained that amenities will include a lake and gazebo overlook at the front of the hotel, a green
area behind the assisted living dwelling containing a fountain and garden features and a green
open space area at the north property line. He stated that an extension of Mission Drive west from
the interchange with Highway 179 is proposed with this Concept PUD Plan. Mr. Stroud explained
that Mr. Chris Kersten, Manager of the Harvard Group is also present. He stated that the proposed
project will be constructed in two phases with Phase One consisting of construction of the roadway
and the development of the retail area. Mr. Stroud explained that Phase Two will consist of the
hotel and lake development.
Councilman Graham left at 5:55 p.m.
No one spoke in opposition to this request.
Correspondence was received from Ms. Molly White, 2026 Meadow Lane.
Mr. Barron gave the Planning Division staff report.
Mr. Nunn moved and Mr. Yarnell seconded to recommend approval of the Concept PUD Plan to
the City Council. The motion passed 8-0 with the following votes:
Aye: Cotten, Deeken, Fitzwater, George, Lester, Nunn, Vaughan, Yarnell
Ms. McMillan left at 6:00 p.m.
City of Jefferson Planning & Zoning Commission
LOCATION MAP
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Case No. P15019
1600 & 1700 Block Hwy 179
Amended Concept PUD Plan
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City of Jefferson Planning & Zoning Commission
VICINITY
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Case No. P16019
1600 & 1700 Block Hwy 179
Amended Concept PUD Plan
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City olJefferson
+jrN° Department of Planning B Protective Services
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Jefferson City, MO 65101
( Phone: 579.694.6410
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www..leffersoncitymo.gov
APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
@ Concept PUD Plan Amtrddmelit
0 Preliminary PUD Plan
Final PUD Plan
Amendment to Final PUD Plan
0 Amendment to Final PUD Plan for Signage
PUD Project Nam
t
Street Address: 1
Legal Description
The Galleria at Mission Drive (previously filed as The Village of Hazel Com)
or
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)
Q) Application Filing Fee $210.00 plus $20 per acre (Revised June 30, 2015)
Application Infor�aw
Property t�iOrn Bank
5t.
Address
igh-pLt.-�eyyLtpi "Ity, Mu. 65101
Phone Number(s): 73 -'HT
The Harvard Group, LLC
Phone
Consultant Charlie Stroud P.E.
Address:
D 63 137
Phone N berI Y 4 q L
The at ac Ymfo m a c a �t ro osed project. Gly% 1 y
Printed Name Y U a-4- V Uate /d/I2,//5
Citai e D ?� G3�
Printed Name
Application Filing `Fee Received: Amount Check Il 1
Attachments: _Narrative _ Site Plan _Applicant/Pioject biformation Sheet
Note other Information submitted:
Individuals should contact the ADA Coordinator at (573) 634-6570 to request accommodations or alternative formals as required
under the Americans with Disabilities Act. Please allow three business days to process the request.
The Galleria at Mission D rive
PREVIOUS SITE PUD APPROVAL;
Conceptual PUD Plan Narrative
October 12, 2015
The subject property was rezoned from C-2 GENERAL COMMERCIAL to PUD PLANNED UNIT
DEVELOPMENT by the City of Jefferson City via Ordinance 14669, approved May 17, 2010. By Ordinance
14670 of same date a Concept Plan was approved for the then stated 80.7 4 acre tract. Accordingly, the
Applicant ask consideration of the now submitted Concept Plan for The Galleria at Mission Drive be co~~idered
for Administrative approval as a revised PUD Concept of similar purpose for reason as follows .
Both concept plans utilize a mixed use concept of RA-2 and C-2 land uses. Of clear intent both extend access
through the site from Hwy 179 westward to the abutting tract in Cole County, each plan embodying certain basic
major elements, e.g., hotel, assisted living facility and significant commercial. Conspicuously the currently
approved concept plan has considerably more public street ROW, the primary system being a split meandering
route to the west property line. Present City planning concepts for Mission Drive extension are a more direct
single parkway which basically divides the subject tract and parcel to the west. Compliance with such system
necessitates a reallocation of land uses on the property. Such modification is reflected on the Galleria at Mission
Drive Concept Plan. City accrued benefit from the current proposal, aside from the alignment mentioned, is
lesser cost of public street maintenance and more direct up scaled ·parkway connection to the west. As made
known, it would be desirable to continue the parkway westward to Rock Hill Road/Wildwood Drive . I furtherance
of such effort another benefit potential of the current application is the contemplated TDD tax from the expanded
commercial. Such tax is fully assignable to the parkway segment through the subject property.
Summarily regarding the above mentioned consideration, the previous PUD was ostensibly approved on the
merit of a mixed use development of RA-2 and C-2 uses, mentioned elements being appropriate to the site and
beneficial to the community . The current application has the same, and possibly enhanced, characteristics. Thus
hopefully qualifying for consideration of administrative review .
THE GALLERIA AT MISSION DRIVE
The Galleria at Mission Drive is presented as multi-node mixed use development designed to offer community
scale commercial retail and service options that are accessible directly from a diamond interchange with Hwy
179. Mission Drive extension, as provided in basic accord with basic recent City studies, will afford easy access
to the major retail component to the north and less intense elements to the south. The latter including a
contemplated upper scale Assisted Living complex and hotel. As with the previously approved PUD concept
plan by the City, proposed land uses are of the variety permitted in the RA-2 and C-2 Zoning Districts .
Basic site design particulars are as follows:
LAND USE:
As referenced above all presented land uses are permitted in either the RA-2 or C-2 zoning Districts. The
approximate 9.47acre lot at the southwest corner of the project indicates a sizeable Assisted Living facility. This
function is RA-2 permitted use except for building height. This will be addressed in following comments.
The indicated hotel, restaurants and offices south of Mission Drive extension are C-2 permitted uses . The
possible exception to maximum height regulations could be east elevation of the hotel fronting Hwy 179.
PROJECT DENSITIES/ FLOOR AREA RATIOS*
The total site is 75.7 acres. The following calculations exclude 2.67 acres for Mission Drive
extension RIW, .92 acre Rlw for the cul-de-sac street from Mission Drive to the Assisted Living
facility and the estimated 2.3 acres to be deeded to the City for their use.
Residential:
Assisted Living
200 units.
Commercial:
Required Area Proposed Area Units/Acre FAR Site Coverage
(at RA-2) by building
8.33 acres 9.47 acres 21.2 0.407 .10
North Side Mission Drive: (includes detention area)
Site Area: 1,666,512 sf (38.26 ac) Gross Floor Area : 277,250 sf (6.36 ac} FAR: .166
South Side Mission Drive: (lake development included with hotel lot)
Site Area: 1,602,929 sf (38.6 ac) Gross Floor Area: 168,000 Resid; 176,150 Comm. FAR *21
Total344,150 sf (7.9 ac)
AMENITIES AND OPEN SPACE
Project amenities include a lake and gazebo overlook at the front of the hotel site for a pleasing view to Hwy
179. The tree lined Mission Drive parkway extension from Hwy 179 to the abutting property on the west will be
an attractive entry to the subject parcel to the future community expansion. At the west property line 750 foot
long _ green area behind the Assisted Living dwelling, containing fountain and garden features will establish a
pleasant buffer in that direction, The actual building site of the Assisted Living dwelling will be an estimated 40
feet below the development to the south, thus avoiding "overshadowing" in that direction. At the north property
line will be a sizeable continuous green, planted area that expands to 300 feet at the major retail build on the
property . Significant open space on the north side of Mission Drive will be 9+ acre s.
A walking trail is also proposed on the south side of the development that will serve site and neighboring
residents. Utilization of narrow appendages at west property line which extend both north and south from the
development are being considered for an extending walking trail system.
Provision has also been made on the site for a bus stop that can take advantage of a short loop without
necessitating impeding parkway traffic.
PARKING AREAS:
As apparent on the concept plan, parking has be designed for appropriate assignment to each function. Each
land use has direct access to at least the minimum required by City zoning standards. Overall circulation has
been adapted to two primary access points on Mission Drive, the eastern most of which will include a divided
planting element complementing the Mission Drive Parkway. Some garage parking is indicated for the Assisted
Living facility and the adjacent office immediately to the north.
Most parking lot terminal islands would be at least 20 feet in width for purpose of enhancing safety on aisle
entrylexit and to better accommodate landscaping. The minimum island width at lower trafficked areas is 10 feet.
REQUESTED VARIANCE FROM MINIMUM STANDARDS:
1. As previously referenced, it is requested that an increase in building height above 45 feet be permitted
Assisted Living facility. For functional and architectural reasons it is requested that a maximum height
be allowed. For similar reason it is requested that a maximum of 55 feet be permitted for the east
elevation of the hotel. Actual grading plan may not require the full extent of the variance,
2. The ability to locate short segments of parking for two of the small commercial sites permits the
placement of substantial landscape arras for those uses along Mission Drive. Per the concept plan
permitted it is proposed the minimum setback for a distance not exceeding 10 feet be allowed where
shown on the concept plan.
3. Additional variations may be deemed necessary during course of review of this PUD Plan Process.
PHASING:
It is the intent to development the Galleria at Mission Drive two phases. The initial phase would be the
commercial area on the North side of Mission Drive, which includes the construction of Mission Drive. Second
Phase to the South will be developed with the first phase and based on demand of the additional uses will
dictate the timing of each use.
While it is not the purpose of this application for concept review to circumvent any necessary submittal or other
standard required in conjunction with action on a Preliminary of Final Plan for a Planned Unit Development, it is
requested that required Landscaping, Signing Plans and Traffic Analysis, if required, be submitted with
application for Preliminary Plan review.
the Cc'nflar lia M Gni iisz on Do dva
Project Parking / Gross floor Area
LAND USE REQUIRED PROVIDED GROSS FLOOR AREA
South Side Mission Drive
Assisted Living Facility
150
248 surface
168,000
200 Units @ .75/unit
16,225
30 garage
(4 stry)
Hotel w/ Restaurant
258
404
111,300.
200 Units, Rest 7,700 sf
(200+58)
@ 1 sp / 250 square feet
(3 stry)
1 sp /unit + 1sp/100 sf x .75
6,500
6,500 sf / 1 sp/100 sf
Restaurant w/drive-up
95
153
9,425
9,425 sf /1sp1100 sf
Office Building
152
138 surface
46,000
46,000 sf /1 sp/300 sf
14 garage
Restaurant w/drive-up
9425 sf /1 sp/100 sf
North Side Mission Drive
Shopping Center Retail Commercial
Unit "A"
140,800
Unit "B"
10,725
Unit "C'
16,225
Unit "D"
31,500
Unit "E"
65,000
Total Shopping Center Gross Floor Area
264,654
Minimum required parking 1057 1233
@ 1 sp / 250 square feet
Restaurant "A" w/ drive -up 65 94
6,500
6,500 sf / 1 sp/100 sf
Restaurant "B" w/ drive -up 65 77
6,500
6,500 sf / 1 sp/100 sf
Total Project Required/ 1189 1404
Provided Parking
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City of Jefferson
Department of Planning 8 Protective Services
310 E. McCarty St.
Jefferson City, MO 65101
October 29, 2015
Dear Property Owner:
Carrie Terain, Mayor
Janice McMillan, AICP, Director
Phone: 573-634-6410
Fax: 573-634-6457
This letter is to notify you that the Jefferson City Planning and Zoning Commission will meet at 5:15 p.m.
on Thursday, November 12, 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. P15019 — 1600 and 1700 Block of Highway 179; Amended Concept PUD
Plan. Request filed by The Harvard Group LLC, owner under contract, for an
amendment to a Concept Planned Unit Development Plan. The new Concept PUD plan
outlines a mixed use development consisting of 200 residential units and 453,400 square
feet of commercial space. The property is located on the west side of the intersection of
Highway 179 and Mission Drive and is described as part of the West half of the
Southeast quarter of Section 15, Township 44 North, Range 12 West, Jefferson City,
Cole County, 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
December 21, 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
Property Owner List
Case No. P15019 1600 & 1700 Block of Highway 179
JEFFERSON CITY SCHOOL DISTRICT
315 E DUNKLIN ST
JEFFERSON CITY, MO 65101
2653 FROG HOLLOW RD
FROG HOLLOW RD
GILLEY, DANIEL L & ANNE W
2607 CEDARWOOD CT
JEFFERSON CITY, MO 65109-9312
2833 FROG HOLLOW RD
SCHEPPERS, THOMAS, TRUSTEES
SCHEPPERS, KAREN
1685 HWY 94
HOLTS SUMMIT, MO 65043
2923 FROG HOLLOW RD
HAWTHORN REAL ESTATE L L C
132 E HIGH ST
JEFFERSON CITY, MO 65101
FROG HOLLOW RD
HWY 179 (Subject Property)
WEBB, DONALD W & JOYCE E, & ETAL
906 ROLAND CT
JEFFERSON CITY, MO 65101
1700 VALLEY HI RD
ESKENS, WILLIAM L & PATRICIA C, TRUSTEES
1810 VALLEY HI RD
JEFFERSON CITY, MO 65109
1807 VALLEY HI RD
WILLIAMS, MARILYN A LUEBBERT
LUEBBERT, GARY L
BRIDGES, DARLENE S LUEBBERT
2186 JUNE CT
JEFFERSON CITY, MO 65109
VALLEY HI RD
S S M REGIONAL HEALTH SERVICES
2505 MISSION DR
JEFFERSON CITY, MO 65109
HWY 179
CITY OF JEFFERSON
COLE COUNTY
320 E MCCARTY ST
JEFFERSON CITY, MO 65101
MISSION DR
Page 1
November 12, 2015
Case No. P15019
1600 & 1700 Block Hwy 179
Amended Concept PUD Plan
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PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
November 12, 2015
Case No. P15019 — 1600 and 1700 Block of Highway 179; Amended Concept PUD Plan. Request
filed by The Harvard Group LLC, owner under contract, for an amendment to a Concept Planned Unit
Development Plan. The new Concept PUD plan outlines a mixed use development consisting of 200
residential units and 453,400 square feet of commercial space. The property is located on the west side of
the intersection of Highway 179 and Mission Drive and is described as part of the West half of the
Southeast quarter of Section 15, Township 44 North, Range 12 West, Jefferson City, Cole County,
Missouri.
Nature of Request
This request is for an amendment to the previously approved Concept PUD Plan. The previous plan
envisioned a mixed use development consisting of 565 residential units and 351,700 square feet of non-
residential floor area. The new plan envisions a mixed use development consisting of 200 residential
units and 453,400 square feet of commercial space. The new plan also rearranges the roadway plan for
the site, with a proposed Mission Drive extension straight west fiom the existing Mission Drive
interchange.
The purpose of a Concept PUD Plan is to establish approval of a specific density and land use mix for the
property and ensure conformance of the PUD plan with the Comprehensive Plan. A Preliminary PUD
Plan would still need to be submitted for the property and reviewed by the Planning and Zoning
Commission and City Council. A future Preliminary Plat and Final Subdivision plat(s) would also need
to be submitted in order to accommodate the development plan.
Zoning History
This property was annexed into the City of Jefferson with a C-2 General Commercial zoning as part of the
voter approved Highway 179 annexation area that became effective on November 1, 2006.
The property was rezoned from C-2 to PUD and a Concept PUD Plan approved in 2010.
Location
The subject property is located on the western side of Highway 179 approximately three-fourths of a mile
south of West Edeewood Drive. Adiacent zoning and land use is as follows:
Staff Analysis
Mission Drive Interchange:
This property is located opposite of the new St. Mary's hospital and would rely on access from Highway
179 via the Mission Drive Interchange. The Concept PUD Plan outlines the intended street layout for the
development and how this street layout would connect to neighboring properties. A street connection
between the planned interchange on Highway 179 and a future intersection of Rock Hill Road/Wildwood
Drive to the west is contained within the road connection plans associated with the highway interchange,
and this Concept PUD Plan would accommodate the road plan via an extension of Mission Drive from the
interchange due west across the property.
Proposed Use(Underlying Zoning: The proposed Concept PUD Plan outlines a development consisting
of a mix of commercial and assisted living residential uses. There are no proposed changes to the
previously approved base zoning districts of RA -2 and C-2 for the purpose of determining permitted uses
for the property.
Surrounding Zoning
Surrounding Uses
North
RU
Undeveloped
South
RU
Undeveloped
East
C-2
St. Mary's Hospital
West
Unincorporated
Undeveloped
Staff Analysis
Mission Drive Interchange:
This property is located opposite of the new St. Mary's hospital and would rely on access from Highway
179 via the Mission Drive Interchange. The Concept PUD Plan outlines the intended street layout for the
development and how this street layout would connect to neighboring properties. A street connection
between the planned interchange on Highway 179 and a future intersection of Rock Hill Road/Wildwood
Drive to the west is contained within the road connection plans associated with the highway interchange,
and this Concept PUD Plan would accommodate the road plan via an extension of Mission Drive from the
interchange due west across the property.
Proposed Use(Underlying Zoning: The proposed Concept PUD Plan outlines a development consisting
of a mix of commercial and assisted living residential uses. There are no proposed changes to the
previously approved base zoning districts of RA -2 and C-2 for the purpose of determining permitted uses
for the property.
Planning and Zoning Commission November 12, 2015
Case No. P 15019 Page 2
Deviations from Zoning Code Requirements: The previous Concept PUD Plan outlined several
deviations from normal zoning code requirements, which are listed as follows:
Proposed maximum building height — 80 feet (normal maximum building height is 60 feet in the
C-2 district and 45 feet in the RA -2 district.
Proposed minimum building setbacks — 10 feet between buildings, 15 feet for front and rear
yards, and 0 foot for side yards.
Deviation from the requirements may be approved subject to safety requirements and the provision of
community amenities as outlined in Section 35-27.D.6 and 7 of the Zoning Code.
There are no amendments to the existing deviations from Zoning Code requirements identified within the
amended Concept PUD Plan. The amendment identifies that a planned hotel will possibly exceed the
maximum height regulations.
Density:
The density identified in the amended Concept PUD Plan for the property is as follows:
Total residential units (assisted living units) — 200
Residential Floor Area — 168,000 square feet
Non -Residential Floor Area — 453,400 square feet
Floor Area Ratio — 19%
Site design features:
Concept Site Plan — The amended Concept PUD Site Plan shows an arrangement of commercial retail,
restaurant, office, hotel, and assisted living units across the site with appropriate areas of parking for each
use.
Site Amenities — Site amenities envisioned within the amended Concept PUD Plan include a lake and
gazebo overlook at the front of the hotel site adjacent to Highway 179, a tree lined Mission Drive, a green
area behind the assisted living building, and a green open space area at the north property line.
Traffic Generation:
Traffic generation for a development of this size would be significant, and a traffic impact study would be
a necessary component of the future Preliminary PUD Plan.
Staff Analysis and Recommendation
A Concept PUD Plan is the appropriate first step in the development approval process for a PUD
development of this size. The purpose of a Concept PUD Plan is to establish the allowed uses, density,
and general layout of a Planned Unit Development prior to the preparation of a more detailed Preliminary
PUD Plan. This Concept PUD Plan proposes a mix of residential and commercial uses and a combined
underlying zoning of RA -2 and C-2. The proposed layout of the development would accommodate the
need for a roadway connection from the west to the Mission Drive interchange on Highway 179. Staff
recommends approval of the Concept PUD Plan.
Form of Motion
Motion for approval of the Concept PUD Plan.
PLANNING & ZONING COMMISSION
CORRESPONDENCE RECEIVED
Case No. P15019
1600 & 1700 Block of Highway 179
November 12, 2015
Sender
Senders Address
How Received Date Received
Molly White
2026 Meadow Ln
Email 11/12/2015
Stratman, Anne
From: Barron, Eric
Sent: Thursday, November 12, 2015 11:24 AM
To: 'mlw2026@gmaii.com'
Cc: Stratman, Anne
Subject: RE: Harvard Group development on 179
Hello Molly,
Thank you for your comments. We will copy them and distribute them to the Planning and Zoning Commission
members at tonight's meeting.
In response to your question regarding the meeting, the proposal on Highway 179 at Mission Drive is coming in front of
the Planning and Zoning Commission as a "Concept PUD Plan" tonight, Thursday November 12.
The meeting will take place in the Council Chambers at City Hall, 320 E. McCarty Street, at 5:15 PM. The meeting is open
to the public and the case is open to public comment. Anyone who has comments will be given an opportunity to speak.
A link to the agenda for that meeting is available on the P&Z Commission website at:
httr)://www.ieffersoncitvmo.Rov/government/planning/government/olanniniz and zonine commission.oho
There is also a link for the application and P&Z Packet/Staff report for each case on the agenda, including the Highway
179 proposal.
Sincerely,
Eric Barron
Senior Planner
City of Jefferson
573-634-6419
-----Original Message -----
From: mlw2026@gmall.com [ma iIto: mlw2026@gmail.comj
Sent: Thursday, November 12, 2015 8:41 AM
To: Stratman, Anne
Subject: Harvard Group development on 179
Good morning! The paper this morning ran an article about development of land on 179 by the new hospital. The article
said there's a meeting today but didn't say when/where, or if it's public. It doesn't look like its posted on your website so
I'm guessing it's not public, but just wanted to check. Is it public? If so, when where?
If not public, does submitting questions or comments to you do any good?
I really like the idea of a retirement community development. I think that's a market heating up.
I would like to know how these developers are going to address the issue of existing empty retail space all over town.
Personally I find it really troubling that the city has permitted development of retail space in town that just sits empty.
This new development would add sprawl, which at least some development in town has avoided. So what are these
developers offering to assure that we don't just have over -developed, unused sprawl? What data do they have to show
that new development will succeed out there when it struggles right in town?
Also, I'm extremely opposed to giant empty parking lots with no trees and no shade. The mall, the Kohls/Dicks Sports,
Lowes, Menards, and the TJMaxx strip mall are just some examples of where developers have thrown down acres of
asphalt that sit empty baking in the sun or flooding in the rain. I wish the city would make developers tear at least half
that asphalt out and replant it to provide shaded parking to the remaining half and better storm water management
with actual dirt available to soak up some rain!
What can these developers offer that will make better use of green space around parking areas? I'm not asking what the
city or county requires. What are these developers prepared to offer voluntarily because it's a better, more sustainable
way to develop land? Anything? If not, I say send them back to the drawing board to think about that. I really don't want
to trade trees and natural space for asphalt.
Thank you for your time and for working to keep Jeff City awesome[
Molly White
573-684-5254
2026 Meadow Ln.
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