HomeMy Public PortalAbout2022-02-08 packetNotice of Meeting & Tentative Agenda
Jefferson City Board of Adjustment
Tuesday, February 08, 2022, 7:30 a.m.
John G. Christy Municipal Building, 320 East McCarty Street
Council Chambers
All interested parties will be given a chance to be heard.
TENTATIVE AGENDA
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 January 11, 2022
5. Communications Received
New Business Public Hearings
Case No. B22002 — 539 Airport Road; Variance from Flood Plain Regulations. Request filed by Curtis
Manes Schulte, applicant, for property leased by SNK Real Property Holdings, Inc and owned by the City
of Jefferson, for a variance to floodplain regulations. The purpose of the request is to permit construction
of a 100.26 x 75 feet airport hangar building addition as a wet -flood proofed structure to an existing 12,842
square foot hangar. The property is described as part of the Northeast Quarter of Section 16. Township 44
North. Range 11 West, Jefferson City, Callaway County, Missouri.
7. Miscellaneous Reports
Other Business
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
January 11, 2022
BOARD MEMBERS PRESENT
Andrew Hake, Chairman
Jim Crabtree, Vice Chairman
Brad Schaefer
Roy Michael, Alternate
Adam Cartwright, Alternate
BOARD MEMBERS ABSENT
Jamie Seaver
Katy Lacy
COUNCIL LIAISON PRESENT
Erin Wiseman
STAFF PRESENT
Sonny Sanders, Director of Planning & Protective Services
Eric Barron, Planning Manager
Dustin Birch, Associate City Attorney
Kourtney Bliss, Planner
Beth Sweeten, Administrative Assistant
ATTENDANCE RECORD
5 of 5
5 of 5
2of5
5 of 5
5 of 5
2of5
3 of 5
Call to Order and Introduction of Members, Ex-Officio Members and Staff
Chairman Hake called the meeting to order at 7:31 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, Crabtree, Schaefer, Michael and Cartwright.
Those wishing to speak to the Board were sworn in.
2. Procedures Explained
Chairman Hake explained the procedures of the meeting. Ms. Bliss 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 Mr. Cartwright seconded to adopt the agenda as printed. The motion
passed 5-0 with the following votes:
Aye: Hake, Crabtree, Schaefer, Michael and Cartwright
Nay: None.
4. Approval of Minutes from the Regular Meeting of the June 8, 2021 Meeting
Mr. Crabtree moved and Mr. Cartwright seconded to approve the minutes as printed. The motion
passed 5-0 with the following votes:
Aye: Hake, Crabtree, Schaefer, Michael and Cartwright
Nay: None.
5. Communications Received
No Communication was received.
Minutes/Jefferson City Board of Adjustment
January 11, 2022
Page 2
New Business — Public Hearing
Case No. B22001 — 311 Ellis Boulevard; Front Setback Variance. Application filed by AREC 46,
LLC, property owner, on behalf of U-Haul Storage and Moving of Jefferson City, applicant, for a 10
feet variance from the 25 feet front setback requirement of the C-2 General Commercial zoning
district (Section 35-51 Density and dimensional standards) to construct a cantilevered canopy at
the front of the building. The property is located on the north side of Ellis Boulevard 300 feet east
of Christy Drive and is described as part of the Northeast Quarter of the Northwest Quarter and
part of the Northwest Quarter of the Northeast Quarter of Section 24, Township 44 North, Range
12 West, Jefferson City, Cole County, Missouri (Central Missouri Professional Services,
Consultant).
Ms. Bliss explained the property consists of a storage and moving entity, U-Haul Storage & Moving
of Jefferson City, located within a commercially dominant area. The property owners plan to
construct a cantilevered canopy at the front of the larger building. To accommodate the proposed
structure, a front setback variance has been applied for by the property owner.
Mr. Paul Sampson- 2500 East McCarty, with Central Missouri Professional Services, presented the
case. He stated the are requesting a variance to add a canopy so renters have a safe place to pick
up and drop off rentals. He explained that there would be a 14 ft clearance to align with fire code.
Ms. Bliss stated gave an overview of the project and staff comments on required findings. The
front setback variance is requested to permit a proposed cantilevered canopy. To proceed with
plans for the structure, a front setback variance must be authorized as the canopy would not meet
the required 25 front setback along the front lot line which crosses diagonally through the parking
lot of the property. This front setback variance would not appear to spawn any apparent and
anticipated safety concerns or major impacts upon adjacent property usage
Mr. Crabtree moved and Mr. Cartwright seconded to approve the requested variance of 10 feet to
the 25 feet front setback requirement to permit a front setback of 15 feet.
The motion passed 5-0 with the following votes:
Aye: Hake, Crabtree, Schaefer, Michael and Cartwright
Nay: None.
7. Miscellaneous Reports
None
8. Other Business
a. Board of Adjustment Bylaw Amendments
After discussion by Board Members at the April meeting, the Board directed staff to prepare an
amendment to the Rules of Procedure that would permit alternate members to vote in elections
for Chair and Vice Chair. Staff went over the proposed changes that would allow alternates to
vote and to remove gender from the description.
Mr. Crabtree moved and Mr. Cartwright seconded to approve the changes to the bylaws as written.
The motion passed 5-0 with the following votes:
Aye: Hake, Crabtree, Schaefer, Michael and Cartwright
Nay: None.
b. Approval of Board of Adjustment 2022 meeting dates
Staff presented the calendar for the 2022 calendar year.
Mr. Cartwright moved and Mr. Crabtree seconded to approve the 2022 Calendar
The motion passed 5-0 with the following votes:
Aye: Hake, Crabtree, Schaefer, Michael and Cartwright
Nay: None.
Minutes/Jefferson City Board of Adjustment
January 11, 2022
Page 3
C. Election of Officers
Mr. Michael moved and Mr. Cartwright seconded to Keep Mr. Hake as Chair and Mr. Crabtree as
Vice Chair.
The motion passed 5-0 with the following votes:
Aye: Hake, Crabtree, Schaefer, Michael and Cartwright
Nay: None
9. Adjournment
The meeting was adjourned at 8:18 a.m.
Respectfully submitted,
Beth Sweeten
Administrative Assistant
Je-'Fferson C�'ty
Board of Adjustment
February 08, 2022
Case No. B22002
Falcon Hangar
539 Airport Road
Variance from Floodplain Regulations
STAFF REPORT
BOARD OF ADJUSTMENT — CITY OF JEFFERSON, MISSOURI
February 8, 2022
Case No. B22002 — 539 Airport Road; Variance from Floodplain Regulations. Request
filed by SNK Real Property Holdings, Inc., lessee of property owned by the City of Jefferson,
for a variance to floodplain regulations. The purpose of the request is to permit construction of
a 100.26-foot x 75-foot addition to an existing 125-foot x 100-foot Airplane Hangar as a wet-
floodproofed structure. The property is described as part of Section 16, Township 44 North,
Range 11 West, Jefferson City, Callaway County, Missouri.
NATURE OF REQUEST
This proposal for a variance to floodplain regulations would permit wet floodproofing by allowing the
use of engineered flood vents that allow for the automatic entry and exit of floodwater to be
incorporated into the construction of a 100.26-foot by 75-foot addition to an existing airplane hangar,
similar to other existing hangars at the Jefferson City Memorial Airport. The Flood Code allows wet
floodproofing of accessory structures up to 400 square feet. The proposed hangar exceeds the allowable
square footage, and the building would not be considered an accessory structure, which is why a
variance is requested.
CONSIDERATIONS REQUIRED
Sec. 31-312. Variances.
In passing upon such applications for variances, the Board of Adjustment
shall consider all technical data and evaluations, all relevant factors,
standards specified in other sections of this article, and:
Consideration
Staff Comments
a. The danger that materials may
Wet floodproofing with flood vents would equalize
be swept onto other lands to
hydrostatic pressure on the walls and floor of the
the injury of others;
proposed structure. The owner would be required to
submit a flood evacuation plan detailing removal of all
contents prior to a flood, similar to what is required of
other tenants. River stages of the MO River are
monitored hourly by NOAA to aid in their flood
forecasts. By following these forecasts, ample warning
time is allowed to follow the components of a
coordinated flood evacuation plan.
b. The danger of life and
The required flood evacuation plan would detail
property due to flooding or
exactly what steps the owner will take at a particular
erosion damage;
river stage. Flooding of the MO River takes place over
a prolonged period allowing plenty of warning ahead of
a flood event, as opposed to flash flooding which can
occur rapidly in smaller watersheds. During times of
flooding, this area is subject to backwater flooding and
potential siltation from sediment that drops out of
suspension, but it is not subject to erosion.
c. The susceptibility of the
The combination of wet floodproofing of the proposed
proposed facility and its
hangar, and the requirement of a flood evacuation plan
Case No. B22002
Staff Report
February 8, 2022
Page 2
contents to flood damage and
tied to key river stages would alleviate damage to the
the effect of such damage on
structure, as well as damage to any contents the
the individual owner;
individual owner may have in the hangar during times
of flooding. Hydrostatic pressure would be
automatically equalized by the automatic opening of
the flood vents. The flood evacuation plan would be
tied to various river stages, and would require removal
of contents prior to flooding.
d. The importance of the services
The Jefferson City Memorial Airport provides a vital
provided by the proposed
service to the community, with hangar space being one
facility to the community;
of many benefits.
e. The necessity to the facility to
The proposed facility is not a waterfront facility, but it
a waterfront location, where
would be located in the MO River floodplain, on
applicable;
airport rounds.
f. The availability of alternative
There are no viable alternative locations. The entire
locations, not subject to
Jefferson City Memorial Airport campus lies within the
flooding of erosion damage,
MO River floodplain.
for the proposed use;
g. The compatibility of the
The proposed hangar would be completely compatible
proposed use with existing and
with the existing and anticipated uses of the airport.
anticipated development;
h. The relationship of the
The proposed structure would have to be constructed
proposed use to the
similar to all other hangars at the Jefferson City
comprehensive plan and
Memorial Airport. There is no feasible way to comply
floodplain management
with the floodplain management program, which would
program for the area;
require extensively elevating the airport and connecting
ramps, taxiways, etc. All existing airport infrastructure
is at the same elevation as the proposed hangar would
be built at. The lowest level of all existing hangars are
a roximatel 9-feet below the base flood elevation.
i. The safety of access to the
During times of flood, the airport tenant flood
property in times of flood for
evacuation plan would be followed. Additionally, the
ordinary and emergency
City of Jefferson's Flood Action Plan would be
vehicles;
enacted. Once river stages trigger implementation of
the City's Flood Action Plan, access to all portions of
North Jefferson City, not just the airport, are controlled
by the Street, Wastewater, and Public Safety Divisions.
j. The expected heights,
Infrequent flooding has, and will, occur at the Jefferson
velocity, duration, rate of rise
City Memorial Airport. The Capital View Drainage
and sediment transport of the
District agricultural levees protect the airport to a river
flood waters and the effects of
stage of 31-feet. Once that stage is exceeded, the
wave action, if applicable,
airport campus (and North Jefferson City) take on flood
expected at the site; and,
water. The river stages are monitored by the National
Oceanographic and Atmospheric Administration, and
the individual flood evacuation plans of the airport
tenants, as well as the City's Flood Action Plan are
triggered at various river stages. The proposed hangar
would be constructed of flood resistant materials, and
is designed to be hosed down after a flood. All utilities
would be elevated to one -foot above the base flood
Case No. B22002
Staff Report
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.
February 8, 2022
Page 3
elevation, but the structure's lowest level would be at
existing grade. The site is in the shadow of the US
Hwy. 54/63 bridge approach, meaning that velocity of
the river is directed to the south of the airport campus
due to the bridge approach. The effects of wave action
are not applicable.
There would be no increase of the costs of providing
governmental services to the site if the variance request
is approved.
FORM OF MOTION
Motion for approval of the requested Variance from Floodplain Regulations, with the following
condition: Submittal and approval of Flood Vent calculations, and submittal and approval of a Flood
Evacuation Plan.
City of Jefferson Board of Adjustment
LOCATION MAP
Case No. B22002 539 Airport Road o zoo azo 840 Feet
Floodplain Variance
N
W r E
S
City of Jefferson Board of Adjustment
Case No. B22002
539 Airport Road
Floodplain Variance
VICINITY
0 300 600 1,200 Feet
ON -DR —
N
W + E
S
City of Jefferson Date filed:
Department of Planning & Protective Services
320 E. McCarty Street
Jefferson City, MO 65101
Phone: 573-634-6410
icplannina(& efiCitVn7o.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)
❑ 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
0 Chapter 31, Article III, Floodplain Management; Variance to Flood Hazard Regulations
❑ Other (including Interpretations; please describe in #2 below)
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).
Variance to the Code Requirement that buildings in the floodplain be
constructed a minimum of V above the Base Flood Elevation and allow this
building to be "Net- Flood proofed."
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: 539 Airport Road - "Falcon" Hangar Addition
B. Property Description: Refer to lease agreement with City of Jefferson for
legal description.
4. A site plan in accordance with Section 35-71 is required for conditional use permits and
variance applications. A "sketch" site plan may be required for other applications such as
conditional use sign applications.
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.
Response to Required Findings: Applicant responses to required findings must be
attached. The required findings vary based on type of application as follows:
a. Setback, lot area or dimension variance — Addendum A (Density and Dimensional)
b. Height variance — Addendum B
c. Fence height variance — Addendum C
d. Number of parking spaces variance — Addendum D
e. Location of off street parking variance — Addendum E
f. General Variance (variances not associated with other addendums) — Addendum F
g. Conditional use permit —Addendum G
h. Telecommunication facility conditional use permit — Addendum H
i. Signage:
1. Signage variance — Addendum 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
7. The undersigned certify to be all of the owner(s) of the above described property and
that the submitted information (including all attachments to this application) is true
and correct. (All owners of this property must sign and the signatures must be
notarized). /
N)/-; ids
Property Owner Signature Printed Name/Title (type or print)
Property Owner Signature Printed Name/Title (type or print)
Subscribed and sworn before me this day of
LNotary
N HIATTEblic - NotarySealJ�OP MISSOURI ) 1� yq t;le CountyNotary Public
Expires: Oct. 10, 2025
ion # 17473165
Applicant (if different from propert owner):
Name
Mailing Address
Phone Number
Specific information may be required depending upon type of application. Please refer to the appropriate
Chapter. Other permits, Including building permits and sign permits may be required In addition to Board
actions. Please seek advice of City staff or your consultant, if applicable.
Individuals should contact the ADA Coordinator at (573) 634-6570 to request accommodations or alternative formats as required
under the Americans with Disabilities Act. Please allow three business days to process the request.
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 539 Airport Road - "Falcon" Hangar Addition
Applicant Name SNK Real Property Holdings
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 building will be constructed with flood vents which will equalize the
pressure and allow for wet floodproofing of the structure. Contents will be
removed prior to a flood event. This is in the Missouri River Floodplain
which is not typically a flash flood threat.
2. Would the proposed variance danger life and property due to flooding or erosion
damage?
No
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.
No, the variance would allow for construction of a "wet -flood proofed" building
which would decrease the susceptibility of damage.
4. Describe the importance of the services provided by the proposed facility to the
community.
Jefferson City Memorial Airport provides a vital function to not only Jefferson
City, but also the Central Missouri area and due to changes and growth at
Columbia Regional Airport, many smaller aircraft are being relocated to this
facility, thus the need for extra storage which this addition to the facility will
provide.
Jefferson City Board of Adjustment Application
Addendum L — Variance to Floodplain Regulations Page 3
5. Is a waterfront location necessary for the facility?
This facility is not a "waterfront" facility, but will be located at the Jefferson
City Memorial Airport which is located in the Missouri River Floodplain area.
6. Are there alternative locations available, not subject to flooding or erosion damage, for
the proposed use?
No
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.
This is an addition to an existing aircraft hangar designed to store aircraft and
must be located at the airport. The City of Jefferson placed the airport at this
location which happens to be in the floodplain.
8. Describe the relationship of the proposed use to the comprehensive plan and floodplain
management program for the area.
This facility would be compatible with the existing and proposed uses of this
area.
9. Would the proposed variance affect safe access to the property in times of a flood event
for ordinary and/or emergency vehicles?
No
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 = 557.00, FF=549.10
-Velocity, duration, rate of rise of flood water
This can vary with the particular flood event, but in general, flood events in the Missouri
River floodplain are predicted by the Corps of Engineers and ample time is usually available
for preparation.
-Sediment transport of flood water
This is not anticipated to be an issue. The Missouri River has a high
sediment content, but will not affect or impact the site as designed.
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.
No, the owner has a significant investment in numerous
facilities at the Airport and has a plan for dealing with flood
events.
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AIRPORT LEASE
Northeast Quarter Section 16
Township 44 North, Range 11 West
- - -
Part of the Northeast Quarter of Section
16, Township 44 North, Range 11 West of
the 5th Principal Meridian, in the City of
90°
Jefferson, County of Callaway, Missouri,
more particularly described as follows:
From the northeast corner of the Northeast
Quarter of said Section 16; thence south,
along the east line of said Section 16,
1793.70 feet; thence deflecting 88'44' to
the right, a distance of 580 feet to the
POINT OF BEGINNING of this description;
thence continuing in the some direction,
150.00 feet; thence deflecting 90' to the
right, 261.39 feet; thence deflecting
26'25'12" to the right, 26.56 feet; thence
deflecting 63'34'48" to the right, 138.18
-----
feet; thence deflecting 90' to the right,
285.17 feet to the POINT OF BEGINNING.
Containing an area of 42,635 square feet.
NE Corner
NE 1 /4
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Central Missouri Professional Services, Inc.
ENGINEERING — SURVEYING — MATERIALS TESTING
2500 E. McCARTY Phone (573) 634-3455
JEFFERSON CITY, MISSOURI 65101 FAX (573) 634-8898
Ttu FALCON HANGER - LEASE DESCRIPTION
NE 1 /4, SEC 16, T44N, R 11 W
FOR CURTIS MANES SCHULTE CONSTRUCTION
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CITY OF JEFFERSON, MISSOURI Date Received
DEPARTMENT OF COMMUNITY DEVELOPMENT
APPLICANT AND PROJECT INFORMATION
Please use additional sheets of necessary
Project Information
Name of Project
"Falcon" Airplane Hangar Addition — Jefferson City Memorial Airport
Location
539 Airport Road
Submitted by
Brian K. McMillian, PE
Applications Submitted
❑P&Z: Zoning Amend Comp Plan Amend Special Exception PUD Sub. Plat Annexation
.BOA: CUP ( aV rice) Appeal
[]Staff. Site POBld Plans Grading Plan Change of Use Temp Use
❑ Other: Public Works and Planning
Consultant(s) (List lead consultant and all others who are responsible for major plan elements)
Lead Consultant
Brian K. McMillian, PE
I Firm Name
CMPS Inc.
Address
2500 E. McCarty Street, Jefferson City, MO 65101
Telephone Number
573-634-3455
Fax No.
573-634-8898
E-Mail
bmcniillian iuctn s-inc.com
Consultant
Firm Name
Address
Telephone Number
Fax No.
E-Mail
Consultant
Finn Name
Address
Telephone Number
Fax No.
E-Mail
Property Owners/Applicants (List owner; Mark "X" next to the name of the primary contact)
Owner
SNK Real Property Holdings, Inc.
Address
103 N. Olive Street, Meta, MO 65058
Telephone No.
573-229-4203
Fax No.
E-Mail
X
Name
Curtis Manes Schulte Attn: Shawn Schulte
Address
1211 South Business 54, Eldon, MO 65026
Telephone No.
573-392-6553
Fax No.
Name
Address
Telephone No.
Fax No.
JEFFERSON CITY PLANNING DIVISION
320 EAST MCCARTY STREET
TELEPHONE 573.634.6410
JOHN G. CHRISTY MUNICIPAL BUILDING
JEFFERSON CITY, MISSOURI 65101
FAX 573.634.6457
No private properties witnin the l ub toot notitication area
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Case No. B22002 0 95 190 380 570 760
539 Airport Road Feet
Floodplain Variance 185 ft. Notification Buffer
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