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:
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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
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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
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Case No. P17004
Rezoning F rom RA-2 to C-2
824 Southwest Blvd
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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
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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
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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
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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
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