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HomeMy Public PortalAboutORD15650 BILL NO. 2016-132 SPONSORED BY Councilman Graham(rte / ORDINANCE NO. co AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, CHANGING, AMENDING, AND MODIFYING THE ZONING MAP OF THE ZONING CODE OF THE CITY OF JEFFERSON, BY REZONING 0.25 ACRES OF LAND ADDRESSED AS 824 SOUTHWEST BOULEVARD FROM RA-2 HIGH DENSITY RESIDENTIAL TO C-2 GENERAL COMMERCIAL. WHEREAS, It appears that the procedures set forth in the zoning code relating to zoning 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. The following described real estate is rezoned from RA-2 High Density Residential to C-2 General Commercial: The southerly 10 feet of Lot No. 2, and all of Lot No. 3, Part 1, of Westwood Subdivision, in the City of Jefferson, Missouri, per plat of record in Plat Book 6, page 47, Cole County Recorder's Office; all of which is more particularly described as follows: Beginning at a point on the easterly line of said Lot No. 2, which is 10 feet northerly from the southeasterly corner of said Lot; thence westerly parallel with the southerly line thereof, to the westerly line of said Lot No. 2; thence southerly along the westerly line of Lots Nos. 2 and 3, to the southwesterly corner of said Lot No. 3; thence northeasterly along the southerly line of Lot No. 3, 133.60 feet, to the southeasterly corner thereof; thence northerly along the easterly line of Lots Nos. 3 and 2, 85 feet, to the point of beginning. Containing approximately 0.25 acres. Section 2. This ordinance shall be in full force and effect from and after its passage and approval. Passed:01-, t 17 2-0 17 Approved: 411; I Dt go 17 GIAA.L.e: edivws—rMadi,,,,c Presiding Mayor Ma or Carrie Ter in 9 IA " ' - APPROVED AS TO FORM: : / -- 144 .;a4 /. -,ity:Cle-k _--'.'. m - _ City Cin -tor 4w � - :_ EXCERPT OF UN-APPROVED MINUTES JEFFERSON CITY P LANNING AND ZONING COMMISSION March 9, 2017 COMMISSION MEMBERS PRESENT Bunnie Trickey Cotten Jack Deeken Dean Dutoi Bob George Chris Jordan, Chairman Michael Lester David Nunn Dale Vaughan Chris Yarnell, Vice Chairman Matthew Hall, Alternate COMMISSION MEMBERS ABSENT Ron Fitzwater, Alternate Blake Markus, Alternate COUNCIL LIAISON PRESENT Carlos Graham STAFF PRESENT 5:15p.m. Sonny Sanders, Interim Director of Planning & Protective Services Eric Barron, Senior Planner Shane Wade, Civil Engineer II Bryan Wolford, Associate City Counselor Jayme Abbott, Neighborhood Services Manager Anne Stratman, Administrative Assistant New Business/Public Hearings ATTENDANCE RECORD 5 of6 5 of6 5 of6 4 of6 6 of6 5 of6 6 of6 4 of6 6 of6 6 of6 3 of6 4 of6 Case No. P17004 -824 Southwest Boulevard, Rezoning from RA-2 to C-2. Request filed by David and Nancy Jaeger, property owners, on behalf of Joe Machens Capital City Ford, applicant, for a rezoning of 0.25 acres from RA-2 High Density Residential to C-2 General Commercial. The purpose of the request is to expand the vehicle sales display area of the adjoining vehicle dealership. The property is located at the northwest corner of the intersection of Southwest Boulevard and Glenwood Drive and is described as Lot 3 and part of lot 2 of Westwood Subdivision, Jefferson City, Missouri (Central Missouri Professional Services, Consultant). Mr. Barron described the proposal and explained that the neighboring property owner, Joe Machens Capital City Ford, wishes to acquire this property for the purpose of expanding their vehicle sales lot. He stated that the existing RA-2 zoning does not permit use of the property for vehicle sales, and the current property owner has filed an application to rezone the property to C-2 in order to accommodate the sale and intended use of the property. Mr. Barron explained that the Development Plan Map of the Comprehensive Plan identifies the property as intended for commercial use. He stated that Southwest Boulevard is classified as a minor arterial street, and the high density residential apartment complex across Southwest Boulevard combined with the adjacent general commercial use to the north (vehicle sales lot) supports a higher intensity use of the property. Mr. Barron explained that the presence of Glenwood Drive to the south of the property provides a logical boundary line for the commercial uses north of Glenwood Drive and the single family residential uses to the south. Excerpt of Un-Approved Minutes/Jefferson City Planning & Zoning Commission March 9, 2017 Page 2 Mr. Paul Samson, Central Missouri Professional Services, 2500 E McCarty Street, spoke regarding this request. Mr. Samson distributed the following visuals: (1) an aerial showing the existing Joe Machens Capital City Ford property as well as the area to be rezoned; and (2) a visual showing the overall Joe Machens Capital City Ford property and proposed redevelopment of the property. Mr. Samson explained that Joe Machens Capital City Ford has a contract to purchase the subject property. He stated that the planned redevelopment project will be completed in phases: (1) Phase One would relocate the existing pre-owned vehicle display area from the north side of the property to the very far south end of the property including the tract proposed to be rezoned; (2) Phase Two includes the construction of a new Quick Lane Lube and detail shop to be located on the north side of the property adjacent to Wears Creek; (3) Phase Three includes the renovation of the existing Quick Lane Lube and detail shop for the pre-owned vehicle sales and administrative offices; and (4) Phase Four includes the partial demolition, renovation and new construction of the new vehicle sales showroom and parts and services department on the east side of Southwest Boulevard. Mr. Samson explained that the redevelopment plan will not only improve the look and operation of the dealership but will also improve the area for the most closely affected adjacent residents. He stated that the lighting will be improved throughout the entire site which will reduce the glare and will be directed to specific areas accurately. Mr. Samson explained that fencing and buffering will be implemented along the west property line between the preowned vehicle car display area and the adjacent residential area. Mr. Samson addressed the correspondence received expressing concerns regarding lighting and the intercom system. He stated that the technology with the new lighting is much improved to where it allows you to direct lighting very accurately where you need it to be. Mr. Samson explained that the new display areas will not expand the use of the existing intercom system and may result in a reduction of the number of speakers. He stated that the owners and owner's representatives visited personally with several of the property owners that are directly adjacent to the subject property. No one spoke in opposition to this request. Correspondence was received from James and Marilyn Atkinson, 1901 N. Parkway. Mr. Barron gave the Planning Division staff report. Ms. Cotten moved and Mr. George seconded to recommend approval of the request to rezone the property from RA-2 to C-2, to the City Council. The motion passed 7-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Hall, Lester, Vaughan Abstain: Nunn Chairman Jordan requested to take a short recess at 7:02 p.m. The meeting reconvened at 7:08 p.m. City of Jefferson Planning & Zo ning Commission LOCAT ION MAP ,.,. ~..,. ~ ~ ., •• f'T-,.._ .... ,.., !"'Y\ ,....,. """ .-. Case No. P17004 Rezoning F rom RA-2 to C-2 824 Southwest Blvd -~ I B P 0 45 90 .,... ,., • ~no-J:t ~'J-,..., '1'"'7"' ... ,qp ft-,.. ,.,....~ ,.. ~ ~ 'T"' ~ nor r1 I 1 !P City of Jefferson P lanning & Zon ing Commission VI C INI TY Case No. P17004 Rezoning From RA-2 to C-2 824 Southwest Blvd 0 100 200 400 Feet City of Jefferson Department of Planning & Protective Services 320 E. McCarty Street Jefferson City, MO 65101 Phone: 573-634-6410 /cp/annlng@jeffcitymo.org www.jeffersoncitymo.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: 0 Zoning Text Amendment (Describe below or attach complete narrative) Article and Section Affected (if applicable} ________________________ _ Description of proposed text amendment: _________________________ _ 0 Zoning Map Amendment (Rezoning of Real Estate) The undersigned hereby state they are the owners of the following described real estate: Property Address : 824 Southwest Blvd. Legal/Property Description (write out or attach as an exhibit): See Attached Description Who petition to rezone the above described real estate from its present classification of RA-2 district to C-2 district. The purpose of this rezoning request is to: Expand vehicle sales display area . 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 ATTAC ATE SHEETS . David W. Jaeger Property Owner#1 Name (type or print) Nancy L. Jaeger Property Owner #2 Name (type or print) Name David W. & Nancy L. Jaeger Mailin Address 824 Southwest Blvd . Jefferson City, MO 65109 Phone Number Address of Pro ert Owner #2 Name Mailin Address Phone Number For City Use Only: Application Filing Fee $210 (Revised June 30, 2015) Payment Received : __ Cash (Receipt# __ Check (Copy; check #--,--____.._,~.,...,....--J Attachments: _Additional sheets or documentation _ApplicanUProject Information Sheet _Location Map Individuals should contact the ADA Coordinator at (573) 634-6570 to request accommodations or alternative formats as required under the Americans wit/1 Disabilities Act. Please allow three business days to process the request. Print Preview Parcel ID Owner Name !•!ailing Address City State ZIP Property Address MldMoGIS, MO ' .. ·~ .-, ... , '. -· ·- 1 100112ooo3oo2oo3 Book-Page Date JAEGER, DAVID W & NANCY L Sec/Twn/Rng 824 SOUTHWEST BLVD Square Feet {Above Grade) JEFFERSON CITY, t•IO 65109 Basement Type 824 Southwest Blvd Subdivisi on WESWJOOD PART 1 Finished Bsmnt. Size (Sq. Ft.) Year Built Subdivisi on Image WESTWOOD PART 1 Date Certified Property Description S-ERLY 10' LOT 2 & ALL LOT 3 Property Values {Land) Book-Page Date 386-328 5/5/1997 Property Va l ues (Improv.) 290-57 1/8/1986 12/4 4/12 0 0 1/1/2016 Comm: $21,900 Ag: $0 Res: $0 Comm: $78,100 Ag: $0 Res: $0 Page 1 of 1 l ~------+-eeel< Page 9-ate-e---+1 -63G-3-s03 8/241-l-98-71-------ti-+A>n:pfepFai-s-ed-Vatu e------Scl-{)O,OG0'---+------+-----1 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is no t guaranteed. This is not a legal document and sho u(d n ot be substituted for iii title search,iilpp riil isal, suNey, or for z oning veri fica Uon . 111ap Scale 1 inch = 137 feet 2/15/2017 http://www.midmogis.org/colesi/WebForms/Print.aspx?img=http://www.midmogis.org/arc... 2/15/2017 REZONING DESCRIPTION RA-2 TO C-2 824 SOUTHWEST BLVD. The southerly 10 feet of Lot No. 2, and all of Lot No. 3, Part 1, of Westwood Subdivision, in the City of Jefferso n, Missouri, per plat of record in Plat Book 6, page 47, Co le County Recorder's Office; all of which is more particularly described as follows: Beginning at a point on the easter ly line of said Lot No. 2, which is 10 feet northerly from the southeasterly corner of said Lot; thence westerly parallel with the southerly line thereof, to the westerly line of said Lot No. 2; thence southe rly along the westerly line of Lots Nos. 2 and 3, to the southwesterly corner of said Lot No. 3; thence northeasterly along the southerly lin e of Lot No . 3, 133.60 feet, to the southeasterly corner thereof; thence northerly along the easterly line of Lots Nos. 3 and 2, 85 feet, to the point of beginning. City of Jefferson Department of Planning & Protective Services 320 E. McCarty St. Jefferson City, MO 65101 February 23, 201 7 Dear Prop erty Owner: Carrie Te rgin, Mayor Sonny Sanders, Interim 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 5:15p.m . on Thursday, March 9, 2017 in th e Council Chamb ers of the John G. Christy Municipal Building, 320 East McCarty Street, to consider the following matter (se e map on back): Case No. P17004 -824 Southwest Boulevard, Rezoning from RA-2 to C-2 . Request filed by Da vid and Nancy Jaeger, property own ers, on behalf of Joe Machens Capital City Fo rd, applicant, for a rezoning of 0.25 acres from RA-2 High Density Residential to C-2 General Commercial. The purpose of the requ est is to exp and the vehicle sales display are a of the adjoining vehicle dealership. The property is located at the northwest corner of th e intersection of Southwest Boulevard and Glenwood Drive and is descr ibed a s Lot 3 and part of lot 2 of Westwood Subdivision , Jefferson City , Missouri (Central Missouri Professional Service s, 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 fa x: Dept. of Planning and Protective Services I Planning Division 573-634 -6457 mail : Dept. of Planning and Protective Services I 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 Coun cil on April 17 , 2017. 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 Co ordina tor a t (573) 634-6570 to req uest a cco mmod at io n s o r alterna tive form ats as re quired u nde r th e Amer ica ns with Disabilities Act. Plea se allow three bus iness d ays to process the request. Please ca ll (573 ) 634 -6410 with questions regardi ng agend a ite m s . Jefferson City Planning & Zoning Commission Property Owner List Page 1 Case No. P17004 824 Southwest Boulevard March 9, 2017 MCLARTY R E L L C 425 W CAPITOL, STE 3600 UTILE ROCK, AR 72201 816 SOUTHWEST BLVD 820 SOUTHWEST BLVD JAEGER, DAVID W & NANCY L 824 SOUTHWEST BLVD JEFFERSON CITY, MO 65109 824 SOUTHWEST BLVD (Subject Property) HILL, JULIA FAY 1808 GLENWOOD DR JEFFERSON CITY, MO 65109 1818 GLENWOOD DR SMITH, SANDRA A, TRUSTEE 823 E PARKWAY JEFFERSON CITY, MO 65109 823 E PARKWAY GIBSON, JAMES B JR & BONNIE F, TRUSTEES 2942 ROCK RIDGE RD JEFFERSON CITY, MO 65109 821 E PARKWAY MARTIN, CLIFFORD TYLER MARTIN , AMANDA PEYTON 819 E PARKWAY JEFFERSON CITY, MO 65109 819 E PARKWAY MORRISON, ALAN J ROBERTS, SONIA R 1900 N PARKWAY JEFFERSON CITY, MO 65109 1900 N PARKWAY ATKINSON, MARILYNN & JAMES DIll 28793 FOXFIRE LN SHELL KNOB, MO 65747 1901 N PARKWAY WASHINGTON, ANDY & JOLIN 822 E PARKWAY RD JEFFERSON CITY, MO 65109 822 E PARKWAY PRICE, JOSEPH W 824 E PARKWAY JEFFERSON CITY, MO 65109 824 E PARKWAY DOWNEY, MICHAEL P & MELINDA S 1906 GLENWOOD DR JEFFERSON CITY, MO 65109 1906 GLENWOOD DR DAHL, AHSLEY M 1905 GLENWOOD DR JEFFERSON CITY, MO 65109 1905 GLENWOOD DR HAMACHER , JEROME B & MARILYN R, TRUSTEES 1901 GLENWOOD DR JEFFERSON CITY, MO 65109 1901 GLENWOOD DR HAKE, DANIEL H JR & JAMIE P 1809 GLENWOOD DR JEFFERSON CITY, MO 65109 1809 GLENWOOD DR WILLIAMS, JOHN R & CARA M 828 SOUTHWEST BLVD JEFFERSON CITY, MO 65109 828 SOUTHWEST BLVD SCHNIEDERS, ROBERT J & JANET L 830 SOUTHWEST BLVD JEFFERSON CITY, MO 65109 830 SOUTHWEST BLVD NEELEY, ROBERT L SR DOROTHY A 832 SOUTHWEST BLVD JEFFERSON CITY, MO 65109 832 SOUTHWEST BLVD Jefferso n City Pl anning & Zoning Commission Property Owner Li st Case No. P17004 824 Southwest Boulevard MCCORKLE, MICHAEL & DENISE 900 WESTWOOD DR JEFFERSON CITY, MO 65109 900 WESTWOOD DR DEV ILLE I PROPERTIES L L C C/0 MATIHEW L SAUCIER 839 SOUTHWEST BLVD JEFFERSON CITY, MO 65109 839 SOUTHWEST BLVD Page 2 March 9, 2017 Case No . P17004 Rezon ing Fro m RA-2 to C-2 824 Southwest Blvd 185 ft . Notification Buffer 0 65 130 260 390 ---520 Feet -- PLANNING STAFF REPORT JEFFERSON CITY PLANNING AND ZONING COMMISSION March 9, 2017 Case No. P17004-824 So uthwes t Bouleva rd, R ezo ning from RA-2 to C-2. Re quest filed by David and Nancy Jaeger, property owne rs, o n behalf of Joe Machens Ca pita l City Fo rd , app lica nt, for a rez on ing of 0.25 acres from RA-2 Hig h D ens ity Resid enti a l to C-2 Gene ra l Comme rc ia l. The purpose of th e req ue st is to expand the vehicle sa les di splay area of th e adj o inin g vehi c le dealership. The property is located at the northwest corner of the intersection of Southwest Boulevard a nd Glenwood Drive and is described as Lot 3 and part of lot 2 of Westwood Subdivision, Jefferson C ity, Misso uri (Central Missouri Professional Services, Co ns ulta nt). Nature of Request T he ne ig hb orin g property owner, J oe Machens Ca pital C ity Ford, wishes to acq uire thi s property for the purpose of expa ndin g their vehicle sa les lot. T he ex is tin g RA-2 zoning does not permit use of th e property for vehicle sale s, a nd the c urrent propert y owner has filed an applicati on to rezone the property to C-2 in order to accommodate the sa le and inte nd ed use of the property. Zoning History T he RA-2 zonin g of the property was estab li s hed in the mid 1970 's. prior to that the property was zoned RS-2 S in g le Family Residential. Zoning and Sunounding Land Usc C urre nt Zonin g: RA -2 Requested Zoning: C-2 Surrounding Zoning North C-2 South RS -2 Eas t RA-2 West RS-2 Allowed Uses: C urre nt Use: Office Int ended Use: Vehicle Sa les Lot Surro undin g Uses Vehic le Sales Lot Single Family Residential Apartment Complex S in g le Family Residential Allowed Uses: T he C-2 General Commercia l zonin g district allows for a variety of la nd uses including general retail , offices, hotel s, sit-d own or drive thro ug h restaurants, banks, aut omob il e sales, automobile repair, contractor and trade sho p s, a nd ga s stations. Please see the Land Use Matrix in t he Zon in g Code for a m o re detailed li st of pennitted u ses. St ff A I . a narvs rs Standard checklist for rezon ing: Yes No Notes: Complies with Co mpre hensive P lan X The Compre hensive Plan identifies thi s property as inte nd e d for Comm erc ia l use. Has access to necessary utilities X The p rop_erty is served by all necessary utilities. Located o utside flood zone X The property does n ot li e wit hin the 100 year floodp lain. Meets district size requi rement X The rezoning would be an expan sion of an existing C-2 d istrict, thereby meeting the mini m um o ne acre size for the C-2 d istri ct. Be ne fit to City is sub stanti a l when compared to X The p roperty is adjacent to an a rteri a l st reet a nd adverse affect s o n adjacent property would accommodate t he expansion of a n existing gene ra l commercia l u se. The h igh traffic locati o n adjacent to a n existing general commercial use results in the reques ted C-2 zoning be in g a benefit to the C ity . Planning and Zoning Conunission Case No. Pl7004 After rezoning, the allowed uses would be compatible with uses allowed in adjacent districts After re zo ning, the allowed uses would be compatible with adjacent existing land uses If not rezoned , the owner would b e deprived of use advantages enjoyed by s urrounding owners (reverse spot zon ing) The requested re zoning would b e an expansion of an existing district Staff Recommendation X X X X March 9, 2017 Page 2 The neighboring property to the west and south IS s ingle family residentially zoned. Bufferyard s, as required by the Zoning Code, would help to re duce the commercial/single family res idential land use conflict. The neighboring prope1ty to the west and south is currently used in a single family residential manner. Bufferyards, as required by the Zoning Code, would help to reduce the commercial/single family residential land use conflict. The property is located on an arterial street (Southwest Blvd) with an apartment complex use across the street and a neighboring commercial vehicle sales business (Joe Machens Ford) to th e north . The rezoning would be an expansion of the adjacent C-2 general commercial zoning. Staff recommends approval of the request to rezone the property from RA-2 High Density Res idential to C-2 General Commercial. The Development Plan Map of the Comprehensive Plan identifies the property as intended for commercial use . Southwes t Boulevard is classified as a minor mterial street, and the high density residential (apmtment complex) use across Southwest Boulevard combined with the adjacent general commercial u se to the n01th (vehicle sales lot) supports a higher intens ity use of the propetty. The pre sence of Glenwood Drive to the south of the propetty provides a logical boundary line for the commercial uses north of Glenwood Drive and the single family reside ntial uses to the south. Staff Recommendation Form of Motion Motion to approve th e request to rezone the property from RA-2 to C-2. Sender James & Marilyn Atkinson PLANNING & ZONING COMMISSION CORRESPONDENCE RECEIVED Case No. P17004 8 24 S outhwest B oulevard March 9, 2017 Senders Address How Received 1901 N Pa rkway Email Date Received 3/4/2017 Stratman, Anne From: Sent: To: Subject: Dear Council M embers, marilynatkinson@centurytel .net Sa turday, March 04, 2017 10:45 AM Strat man, Anne Case No . P17004 I am writing concerning Case No.P17004-824 Southwest Boulevard , Rezoning From RA-2 to C-2 . W e were pl ease d to receiv e the letter informing us a bout the requested zoning change. We received the lette r becau se our single f amily home i s right around th e corner from the affected lot. W e alrea dy are impacted by the bright lights and loud speakers that come from curre nt car dealership(s) along that area of Southwest Blvd . W e hope you will t ake into account how things like the bright lights and outside spe akers invade the private homes on E. Park way and Glenwood Drive. We hope you do not a llow this expa nsion to take plac e. Jam es and Marilyn Atkinson Owners of home at 1901 N. Parkway, Jefferson City Thi s email has been scanned by the Symantec Em ail Security.cloud service. For more information please visit http://www.syrnantecc loud.com 1 Materials Submitted by the Consu ltant 824 Southwest Bou l ev ard Rezoning from RA-2 to C-2 List of Materials: A. Vi sua l depicting the area to be rezoned and the adjacent properties B. Visual depicting the area to be rezoned Central Missouri Professional Services 2500 East McCarty Street Jefferson City, MO 65101 573 -634-3455 Note : Parcel Lines are for tax purposes on ly, not intended for conveyances, nor are a legal d ocument. --824 SOUTHWEST BLVD.-REZONING 0 50 100 Distributed by the Consultant on 3/9/2017 c !a: .., e: i Q. ~ -::r ft) (") 0 = t/1 c ;: \ \ \ / / / ---------~ // ----( \ / / / / / / / / --,----\ I ~--~ ~---:11' -: '. ~ i : ----- 1 ~ .11 J~ ~d z I I ~ ,.--.._ ~-1 o L I I L 0 -1 0\ I-------- ---~---I I ~ I I -1-----1 ~ I I I · I ~ I I ~ I \1.---1 ~ r--- 1 -. I \'-. I ~ I -- 1 \1 1 1 ~ r I E; I I LJ I · 1 I I j I ) }--- ----- ___ J. ____ L---" I ---- 1 Q'VO'd >.'V~~d iS'V3 A. \ \ // ' __ ,---;--\_,-\' ', \ -\ .,____ \ ' ---' \ \ \ (' ' \ \ \ \ \ I ) ' \ \ \ -', \ \ \ ' \ \ ~ \~ \ •• <f: \ ·. ~ \ \ 2.<6 •• \ •• c:> \ '• a \ ... ~ \ \ ~ \ ..... \ : 1 :::O"'tl m:::o NO 0"'tl zo -(J) zm G')o = -OJ = ~ '• ~ ' N • 0 ... ...... I 1 !2 !2 ~ (') JOE MACHENS "' "' > ;:: "' "lJ -< (/) ···~'a ~!-''. ~·p !:l F.i 0 ~ (') :::l <.. CAPITAL CITY FORD al ..., ~\Jo ~ z -"' z ~ ~ --L :0 );;:: (') 11' PROPOSED SITE IMPROVEMENTS ""' zm ~ -...I !:1 "1J w (/) --t 6 807 SOUTHWEST BLVD . <.11 (7) JEFFERSON CITY, COLE COUNTY , MISSOURI ., . ;::IL ~(I) ... ~ ~g g:, ~~ ~~ - ... 1 I t 1 I ' I I I I , I I I \ • \ SOUTHWEST BOULEVARD 1 a··-----'t . , , 0 ·r; i "~:·~ ~ ~ !2! " 0 .... ,8 ~ l ~ g Central Missouri Professional Services , Inc. ENGINEERING -SURVEYING -MATERIALS TESTING 2500 E. McCARTY JEFFERSON CITY, MISSOURI 65101 Cenllllt.fis3ot.ri Professional SeMces,lnc. -Slalo~ai~II001558 (573) 634-3455 (573) 634-8898 • , 1 ~ "'I"' ., ~ ~ ~ ~-::::.~ o"'"' z -(/) (/) .. (/) c: ,., 0 --·-----. --J.