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HomeMy Public PortalAbout2017-03-09 minutesMINUTES JEFFERSON CITY P LANNING AND ZONING COMMISSION March 9, 2017 5:15 p.m. 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 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 ATTENDANCE RECORD 5 of 6 5 of 6 5 of 6 4 of 6 6 of 6 5 of 6 6 of 6 4 of 6 6 of 6 6 of 6 3 of 6 4 of 6 1. Call to Order and Introduction of Members, Ex -officio Members and Staff The Chairman, all regular members and one alternate was present. A quorum was present. Designation of Voting Alternates The Chairman announced that all regular members and one alternate were eligible to vote. The Chairman announced that Mr. Nunn will be abstaining on Case No. P17004. Mr. Hall, Alternate, is eligible to vote for that case. 2. Procedural Matters and Procedures Explained Mr. Barron explained the procedures for the meeting. The following documents were entered as exhibits. Mr. Barron advised that copies of the exhibits are available through the City Clerk or the Department of Planning and Protective Services: The City Code of the City of Jefferson, as amended Comprehensive Plan and Land Use Map Copies of applications under consideration A list of property owners to whom notices were sent Affidavit of publication of the public notice in the newspaper Rules of Procedure, Planning & Zoning Commission Mr. Barron submitted the following items for the record: Staff reports Minutes of proceedings Copies of drawings, plans, and/or renderings under consideration Letters or memoranda from staff Materials submitted by the public or applicants pertaining to the cases under consideration Minutes/Jefferson City Planning & Zoning Commission Page 2 March 9, 2017 3. Adoption of Agenda Ms. Cotten moved and Mr. Dutoi seconded to adopt the agenda as printed. The motion passed 8-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Lester, Nunn, Vaughan, Yarnell 4. Approval of Minutes of the Regular Meeting of February 9, 2017 Mr. Nunn moved and Mr. George seconded to approve the minutes of the Regular Meeting of February 9, 2017 as written. The motion passed 8-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Lester, Nunn, Vaughan, Yarnell 5. Communications Received Correspondence was received for Case Nos. P17003 and P17004. 6. New Business/Public Hearings Case No. P17003 — Capitol Avenue Rezoning and Overlay District. Request filed by planning division staff for the following: 1. Creation and designation of the Capitol Avenue Neighborhood Conservation Overlay District for an area containing 107 property parcels and consisting of approximately 32 acres. 2. Amendments to Chapter 35, Zoning, relating to the creation of a new MU -1 Mixed Use zoning district. 3. Rezoning of an area containing 106 property parcels and consisting of approximately 31 acres from a variety of existing zoning designations, including C -O, C-1, C-2, C-3, RA -2, and PUD, to MU -1 Mixed Use. The rezoning and overlay district areas are generally located east of Adams Street, north of E. High Street, south of E. State Street, and west of Chestnut Street. Maps of the proposed rezoning and overlay district areas, proposed regulations for the overlay and zoning districts, and staff summaries of the proposal are available on the Planning and Zoning Commission website at: www.jeffersoncitymo.gov and are on file at the Department of Planning and Protective Services and available for review during regular business hours. Mr. Barron described the proposal and explained that Planning Division Staff are proposing a rezoning of the Capitol Avenue area to a Mixed Use zoning district and establishment of an Overlay district that would require new construction to meet architectural design requirements similar to the existing architecture in the district. He stated that the MU -1 Mixed Use zoning district would be a new zoning district, created to not only implement the mixed use character of land use within the Capitol Avenue area, but to also be used in other areas of the City with a similar style of land use. Mr. Barron explained that the proposed boundaries of the area have been drawn to closely mirror the boundaries of the Capitol Avenue Historic District, a national register district that was established in 2005. He stated that establishment of a mixed use zoning for the area and overlay district to protect the architectural character of the area is a recommendation of the Central Eastside Neighborhood Plan, which was drafted after a significant level of public input from property owners of the area and other members of the community. Mr. Barron explained that the boundaries were drawn by staff to closely mirror the Capitol Avenue Historic District that was established several years ago. He stated that it deviates from the historic district boundaries in the following areas:.Shyrack-Hirst Building; Avenue HQ complex; two houses on the northeast corner of High and Jackson Street; Jefferson City Chamber of Commerce and Missouri River Regional Library. Mr. Barron explained that the reason staff established the boundary is because staff felt it was proper to have the same set of architectural requirements across the major portion of the historic district. Mr. Barron explained that permitted uses of the proposed zoning district include: single family residential; loft apartments; multi -family residential (up to 4 units/building); offices; small retail (2,500 sf or less); small personal service (2,500 sf or less); and Coffee Shop / Tea Room. He stated that prohibited uses include: restaurants; large retail or service (over 2,500 sf); and drive through uses. Mr. Barron explained that the overlay district regulations would only be applicable to new construction and rehab projects. He stated that existing buildings could be repaired and maintained in their current appearance. Mr. Barron explained that the overlay district would not apply to PUD plans, installation of storm doors/windows, gutters, vents, and chimney caps, maintenance of Minutes/Jefferson City Planning & Zoning Commission Page 3 March 9, 2017 existing features, interior work, and city abatement of code violations. He stated that multi -family buildings would be limited to 4 units per building, with larger buildings only being permitted through the PUD process. Mr. Barron explained that building height will be a minimum height of 2 stories and maximum height of 2% stories. He stated that property owners would be encouraged to use historic designs and materials as a guide in their new construction or renovation projects. Mr. Barron stated that a public informational meeting regarding this proposal was held on February 28, 2017. Mr. Barron also outlined that several modifications to the proposal, in order to accommodate public comments and other items identified by staff, is contained within the updated staff report distributed at the meeting. Mr. Deeken commented that in the neighboring C-2 zoning district areas there are no architectural standards. A property owner could tear down houses and build something out of character. Mr. Barron explained that the Capitol Avenue area is just one piece of the recommendation that is contained within the Central Eastside Neighborhood Plan. He stated that there are other areas within that plan that staff would address at a future date. Mr. Barron explained that staff has presented some of the recommendations of that plan for the High Street corridor throughout this area. He stated that comments were received that seem to be in conflict with the plan, so this has caused staff to step back and take a longer look at the plan as it pertains to E. High Street. Mr. Barron explained that it is possible that as staff get a better chance to look at E. High Street, we might come forward with a proposal to include portions of it within the Capitol Avenue overlay area. Mr. Barron explained that as proposed any structure greater than 100 years old would go through a special review process whereby the Historic Preservation Commission would have the authority to approve or deny a permit. He stated that if denied, the property owner may appeal to the City Council. Mr. Barron explained that the comments received were to reduce the 100 year threshold to 50 years, which is a more common historic measure within not only federal legislation but also local ordinances. He stated that currently demolition permits for structures greater than 50 years go to the Historic Preservation Commission. Mr. Barron explained that the Historic Preservation Commission does not have the authority to prevent a demolition, however, they do have the authority to delay the process in order to have a second look at the historic nature of the house either to re-evaluate to determine if it is practical for use or to salvage any historic materials. He stated that five or six structures in this area are less than 100 years old, however it is possible that there are additions that fall into the less than 50 year threshold. Mr. George inquired of guidelines for interior remodeling and mechanical systems. Mr. Barron explained that there are very few items within the overlay district addressing the interior of the structure. Mr. George commented that there is no ordinance addressing how heating and air conditioning is installed. Mr. Barron explained that the Building Regulations Division is undergoing a review of the building code along with all other associated codes. He stated that there is discussion revolving around mechanical as well. Mr. Barron explained that the City does not have a mechanical inspector nor does the City have an adopted mechanical code. The following individuals spoke in favor of this request: Cathy Bordner, 718 E. Capitol Avenue Paul Graham, 1507 Green Berry Road Jane Beetem, 1612 Payne Drive Those speaking in favor of this request made the following comments: • There is nothing terrible in this document that somebody who has positive intentions for rehabbing a building will not want to comply with. • Encouraged the Planning & Zoning Commission to support the Historic Preservation Commission's recommendation of a 50 year old threshold. Minutes/Jefferson City Planning & Zoning Commission Page 4 March 9, 2017 • Need to protect the streetscape from property owners demolishing buildings that would create gaps. • Encouraged approval of the proposed rezoning and overlay district • Retain the character of the district Brian Bernskoetter, 1015 Las Brisas Court, spoke on behalf of the Jefferson City Area Board of Realtors. He agreed with the comments about protecting the character of the neighborhood. Mr. Bernskoetter expressed concerns with the demolition portion of the proposal and suggested excluding the demolition ordinance in the zoning/overlay proposal. Correspondence in opposition to the demolition ordinance was received from Brian Bernskoetter, 1906 Bubba Lane, on behalf of the Jefferson City Area Board of Realtors. The following comments were received in relation to the public informational meeting held on February 28, 2017: • Please no picket fences on the street side(s) of the Capitol Avenue homes, only historically appropriate fencing. Also no board type fences on street. 48" height for fences seems too tall. • Good presentation. The 100 year requirement should be changed to 50 years. The national standard should be followed by the City of Jefferson. This will also be the recommendation of the Historic Preservation Commission. This is a very important component. The fencing should be ornamental iron only. See example at 700 East Capitol Avenue. • Great job. I like it except, change demolition to 50 years. • I like it. This is very well thought out and worth the wait. Good job. Mr. Barron gave the Planning Division staff report, with staff recommendation of approval of all three proposals subject to comments and concurrences as outlined within the staff report document distributed to the Commission. Mr. Nunn moved and Mr. Lester seconded to recommend approval of the creation of the Capitol Avenue Neighborhood Conservation Overlay District and regulations thereof, for an area containing 107 property parcels and consisting of approximately 32 acres, with the following modifications, to the City Council: a. Staff comments and concurrences as outlined within the staff report document. The motion passed 8-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Lester, Nunn, Vaughan, Yarnell Mr. Nunn moved and Mr. Lester seconded to recommend approval of the proposed Zoning Code amendments relating to the creation of a new MU -1 Mixed Use zoning district, to the City Council, with the following modifications: b. Staff comments and concurrences as outlined within the staff report document. The motion passed 8-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Lester, Nunn, Vaughan, Yarnell Mr. Nunn moved and Mr. Lester seconded to recommend approval of the rezoning plan of the Capitol Avenue area, consisting of 106 property parcels and approximately 31 acres, to MU -1 Mixed Use, to the City Council. The motion passed 8-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Lester, Nunn, Vaughan, Yarnell Mr. Yarnell left at 6:43 p.m. Mr. Jordan announced that Alternate Mr. Hall will vote on the remaining cases. Minutes/Jefferson City Planning & Zoning Commission Page 5 March 9, 2017 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. 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 Minutes/Jefferson City Planning & Zoning Commission Page 6 March 9, 2017 Abstain: Nunn Chairman Jordan requested to take a short recess at 7:02 p.m. The meeting reconvened at 7:08 p.m. Case No. P17005 — 3241 West Truman Boulevard, Amendment to Final PUD Plan. Request filed by James and Barbara Howard LLC, property owner, for an amendment to a final PUD Plan to add personal services to the list of permitted uses for the property. The property is located on the south side of West Truman Boulevard 200 feet west of Smith Court and is described as Lot 11 of Smith Place Addition, Jefferson City, Missouri. Mr. Barron described the proposal and explained that the existing building on the property consists of two stories with the top floor occupied by a medical office use and the lower level as unfinished vacant space. He stated that the property owner wishes to expand the list of uses (currently restricted by the PUD Plan to C -O office commercial uses) so as to better market the vacant space. Mr. Barron explained that to that effect, the property owner has applied to add personal services, as defined by the Zoning Code, to the list of permitted uses. He stated that this property was developed in accordance with a PUD Plan approved in 2008. Mr. Barron explained that the PUD Plan established an underlying zoning district of C -O Office Commercial for the purpose of determining permitted use. He stated that the PUD Plan for the neighboring property to the east permits all uses of the C-1 district and the addition of personal services would not be a major change in the land use pattern for the area. Mr. James Howard, 340 Fox Creek Road, spoke regarding this request and explained that the lower level of the subject property has been vacant since the building was built in 2008. He stated that he has had an interest from someone wanting to put a hair salon in the vacant space. No one spoke in opposition to this request and no correspondence was received. Mr. Barron gave the Planning Division staff report. Mr. Dutoi moved and Mr. Lester seconded to recommend approval of the PUD Plan Amendment to add personal services as a permitted use for the property to the City Council. The motion passed 8-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Hall, Lester, Nunn, Vaughan Case No. P17006 — 700 Mokane Road, Rezoning from RC/C-3/M-1 to M-2. Request filed by Capital Sand Company Inc, Jefferson City River Terminal Inc, Farmers Concrete Inc, and Michael and Elliott Farmer, property owners, for rezoning of multiple parcels totaling approximately 104 acres from a variety of existing zoning designations, including M-1 Light Industrial, C-3 Central Commercial, and RC Conservation, to M-2 General Industrial. The property is located on the south side of Mokane Road at the intersection of Hibernia Road and is described as part of the Northeast Quarter and the Southeast Quarter of Section 16, Township 44 North, Range 11 West, Jefferson City, Callaway County, Missouri (Central Missouri Professional Services, Consultant). Mr. Barron described the proposal and explained that the property, which consists of multiple parcels held by various subsidiaries of the Farmer Companies, is currently in use as a sand extraction and processing site with other ancillary operations associated with aggregate processing and production of concrete, asphalt, etc. He stated that the purpose of the request is to bring the existing operations on the property, including the industrial oriented processing and asphalt production operations, into conformance with the zoning code. Mr. Barron stated that the property is well situated, with good access to the Missouri River and Highway 54/63, for river transportation access derived uses and sand and aggregate processing. Mr. Barron explained that several of the surrounding properties have current land uses of outdoor storage or operations and other high impact uses. He stated that negative effects of the industrial use of the property are largely mitigated by the presence of the Missouri River, the shielding of the site by trees and other foliage Minutes/Jefferson City Planning & Zoning Commission Page 7 March 9, 2017 within and surrounding the property, and the presence of other industrial (or similar impact) uses in the vicinity. Mr. Graham left at 7:16 p.m. Mr. Paul Samson, Central Missouri Professional Services, 2500 E McCarty Street, spoke regarding this request. Mr. Samson distributed a visual depicting the location of the proposed asphalt plant. Mr. Samson explained that the purposes of the rezoning request include: (1) bring existing uses into compliance with the City Code; and (2) the wish of Capital Materials to locate an asphalt batch plant just north of the existing sand processing plant. He stated that the reason they need to locate the asphalt plant at this location is because the existing asphalt plant is currently located in the Christy Drive quarry. Mr. Samson explained that the existing asphalt plant is in need of relocation due to the new Special Olympics Training for Life campus being built in this location. He stated that there will not be significant expansion of uses on that facility due to the fact that most of the property is within the floodplain. No one spoke in opposition to this request and no correspondence was received. Mr. Barron gave the Planning Division staff report. Mr. Dutoi moved and Mr. Vaughan seconded to recommend approval of the request to rezone the property to M-2 General Industrial. The motion passed 8-0 with the following votes: Aye: Cotten, Deeken, Dutoi, George, Hall, Lester, Nunn, Vaughan 7. Other Business None. 8. Adjourn. There being no further business, the meeting adjourned at 7:26 p.m. Respectfully Submitted, Eric Barron, Assistant Secretary