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
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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
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Case No. B20003 0 120 240 480 Feel
700 Mokane Road
Building Height and Floodplain Variance
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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
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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
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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
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