HomeMy Public PortalAbout2017-02-14 packetNotice of Meeting &Tentative Agenda
Jefferson City Board of Adjustment
Tuesday,February 14,1017,7:30 a.m.
John G. Christy Municipal Building,320 East McCarty Street
Council Chambers
All interested parties will be given a chance to be heard.
TENTATIVE AGENDA
1. Call to Order and Introduction of Members,Ex-Officio Members and Staff
2.Procedural Matters and Procedures Explained
3.Adoption of Agenda (as printed or reordered)
4.Approval of Minutes for the Regular Meeting of January 10,2017
5.Communications Received
6. New Business Public Hearings
Case No.B17002 -3519 Bennett Lane;Lot Frontage Variance.Application filed by F&F
Development LLC,property owner,for a variance from the requirement that all lots have frontage
upon a dedicated public street (Section 35-50.C.1).The purposeofthe request is to permit the
transferof approximately 2 acres of property to HALO Foundation.The property is located on
Bennett Lane 1500 feet south of Christy Drive and is described as part of the NE Quarter of the
SE Quarter of Section 26,Township 44 North,Range 12 West,Jefferson City,Missouri (Central
Missouri Professional Services,Consultant).
7.Miscellaneous Reports
8.Other Business
9.Adjourn
Individuals shouldcontact the ADA Coordinatorat (573)634-6570 to request accommodationsor
alternative formats as required under the Americans with DisabilitiesAct. Please allow three business
days to process the request.Please call 573-634-6410 for information regarding agenda items.
MINUTES
JEFFERSON CITY BOARD OF ADJUSTMENT
January 10,2017
BOARD MEMBERS PRESENT ATTENDANCE RECORD
Paul Graham 2 of 2
Andrew Hake,Vice Chair
Katy Lacy
Stacey Young,Chairwoman
Brad Schaefer,Alternate
2 of 2
2 of 2
2 of 2
2 of 2
BOARD MEMBERS ABSENT
Matt Rimiller
Robert Gammon.Alternate
1of2
1 of 2
COUNCIL LIAISON PRESENT
Ken Hussey
STAFF PRESENT
Sonny Sanders,Interim Director,Planningand ProtectiveServices
Eric Barron,Senior Planner
Bryan Wolford,Associate City Counselor
Anne Stratman,Administrative Assistant
1.Call to Order and Introduction of Members,Ex-Officio Members and Staff
Chairwoman Young called the meeting to orderat 7:30a.m. and introduced the Board members
and staff.A quorum was present to hear the itemson the agenda. The following memberswere
designated to vote:Graham,Hake,Lacy,Schaeferand Young.Those wishing to speak to the
Board were sworn in.
2.Procedures Explained
Chairwoman Young explained the procedures of the meeting.Mr.Barron entered the following
documents as exhibits for all items under consideration at the meeting:
1.The City Code of the City of Jefferson,as amended
2.The Comprehensive Plan and Land Use Map
3.Copies of applications under consideration
4. A listof Property owners to whom notice of the hearing was sent
5. The affidavits of publication of notice of the public hearing
6.Copies of drawings and plans under consideration
7.Letters and memoranda from City staff
8.Staff reports and minutes of proceedings
9.Materials submitted by the public or the applicant
3.Adoption of Agenda
Mr.Hake moved and Mr.Graham seconded to adopt the agenda as printed. The motion passed
5-0 with the following votes:
Aye:Graham,Hake, Lacy,Schaefer,Young
4. Approval of Minutes forthe Regular Meeting of November 8,2016
Mr.Hake moved and Ms.Lacy seconded to approve the minutes as corrected. The motion
passed 5-0 with the following votes:
Aye:Graham,Hake, Lacy,Schaefer,Young
The following correction to the November8, 2016 minutes was made and noted:
BOARD MEMBERS PRESENT ATTENDANCE RECORD
Paul Graham 1 of 1
Aye:Graham,Hake, Lacy,Schaefer,Young
Minutes/Jefferson City Board of Adjustment Page 2
January 10,2017
5.Communications Received
Correspondence was received for Case No.B17001.
6.New Business -Public Hearing
Case No.B17001 -1537 Cedar Ridge Place,Unit B;Side Setback Variance.Application filed
by James and Susan Rozier,property owners,for a variance of 3 feet from the standard 10 feet
side setback to permit a side setback of 7 feet.The purpose of the request is to permit the
construction of a roof and screened enclosure around an existing deck.The property is located
on the east side of Cedar Ridge Place 300 feet south of Cedar Ridge Road and is described as
lot4 of Cedars Subdivision,Jefferson City, Missouri.
Mr.Barron described the proposal and explained that the property owner desires to enclose an
existing deck that is located on the side of the unit. He stated that the structure sits at an angle to
the property line of the lot, with the closest point of the existing deck being approximately 7.5 feet
from the property line.Mr.Barron explained that accessory structures,such as the existing deck,
are to be located up to 5 feet from a side property line (ifat least 60 feet back from the front lot line).
He stated that if the existing deck is enclosed with a roof and screening,it will cease to be an
accessory structure and become part of the primary structure,with an applicable side setback of 10
feet.Mr.Barron explained that the property owner has applied for a variance in order to permit the
existing deck to be enclosed.
Mr.James Rozier, 1537B Cedar Ridge Place,spoke regarding this request and explained that
they purchased the property in May 2016 and it became apparent that the upper deck was
unusable because it faced the south side of the house and got full sunlight. He stated that the lower
deck was usable as long as it did not rain.Mr.Rozier explained that their contractor suggested
enclosing the deck and adding a roof as well. He stated that they spoke with the affected property
owner adjacent to their property and she wrote a letter in support of the proposed project.Mr.
Rozier explained that they also spoke with the remaining residents in the neighborhood and no one
expressed any concerns.He clarified that their home is owner occupied and there is no
homeowners association.Mr.Rozier stated that the proposed enclosure will match the original
structure and other townhomes in the neighborhood.He explained that the footprint of the deck will
remain the same however the deck will be replaced because of rot.
No one spoke in opposition to this request.Correspondence infavor of this request was received
from Catherine Hirschvogel,1538-A Cedar Ridge Place.
Mr.Barrongave the Planning Division staff report and explained that the required findings appear
to be met. He stated that the setback variance is requested in order to screen in and roof an
existing deck.Mr.Barron explained that when complete,the deck enclosure would be similar in
appearance to enclosed decks attached to other townhomes in the area and the requested
variance is for a small portion of the deck that happens to fall within the 10 feet setback area.
Mr.Graham commented that the required findings appeared to have been met.
Mr.Graham moved and Ms. Lacy seconded to approve the requested variance of 3 feet from the
standard 10 feet side setback of the RD district to permit a side setback of 7 feet for the purpose of
enclosing an existing deck.The motion passed 5-0 with the following votes:
Aye:Graham,Hake, Lacy,Schaefer,Young
7.Miscellaneous Reports.
A.Mr.Barron reminded Board members of the retirement reception for Ms.Janice McMillan on
Thursday,January 12, 2017 from 2:00 pm to 4:00 pm inthe Jefferson City Police Department
Classroom.
B.Mr.Barron introduced Mr.Sonny Sanders,Interim Directorof Planning &Protective Services.
Minutes/Jefferson City Board of Adjustment Page 3
January 10,2017
8.Other Business.
None.
9.Adjournment
With no other business the meeting was adjourned at 7:53 a.m.
Respectfully submitted,
Anne Stratman
Administrative Assistant
Jefferson City
Board of Adjustment
February 14,2017
Case No.B17002
3519 Bennett Lane
Lot Frontage Variance
STAFF REPORT
BOARD OF ADJUSTMENT -CITY OF JEFFERSON,MISSOURI
February 14,2017
Case No. B17002 - 3519 Bennett Lane;Lot Frontage Variance.Application filed by F&F
Development LLC,property owner,fora variance from the requirement that all lots have frontage
upon a dedicated public street (Section 35-50.C.1).The purpose of the request is to permit the
transfer of approximately 2 acres of propertyto HALO Foundation.The property is located on
Bennett Lane 1500 feet south of Christy Drive and is described as part of the NE Quarter of the SE
Quarter of Section 26, Township 44 North, Range 12 West, Jefferson City, Missouri (Central
Missouri Professional Services,Consultant).
PUBLIC NOTICE
By publication in the newspaper,letter to adjacent and affected property owners within 185 feet,
and by property sign posting.
NATURE OF REQUEST
This property consists of the former Rickman Center conference and retreat facility, which has been
converted into a residential housing facility for homeless youth and operated by the HALO
Foundation. The property owner, F&F Development LLC, wishes to donate the building and
surrounding grounds to HALO, but retain the remainder of the property. Due to the location of the
facility, the donated ground would not have direct connection to public right of way but would be
served by an access easement across the existing private driveway/roads that serve the property.
ZONING AND SURROUNDING LAND USE
The subject property is zoned RD Medium Density Attached Residential
Surrounding Zoning Surrounding Uses
North C-2 Undeveloped
South Unincorporated Single Family Residential
East Unincorporated Undeveloped
West Unincorporated Single Family Residential
STAFF ANALYSIS
The Zoning Code requires that all lots have street frontage. Street frontage is necessary in
order to ensure that a property has vehicular access as well as access to necessary utilities.
The property proposed for transfer to HALO consists only 2 acres within the 125+acre property,
and the plating of a road through the property to serve the HALO building might affect later use or
development of the property. Also, the HALO tract would have utility and ingress/egress
easements put in place with the transfer of the property.
FINDINGS REQUIRED
Please refer to the handout provided for the required General Findings and Specific Findings.The
applicant has provided responses to the required findings. In reviewing this case, the Board may
wish to consider the following questions:
1. Are there any practical difficulties unique to this property which under strict and literal
adherence to the provisions of the zoning regulations would cause the applicant an unnecessary
hardship?
2. Would the appearance and value of surrounding properties be damaged if the variance is
granted?
Case No.B17002
Board of Adjustment
Page 2
February 14,2017
Finding Yes No Comments
Not eliminate an adequate supply of light or
air to adjacent property.
X The requested variance would not have an effect
on light or air.
Not substantially increase congestion in the
public street.
X An access agreement would be in place for the
property.There would be no traffic congestion
created by the proposed variance.
Not increase the danger of fire or endanger
the safety of the public.
X There would be no increase in the danger of fire
by the proposed variance.
Not be unduly injurious to the use and
enjoyment of adjacent property.
X The proposed variance deals with internal
property linesandshouldnot have aneffectonthe
use of adjacent property.
Not substantially diminish property values
in the neighborhood.
X The proposed variance deals with internal
property linesand should nothaveaneffectonthe
use of adjacent property.
Be in keeping with the general spirit and
intent of the zoning code.
X Access for vehicles and utilities would be
accommodated by easements.
STAFF RECOMMENDATION
The required findings appear tobe met.Easements for utilities and ingress/egress would be granted
tothe property andthe variance would have littleeffecton surrounding property.
FORM OF MOTION
Motion for approval ofthe requested variance from thestreet frontage requirement.
City of Jefferson Board of Adjustment
LOCATION MAP
DEEDR
Case No.B17002
Street Frontage Variance
3519 Bennett Lane
0 205 410 820 Feet N
w
City of Jefferson Board of Adjustment
VICINITY
Case No.B17002
Street Frontage Variance
3519 Bennett Lane
0 480 960 1,920 Feet N
APPLICATION TO THE BOARD OF ADJUSTMENT
City of Jefferson
Department of Community Development
320 East McCarty Street
Jefferson City, Missouri 65101
Phone (573)634-6410 Fax (573)634-6457
Date filed:
1.The undersigned hereby request(s)the following:
Appeal (Section 35-73C)
Conditional Use Permit (Section 35-73A;Section35-71,Site Plan)
X Variance (Section 35-73B;Section 35-71,Site Plan)
Chapter 3,Advertising and Signs:Conditional Use Sign Permit
Chapter8,Article V,Flood Hazard Regulations;Variance to Flood Hazard Regulations
Other (including Interpretations;please describe in#2 below)
2. Describeexactlythe typeof project proposedorwhatis beingrequested andthe purpose ofthe request.Cite
affected Section numbers ifknown (or attach separate sheet).
Requesting a variance to Section 35-50.C.1 requiring that ail lots have frontage upon a dedicated public
street.
3. The application is filed for the following described real estate: (the correct legal description of the property
must be printed below or attached to this application).
A.Street Address:3519 Bennett Lane.
B.Property Description:See Attached Legal Description.
4. A site plan in accordance with Section 35-71 is required for conditional use permits and variance
applications.A "sketch"site plan may be required for other applications such as conditional use sign
applications.Acheck inthe amountof$200.00payabletothe "City of Jefferson"forthe application filing fee
must be attached to this application.
5.Variance applicants must complete the attached Variance Affidavit.Each question must be answered and
the affidavit must be signed by the applicant(s)and notarized.
6. The undersigned certify to be all of the owner(s)of the above described property. (All owners of this
property must sign and the signatures must be notarized).
F&F Development,LLC.
Property Owner Name (type or print)'(Property Owner Signature
Property Owner Name (type or print)Property Owner Signature
Subscribed and sworn before me this J "^-day of ~*<7lXjl>^j a Qaa/?<,"3-0 |H.•
feJEANMACKNEY
Notary Public -State of Missouri -~^lJf(\\\C\(7
My Commission Expires November 27,2019 ,^"^A ..lAA^-\\J\U K..
Cole County /\Notary Public
Commission #11500009
Applicant (if different from property owner):
Name
Address
Phone Number
Specific information may be required depending upon type of application. Please referto the appropriate
Chapter.Other permits, includingbuilding permits and sign permits may be requiredinadditionto Board
actions.Please seek advice of City staff or your consultant,if applicable.
ZONING VARIANCE AFFIDAVIT
STATE OF MISSOURI )
)ss.
COUNTY OF COLE «)
r^AAJpdpQ A-iA MA of the City of Jefferson,Missouri,
being first duly sworn, deposes and says:
I havepersonalknowledgeof thefactshereinsetforth:
1.Will your proposed variance eliminate an adequate supply of light to the adjacent property?
State all reasons foryour answer and use additional pages to complete your answer if necessary.
No,the proposed variancerequestbeing considered isrelatedto proposedpropertylines.No
changesare proposed to the existing layout of buildings or parking.
2.Will your proposed variance eliminate an adequate supply ofair to the adjacent property?
Stateall reasons for youransweranduse additional pagesto complete youranswerif necessary.
No,the proposed variance requestbeing considered isrelatedto proposedpropertylines.No
changesare proposed to the existing layout of buildings or parking.
3. Willyour proposed variance substantially increase congestion onthepublicstreet?
State all reasonsfor youranswer anduse additionalpagesto complete youranswerif necessary.
No,the proposed variancerequest being considered is related to proposed property lines.No
changes are proposed to the existing layout of buildings or parking.
4.Will your proposed variance increase the danger of fire?State all reasonsfor youranswer
and use additional pages to complete your answer if necessary.
No,the proposed variance request being considered is related to proposed property lines. No
changes are proposed to the existing layout of buildings or parking.
5.Will your proposed variance endanger the safety of the public?State all reasonsfor your
answer and use additional pages to complete your answer if necessary.
No, the proposed variance request being considered is related to proposed property lines. No
changesare proposed to the existing layout of buildings or parking.
6. Willyour proposed variance be unduly injurious to theuseand employment of theadjacent
property?Stateall reasons for youransweranduse additional pagesto complete your
answer if necessary.
No,the proposed variance request being considered is related to proposed property lines. No
changes are proposed to the existinglayoutof buildingsor parking.Ingress/Egress and utility
easements will be included with the Warranty Deed transferring the property to HALO.
7.Will your proposed variance substantially diminish property values inthe neighborhood?
State all reasons for your answer and use additional pages to complete your answer if necessary.
No,the proposed variance request being considered is related to proposed property lines.No
changes are proposed tothe existing layout of buildings or parking.Ingress/Egress andutility
easements will be included with the Warranty Deed transferring the property to HALO.
The Answersset forth herein are basedon my knowledgeand are true to the bestof
my information, knowledge and belief
FURTHER AFFIANT SAYETH NOT.
State of Missouri )
)
County of Cole )
Subscribed and sworn to before me this _J_^day of
My commission expires:
(Signature)
the year ry(j\l
IXftrJi
JEANMACKNEY
Notary Public-Stale of Missouri
My Commission Expires November 27,2019
Cole County
Commission f11500009
CENTRAL MISSOURI PROFESSIONAL SERVICES,INC.
2500 East McCarty Street •Jefferson City,Missouri 65101-4467 •(573)634-3455 /Engineering •Surveying
FAX (573)634-8898
January 12,2017
To: Eric Baron, City of Jefferson, Planning Department
From:Paul Samson,PE
RE:Parcel Division for HALO Foundation
Lot Frontage Variance
The owners ofthe above referenced property,F&F Development,L.L.C.wouldliketo request a
variance to Section 35-50.C.1 oftheCityof Jefferson Zoning Code toallowatractoflandto be
created which does not have frontage on a dedicated public street.
Location of Request-3519 BennettLane- FormerRickman Center.
Reason for Request-F&F Development purchased the Rickman Center in 2015.Themain
conference center building hasbeen remodeled and currently being leased tothe HALO Foundation as
a transitional living facility for at-risk homeless youth.F&F Development wishes to donate the
building and approximately 2.0 acres of land to HALO rather than continuing to lease the building.
Proposed Parcel Division-The parcel division will create a single tractof land of approximately 2.0
acres that F&F Development will donate to HALO.The remaining parenttractwillbe approximately
125 acres.Also included inthe Warranty Deedto HALO willbea privatesanitarysewereasementand
an ingress/egress easement which will provide access to Christy Drive via Bennett Lane which isa
private road.
Justification for Variance-While the HALO tract will not have frontage on a dedicated public street,
ingress/egress and utility easements willbe included withthe Warranty Deedto HALO.
Future Uses-Thereare currentlynoplansfor futureusesof the remainderof the parenttract. If
warranted in the future, Bennett Lane could be brought up to City standards and be dedicated as a
public street.
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City of Jefferson
Department of Planning &Protective Services
320 E. McCarty St.
Jefferson City, MO 65101
Carrie Terain,Mayor
Sonny Sanders,Interim Director
Phone:573-634-6410
Fax:573-634-6562
January 31,2017
Dear Property Owner:
This letter is to notify you that the Jefferson City Board of Adjustment will meet at 7:30 a.m.on the
morning of Tuesday,February 14, 2017 in the Council Chambers of the John G. Christy Municipal
Building,320 E.McCarty Street,to consider the following item of business:
Case No.B17002 -3519 Bennett Lane;Lot/Street Frontage Variance.Application filed by F&F
Development LLC,property owner,for a variance from the requirement that all lots have frontage upon a
dedicated public street (Section 35-50.C.1).The purpose of the request is to permit the transfer of
approximately 2 acres of property to HALO Foundation.The property is located on Bennett Lane 1500
feet south of Christy Drive and is described as part of the NE Quarter of the SE Quarter of Section 26,
Township 44 North,Range 12 West,Jefferson City,Missouri (Central Missouri Professional Services,
Consultant).
As an adjoining landowner and/or neighbor,you have the privilege of attending this hearing.
Unfortunately,we are unable to record comments received by telephone,but written comments will
be made part of the official record.Written comments may be directed to the Board of Adjustment in
one of the following ways:
e-mail:jcplanning@jeffcitymo.org
fax:Department of Planning &Protective Services,Planning Division,573-634-6457
mail:Department of Planning &Protective Services /Planning Division
John G.Christy Municipal Building,320 E.McCarty Street,Jefferson City, MO 65101
Written comments must be received before 5:00 p.m. Monday,February 16,2017 and will be copied
and distributed to Board members at the meeting.Correspondence and other items received at the
time of the meeting will be included in the official record,but may be delivered to the Chairman only;
there is no guarantee that copies will be made for distribution to all Board members.Interested
parties who are unable to provide written comment in advance are invited to deliver their comments
to the Board Chairman at the time of the meeting.
Information regarding this case may be viewed on the Board of Adjustment webpage at:
http://www.ieffersoncitvmo.qov/pps/planninq/boardofadiustment.html
Ifyou have any questions concerning this matter,please feel free to contact me at 573-634-6475.
Sincerely,
Eric Barron,AICP
Senior Planner
Individuals should contact the ADA Coordinator at (573)634-6570 to request accommodations or
alternative formats as required under the Americans with Disabilities Act.Please allow three business
days to process the request.
Jefferson City Board of Adjustment
Property Owner List
Case No.B17002
HAMMANN,MARTIN WAYNE &ANITA
HAMMANN,DONALD MORRIS
HAMMANN,ROBERT DOUGLAS &THERESA
3640 ROCK RIDGE RD
JEFFERSON CITY,MO 65109
RTB
F&FDEVELOPMENTLLC
221 BOLIVAR ST
JEFFERSON CITY, MO 65101
2497 CHRISTY DR
JACK STOCKER RD
3519 BENNETT LN (Subject Property)
LAND INVESTMENTS LLC
221 BOLIVAR ST
JEFFERSON CITY,MO 65101
2497 CHRISTY DR
MO HWY &TRANSPORTATION COMM
PO BOX 718
JEFFERSON CITY,MO 65102
2741 SOUTHWOOD HILLS RD
BRAUN,DONALD C &DELORES M
2900 RENNS LAKE RD
JEFFERSON CITY,MO 65109
525 RICKMAN LN
KAY,TRAVIS D&STEPHANIE E
2811 STRONG SUBDIVISION RD
JEFFERSON CITY, MO 65101
STRONG SUBDIVISION RD
SMITH,BETTYJ
609 COUNTRY LN
JEFFERSON CITY,MO 65101
609 COUNTRY LN
DEAN,MARYB
611 COUNTRY LN
JEFFERSON CITY,MO 65101
611 COUNTRY LN
3519 Bennett Lane
Page 1
February 14,2017
HARRISON,LINDA D
613 COUNTRY LN
JEFFERSON CITY,MO 65101
613 COUNTRY LN
JENNINGS,DONALD L& NORMAJ,TRUSTEES
617 COUNTRY LN
JEFFERSON CITY,MO 65101
617 COUNTRY LN
BUECHTER, JARED
932 JASON RD
JEFFERSON CITY,MO 65109
616 COUNTRY LN
CASE, JAMES DAVID
910 CEDAR BLUFF DR
JEFFERSON CITY,MO 65101
910 CEDAR BLUFF DR
ALLEN,THOMASE&LISA G
909 CEDAR BLUFF DR
JEFFERSON CITY,MO 65101
909 CEDAR BLUFF DR
ARNOLD,TERRIEJ
3000 S CEDAR CT
JEFFERSON CITY,MO 65101
3000 S CEDAR CT
WILBERS,JEFFREY J &TRACY J
3001 S CEDAR CT
JEFFERSON CITY,MO 65101
3001 S CEDAR CT
STRUEMPH,LYNN J &PHYLLIS J
717 OAK POINT DR
JEFFERSON CITY,MO 65101
717 OAK POINT DR
Case No.B17002
Street Frontage Variance
3519 Bennett Lane
MEAD0WLARK
185 ft.Notification Buffer
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