HomeMy Public PortalAbout2022-07-14 packetNotice
ive Agenda
City of Jefferson Planning and Zmring Commission
Thursday, July 14, 2022 _ 5:15 P.M.
Council Chambers, John G. Christy Municipal Building, 320 East McCarty Street
Enter through Main Lobby
All interested par(ies w(ll be given n chnnce to be benrd.
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 May 12, 2022
5. Communications Received
6. New Business/Public Hearings
Case No. P22007 — 203 East Dunklin, Rezoning front C-2 to MU-1. Request filed by Luke and Gretchen
Vislay, property owners, for a rezoning of 0.05 acres from C-2 General Commercial to MU-1 Mixed Use.
The rezoning request's purpose is for conversion of an existing structure into a 2 writ residence containing I
bedroom apartments. The property is located at the northeast comer of the intersection of Madison Street and
East Dunklin Street and is described as Part of Inlot No. 823, in the City of Jefferson, Missouri.
7. Other New Business
8. Other Business
A. Staff updates mr prior cases
B. Election of Officers
C. Update on Comprehensive Planning
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 with questions regarding agenda items.
MINUTES
JEFFERSON CITY PLANNING AND ZONING COMMISSION
May 12, 2022
5:15 p.m.
COMMISSION MEMBERS PRESENT ATTE
Dale Vaughan, Chair S of 9
Penny Quigg, Vice Chair 9 of 9
Gregory Butler 6 of 9
Emily Fretwell 6 of 9
Spencer Hoogveld, Alternate 4 of 9
Treaka Young, Alternate 2 of 3
Bunnie Trickey Cotten 7 of 9
Dean Dutoi 6 of 9
Shanon Hawk 6 of 9
Blake Markus 3 of 9
COUNCIL LIAISON PRESENT
Mike Lester, Council Liaison
STAFF PRESENT
Sonny Sanders, Director of Planning & Protective Services
Dustin Birch, Associate City Counselor
Eric Barron, Planning Manager
Kortney Bliss, Planner
Anne Stratman
1. CaII to Order and Introduction of Members, Ex-officio Members and Staff
Chair Dale Vaughan called the meeting to order. Four regular members and two alternates were
present. A quorum was present.
Designation sit f; g Alternates
The Chair announced that all regular members and alternates present are eligible to vote.
2. Procedural Matters and Procedures Explained
Ms. Bliss explained the procedures for the meeting. The following documents were entered as
exhibits. Ms. Bliss 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
Ms. Bliss 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
Ms. Quigg moved and Ms. Fretwell seconded to approve the agenda. The motion passed 5-0 with the
following votes:
Aye: Butler, Fretwell, Hoogveld, Quigg, Young
Nay: None
4. Approval of the Regular Meeting Minutes of April 14, 2022.
Ms. Fretwell moved and Ms. Quigg seconded to approve the regular meeting minutes of April 14, 2022
as printed. The motion passed 8-0 with the following votes:
Aye: Butler, Fretwell, Hoogveld, Quigg, Young
Nay: None
6. Communications Received
Communications on Case No. P22006 were distributed to Commission Members
6. New Business/Public Hearing
Case No. P22006 — 839 Eastland Drive, Final Subdivision Plat and Preliminary PUD Plan.
Request filed by ABCO Management. LLC, property owner, on behalf of AutoZone Development.
LLC, applicant, for a Final Subdivision Plat consisting of two lots and a Preliminary PUD Plan to
construct and operate an auto parts retail sales store on proposed Lot 2. The property is located
on the north side of a private commercial drive 500 feet east of the intersection of Eastland Drive
and East Elm Street and is described as Part of Lot 56 of Schotthill Woods Subdivision Section 2
in the City of Jefferson, Cole County, Missouri (Spartan Engineering Solutions, LLC, Consultant).
Ms. Bliss stated the applicant is requesting a Final Subdivision plat for 2.4 acres. Such plat would
create two lots; one would be 1.4 acres and the other 1 acre. Both lots would remain under the
existing zoning district, PUD Planned Unit Development. For the proposed 1 acre lot, approval of
a Preliminary PUD Plan has been requested. AutoZone requests to build a 7,400 square foot
building to house their retail business enterprise.
Wesley Berlin, PE, Spartan Engineering Solutions, LLC, 2583 Pine Bluffs Court, Highland, MI,
spoke regarding this request. He stated that Spartan Engineering is a civil consultant and also the
project representative for AutoZone. We are filling in a vacant portion of the existing development.
This is a great site and great location for AutoZone. AutoZone is strictly a retail sales business,
there are no additional services such as oil changes. It is strictly indoor sales, there is no outdoor
storage. AutoZone is a low intensity use and is not a huge traffic generator.
No one spoke in opposition to this request.
Ms. Bliss stated that staff recommends approval of both the Final Subdivision Plat and the
Preliminary PUD Plan. The proposal appears to meet all applicable requirements of the Zoning
Code and the Subdivision Code for the City of Jefferson. With respect to the City Code, this
request is subject to staff comments, including but not limited to those of the Public Works
Department, Fire Department, and Building Division,
Ms. Quigg moved and Mr. Butler seconded to recommend to the City Council approval of the AZ
Jefferson City Subdivision Final Subdivision Plat. The motion passed 5-0 with the following votes:
Aye: Butler, Fretwell, Hoogveld, Quigg, Young
Nay: None
Ms. Fretwell moved and Mr. Butler seconded to recommend to the City Council approval of the
Preliminary PUD Plan for property addressed as 839 Eastland Drive.
a. Establishment of an underlying zoning district of C-2 General Commercial for the purpose
of determining permitted uses, signage, and lighting.
The motion passed 5-0 with the following votes:
Aye: Butler, Fretwell, Hoogveld, Quigg, Young
Nay: None
7, Other New Business
None,
8. Other Business
A. Mr. Barron gave an update on the Rezoning and Preliminary PUD Plan for 101 Jackson Street.
B. Mr. Barron stated that P&Z Member Candace Moore has submitted a resignation letter effective
immediately.
Adjourn. There being no further business, the meeting adjourned at 5:47 p.m.
Respectfully Submitted,
Eric Barron, Secretary
Jefferson City
Planning & Zoning Commission
July 14, 2022
Case No. P22007
203 East Dunklin Street
Rezoning from C-2 General Commercial to
MU-1 Mixed Use
PLANNING STAFF REPORT
CITY PLANNING AND ZONING COMMISSION
July 14, 2022
Case No. P22007 - 203 East Dnnhhll, Rezoning from C-2 to MU-1. Request filed by Luke and Gretchen
Vislay, property owners, for a rezoning of 0.05 acres from C-2 General Commercial to MU-1 Mixed Use. The
rezoning request's purpose is for conversion of an existing structure into a 2 unit residence containing 1 bedroom
apartments. The property is located at the northeast corner of the intersection of Madison Street and East Dunklin
Street and is described as Part of Inlet No. 823, in the City of Jefferson, Missouri.
Nature of Request:
The building on the property consist of an approximately 850 sf, 2 story structure (�1700 sf total). The most
recent use of the building was as a Buddhist Church. The property owner desires to convert the building to a two -
unit residential use, with one unit on the first floor and one on the second. The C-2 zoning of the property does
not permit 2-unit residential uses, and would only support an ancillary residential use of the upper floor (loft
apartment). In order to accommodate the desired use of the property, and considering the prevalence of nearby
residential uses mixed with commercial uses, the property owner is requesting a rezoning of the property to a
MU-1 Mixed Use designation.
Zonine and Surroundine Land Use:
Current Zoning: C-2 Current Use: Vacant, previously a church with upstairs living area.
Requested Zoning: MU-1 Intended Use: 2-unit residential
Surroundiu Zonin
Surroundin Uses
North
C-2
Multi -family residential
South
C-2
Restaurant, offices
East
C-2
Commercial with loft apartments, 2-unit residential
West
C-2
Commercial billboard lot, retail/restaurant
Allowed Uses:
Permitted uses Within the MU -I district include a mix of residential uses (single family up to 4-unit buildings)
and low intensity commercial uses, including offices, personal service uses (up to 2,500 sf in area), and retail uses
(up to 2,500 sf in area).
Review Criteria for Rezoning:
The applicant has provided written responses to the review criteria for a rezoning. See attached application
materials.
Staff Analysis of RezoninE Proposal:
Standard checklist for rezoning:
Yes
No
Notes:
Complies with Comprehensive Plan
X
The Comprehensive Plan/Future Land Use map
identifies the property and surrounding area as
intended for Mixed Use. The Southside/Old
Munichburg Neighborhood Plan further calls out
the need to support the mixed use of the area.
Has access to necessary utilities
X
The property has access to necessary utilities.
Located outside flood zone
X
The property is not located within a flood zone.
Meets district size requirement
X
The MU4 district does not have a minimum or
maximum size regulation, but does have a
requirement that the district must be supported
by an adopted neighborhood Plan. The
Southside/Old Munichburg Neighborhood Plan
supports the requested mixed use designation.
Planning and Zoning Commission
Case No. P22007
July 14, 2022
Page 2
Benefit to City is substantial when compared to
X
The City would benefit from a continuation of -
adverse effects on adjacent property
and increase in - residential uses in the area.
After rezoning, the allowed uses would be
X
While the MU-1 zoning would permit fidl
compatible with uses allowed in adjacent districts
residential use of the building and restrict the
more intense commercial uses (while the
surrounding property remained zoned C-2), the
size of the building already prevents any intense
commercial use and the adjacent properties have
a mix of loft apartment and existing residential
use.
After rezoning, the allowed uses would be
X
The MU-1 zoning district would be more
compatible with adjacent existing land uses
compatible with the existing uses in the
surrounding area than the current C-2
designation.
If not rezoned, the owner would be deprived of use
X
The prevailing use in the area is a mix of
advantages enjoyed by surrounding owners (reverse
residential and commercial uses.
spot zoning)
The requested rezoning would be an expansion of an
X
This would be the only instance of MU -I
existing district
zoning in the area, however, the zoning is
supported by adopted plans and the surrounding
area may be suitable for further Mixed Use
zoning designation,
Staff Recommendations:
Rezoning Request: Staff recommends approval of the request to rezone the property from C-2 to MU-1. The
proposed rezoning to Mixed Use is supported by the Future Land Use Map of the Comprehensive Plan and
supported by the adopted Southside/Old Munichburg Neighborhood Plan. The existing mix of residential and
low intensity commercial uses in the area supports a mixed use designation for the area.
A rove
Den
Neutral
Staff Recommendation
X
Form of Motion:
Motion to recommend approval to the City Council ofthe request to rezone the property, consisting of 0.05 acres,
from C-2 to MU-1.
City of Jefferson Planning and Toning Commission
LOCATION IVIA 1
cap
Case No. P22007
203 East Dunklin Street
Rezoning from C-2 to MU-1
0 25 50 100 Feel N
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VICINITY
0 70 140 280 Feel �,
Case No. P22007 l
203 East Dunklin Street WV \ E
Rezoning from C-2 to MU -'I
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City of Jefferson
Department of Planning 6: Protective Services
320 E. McCarty Street
Jefferson City, MO 66101
Phone: 573.634.6410
ICnlannhl itleficflVmo,orn
www.Jeffersonchymo.gov
APPLICATION FOR ZONING
1. The undersigned hereby petitions the Planning and Zoning Commission and City Council of the Cily of
Jefferson, Missouri, for the following amendment to the Zoning Code:
� Map Amendment � Text Amendment (Include description of proposed text amendment)
Property Address: 0.0, GIrS T OQM VK U N
2. Applications for Map amendments shall include a location map and legal description.
3. This petition requests to rezone the above described real estate from its present classification of C._Z
d/i�strict toi �.i — �district. The purpose of this rezoning request is lo:
l /IhI/1? ,P,VId1VI e 010117AIH. IM+n v211n1�N�Cl/��n"
4. Filing fee: Map Amendment = $650. Text Amendment = $450.
5. Required Findings: Applicant responses to the required findings shall be noted in Addendum A and vary
based on type of request.
6. The undersigned certify to be all of the owners) of the above described property and tha4 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).
Properly Oym r Signa re Printed Name/Titlef ( pe or print)
l/ Cr�n USIA y , &ti me,
Prop5KOwfier Signatu a L- Printed Name/Title (type r print) ��^^
:Om
AM is Y�efgre me is L day of Mtate of Missourit� /tCole County,{/o/f''mission # 21766109yission Expires 03-08-2025 Notary Public
For City Use Only: (Revised July 1, 2018)
Application Filing FeA:-MapAmendment = $850 ($450 + $200 Advertising Fee)_ _ - L(�CnX I (r ��r��� j —
Text Amendment = $450 ($250 + $200 Advertising Fee)
ti rid (WL
Application Filing Fee Received: Gash (recelpt # ) Check (copy: check # )
Attachments: Addendum A X Map Applicant/Project Information Sheet
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 1 of 6
Jefferson City Zoning Amendment Application
Addendum A — Review Criteria
To be used to support zoning amendment requests.
(Section 35-74.B.4)
Properly Address
Applicant Name /FLU 7
Provide
responses to the following required
findings
by selecting all
criteria that apply to your request. State all
reasons
for your answer and use additional
pages to
complete your
answer if necessary.
A. The existing zoning was in error ai the time of adoption. Explain.
Pines � ayoulm -irn elb uNct Cfc rC
B. There has been a change in character in the area due to installation of public facilities, other zone changes, new
growth trends, neighborhood deterioration, or development transitions. Explain the change and be specific on which
public facilities, other zone changes, new growth trends, neighborhood deterioration, or development transitions that
effected the change.
C. There is a community need for the proposed rezoning.
(i.) What will the proposed zoning be?
(ii.) Why does the community need this zoning?
D. The proposed change is consistent with, and in furtherance of, the implementation of the goats and policies of the
Comprehensive Plan, other adopted plans, and the policies, intents and requirements of this Ordinance and other
City regulations and guidelines.
Page 2 of 6
E. The proposed zoning is compatible with the zoning and uses of property nearby.
Property North —
Properly East —
Property South —
Property Was,
Public and community facilities, which may include, but are not limited to, sanitary and storm sewers, water,
electrical service, police and fire protection, schools, parks and recreation facilities, roads, libraries, and solid waste
collection and disposal, are available and adequate to serve uses authorized under the proposed zoning. List public
and community facilities available on the site.
G. A traffic impact analysis has been provided to indicate the potential number of new trips generated and provisions
are provided to mitigate impacts of high traffic -generating projects. (See Section 35-60.Traffic Impact Analysis
regarding vehicle trip thresholds and traffic impact analysis requirements)
H. Authorized uses shall not adversely affect the capacity or safely of the street network in the vicinity of the property.
(i.) Describe the proposed use.
(ii.) Will the proposed use adversely affect the capacity or safety of the street network in the vicinity of the
property? Whyywhy not?
I. Potential environmental impacts (e.g., excessive storm water runoff, water pollution, air pollution, noise pollution,
excessive lighting, or other environmental harms) of authorized uses shall be mitigated. List any potential
environmental impacts and how they will be mitigated.
J. There is an adequate supply of land available in the subject area and the surrounding community to accommodate
the zoning and community needs.
K. Benefits shall be derived by the wmmunity or area proposed to be rezoned. List the benefits of the proposed
rezoning.
Page 3 of 6
PROPERTY DESCRIPTION
PART OF INLOT NO. 823, IN THE CITY OF JEFFERSONI MISSOURII MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTHERLY LINE OF SAID INLOT, WHICH POINT IS 4 FEET 6
INCHES WESTERLY FROM THE SOUTHEASTERLY CORNER THEREOF; THENCE NORTHERLY
PARALLEL WITH THE EASTERLY LINE THEREOF, 54 FEET 9 INCHES; THENCE WESTERLY PARALLEL
WITH DUNKLIN STREET, 41 FEET 6 INCHES; THENCE SOUTHERLY PARALLEL WITH MADISON
STREET, 54 FEET 9 INCHES, TO THE SOUTHERLY LINE OF SAID INLOT; THENCE EASTERLY
PARALLEL WITH DUNKLIN STREET, AND ALONG THE SOUTHERLY LINE OF SAID INLOT, 41 FEET 6
INCHES, TO THE POINT OF BEGINNING,
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
CRITERIA RESPONSES
A. THE EXISTING ZONING WAS IN ERROR AT THE TIME OF ADOPTION. EXPLAIN.
As stated in the Activate Jefferson City 2040 Comprehensive Plan, 'Social, economic, and environmental
conditions are constantly evolvingl' So it would only be reasonable to expect that the existing zoning
determined so many years ago may not be fitting for the year 2022. What we understand is that the
existing zoning for the building at 203 East Dunklin would have been determined in the 1960's - maybe
even earlier than thatl
However, we can only speak from our experience regarding why the zoning for 203 East Dunklin should
be updated MU-1. First, our experience and knowledge about this area is that it has a much more basic
need for single -dwelling residential units than commercial store frontage. Since 2001, we have been
property owners of a building at 205 East Dunklin which contains 2 small office spaces in front and 4 one
bedroom apartments in back. Over the years we have been disappointed to learn how difficult it is for
our agent to find suitable businesses that are able to occupy small commercial spaces. Several times, it
has taken years to find a single tenant that is suitable for our small commercial unit. We are concerned
that 203 East Dunklin -if it remains as being zoned as C-2 -will suffer the same fate. Vacant commercial
frontage gives an impression that the area or unit is undesirable. Neither is the case, but that can be the
perception.
Furthermore, the COVID pandemic has dramatically changed the landscape for rental of small
commercial space. Many small business owners now realize that they can operate their businesses from
home easily and have no need for off -site, brick and mortar business locations. This makes it even more
difficult to find an appropriate business for a small commercial space. Conversely, we have had
hundreds of people interested in and apply for the existing residential apartments that we own which is
why we believe MU-1 zoning is appropriate for 203 East Dunklin at which our intention is to create 2 one
bedroom apartments.
The property at 203 East Dunklin, which we are asking to be rezoned to MU4, is similar to our property
at 205 East Dunklin in that both buildings have similar parking situations which provide only two parking
spaces per business owner in front of the commercial space. We have found that this is a dilemma that
potential business owners who consider tenancy at the location seem to be unable - or unwilling- to try
to overcome. Two parking spaces in which to conduct business is not sufficient. With the existing
property boundaries, it is not possible to expand the parking area for either building. In the past, we
have tried to remedy the parking problem by offering and securing additional off -site parking, however,
tenants are not willing to use the off -site spaces. On -street parking spaces are coveted and protected by
those people whose businesses are adjacent to those on -street spaces and as surprising as It may seem,
others that utilize those spaces will be told they can't park there) This parking quandary has not been
created by us or any of the previous owners. It exists because of how the properties were situated
when they were built back in the 70's. Over 50 years the area has grown, times have changed, and so
this problem has just manifested itself into what it is today.
B. THERE HAS BEEN A CHANGE IN CHARACTER IN THE AREA DUE TO INSTALLATION OF PUBLIC
FACILITIES, OTHER ZONE CHANGES, NEW GROWTH TRENDS, NEIGHBORHOOD
DETERIORATION, OR DEVELOPMENT TRANSITIONS. EXPLAIN THE CHANGE AND BE SPECIFIC
ON WHICH PUBLIC FACILITIES, OTHER ZONE CHANGES, NEW GROWTH TRENDS,
NEIGHBORHOOD DETERIORATION, OR DEVELOPMENT TRANSITIONS THAT EFFECTED THE
CHANGE.
There have been numerous changes in the area since we first Invested 20 years ago. The character of
the area has been transforming and has improved greatly over the years, into a mixture of new and
Interesting businesses along with the longstanding businesses. The positive transformations that have
been made on Dunklin Street have been the very lovely tennis court upgrade at Lincoln University and a
nice, new water park for children across the street. Busch's has refurbished their greenhouse. Capital
Region has done some updating. We were disappointed to see the Dollar Store close. There Is a real
need for a retail store like that in the area. The block west on Dunklin has been refurbished and
businesses have made a go of it. Some have failed and moved on. Some are doing well. Some of the
historically significant places to frequent such as the Ecco Lounge, Busch's florist and Central Dairy thrive
in the area. These businesses are within walking distance in the Old Munichberg district which enables
people without any means of transportation to have enjoyment of living. We, ourselves, have tenants
that frequently support local businesses. Many utilize the bus service that is across the street to assist
them in shopping throughout the city. These changes have resulted in the creation of an area in which
people want to live.
Over the years, our property at 205 East Dunklin has housed numerous Lincoln University students as
well as area legislators and their aides. Currently, one of our apartment tenants lost her apartment
when the tornado hit. Another tenant, an adult, senior woman, Is working toward getting her GED and
is able to do that because right across the street is the Adult Learning Center that she walks to daily for
classes. Both women enjoy living in the Old Munichberg district and the apartments we provide.
But despite all of these changes and efforts, there is still a lot of neighborhood blight that exists. Some
owners lack pride in their property and provide substandard living spaces that lack upkeep on the
interior and the exterior of their buildings which creates unattractive landscapes. There is a solid need
for finer, appropriately -priced apartments for business professionals, students, legislators, and young
people, which is what we intend to provide at 203 East Dunklin.
C. THERE IS A COMMUNITY NEED FOR THE PROPOSED REZONING.
WHAT WILL THE PROPOSED ZONING BE? i. The proposed zoning will be MU-1
WHY DOES THE COMMUNITY NEED THIS ZONING?
li. There is a genuine need for apartments in the Old Munichberg area as explained above. Our
experience as current owners of a building containing 4 one bedroom apartments at 205 East Dunklin in
the Old Munichberg district (over the past 20+years), is that when an apartment vacancy occurs at 205
East Dunklin, we have many interested applicants. They articulate that the units are clean, attractive
and affordable. In fact, people who are in need of an apartment routinely call in anticipation of any
pending apartment vacancy. There is never a lack of interest in an apartment and many of our tenants
stay for years and support the area. We know we can offer an excellent quality apartment available to
the community at 203 East Dunklin,
D. THE PROPOSED CHANGE IS CONSISTENT WITH. AND IN FURTHERANCE OF. THE
IMPLEMENTATION OF THE GOALS AND POLICIES OF THE COMPREHENSIVE PLAN, OTHER
ADOPTED PLANS, AND THE POLICIES, INTENTS AND REQUIREMENTS O F THIS ORDINANCE
AND OTHER CITY REGULATION AND GUIDELINES.
The rezoning of the property will provide for more housing in the Old Munichberg area which is
consistent with and in furtherance of the Comprehensive Plan. 5o very many of the 'Goals and
Objectives' that were stated in the Plan involved are:
• Stabilizing existing neighborhoods;
• Preventing deterioration of neighborhoods;
• Promoting residential units in commercial structures and promoting neighborhood stabilization
through the rehabilitation and maintenance of residential properties;
• Promoting the development and maintenance of affordable housing, rental and ownership
options, through the City; and
• Enhancing the housing environment by catering to the diverse needs of its residents.
By creating livable spaces that are cared for and protected, residents have a sense of place and become
people who are invested in the neighborhood in which they live. It gives residents a sense of identity
which also helps to promote safety and beautification. Providing good -quality housing aids in the
overall vitality of the area. When people live in a space that they are proud of, that feeling also extends
into the entire neighborhood and helps them grow a connection to a neighborhood and city that they
care about and one they want to live in for a long time.
Also, as described in the Comprehensive Plan adopted by the city, under Housing and Neighborhood in
Chapter 3, one of the 'Notable Goals' specifically mentioned for the southside area is to 'Incrementally
grow a diverse, multi -generational, mixed -use complete neighborhood which retains its historic
character and unique sense of place.' The zoning change for 203 East Dunklin would help to accomplish
the Comprehensive Plan goals.
Another of the objectives listed under the Housing and Neighborhood Goals is to 'Create tools to
increase quality housing stock in Jefferson City.' Multi -Use 1(MU-1) zoning helps to accomplish that
objective and is the closest category that applies.
E. THE PROPOSED ZONING IS COMPATIBLE WITH THE ZONING AND USES OF PROPERTY
NEARBY.
The proposed rezoning of 203 East Dunklin to MU-1 would be very compatible with the existing nearby
properties. In fact, many of the surrounding properties, despite being zoned C-2, are used exclusively as
residential units. The entire area already reflects 'multiple uses' being utilized.
Property North —Three separate buildings exist. The first is a segmented house used as 2 apartments;
the second is a segmented house used as 3 apartments; and CoMo Premium Exteriors is around the
corner.
Property South — Ice Cream Factory, AEL and ABLE Learning Center are across the street
Property East — One segmented house used as 2 apartments, Barnes & Associates, and Capitol
Chiropractic Care
Property West —Central Bank Billboard and Busch's Florist
F. PUBLIC AND COMMUNITY FACILITES. WHICH MAY INCLUDE. BUT ARE NOT LIMITED TO
SANITARY AND STORM SEWERS. WATER, ELECTRICAL SERVICE, POLICE AND FIRE
PROTECTION, SCHOOLS, PARKS AND RECREATION FACILITIES, ROADS LIBRARIES AND SOLID
WASTE COLLECTION AND DISPOSAL, ARE AVAILABLE AND ADEQUATE TO SERVE USES
AUTHORIZED UNDER THE PROPOSED ZONING. LIST PUBLIC AND COMMUNITY FACILITIES
AVAILABLE ON THE SITE.
The public
and community facilities in the
area are adequate and
rezoning to MU-1 will not result in an
increase in
public expenditures.
G. A TRAFFIC IMPACT ANALYSIS HAS BEEN PROVIDED TO INDICATE THE POTENTIAL NUMBER
OF NEW TRIPS GENERATED AND PROVISION S ARE PROVIDED TO MITIGATE IMPACTS OF HIGH
TRAFFIC-GENERRATING PROJECTS.
This criteria does not apply to our request.
H. AUHOIZED USES SHALL NOT ADVERSELY AFFECT THE CAPACITY OR SAFETY OF THE
STREET NETWORK IN THE VICINITY OF THE PROPERTY.
i. DESCRIBE THE PROPOSED USE. i. One parking space per unit for a total of 2 vehicles potentially.
MU-1 rezoning will not unduly increase traffic on the street.
ii. WILL THE PROPOSED USE ADVERSELY AFFECT THE CAPACITY OR SAFETY OF THE STREET NETWORK
IN THE VICINITY OF THE PROPERTY? WHY/WHY NOT? ii. The proposed use will not adversely affect
the capacity or safety of the street network in the vicinity of the property. Parking of one car per unit is
all that is needed and space for same is already provided on the property itself, and not on the street.
I. POTENTIAL ENVIRONMENTAL IMPACTS (E.G. EXCESSIVE STORM WATER RUNOFF WATER
POLLUTION, AIR POLLUTION, NOISE POLLUTION, EXCESSIVE LIGHTING OR OTHER
ENVIRONMENTAL HARMS) OF AUTHORIZED USES SHALL BE MITIGATED, LIST ANY POTENTIAL
ENVIRONMENTAL IMPACTS AND HOW THEY WILL BE MITIGATED.
This criteria does not apply to our request. We are not aware of any potential environmental impacts
that might be caused by the zoning change. No changes we have planned for the building will have any
potential impact.
J. THERE IS AN ADEQUATE SUPPLY OF LAND AVAILABLE IN THE SUBJECT AREA AND THE
SURROUNDING COMMUNITY TO ACCOMMODATE THE ZONING AND COMMUNITY NEEDS.
This criteria does not apply to our request. There is adequate land available on the property to
accommodate the MU-1 zoning needs. No need for any additional land to accommodate the zoning
change.
K. BENEFITS SHALL BE DERIVED BY THE COMMUNITY OR AREA PROPOSED TO BE REZONED.
LIST THE BENEFITS OF THE PROPOSED REZONING.
The benefits to be derived from the proposed rezoning would initially manifest itself in the refurbishing
of a property that has been lacking an attractive aesthetic quality for many years. Renovation of the
exterior and interior will help to improve neighboring property values and neighborhood aesthetics.
The community will also benefit because grounded, lasting, consistent residents add economic vibrancy
and stability to the area by frequenting the local stores, businesses and restaurants in Old Munichberg
and Jefferson City.
Rezoning of 203 East Dunklin to MU-1 is appropriate for the property and an appropriate solution for
the parking issues for the current commercial tenants trying to do business at 205 East Dunklin and
other businesses on East Dunklin. By rezoning and converting the 203 East Dunklin building to 2
residential one bedroom apartments, in which residents will only be permitted to park one vehicle per
unit, the commercial businesses at 205 East Dunklin and their customers will be able to utilize and share
the unused spaces during business hours at 203 East Dunklin when the residents are at work. This
provides some 'overflow parking spaces' for the commercial tenants and their customers during
business hours and also prevents on -street parking from being absorbed by customers doing business at
205 East Dunklin.
As long time property owners in the Old Munlchberg area and residents of Jefferson City, we are
invested in the area and have an Interest in not only protecting our own Investments, but seeing the city
grow, the neighborhood improve and become a vital part of the city's Plan for the area. We are excited
to be part of the revitalization of the city and are willing to continue to invest our time, effort and
finances in the community by utilizing a property that has been underutilized for quite some time.
Preventing deterioration of the buildings in the area, such as we are doing, benefits not only the city, but
the residents. It enriches the city center environment and strengthens the quality of life for residents.
Our request for rezoning 203 East Dunklin from C-Z to MU-1 is a reasonable one that makes the best
possible use of an existing structure. Rezoning to MU-1 will not be detrimental to public welfare,
injurious to the other property owners In the area or negatively affect any of the improvements In the
neighborhood which have already been made and therefore, we ask for your approval of our request.
Thank you foryour service on the Planning &Zoning Committee and City Council and the time you've
devoted to hearing and considering our Application for Zoning Amendment.
Cify of Jefferson
Department of Planning 6 Protective Services
320 E. McCarty St.
Jefferson City, MO 65101
June 30, 2022
Dear Property Owner:
Carrie Tergin, Mayor
Sonny Sanders, AICP, Director
Phone., 573-634-6410
Fax; 573-634.6457
This letter is
to notify
you that
the Jefferson
City Planning and Zoning Commission will meet at 5:15 p.m.
on Thursday,
July 14,
2022, to
consider the
following matters (see map on back):
Case No. P22007 — 203 East Dunklin, Rezoning from C-2 to MU-1. Request filed by Luke and Gretchen
Vislay, property owners, for a rezoning of 0.05 acres from C-2 General Commercial to MU-1 Mixed Use.
The rezoning request's purpose is for conversion of an existing structure into a 2 unit residence containing
1 bedroom apartments. The property is located at the northeast corner of the intersection of Madison Street
and East Dunklin Street and is described as Part of Inlot No. 823, in the City of Jefferson, Missouri.
As a nearby landowner and/or neighbor, you are being provided notice of this hearing. Unfortunately, we
are unable to record comments received by telephone, however, written comments may be directed to the
Planning and Zoning Commission in one of the following ways:
e-mail: JCPlanning@jeffersoncitymo.gov
fax: Dept. of Planning and Protective Services ! Planning Division 573-634-6457
mail: Dept. of Planning and Protective Services ! Planning Division
John G. Christy Municipal Building, 320 E. McCarty Street Jefferson City, MO 65101
Written comments received on or before 100 the day of the meeting will be made a part of the
official record and copied and distributed to Commission members at the meeting. Those unable to provide
written comments in advance are invited to deliver their comments to the Commission Chairman only at the
meeting. Correspondence received after 1:00 p.m, will be included in the official record, but there is no
guarantee that copies will be made for distribution to all Commission members.
For your information, this case is tentatively scheduled for a public hearing in front of the City Council on
August 15, 2022. The City Council meets at 6:00 p.m. in the Council Chambers of the John G. Christy
Municipal Building, 320 East McCarty Street.
Information
regarding
this
case
may be viewed on
the Planning
and Zoning Commission
webpage at:
hriD//www ieffersoncitvmo
gov/aovernmenUplanninglplanning
and
zoning
commission
phD
If you have any questions concerning this matter, please contact 573.634.6573.
BestReg
Kortney Bliss
Planner 1
Individuals should mntaM the ADA Coordinator at (573) 634-6570 to request accommodations or alternative formats
as required render the Americans with Disabilities Act. Please allow three business days to process the request.
Please call (573) 634-6410 with questions regarding agenda items.
Jefferson City Planning and Zoning Commission
Property Owner List
Case P22007 203 East Dunklin Street
THOMAS, DARRYLJ & STEPHANIE M
225 E DUNKLIN ST DRUBECK INC
JEFFERSON CITY MO, 65101 2632 TWIN HILLS RD
225 E DUNKLIN ST MO 65101 JEFFERSON CITY MO, 65109
5-6-7-8 DANCENTER MO
SMITH, THOMAS W JR & CATHERINE I
320 MONROE ST
ST CHARLES MO, 63301
209 E CEDAR WAY MO 65101
LAMB, ZACHARY&ROBYN
5580 S VAN GORDON WAY
LITTLETON CO, 80127-4584
211 E CEDAR WAY MO 65101
ARETE 220 L L C
220 E DUNKLIN ST
JEFFERSON CITY MO, 65101
220 E DUNKLIN ST MO 65101
MCGENNIS GROUP L L C
12110 CO RD 4049
HOLTS SUMMIT MO, 65043
615 MADISON ST MO 65101
GASH LEASING L L C
PO BOX 203
HIGGINSVILLE MO, 64037
E DUNKLIN ST MO 65101
DALLMEYER, STEPHAN DTRUSTEE
PO BOX 96
JEFFERSON CITY MO, 65102
130 E DUNKLIN ST MO 65101
EDWARDS, WILLIAM B & MARIDEE
1750TANNER BRIDGE RD
1EFFERSON CITY MO, 65101
203 E DUNKLIN ST MO 65101
ABADIS PROPERTY L L C
5601 E DEER PARK RD
COLUMBIA MO, 65201
200 E CEDAR WAY JEFFERSON CITY, MO 65101
7/14/2022
STONEBRIDGE PROPERTY MANAGEMENT L L C
210 E DUNKLIN ST ttA4
JEFFERSON CITY MO, 65101
210 E DUNKLIN ST MO 65101
MISSOURI JAYCEE FOUNDATION INC
222 E DUNKLIN ST
JEFFERSON CITY MO, 65101
222 E DUNKLIN ST MO 65101
VISCO ENTERPRISES L L C
PO BOX 104182
JEFFERSON CITY MO, 65110-4182
205 E DUNKLIN ST MO 65101
SPIREALTYLLC
302 S MAPLE ST
ELDON MO, 65026
701 MADISON ST MO 65101
CENTRAL DAIRY CO
610 MADISON ST
JEFFERSON CITY MO, 65101
616 MADISON ST MO 65101
CENTRAL DAIRY CO
610 MADISON ST
JEFFERSON CITY MO, 65101
605 MADISON ST MO 65101
SLAUGHTERHOUSE ENTERPRISES L L C
1114 VINEYARD SQ
JEFFERSON CITY MO, 65101
217 E CEDAR WAY MO 65101
MCGENNIS, ANGIE L
PO BOX 106026
JEFFERSON CITY MO, 65110
Jefferson City Planning and Zoning Commission
Property Owner List
Case P22007 203 East Dunklin Street 7/14/2022
617 MADISON ST MO 65101
SMITH, THOMAS W JR
320 MONROE ST
ST CHARLES MO, 63301
210 E CEDAR WAY MO 65101
COSIMO PROPERTIES L L C
920 NOB HILL
JEFFERSON CITY MO, 65109
704 MADISON ST MO 65101
BARNES, RANDALL O
219 E DUNKLIN STSTE A
JEFFERSON CITY MO. 65101
219 E DUNKLIN ST MO 65101
CHAPEL HOUSE L L C
701 PRIMROSE CT
JEFFERSON CITY MO, 65109
211 E DUNKLIN ST MO 65101
MILLER, TODD LAW OFFICES OF L L C
1305 SOUTHWEST BLVD STE A
JEFFERSON CITY MO, 65109
208 E CEDAR WAY MO 65101
CENTERPOINTE PEOPERTIES L L C
143 SANDRA LN
NORTH ANDOVER MA, 1845
620 MADISON ST MO 65101
FREEMAN PROPERTIES J C M O L L C
1324 ROSEVIEW DR
JEFFERSON CITY MO, 65101
128 E DUNKLIN ST MO 65101
A G PROPERTY RENTAL L L C
3226 S TEN MILE DR
JEFFERSON CITY MO, 65109
206 E DUNKLIN STJEFFERSON CITY, MO 65101
Case P22007
203 East Dunklin Street
Rezoning from C-2 to MU-1
185 ft. Notification Buffer
0
37.5
75
150
225
300
Feet