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Notice of Meeting & Tentative Agenda
City of Jefferson Planning and Zoning Commission
Thursday, May 13, 2021 ~ 5:15 P.M.
Council Chambers, John G. Christy Municipal Building, 320 East McCarty Street
Per City Council Emergency Proclamation MASKS ARE REQUIRED for In Person Public Meetings.
The meeting will have optional virtual access capabilities. Instructions on how to attend virtually can be found
on the City’s website.
TO JOIN VIRTUALLY: CLICK HERE
CALL-IN AVAILABLE AT: 1-404-397-1516
MEETING NUMBER: 187 313 5445 MEETING PASSWORD: 1234
All interested parties will be given a chance to be heard.
TENTATIVE AGENDA
1. Call to Order and Introductions
2. Procedural Matters
• Determination of quorum and designation of voting alternates
• Call for cases
• Receive and review requests for continuance
• Receive requests for reordering the agenda
• Format of hearing
• List of exhibits
3. Adoption of Agenda (as printed or reordered)
4. Approval of the Regular Meeting Minutes of April 8, 2021 Meeting
5. Communications Received
6. New Business/Public Hearings
7. Other Business
• Informational presentation of the Jefferson City Comprehensive Plan Update, Activate Jefferson City
2040
• Update on prior cases
• Meeting Calendar – Movement of July Meeting Date
8. Adjourn
MINUTES
JEFFERSON CITY PLANNING AND ZONING COMMISSION
April 22, 2021
5:15 p.m.
COMMISSION MEMBERS PRESENT ATTENDANCE RECORD
Dale Vaughan, Chair 1 of 1
Penny Quigg, Vice Chair 1 of 1
Blake Markus 1 of 1
Jack Deeken 1 of 1
Emily Fretwell 1 of 1
Doug Record 1 of 1
Gregory Butler 1 of 1
Shanon Hawk, Alternate 1 of 1
Spencer Hoogveld, Alternate 1 of 1
Julie Gampher, Alternate 1 of 1
COMMISSION MEMBERS ABSENT
Dean Dutoi 0 of 1
Bunnie Trickey Cotten 0 of 1
COUNCIL LIAISON PRESENT
Carlos Graham, Council Liaison
STAFF PRESENT
Sonny Sanders, Director of Planning & Protective Services
Dustin Birch, Associate City Counselor
Eric Barron, Planning Manager
Ahnna Nanoski, Planner
Katrina Williams, Planner
Shane Wade, Engineer
Beth Sweeten, Administrative Assistant
Ali Lewis, Planning Intern
1. Call to Order and Introduction of Members, Ex-officio Members and Staff
Chairman Dale Vaughan called the meeting to order. Seven regular members and two alternates were
present. A quorum was present.
Designation of Voting Alternates
The Vice Chair announced that all regular members present and alternates Ms. Hawk and Mr.
Hoogveld, are eligible to vote.
2. Procedural Matters and Procedures Explained
Mr. Barron explained the procedures for the meeting. The following documents were entered as
exhibits. Mr. Barron advised that copies of the exhibits are available through the City Clerk or the
Department of Planning and Protective Services:
The City Code of the City of Jefferson, as amended
Comprehensive Plan and Land Use Map
Copies of applications under consideration
A list of property owners to whom notices were sent
Affidavit of publication of the public notice in the newspaper
Rules of Procedure, Planning & Zoning Commission
Mr. Barron submitted the following items for the record:
Staff reports
Minutes of proceedings
Copies of drawings, plans, and/or renderings under consideration
Letters or memoranda from staff
Materials submitted by the public or applicants pertaining to the cases under consideration
3. Adoption of Agenda
Mr. Record moved and Mr. Butler seconded to adopt the agenda. The motion passed 8-0 with the
following votes:
Aye: Quigg, Markus, Deeken, Fretwell, Record, Butler, Hawk and Hoogveld.
Nay: None
4. Approval of the Regular Meeting Minutes of March 11 2021.
Ms. Hawk moved and Ms. Quigg seconded to approve the regular meeting minutes of March 11, 2021
as printed. The motion passed 8-0 with the following votes:
Aye: Quigg, Markus, Deeken, Fretwell, Record, Butler, Hawk and Hoogveld
Nay: None
5. Communications Received
One item of communication was received in favor of Case No. P21005. That email was distributed to
Commission members.
6. New Business/Public Hearings
Case No. P21004 – 3700 Block of West Edgewood Drive, Rezoning from C-O, C-2, RA-1, and RU
to PUD, Preliminary PUD Plan, and Final Subdivision Plat. Request filed by Robert and Joan
Kauffman, property owners, Americare Senior Living, applicant, for the following:
1. A Rezoning of property from C-O, C-2, RA-1, and RU to PUD Planned Unit Development.
2. A Preliminary PUD Plan for an Assisted and Independent Senior Living Facility.
3. A Final Subdivision Plat consisting of one lot.
The property consists of 14.32 acres located 4,200 feet west of Wildwood Drive and is described as
part of the West Half of the Northwest Quarter of Section 16, and part of the East Half of the Northeast
Quarter of Section 17, Township 44 North, Range 12 West, Jefferson City, Cole County, Missouri
Ms. Baron stated the property consists of 14.32 acres of undeveloped land and is currently zoned in 4
different districts (C-O, C-2, RA-1, RU). The applicant desires to construct a 30 unit Assisted Living
Facility, 10 Independent Living Cottages consisting of 2-3 units each, and a Clubhouse for residents on
the selected site. In order to commence development, the applicant is requesting approval of a PUD
rezoning, Preliminary PUD Plan, and Final Subdivision Plat.
Robert Cook, 3310 Bluff Creed Drive, Columbia MO, Project Manager for Americare, presented the
case. He stated that Americare has been in Jefferson City for 25, operating West Brook Terrace. He
said the existing facility is older and the units are small. The new facility will have larger units with more
amenities. He explained that the existing facility would continue as an Americare property and will be
converted to memory care facility or a lower cost assisted living facility.
No one spoke in opposition to this request and no correspondence was received.
Mr. Wade stated the property would have two driveways. It will also have a privately maintained storm
water system, along with a privately maintained sanitary sewer main extension. Engineering staff
recommend approval, subject to technical corrections being addressed on documents prior to the final
plat being considered by the City Council.
Mr. Barron stated staff recommends approval of the proposed PUD rezoning, Preliminary PUD Plan,
and Final Subdivision Plat. The request to rezone the property to PUD Planned Unit Development
from the C-O, C-2, RA-1, and RU districts will ensure the development is consistent with existing
development along West Edgewood Drive. The proposed PUD district allows for a transition from
commercial developments to residential by providing low density development options for both
assisted and independent living. The proposed final subdivision plat meets the requirements of the
subdivision code and will allow for separation of the property from the Parent Agricultural Tract.
Mr. Deeken moved and Ms. Quigg seconded to approve the Final Subdivision Plat of the Americare
Subdivision subject to comments and technical corrections of city staff. The motion passed 8-0 with the
following votes:
Aye: Quigg, Markus, Deeken, Fretwell, Record, Butler, Hawk and Hoogveld
Nay: None
Mr. Deeken moved and Mr. Butler seconded to approve the request to rezone the property to PUD
Planned Unit Development. The motion passed 8-0 with the following votes:
Aye: Quigg, Markus, Deeken, Fretwell, Record, Butler, Hawk and Hoogveld
Nay: None
Mr. Deeken moved and Mr. Hoogveld seconded to approve Preliminary PUD Plan with the following
conditions:
a. Permitted uses shall be limited to Assisted and Independent Senior Living facility.
b. Signage and Lighting shall adhere to the allowances of the C-1 Neighborhood Commercial
Zoning District.
The motion passed 8-0 with the following votes:
Aye: Quigg, Markus, Deeken, Fretwell, Record, Butler, Hawk and Hoogveld
Nay: None
Case No. P21005 – 500 East Capitol Avenue, Rezoning from MU-1 to PUD and Preliminary PUD
Plan. Request filed by Ivy Terrace, LLC, property owner, for a rezoning of 0.22 acres from MU-1
Mixed Use to PUD Planned Unit Development and a Preliminary PUD Plan to utilize the existing
building as an event center and retail shop. The property is located on the southeast corner of the
intersection of East Capitol Avenue and Jackson Street and is described as part of Inlot 363, Jefferson
City, Cole County, Missouri.
Ms. Nanoski stated the property is on the National Register of Historic places is being rehabilitated.
The current zoning of the property is MU-1 Mixed Use and located within the Capitol Avenue
Neighborhood Conservation Overlay District. The property owner desires to rehabilitate the historic
structure into an event center and retail shop for wedding related activities. The MU-1 Mixed Use
District currently does not permit an event center or general retail use with a gross floor area over
2,500 sf. The applicant is requesting approval of a rezoning proposal from MU-1 to PUD and a
Preliminary PUD Plan in order to accommodate the rehabilitation of Ivy Terrace into an event center
and retail shop.
Deborah Sacilowski, 216 Prairie Run, Columbia IL, owner, stated that she was always attracted the
building and purchased it from the Jefferson City Housing Authority when it went up for sale. She
noted that the property needs a lot of work, but it is a vital piece of Jefferson City history that needs to
be restored, and they plan to restore to original design. She saw a need for a small event center where
people can have smaller and intimate gatherings, while allowing others to view the historic home.
Wendy Gladback, 609 Binder Drive, owner of Ann Marie’s Bridal, stated she will be moving her bridal
store to the location.
Commissioners asked about the proposed parking lot. Ms. Sacilowiski stated she would like to have it
as an accessible spot. After much discussion between Commission members, staff, and the applicant,
the applicant asked to remove her proposal for the accessible spot in the parking lot and make it a
loading zone. Mr. Barron stated that ADA parking for parking lots is a federal requirement but that the
zoning code parking requirement could be met entirely with on-street and off-site parking. He
suggested that the Commission keep with the proposed motion conditions as listed in the staff report,
then allow the staff to determine if anything is necessary to use the existing driveway and small
parking area as a loading space.
Ms. Nanoski stated staff recommends approval of the proposed rezoning and Preliminary PUD Plan.
The rezoning from MU-1 to PUD allows for the multiple uses requested, an event center and retail
shop, to be included in the rehabilitation of Ivy Terrace.
Mr. Hoogveld moved and Mr. Butler seconded to approve request to rezone the property from MU-1 to
PUD. The motion passed 8-0 with the following votes:
Aye: Quigg, Markus, Deeken, Fretwell, Record, Butler, Hawk and Hoogveld
Nay: None
Mr. Record moved and Mr. Butler seconded to approve the Preliminary PUD Plan with the following
conditions:
A. Permitted uses shall be limited to an event center, general retail, and all of the permitted uses
of the MU-1 Mixed Use District.
B. Building exterior and site changes shall adhere to the Capitol Avenue Neighborhood
Conservation Overlay District.
C. Signage and lighting shall adhere to the allowances of the MU-1 District.
D. Compliance with ADA parking and accessibility standards occur at construction.
E. Compliance with comments and technical corrections of the Planning and Engineering
Divisions.
The motion passed 8-0 with the following votes:
Aye: Quigg, Markus, Deeken, Fretwell, Record, Butler, Hawk and Hoogveld
Nay: None
7. Other Business
Comprehensive Plan Update
Ms. Nanoski gave an update on the Comprehensive plan. The public comment period has closed and
the next step includes staff reviewing all the comments and creating the final document to be
presented in May.
Update on prior cases
Mr. Barron stated that the Partnership Parkway case has been approved by City Council.
Councilman Carlos Graham announced that this is his last meeting as a Council liaison and thanked
the Commission for all the work they do.
8. Adjourn. There being no further business, the meeting adjourned at 7:03 p.m.
Respectfully Submitted,
Eric Barron, Assistant Secretary
Jefferson City
Planning & Zoning Commission
May 13, 2021
Jefferson City Comprehensive Plan
Update, Activate Jefferson City 2040
Copies can be reviewed online or at City
Hall.
May 13, 2021
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Planning and Zoning Commission
Planning Division Staff Summary
Jefferson City Comprehensive Plan Update, 2021
Activate Jefferson City 2040
Background:
The Department of Planning and Protective Services updated the Jefferson City Comprehensive Plan to
highlight strategies that will enhance the community’s quality of life. Activate Jefferson City 2040 updates
the 1996 Comprehensive Plan, modernizing the long-range planning tool to be more appropriate for
existing conditions. The Future Land Use Map, a significant component of the comprehensive plan and
rational basis for zoning and other development codes, also needed to be updated. As a guiding document
for Jefferson City’s future, Activate Jefferson City 2040 identifies current conditions, anticipates issues the
community might face, and sets goals for strengthening the built and natural environment.
The plan was developed by city staff and included a significant amount of public involvement.
Stakeholders were interviewed, community workshops and open houses conducted, ideas explored with
mapping activities, and online resources utilized.
Data Collection and Plan Analysis:
The Department of Planning and Protective Services preformed extensive analyses and research in
developing this plan. Peer cities were used to compare Jefferson City demographics to other similarly
sized cities in the Midwest and other state capitals. In conjunction with the community’s input, key
strengths, weaknesses, challenges, and opportunities were identified.
Vision Statement:
Jefferson City promotes livability for all by cultivating healthy neighborhoods, vibrant commercial centers,
and small-town amenities. Bolstering quality of life makes Jefferson City an attractive place for residential
living, workforce development, and entertainment.
Goals:
Activate Jefferson City 2040 is organized into six planning themes, each theme highlighting topics key to
quality of life. The themes are accompanied by a principle, an overarching statement that summarizes the
importance of the planning themes. The goals associated with each theme help embody the desired future
addressed in the vision statement and principles, they are as follows:
Housing and Neighborhoods
•Principle: An equitable housing environment benefits all of Jefferson City residents across
different incomes and lifestyles.
•Goal: Enhance Jefferson City’s housing environment, catering to the diverse needs of its residents.
•Goal: Promote neighborhood stabilization through the rehabilitation and maintenance of
residential properties.
•Goal: Encourage proactive neighborhood health throughout Jefferson City.
Economic Development
•Principle: Productive economic activity is an elixir for improving quality of life.
•Goal: Enhance Jefferson City’s workforce opportunities.
•Goal: Stimulate economic growth through the pursuit of local and regional projects.
•Goal: Prioritize creative placemaking and unique investment opportunities in Jefferson City’s city
center.
May 13, 2021 Planning and Zoning Commission
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•Goal: Grow Jefferson City’s economic market while understanding the complexities of commuter
communities.
Transportation
•Principle: Efficient and safe transportation systems are vital to local and regional quality of life
factors.
•Goal: Strengthen Jefferson City as a vibrant regional hub through intermodal connections.
•Goal: Promote an accessible and well-connected Jefferson City.
•Goal: Provide Jefferson City residents and visitors with a transportation system that serves their
needs.
Environmental Resiliency
•Principle: Environmental resiliency in Jefferson City, or the way individuals use and interact with
the natural and human-made environment, is essential for protecting life and property.
•Goal: Prepare and adapt Jefferson City for natural and human-made disasters.
•Goal: Utilize infrastructure and facility improvements to support the existing population and meet
new development needs.
•Goal: Expand environmentally sustainable and energy efficient practices across Jefferson City.
Land Use
•Principle: Land use and zoning regulation improves quality of life by protecting the health, safety,
and welfare of the community.
•Goal: Enrich the city center environment.
•Goal: Create robust commercial and employment centers.
•Goal: Maintain and create responsible, practical, and resilient growth.
Capital Culture and Healthy Living
•Principle: Social and physical vibrancy is key to Jefferson City’s quality of life.
•Goal: Enhance Jefferson City’s culture, focusing on diversity and quality of place.
•Goal: Sustain a thriving and diverse parks and recreation system.
•Goal: Increase access to social well-being and physical health amenities.
Action Plan:
Activate Jefferson City 2040 includes an action (implementation) plan, with recommended tasks divided
into short-term, medium-term, long-term, and ongoing timelines. Coordination between the action plan
and Future Land Use Map strengthens application of the plan. New categories featured in the Future Land
Use Map, which will aid Jefferson City in achieving comprehensive plan goals, are defined as follows:
•Suburban Mixed-Use: Local and regional districts with commercial uses blended with various high-
density residential uses. Spaces with a diverse mix of uses and building types support equity and
community development.
•Center Mixed-Use: This designation promotes storefront commercial and neighborhood mixed-
uses to encourage main street corridors/nodes, typical for city center neighborhoods.
•Downtown: A vibrant mix of employment, civic, entertainment, and residential uses to support
city center lifestyles. State capital properties are important to this category.
•River Transition Overlay: Adjacent to the Missouri River, areas that need additional scrutiny in
regards to development in and around the flood plain, flood prone areas, or environmentally
sensitive features.
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Planning and Zoning Commission
Conclusion:
Activate Jefferson City 2040 is an effective long-range tool that identifies a vision for Jefferson City, guides
built and natural environment improvements, and builds consensus about community strengths and
opportunities.
To review the full plan, CLICK this link.
This informational presentation and report prepares the Planning and Zoning Commission, acting as the
steering committee for the comprehensive plan update, to host a formal public hearing and vote on
adoption of Activate Jefferson City 2040.