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
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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
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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
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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.
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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.
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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
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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
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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