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Home My Public Portal About2017-08-08 packetNotice of Meeting & Tentative Agenda Jefferson City Board of Adjustment Tuesday, August 8, 2017, 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. CaII 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 May 16, 2017 5. Communications Received 6. New Business Public Hearings Case No. B17007 — 3031 South Ten Mile Drive; Amended Conditional Use Permit for Assisted Living Facility. Application filed by WB Price Inc, property owner, for an amended conditional use permit for a 2,300 sf building addition to the existing assisted living facility. The property is located on the south side of South Ten Mile Drive 1,000 feet east of Missouri Boulevard and is described as part of the Southeast Quarter of the Northwest Quarter of Section 10, Township 44 North, Range 12 West. 7. Miscellaneous Reports 8. Other Business 9. Adjourn 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. Please call 573-634-6410 for information regarding agenda items. MINUTES JEFFERSON CITY BOARD OF ADJUSTMENT May 16, 2017 BOARD MEMBERS PRESENT Andrew Hake, Vice Chair Katy Lacy Stacey Young, Chairwoman Brad Schaefer, Alternate BOARD MEMBERS ABSENT Paul Graham Matt Rimiller Robert Gammon, Alternate COUNCIL LIAISON PRESENT Erin Wiseman STAFF PRESENT Sonny Sanders, Director, Planning and Protective Services Eric Barron, Senior Planner Bryan Wolford, Associate City Counselor Anne Stratman, Administrative Assistant ATTENDANCE RECORD 5 of 5 5 of 5 5 of 5 5 of 5 3 of 5 2 of 4 3 of 5 1. CaII to Order and Introduction of Members, Ex -Officio Members and Staff Chairwoman Young called the meeting to order at 7:30 a.m. and introduced the Board members and staff. A quorum was present to hear the items on the agenda. The following members were designated to vote: Hake, Lacy, Schaefer and 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 list of 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 Ms. Lacy seconded to adopt the agenda as printed. The motion passed 4-0 with the following votes: Aye: Hake, Lacy, Schaefer, Young 4. Approval of Minutes for the Regular Meeting of April 11, 2017 Mr. Hake moved and Ms. Lacy seconded to approve the minutes as printed. The motion passed 4-0 with the following votes: Aye: Hake, Lacy, Schaefer, Young 5. Communications Received No correspondence was received. Minutes/Jefferson City Board of Adjustment Page 2 May 16, 2017 6. New Business — Public Hearing Case No. B17006 — 224 E. Dunklin Street; Street Frontage Variance. Application filed by Samuel and Linda Bushman, property owners, for a variance to the requirement of a lot to have street frontage. The purpose of the request is to permit the property to be divided into two tracts with an existing garage located on a separate lot with access from an alley. The property is located on the south side of Dunklin Street 100 feet west of Monroe Street and is described as part of Inlot 924, Jefferson City, Missouri (Central Missouri Professional Services, Consultant). Mr. Barron described the proposal and explained that this property consists of a house at the front of the property (converted to an office many years ago) with storage building at the rear of the property with access from the alley. He stated that the property owner would like to donate the house to the Historic City of Jefferson (a local historic non-profit organization) and retain ownership of the storage building. Mr. Barron explained that Zoning Code regulations require all Tots and parcels to have frontage upon a dedicated public street (an alley is not considered a street). He stated that in order to pursue the donation of the front building, the owner has applied for a variance from the street frontage requirement and submitted an administrative parcel division that would divide the property into two tracts. Mr. Barron explained that the front building was originally constructed in 1915, and has a small parking lot in front of the building and behind the building to accommodate the limited amount of parking associated with its office use. He stated that the storage building at the rear of the property faces the alley, and is separated from the building at the front of the property by 90 feet, 65 feet of which is grassed yard area. Mr. Barron explained that the use of the two buildings has been separated (unassociated with each other) for several years. Mr. Mike Bates, Central Missouri Professional Services, 2500 E. McCarty Street, spoke regarding this request. Mr. Bates distributed the following visuals: (1) aerial photo depicting the layout of the parcels on the subject property; (2) parcel division survey; and (3) overlay of the parcel division. Mr. Bates explained that the applicant purchased the subject property as a rental property. He stated that the applicant uses the garage for storage and rents the house. Mr. Bates explained that the applicant is proposing to divide the property to retain ownership of the garage and donate the house to the Historic City of Jefferson. Mr. Hake inquired that by splitting the lot will we be compromising access to the utilities. In response, Mr. Bates explained that the applicant receives separate utility bills. He stated that when we do a lot split like this the owner retains the right for the service line. Mr. Samuel Bushman, 339 Redwing Drive, spoke regarding this request and explained that he uses the garage to store his cars. He stated that he has rented the house for 10 years and intends to donate it to the Historic City of Jefferson. Mr. Bushman explained that there is no water in the garage, however there is electricity and a security system. He stated that the alley to the west of the subject property is owned by the Missouri Jaycees and they have granted him permission to use the alley. No one spoke in opposition to this request and no correspondence was received. Mr. Barron gave the staff report and explained that the required findings appear to be met. He stated that the variance would have little effect on surrounding property or safety in the area. Mr. Barron explained that the separation of the property in order to accommodate the donation of the historic building to the Historic City of Jefferson would seem appropriate. Mr. Hake moved and Ms. Lacy seconded to approve the requested variance from the requirement of a lot to have street frontage to permit the storage building lot to be platted with frontage on an alley. The motion passed 4-0 with the following votes: Aye: Hake, Lacy, Schaefer, Young 7. Miscellaneous Reports. None. Minutes/Jefferson City Board of Adjustment Page 3 May 16, 2017 8. Other Business. None. 9. Adjournment With no other business the meeting was adjourned at 8:16 a.m. Respectfully submitted, Anne Stratman Administrative Assistant J etf a rs o[n] HWy Board of Adrijuatiment AUWANii:n.II C a j , No. o W 7007 3031 S. Ten Mile Drive Amended Conc iti «rnn I Use Perm ot; for Facility STAFF REPORT BOARD OF ADJUSTMENT — CITY OF JEFFERSON, MISSOURI August 8, 2017 Case No. B17007 — 3031 South Ten Mile Drive; Amended Conditional Use Permit for Assisted Living Facility. Application filed by WB Price Inc, property owner, for an amended conditional use permit for a 2,300 sf building addition to the existing assisted living facility. The property is located on the south side of South Ten Mile Drive 1,000 feet east of Missouri Boulevard and is described as part of the Southeast Quarter of the Northwest Quarter of Section 10, Township 44 North, Range 12 West. 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 The property owner is planning a building addition to the existing assisted living facility that is on the property. The assisted living facility was originally approved by Conditional Use Permit in 1987. The current building has 8 bedrooms and 4 bathrooms. The building addition would be 2,272 sf in size and would contain 7 additional bedrooms, 7 bathrooms, a laundry room, and a living room. The existing residents of the facility are currently housed two beds to a bedroom, with a total of 15 residents. The purpose of the addition is to allow each resident a private bedroom. No increase in the number of residents is proposed. The property owner has applied for an amended conditional use permit in order to proceed with the building addition. ZONING AND SURROUNDING LAND USE The subject oronerty is zoned C-2 General Commercial STAFF ANALYSIS The property has been used as an assisted living facility for many years. The building is currently housing 15 residents, with bedrooms housing two residents to the room. After completion of the proposed building addition, each resident would be housed in a private room, thereby increasing the level of service for the residents with minimal impact on surrounding property. A sanitary sewer line is currently located behind the existing building and is proposed to be moved by the property owner in order to make room for the building expansion. The sewer line relocation would be required to be designed by a professional engineer, inspected during construction and tested prior to acceptance by the City in accordance with standard city code requirements. A patio would be constructed in the rear yard area of the property. The size of the patio would be approximately 20 feet by 20 feet. An existing solid screening fence is in place along the southern property line, which screens the property from the adjacent residential home. Surrounding Zoning Surrounding Uses North C-2 Contractor Supply House South C-2 Single Family Home East C-2 Single Family Home West C-2 Commercial Building STAFF ANALYSIS The property has been used as an assisted living facility for many years. The building is currently housing 15 residents, with bedrooms housing two residents to the room. After completion of the proposed building addition, each resident would be housed in a private room, thereby increasing the level of service for the residents with minimal impact on surrounding property. A sanitary sewer line is currently located behind the existing building and is proposed to be moved by the property owner in order to make room for the building expansion. The sewer line relocation would be required to be designed by a professional engineer, inspected during construction and tested prior to acceptance by the City in accordance with standard city code requirements. A patio would be constructed in the rear yard area of the property. The size of the patio would be approximately 20 feet by 20 feet. An existing solid screening fence is in place along the southern property line, which screens the property from the adjacent residential home. Case No. B17007 Planning Staff -Report August 8, 2017 Page 2 FINDINGS The following findings are associated with conditional use permits. (Section 35-73.A.4) Finding Yes No Comments The proposed use is consistent with the goals, objectives, and policies of the Comprehensive Plan. X The assisted living facility is an existing use, and ideally located in an area identified for commercial use. The proposed use complies with all applicable provisions of the zoning district regulations and conforms to the general intent and purpose of the Zoning Ordinance X The site design complies with zoning regulations. The proposed use complies with all fire, health, building, plumbing, electrical and stormwater drainage regulations of the City and regulations of County, state and federal agencies. X The proposal would meet all applicable regulations. The proposed conditional use is not materially detrimental to the public health, safety, convenience and welfare, or results in material damage or prejudice to other property in the vicinity. X The site is ideally located in a mixed commercial and residential area. The proposed use is compatible with and preserves the character and integrity of adjacent development and includes improvements to mitigate adverse development -related impacts, such as traffic, noise, odors, visual nuisances, or other similar adverse effects to adjacent development and neighborhoods. X A screening fence exists to screen the facility from the adjacent residential property. There is no increase in the number of beds proposed with the project. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous to the existing and anticipated traffic in the neighborhood. X The anticipated level of traffic is minimal. The proposal does not involve an increase in the number of residents. Adequate utilities exist to serve the proposed conditional use. X Adequate utilities exist in the area. STAFF RECOMMENDATION The required findings appear to be met. The site is ideally located within a mixed use/commercially zoned area. The proposed expansion is to an existing facility and does not include an increase in the number of residents. The proposed amendment to the conditional use permit would not be expected to have a large effect on surrounding property nor create dangerous conditions due to fire or traffic. FORM OF MOTION Motion for approval of the amended conditional use permit for an assisted living facility. Gill& J a ;,deb orf1 Board of AO Amey : L O G A I K) N it/UU NIUSSOURI BLVD 0\ •••••••-''1 1,1 rt; Mi .tel }. s •• ' 4...*; - • • Case No. B17007 Amended Conditional Use Permit for Assisted Living Facility 3031 S. Ten Mile Dr. 0 65 130 260 Feet t! t! \V Cii.yJaii'ii'emnBo rdo7iAdjui tifien VICINITY 1 MISSOURI -BLVD Hvv(50- HW1(50--- 0 95 190 380 Feet Case No. B17007 Amended Conditional Use Permit for Assisted Living Facility 3031 S. Ten Mile Dr. City of Jefferson Department of Planning & Protective Services 320 E. McCarty Street Jefferson City, MO 65101 Phone: 573-634-6410 jcplanning1 Jeffcitymo.org www.leffersoncitymo.gov APPLICATION TO THE BOARD OF ADJUSTMENT 1. The undersigned hereby request(s) the following: O Conditional Use Permit (Section 35-73A; Section 35-71, Site Plan) n Variance (Section 35-73B; Section 35-71, Site Plan) El Appeal of Administrative Decision (Section 35-73C) ❑ Chapter 3, Advertising and Signs: Signage Variance or Conditional Use Sign Permit O Chapter 8, Article V, Flood Hazard Regulations; Variance to Flood Hazard Regulations Other (including Interpretations; please describe in #2 below) 2. Describe exactly the type of project proposed or what is being requested and the purpose of the request. Cite affected Section numbers if known (or attach separate sheet). \Ve are applying for an extension of our current conditional use permit on the property so that we may expand the physical footprint of the building. 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: 3031 South Ten Mile Drive, Jefferson City, MO 65109 B. Property Description: The property, Melody House, is a residential care facility with 15 licensed beds certified by Missouri Department of Health & Senior Services, operated by New Horizons Community Support Services, Inc., owned by W.13. Price, Inc. 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. 5. Filing fee: A check payable to the "City of Jefferson" for the application filing fee must be attached to this application. The applicable filing fee is identified in Appendix Y. 6. Response to Required Findings: Applicant responses to required findings must be attached. The required findings vary based on type of application as follows: a. Setback, lot area or dimension variance — Addendum A (Density and Dimensional) b. Height variance — Addendum B c. Fence height variance — Addendum C d. Number of parking spaces variance — Addendum D e. Location of off street parking variance — Addendum E f. General Variance (variances not associated with other addendums) — Addendum F g. Conditional use permit — Addendum G h. Telecommunication facility conditional use permit — Addendum H i. Signage: 1. Signage variance — Addendum I 2. Conditional use sign permit — Addendum J j. Appeals of administrative decision — Addendum K (continued on next sheet) 7. The undersigned certify to be all of the owner(s) of the above described property and that the submitted information (including all attachments to this application) is true and correct. (All owners of this property must sign and the signatures must be n.tarize.l. Property Owner Signature A ►td.r�a Cl4k.u.m_ Printed Name/Title (type o i"a e' t e Tacc, eafa/tiar Property Owner Signature n Printed Name/Title (type or print) Subscribed and sworn before me this day of Notary Public Applicant (if different from property owner): Name Mailing Address Phone Number Specific information may be required depending upon type of application. Please refer to the appropriate Chapter. Other permits, including building permits and sign permits may be required in addition to Board actions. Please seek advice of City staff or your consultant, if applicable. 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 Application Addendum G — Conditional Use Permit To be used for conditional use permit requests. (Section 35-73.A.4) Property Address 3031 South Ten Mile Drive, Jefferson City, MO 65109 Applicant Name W. B. Price, Inc. (owner) and New Horizons Community Support Services, Inc. (operator) Provide responses to the following required findings. State all reasons for your answer and use additional pages to complete your answer if necessary. Findings of Fact: 1. Is the proposed use consistent with the goals, objectives and policies of the Comprehensive Plan? Yes, the proposed use is consistent with the Comprehensive Plan. It is a continuation of the current use, but with a physical expansion of the building to modernize and improve the facility. 2. Does the proposed use comply with all applicable provisions of the zoning district regulations and conform to the general intent and purpose of the Zoning Code? Yes, the proposed use complies with all regulations and provisions. 3. Does the proposed use comply with all applicable fire, health, building, plumbing, electrical and stormwater drainage regulations? Yes, the proposed use complies with all applicable tire, health, building, plumbing, electrical and stonnwater drainage regulations. 4. Is the proposed conditional use materially detrimental to the public health, safety, convenience and welfare or does it result in material damage or prejudice to other property in the vicinity? No, the proposed conditional use is not detrimental to the publich health, safety, convenience, and welfare, and it does not result in material damage or prejudice to other property in the vicinity. Jefferson City Board of Adjustment Application Addendum G — Conditional Use Permit Page 2 5. Is the proposed use compatible with and does it preserve the character and integrity of adjacent development and include improvements to mitigate adverse development related impacts such as traffic, noise, odors, visual nuisances, or other similar adverse effects to adjacent development and neighborhoods? The proposed use is compatible with the mixed commercial and residential adjacent developments. 6. Does the proposed use generate pedestrian and/or vehicular traffic which will be hazardous to the existing and anticipated traffic in the neighborhood? No, it would not generate any extra pedestrian andlor vehicular traffic. 7. Do adequate utilities exist to serve the proposed conditional use? Yes, adequate utilities exist. They serve the current conditional use and will be able to serve the proposed conditional use. fNiw horizons Community Support Services, Inc. 2013 William Street, Jefferson City, MO 65109 Phone: (573) 636-8108 Fax: (573) 635-9892 Jefferson Cit Community Support Services Mental Health RCF Melody House Psycho -Social Rehabilitation Center Supported Housing William Street Apartments Richard Walz Apartments Columbia Community Support Services Harambee House Homeless Outreach Nyra Psycho -Social Rehabilitation Center Supported Housing 1408 Hathman Place, Columbia, MO 65201 Phone: (573) 443-0405 Fax: (573) 875-2557 Chi L. Cheung, Executive Director July 6, 2017 To Whom It May Concern: Melody House is a residential care facility with 15 licensed beds certified by Missouri Department of Health & Senior Services at 3031 South Ten Mile Drive, Jefferson City, MO. It is owned by W.B. Price, Inc. and operated by New Horizons Community Support Services, Inc. The current physical structure has 8 bedrooms and 4 bathrooms, plus staff office and bathroom, laundry, living room, dining and kitchen area. The proposed addition will expand the existing physical structure to include 7 additional bedrooms, 7 additional bathrooms, 1 additional laundry room, and an additional living room. Melody House will remain a 15 bed facility, but with private rooms for each of the 15 residents to improve their quality of life. One of the steps when building will be re-routing the sewer line in the back of the property in accordance with city codes. Currently, the sewer cuts through the land that the proposed addition will sit on. An engineer has been contracted to help re- route the sewer appropriately for this project. / / 438. '196.26' Case No. B17007 3031 S Ten Mile Drive Amendend CU Permit for Assisted Living Facility / REVISIONS Ca11 YAW uera/i, CHECKED BY OM IO RESIDENCE FOR MELODY HOUSE ,3 1 363'"S TEN MILE DR. JEFFERSON CITY, MO 65101 1/8" : 1' 0 114 r SQUARE FOOTAGE MLN FL.C4*t 12,2 24,7. r2 SOFT (,3• Case No. B17007 3031 S Ten Mile Drive Amendend CU Permit for Assisted Living Facility =-=• , "r -E -••7. EE .12=C I_S r17:=, REVISIONS IDATFS) 1 _3 4. 6_ 7 J Dett: 04'00.116 1 of 1 Drvat.byZi://-ze 1 ...- ElEgEgg61- -e• 1 • 9 731 tf-Cf 5' Ir -0. 1 „.•5‘42' 15..oli ,,..• 3 -0. m ,L1 LLLP—'T''' ‘,. '''''' .1 " s ira n• -o. LOBBY — ADA 2',1' ZW-tai. inli / .. . IP.% 1 111 . \ fil,/ 1E6. 4 . 4.-0. ,.., 3-04 .5-215. ..:,...-0.4. ,. f-.5( exo---• 4 1 91.41 -57•••,•'' (,3• Case No. B17007 3031 S Ten Mile Drive Amendend CU Permit for Assisted Living Facility =-=• , "r -E -••7. EE .12=C I_S r17:=, REVISIONS IDATFS) 1 _3 4. 6_ 7 J Dett: 04'00.116 1 of 1 Drvat.byZi://-ze City of Jofforson Department of Planning & Protective Services 320 E. McCarty St. Jefferson City, MO 65101 July 26, 2017 Dear Property Owner: Carrie ►'ur_q Mayor Sonny Sanders, AICP, Director Phone: 573-634-6410 Fax: 573.634.6562 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, August 8, 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. B17007 0 3031 South Ten Mile Drive; Amended Conditional Use Permit for Assisted Living Facility. Application filed by WB Price Inc, property owner, for an amended conditional use permit for a 2,300 sf building addition to the existing assisted living facility. The property is located on the south side of South Ten Mile Drive 1,000 feet east of Missouri Boulevard and is described as part of the Southeast Quarter of the Northwest Quarter of Section 10, Township 44 North, Range 12 West. 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, August 7, 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.jeffersoncitymo.qov/pps/planninq/boardofadjustment.html If you 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. B17007 3031 S Ten Mile Drive KLIETHERMES, STEPHAN J & HELEN M, TRUSTEE 3103 S TEN MILE DR JEFFERSON CITY, MO 65109 3103 S TEN MILE DR ZIMMER RADIO OF MID - MISSOURI INC PO BOX 782 CAPE GIRARDEAU, MO 63702 3109 S TEN MILE DR EVANGELICAL FREE CHURCH OF JEFFERSON CITY 3011 S TEN MILE DR JEFFERSON CITY, MO 65109 3019 S TEN MILE DR RHOMBERG REALTY INC 4190 HOFFMEISTER AVE ST LOUIS, MO 63125 3100 S TEN MILE DR 3016 S TEN MILE DR PRICE, W B INC 1910 ANDREA DR JEFFERSON CITY, MO 65101 3035 S TEN MILE DR SCHEPPERS, THOMAS TRUST SCHEPPERS, KAREN SUE TRUST 1685 HWY 94 HOLTS SUMMIT, MO 65043 3025 S TEN MILE DR GRACE EVANGELICAL FREE CHURCH 3011 S TEN MILE DR JEFFERSON CITY, MO 65109 3015 5 TEN MILE DR JBJC PROPERTIES L L C PO BOX 1351 JEFFERSON CITY, MO 65102 715 WEATHERHILL RD 710 WEATHERHILL RD Page 1 August 8, 2017 SCHEPPERS, JOSEPH N & BRENDA K 817 WEATHERHILL RD JEFFERSON CITY, MO 65109 728 WEATHERHILL RD MERTENS, PATRICK L 723 WEATHERHILL RD JEFFERSON CITY, MO 65109 723 WEATHERHILL RD NEW HORIZONS COMMUNITY SUPPORT SERVICES INC 2013 WILLIAMS ST JEFFERSON CITY, MO 65109 3101 S TEN MILE DR AMERICAN TOWER CORP C/O PROPERTY TAX SITE #274037 PO BOX 723597 ATLANTA, GA 31139-0597 3105 S TEN MILE DR Case No. B17007 Amended Conditional Use Permit for Assisted Living Facility 3031 S. Ten Mile Dr. 185 ft. Notification Buffer 0 60 120 s 240 360 480 Feel HWY• MISSOURI BLVD 11WY 50 r(JJfry,,) 4