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HomeMy Public PortalAbout2020-09-15 packetNotice of Meeting & Tentative Agenda Jefferson City Board of Adjustment Tuesday, September 15, 2020, 7:30 a.m. John G. Christy Municipal Building, 320 East McCarty Street Council Chambers Per City Council Emergency Proclamation on 7/20/2020 MASKS ARE REQUIRED for "in Person Public Meetings" 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 from the Regular Meeting of August 13, 2020 5. Communications Received 6. New Business Public Hearings Case No. B20003 - 700 Mokane Road; Building Height Variance and Floodplain Variance. Application filed by Jefferson City River Terminal Inc, property owner, for the following: 1. A 60 foot variance to the 60 foot maximum height of a building permitted in the M-2 zoning district to permit a building height of 120 feet. 2. A variance to floodplain regulations that require buildings to be built 1 foot above base flood elevation to permit a building to be built less than 1 foot above base flood elevation. The property consists of 8.4 acres and is located 1,700 feet south of Mokane Road and is adjacent to the Missouri River. The property is described as in Section 16, Township- 44 North, Range - 11 West, City of Jefferson, Callaway County Missouri. (Klinger &Associates, consultant) 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. MEETING MINUTES JEFFERSON CITY BOARD OF ADJUSTMENT August 11, 2020 BOARD MEMBERS PRESENT Andrew Hake, Chairman Adam Cartwright, Alternate Jim Crabtree, Vice Chairman Katy Lacy Sharon Keating, Alternate Jamie Seaver Roy Michael, Alternate BOARD MEMBERS ABSENT Brad Schaefer COUNCIL LIAISON ABSENT Erin Wiseman STAFF PRESENT Sonny Sanders, Director of Planning & Protective Services Eric Barron, Planning Manager Ian Zollinger, Planner Ahnna Nanoski, Planner Beth Sweeten, Administrative Assistant Shane Wade, Civil Engineer ATTENDANCE RECORD 11 of 11 10 of 11 4 of 4 8 of 11 10 of 11 9 of 11 4 of 6 8 of 11 1. Call to Order and Introduction of Members, Ex -Officio Members and Staff Chairman Hake called the meeting to order at 7:30 a.m. and introduced Board members and asked staff to introduce themselves. A quorum was present to hear the items on the agenda. The following members were designated to vote: Hake, Seaver, Crabtree, Lacy, and Keating. Those wishing to speak to the Board were sworn in. 2. Procedures Explained Chairman Hake explained the procedures of the meeting. Mr. Zollinger 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 10. Rules of Procedure for the Board of Adjustment 3. Adoption of Agenda Mr. Crabtree moved and Ms. Keating seconded to adopt the agenda as printed. The motion passed 5-0 with the following votes: Aye: Hake, Seaver, Crabtree, Lacy, and Keating. 4. Approval of Minutes from the Regular Meeting of the February 11, 2020 Mr. Crabtree moved and Mr. Seaver seconded to approve the minutes as printed. The motion passed 5-0 with the following votes: Aye: Hake, Seaver, Crabtree, Lacy, and Keating. 5. Communications Received. Communication packets were provided to committee members. Minutes/Jefferson City Board of Adjustment August 11, 2020 Page 2 6. New Business — Public Hearing Case No. B20002- 2411 Idlewood Road, Conditional Use Permit. Application filed by Ameren Missouri, property owner, for a Conditional Use Permit to expand an existing electrical substation in a RS -2 Residential Zoning District. The property is located on the Southeast corner of the intersection of Starling Drive and Idlewood Road and is described as Part of the Southwest Quarter of the Southeast Quarter of Section 23, Township 44 North, Range 12 West, lying East of Idlewood Road and North of Highway 179, Cole County Missouri. Mr. Zollinger described the proposal and explained that the property consists of 1.09 acres and is Zoned RS -2 Single Family Residential. The purpose of the request is to expand the current substation area by approximately 5,000 sf and to construct a new drive entrance. Substations are a Conditional Use of the RS -2 Zoning District. The original application was received by the filing deadline for the regularly scheduled August Board of Adjustment meeting on July 13th 2020. An amended application and site plan was received on August 4th 2020. Mr. Nathan Briggs, 1 Meadowbrook Drive, Hannibal, MO 6340, spoke on behalf of Ameren Missouri. He thanked the Board for allowing them to present their request. Mr. Victor Johnson, 1901 Choteau Ave, St. Louis, MO 63166, spoke on request of Ameren. He stated the need to replace the switch gear on the station, due to age. He explained the need to expand the fence is so large trucks will be able to access the station to deliver supplies. He said that if approval is granted, they would begin work in the fall of 2021. Mr. Seaver asked Mr. Johnson about the hum from the substation. Mr. Johnson stated there would be no change in the amount of noise coming from the station. Mr. Scott Millman, 1136 Washington Ave, St. Louis, MO 63101 spoke on behalf of Ameren's Engineering group. He stated they would replace the gravel driveway with 50 feet of asphalt to help maintain the amount of dust kick up. Mr. Zollinger gave the staff report and stated the current substation is being served by an access that does not meet current standards for driveway access. The property was recently acquired by Ameren UE and a new drive way is being added to meet current commercial standards. The installation of a new drive way of 24' as well as use of the current entrance will meet the needs of the applicant while having the least amount of impact as possible. The trees planted between the expanded substation and the roadway will help mitigate the visual impact. Ms. Keating moved and Mr. Crabtree seconded to approve the proposed conditional use permit to expand the Substation as shown on the amended site plan. The motion passed 0-5 with the following roll call vote: Aye: Hake, Seaver, Crabtree, Lacy, and Keating. 7. Miscellaneous Reports 8. Other Business 9. Adjournment The meeting was adjourned at 7:58 a.m. Respectfully submitted, Beth Sweeten Administrative Assistant Jefferson City Board of Adjustment September 15,2020 Case No. B2003 Jefferson City River Termnal 700 Mokane Road Building Height Variance and Floodplain Management Code Variance STAFF REPORT BOARD OF ADJUSTMENT — CITY OF JEFFERSON, MISSOURI September 15, 2020 Case No. B20003 - 700 Mokane Road; Building Height Variance. Application filed by Jefferson City River Terminal Inc, property owner, for the following: A 60 foot variance to the 60 foot maximum height of a building permitted in the M-2 zoning district to permit a building height of 120 feet. The property consists of 8.4 acres and is located 1,700 feet south of Mokane Road and is adjacent to the Missouri River. The property is described as in Section 16, Township- 44 North, Range - l 1 West, City of Jefferson, Callaway County Missouri. (Klinger &Associates, 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 The property consists of approximately 8.40 acres and is Zoned M-2, General Industrial The applicant is proposing to construct 3 silos at the height of 120 feet. The maximum height of a building permitted in the M-2 zoning district is 60 feet. A variance is needed for the building to be constructed at the proposed height. STAFF ANALYSIS The property is located within the floodplain and the proposed silos will be built to floodplain requirements. An effort is being made to minimize as much of an impact as possible in regards to the floodplain requirements and to keep the building footprint as small as possible. FINDINGS REQUIRED 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? Required findings checklist for BOA B: Yes No Notes: Would the proposed variance not eliminate an X The proposed silos will be located sufficiently adequate supply of light or air to the adjacent on the applicant's property away from property? neighboring ro erties. Would the proposed variance not substantially X Traffic volumes are not expected to increase. increase congestion on the public street? Would the proposed variance not increase the danger X There are no known anticipated impacts of fire or endanger the safety of thepublic? associated with fire or public safety. Would the proposed variance not be unduly injurious X A permit has been issued by the FAA indicating to the use and enjoyment of the adjacent property? no adverse impacts to nearby air traffic. The silos will be built within the view shed of the Capitol Building. The Capitol is located across the river to the south on a bluff at a height of approximately 600-620 feet whereas the silos will be located at an approximate elevation of 554 feet. The silos will have the appearance of a building height of 54-74 feet tall from the view near the Capitol Building. Required findings checklist for BOA B: Yes No Notes: X The silos are to be located in the M-2 zoning Would the proposed variance not substantially district which is appropriate for the use. diminish property values in the neighborhood? Would the proposed variance be in keeping with the X The silos are to be located in the M-2 zoning general spirit and intent of the Zoning Code? district which is appropriate for the use. In the case of amateur radio towers, would the N/A N/A N/A proposed variance strike a balance between the federal interest promoting amateur radio communications and the city's legitimate interest in regulating zoning matters? Would the proposed variance make a reasonable accommodation between the federal and city interest? STAFF RECOMMENDATION The required findings appear to be met. Silos are specialized in nature; the proposed variance will have a minimal impact on surrounding property owners and will decrease the impact on the floodplain. FORM OF MOTION Motion to approve a variance a 60 foot variance to the 60 foot maximum height of a building permitted in the M-2 zoning district to permit a building height of 120 feet. STAFF REPORT BOARD OF ADJUSTMENT — CITY OF JEFFERSON, MISSOURI September 15, 2020 Case No. B20003 — 700 Mokane Road, Request for Variance to Chapter 31, Article III, Floodplain Management Code Requirement Application filed by Jefferson City River Terminal, Inc., property owner, for a Variance to construct a building addition at the same finished floor elevation of the existing building in the regulatory floodplain of the Missouri River, in a M-2, General Industrial District. The property is located one-half mile to the south east of the intersection of Hibernia Road and Mokane Road and is described as Part of the Southeast Corner of the Southeast Quarter of Section 16, Township 44 North Range Il West, in the City of Jefferson, Callaway County, Missouri. (Klingner & Associates, 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 The property consists of approximately 8.40 acres and is Zoned M-2, General Industrial. The purpose of the request is for a variance to the Floodplain Management Code which requires that the lowest elevation (finished floor) of a structure must be one (1) foot higher (freeboard) than the Base Flood Elevation (BFE), also referred to as the 100 -year flood elevation. The finished floor elevation of the proposed building expansion will be at or above BFE, but will be less than the 1 -foot freeboard requirement. Zoning and Surrounding Land Use The subject property is zoned M-2 General Industrial: FINDINGS REQUIRED Variances procedures are reviewed based on the required findings as outlined in Section 31-312 A. 3.a -k, of the Floodplain Management Code: a. The danger that materials may be swept onto other lands to the injury of others; b. The danger of life and property due to flooding or erosion damage; c. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; d. The importance of the services provided by the proposed facility to the community; e. The necessity to the facility to a waterfront location, where applicable; f. The availability of alternative locations, not subject to flooding or erosion damage, for the proposed use; g. The compatibility of the proposed use with existing and anticipated development; h. The relationship of the proposed use to the comprehensive plan and floodplain management program for that area; i. The safety of access to the property in times of flood for ordinary and emergency vehicles; j. The expected heights, velocity, duration, rate of rise and sediment transport of the flood waters and the effects of wave action, if applicable, expected at the site, and, Surrounding Zoning Surrounding Uses North M-2 General Industrial (Sand Plant Operations) South R -C Conservation Missouri River) East RU Rural (Farmed Crop Ground) West M-2 General Industrial (Sand Plant Operations) FINDINGS REQUIRED Variances procedures are reviewed based on the required findings as outlined in Section 31-312 A. 3.a -k, of the Floodplain Management Code: a. The danger that materials may be swept onto other lands to the injury of others; b. The danger of life and property due to flooding or erosion damage; c. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; d. The importance of the services provided by the proposed facility to the community; e. The necessity to the facility to a waterfront location, where applicable; f. The availability of alternative locations, not subject to flooding or erosion damage, for the proposed use; g. The compatibility of the proposed use with existing and anticipated development; h. The relationship of the proposed use to the comprehensive plan and floodplain management program for that area; i. The safety of access to the property in times of flood for ordinary and emergency vehicles; j. The expected heights, velocity, duration, rate of rise and sediment transport of the flood waters and the effects of wave action, if applicable, expected at the site, and, k. The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems, and streets and bridges. The applicant has provided responses to the required findings, which can be found within the application materials STAFF ANALYSIS OF REQUIRED FINDINGS The proposed building expansion is to be constructed with the finished floor elevation matching the existing structure's finished floor elevation, which is 0.25 -feet to 0.50 -feet above the Base Flood Elevation (BFE) of 556.25 -feet to 556.50 -feet. The City has adopted a 1 -foot freeboard in addition to the BFE as a factor of safety. This Variance is request is to eliminate the City's freeboard requirement. Addendum L — Variance to Floodplain Regulations addresses Findings a — k above. As stated above applicants must meet the findings as outlined in Section 31-312 A. 3.a -k, of the Floodplain Management Code, as well as all other applicable City Code requirements FORM OF MOTION If the Board of Adjustment concludes that the required findings of fact for the requested Variance can be met, staff would recommend the following motion: Motion to approve the proposed Variance to permit an expansion to an existing building in the Regulatory Floodplain with a finished floor elevation above the BFE, but below the City's 1 -foot freeboard requirement, subject to the following conditions: 1. All City Code requirements, including but not limited to zoning code requirements and stormwater regulations must be met. 2. All State and Federal requirements be met, including obtaining the necessary permits from the applicable State of Missouri agencies. 3. Acknowledgement by the owner that Approval by the City's Board of Adjustment does not relieve the owner from fully complying with all FEMA / SEMA NFIP Floodplain / Floodway Development Regulations. City of Jefferson Board of Adjustment LOCATION MAP � � "�'�•� rte. � �' �1. I 9 R4 RC Case No. B20003 0 120 240 480 Feel 700 Mokane Road Building Height and Floodplain Variance N W+G S City of Jefferson Board of Adjustment Case No. B20003 VICINITY 0 500 1,000 2,000 Feet 700 Mokane Road Building Height and Floodplain Variance N w+s S JJefferson City River Terminal, Inc. CPPO Box 104960 Jefferson City, MO 65110-4960 Phone: 573/634-4880 Fax: 573/636-5734 July 20, 2020 City of Jefferson Department of Planning & Protective Services 320 E. McCarty Street Jefferson City, MO 65101 To whom it may concern, The enclosed are the two applications to the Board of Adjustment in request for variances to be made to our Jefferson City River Terminal Cement Silo Project and the proposed addition to our Lawn & Garden Building, as well as the Preliminary Site Plan for the project. Enclosures: • Application to the Board of Adjustment for Height Variance. • Application to the Board of Adjustment for Floodplain Management Variance. • Preliminary Site Plan • Check in the amount of $800.00 for the variance applications. If you should have any questions, please contact me at 573-634-3020. Thank ou, �i Jason Branstetter Operations Manager CityofJefferson Date filed. Department of Planning 8 Protective Services 320 E. McCarty Street Jefferson City, MO 65101 Phone: 573-634-6410 icolanninaraljeffcitvmo.ora www.jeffersoncitymo.gov APPLICATION TO THE BOARD OF ADJUSTMENT The undersigned hereby request(s) the following: ❑ Conditional Use Permit (Section 35-73A; Section 35-71, Site Plan) 23 Variance (Section 35-73B; Section 35-71, Site Plan) ❑ Appeal of Administrative Decision (Section 35-73C) ❑ Chapter 3, Advertising and Signs: Signage Variance or Conditional Use Sign Permit ❑ Chapter 31, Article III, Floodplain Management; 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). The construction of three (3) cement storage silos -40ft in diameter and 120ft tall. A height variance is being requested relating to Section 35-73.B.4.b and c.(2). 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: 700 Mokane Road,Jefferson City, MO 65110 B. Property Description: +/-8.4 acres in Section 16, Township -44 North, Range -11 West 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: $300 + $100 advertising fee. A check payable to the "City of Jefferson" for the application filing fee must be attached to this application. Revised July 1, 2018. 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-AddendumB 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 It. Telecommunication facility conditional use permit -Addendum H i. Signage: 1. Signage variance -Addendum 1 2. Conditional use sign permit -Addendum J j. Appeals of administrative decision - Addendum K k. Variance to Floodplain Regulations - Addendum L Page 1 of 10 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 F,I I i Gj�CG4 r rn e r Printed Name/Title (type or print) m; iCP. Fa.(mP(' Printed Name/Title (type or print) Applicant if different from property owner): Name Jason Branstetter Mailing Address P.O. Box 104990, Jefferson City, MO 65110 Phone Number 573.634.3020 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. Page 2 of 10 �Uo Nv5b 3na � ��•A a a o AMMIrv113btl '�� +' � uur�;a ' ✓/�\ i I � emmnvou ��. i ',..I )•\ wmxm. .nnw¢arvrwmwaw [uu N ` m c T m ro rj b,p ro6—jaq IIED T V N Z y. 'MOI�Q sde4m xeuN �\ \. zo°� C)�:�zU) Z A N m<pomzlxm9 O D .-1 -0 m NO— M-8—Otlobtl m2R° a rab r L� T 3 o � TNM W9NLLOOJ HIN1 SO1150350dObdp �� � (`� � �I ` � / � 3LJ A 6 sll z - 1m.m ii is n a r— T ���13 ec uarn WWW � o;e�am e�a Jefferson City Board of Adjustment Application Addendum B — Height Variance To be used for variance requests dealing with height of structures Also used for variance requests relating to amateur radio towers. (Section 35-73.B.4.b and c.(2)) Property Address 700 Mokane Road, Jefferson City, MO 65110 Applicant Name Jefferson City River Terminal Provide responses to the following required findings. State all reasons for your answer and use additional pages to complete your answer if necessary. General Findings: 1. Would the proposed variance eliminate an adequate supply of light or air to the adjacent property? No. The proposed silos are located sufficiently on the Applicant's property that impacts to the neighboring property's supply of light will not be impacted. It does not appear that shadows off the structures will reach any adjacent property owner. Additionally, the containment and transfer systems utilized to fill the cement silos will sufficiently contain the cement such that impacts to adjacent property air quality will not ho imnartArl 13 2. Would the proposed variance substantially increase congestion on the public street? No. The proposed project will likely reduce over the road traffic volumes by relocating over the road cement hauling to barges on the Missouri River. The only anticipated impacts to traffic patterns would be a relocation of some truck traffic in and out of the the facility to purchase and haul cement away from the proposed silos. 3. Would the proposed variance increase the danger of fire or endanger the safety of the public? No. The proposed project is the construction of three (3) cement silos. There are no anticipated impacts associated with fire or public safety risks. 4. Would the proposed variance be unduly injurious to the use and enjoyment of the adjacent property? No. The three (3) silos are anticipated to be approximately 120 feet tall. A permit has been issued by the Federal Aviation Administration indicating no adverse impacts to nearby air traffic. The only potential impact would be potential view obstructions; however, the project location is in the Missouri River bottom at a much lower elevation (-554ft) than areas on the River bluff to the south (-600-620ft). Therefore, the proposed silos equate to a building approximately 54-74ft tall located on the bluff. Jefferson City Board of Adjustment Application Addendum B — Height Variance Page 2 5. Would the proposed variance substantially diminish property values in the neighborhood? No. It is not believed that the proposed project would diminish property values. The proposed project is located in M-2 Zoning with adjacent property being RU Zoning. All of the surrounding property is located within the floodway/floodplain of the Missouri River. The likely potential property usage in this area would be agricultural and/or industrial. Therefore, the construction of the cement silos would not diminish the potential value or marketability of adjacent property for these similar uses. 6. Would the proposed variance be in keeping with the general spirit and intent of the Zoning Code? The subject property is in M-2, General Industrial, Zoning which is designated as intensive manufacturing and processing of raw materials. The silos are approximately 340ft from the nearest adjacent property line with a tree line located along said property line, which is believed to be a sufficient buffer. The most similar Use Category listed in the City Code is for a Concrete mixing plant, cement batch plant which is permitted for M-2. The only departure from the City Code is in regards to height, which indicates a M-2 Maximum Height of 60ft. Silos 1208 in height are desired to increase storage capacity, while minimizing the footprint located within the floodway (floodway modeling previously submitted indicates no impacts to the floodway if installed in the --40ft diameter x 12011 tall dimensions requested). As previously indicated, the location of the silos in the low lying Missouri River bottoms keeps the perceived height much lower. Additionally, silos remain below the 140ft max height designated for the C-3 Zoning located just across the River on the bluff adjacent to the Missouri State Capitol. Specific Findings: 1. In the case of amateur radio towers, would the proposed variance strike a balance between the federal interest promoting amateur radio communications and the city's legitimate interest in regulating zoning matters? Would the proposed variance make a reasonable accommodation between the federal and city interest? Not Applicable City of Jefferson Date filed: Department of Planning & Protective Services 320 E. McCarty Street Jefferson City, MO 65101 Phone: 573.634-6410 icolanningP effcitvmo.ora www.jeffersoncitymo.gov APPLICATION TO THE BOARD OF ADJUSTMENT 1. The undersigned hereby request(s) the following: ❑ Conditional Use Permit (Section 35-73A; Section 35-71, Site Plan) @ Variance (Section 35-7313; Section 35-71, Site Plan) ❑ Appeal of Administrative Decision (Section 35-73C) ❑ Chapter 3, Advertising and Signs: Signage Variance or Conditional Use Sign Permit ❑ Chapter 31, Article III, Floodplain Management; 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). A variance to construct a 25ft 120ft building exuon and three 40ft dia.x _ 120ft tall cement silos in the floodway; a height variance is also requested for the silos. 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: 700 Mokane Road, Jefferson City, MO 65110 B. Property Description: +/- 8.4 acres in Section 16, Township -44 North, Range -11 West 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: $300 + $100 advertising fee. A check payable to the "City of Jefferson" for the application filing fee must be attached to this application. Revised July 1, 2018. 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) L 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) 2. Conditional use sign permit -Addendum J j. Appeals of administrative decision - Addendum K k. Variance to Floodplain Regulations - Addendum L Page 1 of 10 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 collect. (All owners of this property must sign and the signatures must be ro Signature Printed Name/Title (type or print) Signature Printed-Name/Title (type or print) Subscribed and sworn before me this 144 day of Applicant (if different from Propertv owner): Name Jason Branstetter Mailing Address P.O. Box 104990, Jefferson City, MO 65110 Phone Number 573.634.3020 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 attemative formats as required under the Americans with Disabilities Act. Please allow three business days to process the request. Page 2 of 10 Jefferson City Board of Adjustment Application Addendum L — Variance to Floodplain Regulations To be used for variance requests dealing with floodplain management regulations. (Section 31-312) Property Address, 700 Mokane Road, Jefferson City, MO 65110 Applicant Name Jefferson City River Terminal, Inc. Provide responses to the following required findings. State all reasons for your answer and use additional pages to complete your answer if necessary. 1. Is there a danger of materials being swept away from the property and/or onto other lands to the injury of others? No, the proposed project is an expansion to an existing building and construction of three new cement silos. The existing building and expansion are to be used for storage and parking. In the event of highwater, the stored materials and vehicles will be removed from the building. The building will be above the 100 -year water surface elevation and wet-floodproofed, if necessary, to allow flood water to pass freely through the building to prevent damage to and relocation of building materials. The lower portions of building will be built of concrete for flood resiliency. The silos are drive through structures that maintain both cement materials and critical components above the 100 -year base flood elevation. The silo support structure will be designed to handle flood water forces. 2. Would the proposed variance danger life and property due to flooding or erosion damage? No, the site would be evacuated during a flood event. The stored materials and vehicles would be relocated and flood waters would be allowed to pass through and rise/fall within the flood resilient or wet floodproofed building to prevent/reduce potential property damages. The materials stored within the silos will be sufficiently elevated to prevent damages from the 100 -year flood. A Flood Evacuation Plan has been developed and is attached to this application. 3. Would the proposed variance increase the susceptibility of the proposed facility and its contents to flood damage? Describe the effect of such damage on the individual owner. The proposed variance would be to allow the proposed building expansion to be constructed at the same finished floor elevation of the existing building at 557.Oft and the support slab for the elevated silos to be constructed at elevation 550.Oft. The cement storage and critical silo components would be located at approximate elevation 562ft using a 12ft opening for truck entry and loading from beneath the silo. The BFE is approximately 556.25-556.5ft. If floodproofing is required then it is requested to perform wet floodproofing versus dry floodproofing using vents. 4. Describe the importance of the services provided by the proposed facility to the community. The building expansion is a support facility for the Jefferson City River Terminal that will allow for material storage and vehicle parking. Not only does the project benefit the local workforce and economy, but will also house large sandbags and a sandbagging machine. These sandbags supply local distributors, which can become vitally important during flood fighting efforts. The cement storage silos will create a local source of cement that will support the surrounding areas construction projects. Jefferson City Board of Adjustment Application Addendum L - Variance to Floodplain Regulations Page 3 5. Is a waterfront location necessary for the facility? The vehicles/equipment and materials proposed to be stored in the building expansion are utilized in River borne activities and commerce. Additionally, it is anticipated that the cement will be imported to the site via barge. Therefore, the most effective location is adjacent to the River. 6. Are there alternative locations available, not subject to flooding or erosion damage, for the proposed use? No, relocation of the proposed facility away from the River would eliminate the usefulness of the project. 7. Describe the compatibility of the proposed use with the existing and anticipated development. Include details about the relationship with the site and surrounding properties. The proposed building expansion will be connected to and share a common wall with an existing 100ft wide x 120ft long x 25ft tall building. The cement silos will be situated near the center of the parcel in a currently unused area on the site. The proposed silo location works well with both the existing and proposed site traffic patterns. Additionally, the location is believed to be the best option to reduce the likelihood of impacts to other parcels. The project site is a sand, gravel, and cement storage facility with all on site structures serving to support these services. The proposed building expansion and silos are located to minimize impacts to potential future development of the site and to surrounding property owners_ 8. Describe the relationship of the proposed use to the comprehensive plan and floodplain management program for the area. A hydraulic impacts analysis has been executed indicating no adverse impacts to the 100 -year water surface elevation. The finished floor elevation of the building expansion is located above the 100 -year water surface elevation and the critical components of the cement storage silos are also sited above the EFE. The structures will be designed to be flood resilient and robust enough to handle the anticipated forces during a flood. 9. Would the proposed variance affect safe access to the property in times of a flood event for ordinary and/or emergency vehicles? The roadway to the site would become inundated prior to the building and silos. However, the proposed project would not change or alter this issue. The need to access the project area during a flood of a magnitude effecting the roadway is not likely. In summary, the access would not be any further impeded than the existing conditions as a result of this project. Jefferson City Board of Adjustment Application Addendum L - Variance to Floodplain Regulations Page 3 10. Describe the expected amount and how the following would impact the site, if applicable; -Heights of flood water (100 year floodplain height) BFE - 556.25-556.5ft Existing Ground at building - -554.0-556.Oft (established by LiDAR) Existing Building FF - 557.Oft (established by survey) Existing Ground at Silos --549.Oft (established by LiDAR) -Velocity, duration, rate of rise of flood water A River stage of 36.Ift equates to the 100 -year flood elevation. This stage has only ever been attained during the 1993 flood event. A large flood event such as 1993 would routinely rise over a period of weeks or months, which will allow for the building to be evacuated. The duration is likely to last on the order of weeks or months with velocities in the channel to be in excess of 10fps; however, the overbank is generally less than 5fps. The facilities as indicated would be sited above the 100 -year elevation and designed to withstand these velocities. -Sediment transport of flood water Sediment transport during a flood event is likely; however, the building expansion will be constructed for ease of cleaning. Any sediment accumulations will be easily washed from the facility. 11. Would the proposed variance cause financial burden due to government services being provided during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems, and street and bridge? Explain. It is not anticipated that the expansion to the building as proposed will ever cause a financial burden to any government service. The expansion is not anticipated to contain sewer, gas, or water service. Any electrical components will be kept well above the Base Flood Elevation. There will be no additional public street improvements made as a result of this project with access to the expansion be provided solely on private property. FLOODWAY EMERGENCY ACTION PLAN FOR CAPITAL SAND COMPANY, INC. 700 MOKANE ROAD JEFFERSON CITY, MO August 6, 2020 PURPOSE Capital Sand Company, Inc. (CSC) is planning to do a building expansion on the Lawn & Garden building located at the existing CSC processing facility located on the north bank of the Missouri River in Jefferson City, MO. The Lawn & Garden building is located within the Regulatory Floodway, and therefore the site must be vacated in the event of a forecasted flood. This Floodway Emergency Action Plan has been developed in order to document steps that will be taken by CSC to vacate the Floodway in the event of a forecasted flood. BACKGROUND Capital Sand Company was founded in 1973 and has operated on the Missouri River in North Jefferson City since that time. We currently operate multiple terminals along the Missouri River for our sand and gravel operations. These operations include river dredges, shipping, transloading services, and contract towing along the Missouri River from St. Louis to Sioux City, Iowa. With our extensive presence and history on the river we are acutely aware of changes in river levels and the potential for flooding. CSC is located just down river of the US 54/63 Missouri River Bridge in North Jefferson City. A USGS river gauge is located on the Missouri River Bridge. The 0 feet gauge height is elevation 520.18'. Flood Stage is 23 feet (elevation 543.18). The 100 year flood elevation of the Missouri River at this location is 557' (gauge height 36.82'). The Capital View Levee protects the CSC site to a gauge height of approximately 30 feet (elevation 550'). Recent Floods that have impacted Capital Sand operations include: June 2019 (33.4'), May 1995 (33.05') and July 1993 (38.65' record). The 1993 flood was devastating to the operations. The 2019 and 1995 floods only caused minor to moderate impact to the operations.. Recent high water events that Capital Sand was prepared to evacuate include: June 2013 (30.83') and June 2001(30.59'). These events had no effect on the operations other than initial evacuation planning. These events developed very slow with river level predictions to be at or near the 30' levee height. Each flood/high water event is different in the way that it develops. Many factors combine to create the high- water event such as: localized flooding in conjunction with wide spread high water in areas upstream of the site. Wide spread high water from several miles upstream of the site all the way up to the head waters of the Missouri River influence how the high-water event develops. With these factors in mind the amount of warning for an actual flood event varies from short notice to the possibility of several days. Page 1 of 2 LAWN & GARDEN BUILDING The Lawn & Garden building is an existing building on the property. This building is used to store mobile equipment and bagged products for sale. NOTIFICATION Capital Sand as part of its normal operations routinely monitors river levels. In times of flood, the sense of awareness of river levels is heightened and river levels are closely monitored by management. When a flood forecast predicts river levels of 30 feet or higher management will implement the Floodway Emergency Action Plan. The Floodway Emergency Action Plan may be implemented at a river stage below 30 feet if upstream failure of the levee is imminent. FLOODWAY EMERGENCY ACTION PLAN When the Floodway Emergency Action Plan is implemented, the following measures will be taken to vacate the floodway: Equipment: Capital Sand is responsible for removing mobile equipment that is kept in the Lawn & Garden building associated with their operation. This equipment will be moved to an offsite location out of the floodway. Approximate removal time will be two days. Inventory of materials: Capital Sand is responsible for the removal of the bagged products that are stored inside the Lawn & Garden building. These products will be moved to an offsite location out of the floodway. Approximate removal time will be four days. Capital Sand Emergency Contacts Jason Branstetter Operations Manager Tim Gibler Project Manager Brock Wilson Environmental Specialist 573-619-2162 Jason@capitalsand.com 573-257-0105 tim@capitalsand.com 573-619-8016 brockw capitalsand.com PERIODIC REVIEW This plan is subject to review every 24 months. The next review of the plan shall be completed by August 6, 2022. Page 2 of 2 City of Jefferson Department of Planning & Protective Services 320 E. McCarty Street Jefferson City, MO 65101 Phone: 573-634-6410 icolanning0jeffcitvmo.ora www.jeffersoncitymo.go v Project Information (Please use additional sheets if necessary) Name of Project Jefferson City River Terminal - Lawn & Garden Bldg Expansion Location/Address 700 Mokane Road, Jefferson City, MO 65110 Submitted by Klingner & Associates, P.C. Applications Submitted (Check box) ❑P&Z: []Zoning Amend ❑Comp Plan Amend ❑Special Exception ❑PUD ❑Sub. Plat ❑Annexation ❑ BOA: ❑CUP IRVariance ❑Appeal Consultant(s) (List lead consultant and all others who are responsible for major project elements) Lead Consultant Name Gavin H. Risley Firm Name Klingner & Associates, F.C. Address 616 N. 24th St., Quincy, IL 62301 Telephone Number 217 .223 .3670 Fax No. E -Mail grisley@gmail.com Consultant Name Firm Name Address Telephone Number Fax No. E -Mail Consultant Name Firm Name Address Telephone Number Fax No. E -Mail Property Owners/Applicants (List owner; Mark "X" next to the name of the primary contact) Owner Name Jefferson City River Terminal, Inc. Address P.O. Box 104990, Jefferson City, MO 65110 Telephone No. Fax No. E -Mail Applicant Name Jason Branstetter Address P.O. Box 104990, Jefferson City, MO 65110 Telephone No. 573. 634. 3020 Fax No. E -Mail jason@capitalsand.com 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. Page 3 of 10 City of Jefferson Department of Planning & Protective Services 320 E. McCarty St. Jefferson City, MO 65101 September 1, 2020 Dear Property Owner: Carrie Terpin, 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, September 15, in the Council Chambers of the John G. Christy Municipal Building, 320 E. McCarty Street, to consider the following item of business: Case No. B20003 - 700 Mokane Road; Building Height Variance and Floodplain Variance. Application filed by Jefferson City River Terminal Inc, property owner, for the following: 1. A 60 foot variance to the 60 foot maximum height of a building permitted in the M-2 zoning district to permit a building height of 120 feet. 2. A variance to floodplain regulations that require buildings to be built 1 foot above base flood elevation to permit a building to be built less than 1 foot above base flood elevation. The property consists of 8.4 acres and is located 1,700 feet south of Mokane Road and is adjacent to the Missouri River. The property is described as in Section 16, Township- 44 North, Range - 11 West, City of Jefferson, Callaway County Missouri. (Klinger &Associates, consultant) As an adjoining landowner and/or neighbor, you are being provided notice of 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, September 14, 2020 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.gov/government/pIanning/board of adjustment.php If you have any questions concerning this matter, please feel free to contact me at 573-634-6475. Sincerely, r� Ian Zollinge Planner Per City Council Emergency Proclamation on 7/20/2020 MASKS ARE REQUIRED for "In Person Public Meetings" 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. Case No. B20003 700 Mokane Road Building Height and Floodplain Variance 185 ft. Notification Buffer 0 310 620 1,240 1,850 2,480 Feet THIRD ST S=T QO 0 �F 2 p �AIRPORT RD O O O O A 'h0 AVIATION DR yp6y �i-gN�l4 yy yb yb .2yStA 9 5 sP V S 00 2jq,Y c 41 r c � � 9R Ysr ���sr POS, �"9Y F lyoG� vRZ =s7 ST9r6 2��O�!iP�O A F p 9 �grcyFss Ysr9y o`yo ti o�s s s Fy qy 5 Y l 9 S s 5 s N ��� y �tqY T oP`s Cosa , aye p�� f a �'QrIT ���'%� �Gri �i 7 rte. `s -f Case SaO 003 13, - lob h'42;grhl o(w.4 A. 1%a/'iu`t e'QS' Capital Sand Company inc.P.O. 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