HomeMy Public PortalAbout2017-04-13 minutesMINUTES
JEFFERSON CITY P LANNING AND ZONING COMMISSION
April 13, 2017
COMMISSION MEMBERS PRESENT
Bunnie Trickey Cotten
Jack Deeken
Chris Jordan, Chairman
Michael Lester
David Nunn
Dale Vaughan
Ron Fitzwater, Alternate
Blake Markus, Alternate
COMMISSION MEMBERS ABSENT
Dean Dutoi
Bob George
Chris Yarnell, Vice Chairman
Matthew Hall, 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
Katrina Williams, Transportation Planner
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, five regular members and two alternate was present. A quorum was present.
Designation of Voting Alternates
The Chairman announced that all regular members and two alternates are eligible to vote.
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
3. Adoption of Agenda
Mr. Lester moved and Ms. Cotten seconded to adopt the agenda as printed. The motion passed
7-0 with the following votes:
Aye: Cotten, Deeken, Fitzwater, Lester, Markus, Nunn, Vaughan
Minutes/Jefferson City Planning & Zoning Commission
April 13, 2017
4. Approval of Minutes of the Regular Meeting of March 9, 2017
Page 2
Ms. Cotten moved and Mr. Lester seconded to approve the minutes of the Regular Meeting of
March 9, 2017 as written. The motion passed 7-0 with the following votes:
Aye: Cotten, Deeken, Fitzwater, Lester, Markus, Nunn, Vaughan
5. Communications Received
No correspondence was received.
Chairman Jordan announced that Alternate Mr. Fitzwater was recently elected to the City Council.
He explained that Mr. Fitzwater served from October 2012 to April 2017. Chairman Jordan
presented a Certificate of Appreciation to Mr. Fitzwater.
6. New Business/Public Hearings
Case No. P17007-748 West Stadium Boulevard, Rezoning from C-1 to C-2. Request filed
by Stadium Office LLC, property owner, for a rezoning of 0.73 acres from C-1 Neighborhood
Commercial to C-2 General Commercial. The purpose of the request is to permit signage
installation taller than the maximum 10 feet signage height of the C-1 district. The property is
located on the west side of Stadium Boulevard 300 feet north of Hyde Park Road and is
described as Part of Lot 65 of Jordan Towne Subdivision, Jefferson City, Missouri.
Mr. Barron described the proposal and explained that the property owner recently acquired the
property and wishes to advertise the businesses in the building with a pole sign. He stated that the
C-1 zoning of the property permits a maximum sign height of 10 feet, and would therefore not
permit a typical pole sign. Mr. Barron explained that the owner has applied to rezone the property to
a C-2 General Commercial district, which would permit a sign height of up to 32 feet. He stated that
the property is bordered on three sides by existing C-2 General Commercial zoning and has
frontage on an arterial street. Mr. Barron explained that the property is ideal for a higher level of
zoning than the current C-1 Neighborhood Commercial.
Councilman Graham inquired whether City Staff normally represent an applicant bringing forth a
case to the Commission. He expressed concerns of representing applicants on future zoning
matters.
Mr. Barron explained that he is not necessarily representing the applicant rather he is presenting
the case in the applicant's absence. He stated that the Commission can table this matter until the
applicant is present.
Mr. Vaughan inquired whether the applicant is required to attend. Mr. Barron explained that the
reason the applicant is required to attend is to answer questions that may arise. Mr. Barron
explained that if there are questions to be answered the Commission could table the case until the
applicant can be present. He read Rule 8, Appearance by Applicant When Public Hearing is
Required, of the Rules of Procedure of the Jefferson City, Missouri Planning and Zoning
Commission.
Mr. Nunn commented that if the Commission votes no the applicant could be upset with the
Commission and City Staff and set a bad precedent.
Mr. Nunn moved and Mr. Vaughan seconded to proceed with voting on this issue. The motion
passed 7-0 with the following votes:
Aye: Cotten, Deeken, Fitzwater, Lester, Markus, Nunn, Vaughan
No one spoke in opposition to this request and no correspondence was received.
Mr. Barron gave the Planning Division staff report.
Mr. Fitzwater left the Council Chambers at 5:40 p.m.
Minutes/Jefferson City Planning & Zoning Commission
April 13, 2017
Page 3
Ms. Cotten moved and Mr. Lester seconded to recommend approval to rezone the property from
C-1 to C-2 to the City Council. The motion passed 6-0 with the following votes:
Aye: Cotten, Deeken, Lester, Markus, Nunn, Vaughan
Mr. Fitzwater returned at 5:45 p.m.
Case No. P17008 -2725 Merchants Drive, Amendment to Final PUD Plan. Request filed by
SACA LLC, property owner, for an amendment to the Final PUD Plan to add child daycare to the
list of permitted uses for the property. The purpose of the request is to operate an after school
care within the existing building for children with developmental disabilities age 12 and older. The
property is located on the south side of Merchants Drive 650 feet east of Highway 179 and is
described as lots 26 and 27 of Baxs Commercial Property Section 2, Jefferson City, Missouri.
Mr. Barron described the proposal and explained that the existing building on the property
consists of an industrial style building that has been converted into a mixed use medical supply
distributor and adult care facility. He stated that the owner of the adult care business is seeking
approval to include child day care services as a permitted use, with the intent of providing daycare
services for developmentally disabled children 12 years and older. Mr. Barron explained that the
property is zoned PUD and the PUD Plan for the property does not include child daycare as a
permitted use. He stated that the existing PUD Plan for the property includes adult daycare as a
permitted use, and the addition of child daycare would not be a substantial change in the permitted
land uses established for the property.
Ms. Danielle Schwartz, 2725 Merchants Drive, spoke regarding this request and explained that
her organization has become aware of the unmet needs for individuals with developmental
disabilities specifically for after school care. She stated that after school care ends when children
leave elementary school. Ms. Schwartz explained that when they enter junior high and high school it
is assumed that they can take care of themselves after school with their parents not there. She
stated that they started a foundation in June 2016 and have raised enough funds that in August
2017 they can offer after school care for older children ages 12-18 with development disabilities free
of charge. Ms. Schwartz explained that they talked with adjacent neighbors and they have
expressed their support for this proposal.
No one spoke in opposition to this request and no correspondence was received.
Mr. Barron gave the Planning Division staff report.
Mr. Lester moved and Mr. Nunn seconded to recommend approval of the proposed PUD Plan
Amendment to the City Council. The motion passed 7-0 with the following votes:
Aye: Cotten, Deeken, Fitzwater, Lester, Markus, Nunn, Vaughan
Case No. P1701 0 -1590 Jefferson Street, Special Exception Permit. Request filed by PGE
Hospitality Inc, property owner, for a Special Exception Permit to construct a 101,442 sf hotel in a
C-2 General Commercial Zoning District. The property is located on the west side of Jefferson
Street 850 feet south of Zumwalt Road and is described as part of the Southeast Quarter of
Section 13, Township 44 North, Range 12 West, Jefferson City, Missouri (Engineering Surveys
and Services and Simon Associates, Consultants).
Mr. Barron described the proposal and explained that the property owner intends to redevelop the
site by demolishing the existing hotel buildings and constructing a five story, 131 room Holiday Inn
hotel. He stated that the hotel building would consist of over 100,000 sf, which is a Special
Exception use of the C-2 General Commercial zoning of the property. Mr. Barron explained that in
order to pursue the redevelopment plan for the property, the owner is applying for a Special
Exception Use Permit. He stated that the building would consist of a 5 story steel super structure
building with stone and dryvit fac;ade. Mr. Barron explained that the building height is proposed as
75 feet, as measured from the grade to the highest parapet. He stated that the maximum height of
the C-2 district is 60 feet, however, deviations from Zoning Code standards can be approved in
Minutes/Jefferson City Planning & Zoning Commission
April13, 2017
Page4
conjunction with a Special Exception Permit. Mr. Barron explained that given the size of the site (5
acres) and that the building is located toward the center of the property, the impact of an additional
15 feet of building height is minimal. He stated that the applicant is proposing a building mounted
sign of 72 feet. Mr. Barron explained that the Advertising and Sign Code permits building mounted
signs of a maximum height of 32 feet. He stated that an additional two signs will be mounted on the
sides of the building at a height of 56 feet. Mr. Barron explained that the location of the property
adjacent to a major highway is ideal for a major hotel use. He stated that effort has been made by
the property owner to incorporate architectural design into the building, include a Porte Cohere,
cornices at the parapets, and an appropriate color scheme. Mr. Barron explained that the impact of
the deviation from standard maximum height regulations is offset by the large setback of the
building and the deviation from the standard sign height regulations is offset by the topography of
the area and the large setback of the building. He stated that deviations from standard sign code
allowances for large commercial developments, such as big box retail uses over 100,000 sf or large
hospitals, is typical.
Mr. Chris Yarnell, Engineering Surveys and Services, 802 El Dorado, spoke regarding this
request. Mr. Yarnell distributed two visuals: (1) depicting a rendering of the proposed hotel; and (2)
a visual depicting the layout of the proposed development. Mr. Yarnell explained that the applicant
is requesting a special exception permit for a hotel consisting of over 100,00 square feet. He stated
that the building mounted signs seem to fit the site better and is more environmentally conscience
which will also help to avoid sign clutter along Jefferson Street. Mr. Yarnell explained that the
bottom floor fa((ade will consist of stone. He stated that the proposed hotel will be very similar to the
existing Holiday Inn in Columbia. Mr. Yarnell explained that the proposed hotel does not dwarf the
other buildings in the Jefferson Street corridor.
Mr. John Simon, Simon Associates, 210 Park Avenue, Columbia, MO spoke regarding this
request and explained that the characteristics of the proposed hotel are very different from the
previous development. He stated that the proposed development has very generous floor to floor
heights. Mr. Simon explained that given the nature of this structure those floor to floor heights
expand to accommodate this structures depth. He stated that this drives the height of the building in
part and created the issue with the zoning limitations that they were confronted with. Mr. Simon
explained that with all of the room windows across the fa((ade there is no way to drop that primary
sign down someplace else on the building and give visibility. He stated that the signage for the
proposed restaurant will be within the signage requirements in terms of height.
Mr. Jordan inquired whether the signage for the other proposed hotel for this location will be
similar to the proposed Holiday Inn signage. Mr. Vic Puri, Executive Vice President and General
Counsel for Puri Enterprises and PGE Hospitality Inc, explained that the additional structure
proposed for this site is yet to be determined. He stated that they have been approached by three
separate franchishers that want to put their facility at this location. Mr. Puri explained that the
Quality Inn Suites signage is located at 810 feet in altitude whereas the signage for the proposed
Holiday Inn will be 10 feet lower than that. He stated that the flow of the skyline will look normalized.
Mr. Puri explained that there will not be excess clutter of signage which will result in a much cleaner
look.
No one spoke in opposition to this request and no correspondence was received.
Mr. Barron gave the Planning Division staff report.
Mr. Nunn moved and Mr. Vaughan seconded to recommend approval of the Special Exception
Use Permit, including deviations from standard building height as well as signage height from the
building mounted sign size as requested by the applicant and as noted within the staff report and
presentations before the Planning and Zoning Commission this evening, to the City Council. The
motion passed 7-0 with the following votes:
Aye: Cotten, Deeken, Fitzwater, Lester, Markus, Nunn, Vaughan
Minutes/Jefferson City Planning & Zoning Commission
Apri l 13, 2017
Mr. Lester left at 6:15p.m.
Page 5
Case No. P17009-Adoption of Capital Area Pedestrian and Bicycle Plan, Comprehensive
Plan Amendment. Request filed by City Staff for the adoption of the Capi tal Area Pedes trian
and Bicycle Plan as a component of the Jefferson City Com prehensi ve Plan . The Capital Area
Pedestr ian and Bicycle Plan outlines goals and recommendations to make the Capital Area
Metropolitan Planning Area , of which Jefferson City is a part, a g reat place to wal k and bi ke and
includes an implementation strategy spec ifi c to the City of Jefferson . Copies of the plan are
ava il able on the City of Jefferson/Planning and Zoning Comm ission webpage and are on file at
the Department of Planning and Protective Services and available for vie wing d ur ing regu la r
bus iness hours .
Ms . Williams explained that the Capita l Area Metropolitan Planning Organ ization (CAMPO) Board
of Direc tors adopted this plan on October 19, 2016 . She sta ted that each commun ity should
develop their own set of unique strategies , and presented t he strateg ies that a re proposed for
Jeffe rson City . Ms . W ill iams explained that the Planning and Zon ing Commission w ill be reques ted
to adopt the Plan as a component of the City of Jefferson Comp rehensive Plan. She stated tha t the
plan will be presented to the City Counci l for their adoption at the Ma y 15, 20 17 Council Meeting .
Ms. Williams explained that the City of Jefferson Parks and Recreation Comm issio n pro vi ded a
letter of support adopting the plan . She stated that she presented the plan at the Transportation and
Traffic Comm issions meeting on April 6 , 20 17.
No one spoke in oppos ition to this request. A le tter of support was receive d f rom the City of
Jefferson Parks and Recreation Comm ission.
Mr. Nunn moved and Mr. Vaughan seconded to adopt the Ca pital A rea Pedestrian and Bic ycl e
Plan as a component of the Compre h ensive Plan by Resolu t ion RSPZ 2017-01 . The m otion passed
6-0 with the following votes:
Aye : Cotten , Deeken , Fitzwater, Markus , Nunn , Vaughan
7. Other Business
None.
8. Adjourn . There being no further business , the meeting adjourned at 6:31 p.m.
Respectfull y Su bmitted ,
Eric Barron , Ass istan t Secre tary