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Home My Public Portal About2022-10-13 packetNotice of Meeting & Tentative Agenda If J • '1 tl71 City of Jefferson Planning and Zoning Commission Thursday, October 13, 2022 — 5:15 P.M. BooneBancroft Room, John G. Christy Municipal Building, 320 East McCarty Street Enter through Main Lobby 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 IF List of exhibits 3. Adoption of Agenda (as printed or reordered) 4. Approval of the Regular Meeting Minutes of September 08, 2022 5. Communications Received 6. New Business/Public Hearings Case No. P22012 — 2216 Stonehill Road, Amendment to Planned Unit Development (PUD) Plan. Request filed by B & D Investments LLC, property owner, for a major amendment to the approved PUD Plan to permit land uses such as a coffee shop and marketplace. The property is located 150 feet north of the intersection of Stonehill Road and Weathered Rock Road and is described as Lot No. 8 of Stonehill Subdivision, Section Two, in the City of Jefferson, Missouri. 7. Other New Business 8. Other Business A. Staff updates on prior cases B. Home Based Businesses — Changes in State Law Discussion 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 September 8, 2022 5:15 p.m. COMMISSION MEMBERS PRESENT Dale Vaughan, Chair Penny Quigg, Vice Chair Bunnie Trickey Cotten Shanon Hawk Blake Markus Treaka Young, Alternate Hank Vogt, Alternate COMMISSION MEMBERS ABSENT Gregory Butler Spencer Hoogveld Emily Fretwell Jacob Robinett, Alternate COUNCIL LIAISON (ABSENT) Michael Lester STAFF PRESENT Dustin Birch, Associate City Counselor Eric Barron, Planning Manager Kortney Bliss, Planner Katrina Williams, Planner Shane Wade, Civil Engineer Lisa Dittmer, Administrative Assistant ATTENDANCE RECORD 3 of 3 3 of 3 3of3 3of3 2of3 3of3 3 of 3 0 of 3 Oof3 2of3 2 of 3 Guests: Paul Samson with Central Missouri Professional Services (CMPS), Dave Edwards, Carolyn Bartel, Heath Garvin, and Matthew Allen. 1. Call 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 of Voting 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 & Zonina Cnmmis-.inn 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. Cotten moved and Ms. Quigg seconded to approve the agenda. The motion passed 6-0 with the following votes: Aye: Quigg, Cotten, Hawk, Markus, Young, and Vogt. Nay: None 4. Approval of the Regular Meeting Minutes of August 11, 2022. Ms. Hawk moved and Ms. Young seconded to approve the regular meeting minutes of August 11, 2022 as printed. The motion passed 6-0 with the following votes: Aye: Quigg, Cotten, Hawk, Markus, Young, and Vogt. Nay: None 5. Communications Received No communication received. 6. New Business/Public Hearing Case No. P22009 1200 Block of West Stadium Boulevard, Rezoning from C-0 to C- 2 and RA-1 and Final Subdivision Plat. Request filed by Twehous Excavating Company Inc., property owner, for a rezoning of 0.61 acres from C-O Office Commercial to C-2 General Commercial, rezoning 0.22 acres from C-O/C-2 to RA-1, and a final subdivision plat consisting of 4.52 acres proposing three lots. The purpose of rezoning is to establish a zoning designation for a portion of the property which permits veterinary clinics. The property is located 380 feet south of the intersection of West Edgewood Drive and West Stadium Boulevard and is described as Part of the East Half of Northwest Quarter of Section 14, Township Range 44 North, Range 12 West, in the City of Jefferson, Missouri. (Central Missouri Professional Services, Consultant). Ms. Bliss stated the applicant is requesting to rezone three commercial lots from C-O to C-2 and C-O and C-2 to RA-1. The applicant is also requesting approval of the Final Subdivision Plat for the Ridgecrest Section Three. Consultant for property owner Twehous Excavating, Paul Samson, with CMPS, presented the case. Section three of Ridgecrest Subdivision includes three commercial lots ranging from 1.3-1.5 acres. There are no proposed right-of-way's that will be plotted with this. All lots will have access to West Stadium Blvd. On the plat, there are two locations where existing driveways will be used for access to the site. Mr. Wade advised storm water drainage and sanitary sewer are already in place for the commercial portion of this subdivision. Sidewalks exist along a portion of Stadium Blvd where developments have occurred and will be required along Stadium Blvd as the lots develop. No infrastructure plans are needed at this time. A drive entrance plan was submitted for review for lots 90 & 91. Stadium Blvd is an existing arterial two-lane roadway with room for a center turn lane in the future. Stormwater quality and erosion control will need to be considered on a lot by lot basis as the remaining lots develop. Street lights and fire hydrants are already in place. Ms. Bliss stated that staff recommends approval of the proposed rezoning and final subdivision plat request. Ms. Cotten moved and Ms. Hawk seconded a motion to recommend approval of the request to rezone the property from C-O to C-2 and C-O and C-2 to RA-1. The motion passed 5-0-1 with the following votes: Aye: Quigg, Cotten, Hawk, Young, and Vogt. Nay: None. Abstain: Markus Ms. Cotton moved and Ms. Vogt seconded a motion to recommend approval of the Final Subdivision Plan for the Ridgecrest Subdivision Section Three. The motion passed 5-0-1 with the following votes: Aye: Quigg, Cotten, Hawk, Young, and Vogt. Nay: None. Abstain: Markus Case No. P22010 — 900 Block of Emily Lane, Voluntary Annexation and Zoning Plan. Request filed by Mark and Julie Gerlach, property owners, for the following: 1. Voluntary annexation of 3.39 acres 2. Approval of a zoning plan for the property to be zoned RA-1 High Density Residential. The property is located 900 feet northwest of the Emily Lane terminus and is described as Part of the Southwest Quarter of the Southwest Quarter of Section 8, Township 44 North, Range 12 West, in the City of Jefferson, Missouri. (Central Missouri Professional Services, Consultant). Ms. Bliss stated that the property owner has submitted a request to annex the property into city limits of the City of Jefferson with a RA-1 High Density Residential zoning designation. The property owner hopes to utilize city utilities for future development. Mr. Barron advised the role of the Planning and Zoning Commission is to recommend a zoning district for the property upon annexation approval by the City Council. RA-1 zoning would allow up to 4 units per building, multiple units could be put on the property. A preliminary plat will be submitted at a later date with further details on the dead end of Emily Lane. Consultant for property owners Mark and Julie Gerlach, Paul Samson with CMPS, presented the case. The Gerlach's purchased the property with a goal of multi -family development on the property, similar to the other properties on Emily Lane. Area resident Caroline Bartel at 4679 Tanman Ct, spoke about the request. Ms. Bartel had questions about the plans to extend Emily Lane and tree clearing in the area in relation to the back of her property. Mr. Barron advised there is a creek in the area and city code requires a riparian corridor along major creeks. Mr. Wade advised the minimum riparian area that is required to remain is 25 feet along the creek bank/ordinary high-water mark of the creek. There's also an additional 35 feet for building setback. All of this would be reviewed during the site plan. Ms. Bliss stated the staff recommends approval of the requested voluntary annexation and zoning plan. Ms. Cotton moved and Mr. Markus seconded a motion to recommend approval of the zoning plan establishing a RA-1 High Density Residential zoning designation for the property upon annexation. The motion passed 6-0 with the following votes: Aye: Quigg, Cotten, Hawk, Markus, Young, and Vogt. Nay: None Case No. P22011 — Algoa Industrial Area; Staff Initiated Rezoning from M-1 (withdrawn by staff) Mr. Barron advised notices were mailed out to property owners in the area. Comments received back inquired if this would raise property taxes and others focused on the history of the area and why the M-1 district was chosen over the M-2. Many of the industrial lots within in the are have deed restrictions on them that only permit the properties to be used as indoor industrial type uses. The city is not responsible for enforcing deed restrictions, but it became apparent to staff that the deed restrictions played a heavy part in the decision on what zoning district to apply at the time of annexation in 2003. Because this information was contrary to what was presented last month at the Planning and Zoning Commission Meeting, staff felt it proper to withdraw the case. 7. Other New Business 8. Other Business A. Staff Updates on Prior Cases Mr. Barron advised case P22008 at 309-311 Bolivar Street has been introduced and is going for public hearing at City Council Monday, September 19tn. Staff is preparing responses for City Council members that presented questions at the introduction on September 6tn B. CAMPO Active Transportation Plan -Presentation and Discussion Ms. Williams gave a presentation to members about the new Capital Area Active Transportation Plan. The Capital Area Metropolitan Planning Organization (CAMPO), working with consultants Crafton Tull and LaneShift, have started the process of updating and replacing the 2016 Capital Area Pedestrian and Bicycle Plan and integrating other recently completed plans in the area. The planning process is expected to be completed by fall 2023. Ms. Williams encouraged everyone to complete the survey and participate in public engagement events. Ms. Quigg asked Mr. Birch about the rules for members missing several meetings. Mr. Birch requested Ms. Quigg to follow up with him via e-mail and he will look at the city code further on this topic. Adjourn. There being no further business, the meeting adjourned at 6:33 p.m. Respectfully Submitted, Lisa Dittmer, Administrative Assistant Jefferson Up"Lly Planning & Zem'ng COmnu' e'mn C)c tolaer 3, 2022 B+D Investments LLC. Major PUD Plan Amendment Cit of Jeffersson [Manning & Zoning COMM�ssbn LOCAT90N MAP �„L` � � $ t F' ' =r+ Y � •. ;+w �,u_• '� �� '�,�yr,` : � g' , bp(1da' r �G _ 4�. �{ t .f�• ti: , } •1R K� \��(�\Old � �� . A. � , _ � JI k .-{(j/ 4^ S: h �.�p�t ''t' t •�� : �.}� 'ti :,_ ' Wes'" � Wv `�r�r * .•�� `t ^4 •-,.r-�,.�•,>*.�:,. of '- �� ^ \\ ,may , '. �F�.,t•. _ ,,s Sr ft .i•'cgrt:. :.t3$ 'b PUD A. `.rt , ifs i � �-• � - •� ®® Sm �Y�-. rt .. C FTC I .,�• r ��/ •" �6•_ ®�®� Not., 1 ^� ft- �5 � + �� , --T�� - ' .`� �•+�_ � ts: ` art �� _ � � � �, i _ c: ice. - t- h •- x, �>.- F,.; Case No. P22012 0 75 150 300 Feet � PAD® Man Amendment ent W ®® E S City of Jefferson Planning and Zoning Commission Case No. P22012 2216 Stonehill Road PUD Plan Amendment VICINITY 230 460 920 Feet N W E S PLANNING STAFF REPORT JEFFERSON CITY PLANNING AND ZONING COMMISSION October 13, 2022 Case No. P22012 — 2216 Stonehill Road, Amendment to Planned Unit Development (PUD) Plan. Request filed by B & D Investments LLC, property owner, for a major amendment to the approved PUD Plan to permit land uses such as a coffee shop and marketplace. The property is located 150 feet north of the intersection of Stonehill Road and Weathered Rock Road and is described as Lot No. 8 of Stonehill Subdivision, Section Two, in the City of Jefferson, Missouri. Nature of Request A request was filed for an amendment to a PUD Planned Unit Development Plan which would alter and increase the type of uses permitted for the 1.66 acres property addressed as 2216 Stonehill Road. Currently, the site contains a daycare. Within the same structure which houses the daycare, the applicant desires to add a coffee shop and marketplace. Because the PUD Plan in its current and existing form does not list these two uses, the PUD Plan would need an amendment in order to permit operation of the requested coffee shop and marketplace. Amendments to Planned Unit Development (PUD) Plans are categorized as either minor or major. Under Section 35-74 C.5.d.(1). and Section 35-74 C.5.f., a change in use is considered a "major" amendment to PUD Plans. In accordance with Section 35-70, Major Planned Unit Development Plan amendments are reviewed by the Planning and Zoning Commission before going to the City Council for a final decision. ZoninI4 and Surrounding Land Use Current Zoning: PUD Planned Unit Development Current Use: Daycare Proposed Use: Daycare, Coffee Shop, and Marketplace Surrounding Zoning Surrounding Uses North PUD Commercial, Vacant Land South PUD Residential, Apartments East PUD Office West RS-2 Agriculture Background and History Stemming from a recording of the Millbrook Subdivision in 1974, a 1995 Planning and Zoning Commission case involving a preliminary and final PUD Plan contained reference to a "Tract G". This such tract includes the subject property for the current PUD Plan amendment request (2216 Stonehill Road). In the 1995 PUD Plan case, a 7,000 square foot office building with a 36 parking spaces lot was proposed. The office building became a part of Section Two, Lot 8 of the Stonehill Subdivision during the approval of the preliminary plat in 1996 and final plat in 1997. Many references to an "office building" do exist in the Planning and Zoning case files. This provides direction for the use of the property under the PUD Plan. Staff Analysis The applicant has provided a PUD Plan amendment narrative and floor plan sketch which are attached in the Case P22012 Packet. The applicant requests an amendment to the current and existing PUD Plan in order to permit the operation of a coffee shop and marketplace alongside the daycare that is already under permitted operation. These changes would occur within the interior of the building. Details regarding layout of the coffee shop/marketplace and "The Academy" are specified in the floor plan sketch. The narrative describes that "The Academy" and coffee shop/marketplace would have each have separate entrances and floor to ceiling division. Further, the applicant has indicated that the sales of the coffee shop/marketplace would focus its operations towards the families served by "The Academy" during regular business hours Monday through Friday and then focusing sales towards the general public in the evenings as well as weekends. No drive through is planned. While the main change to the PUD Plan will occur on the inside of the building, parking and traffic impact is a consideration as the number of different uses on site will increase. The narrative states that 30 parking spaces are on site for all three uses. Some on street parking spaces are located along Stonehill Road. Per Section 35-58, the required number of off street parking spaces for daycares is 1 per employee/staff member- and 1 per each five children. The parking space requirement for coffee shops is "1 [space] per 100 sf gross floor area including outdoor seating area". The parking space requirement for marketplaces is "1 per 250 sf'. It is anticipated that roughly 1200 square feet of the building's total square footage will be occupied by the coffee shop and an additional 525 square feet will be taken up by the marketplace. This would suggest roughly 12 spaces for the coffee shop and 2 spaces for the marketplace. These parking space numbers may be adjusted per information provided by the applicant. Another- important factor to note however, is that these three uses may not need separate parking space calculations because of the provisions of Section 35-58 B.l.d. which states" When more than one type of use that has a parking requirement is located within the building and at least 20 percent of the gross floor area is devoted to that use, the parking needs for that use shall be calculated separately from the other uses". The coffee shop comprises of nearly 17% and the marketplace roughly .8%. Thus, neither appear to be 20% or more of the total gross floor area of the building. Again, the parking requirements should reflect details provided by the applicant. Impact of the additional uses on traffic in the area is another item of review for the PUD Plan amendment. The applicant has stated in the narrative an intent to focus sales to the daycare customers from 8:00 a.m. to 5:00 p.m. Monday through Friday, Sales are suggested to be focused on the community/public during the evening and weekend hours. The daycare is estimated to generate nearly 33 peak hour- trips. In addition to the trips generated from the daycare, it is estimated that the coffee shop will cause roughly 32 trips, and the marketplace 3 peak hour trips. As the coffee shop would cater primarily to customers of the daycare during the week and the public during the weekends, the anticipated increase in traffic is low. Staff Recommendation Review of the PUD Plan amendment has deemed the proposed uses compatible for the area. Impacts of traffic should be of limited increase and the area should have capacity to withstand the influx of traffic. Parking on site seems sufficient for the proposed uses. The PUD Plan and its amendments as well as any modifications, such as installation of food and beverage equipment, must comply with all applicable codes and regulations. Staff recommends establishing a C-1 Neighborhood Commercial zoning designation as the underlying zoning district to accommodate future uses of the building. Form of Motion: Motion to recommend approval of the major- Planned Unit Development Plan amendment in order to permit the operation of requested coffee shop and marketplace uses with the following condition: 1. Establishment of a C-1 Neighborhood Commercial zoning designation as the underlying zoning district for the purposes of determining permitted uses, signage, and lighting. City of Jefferson Department of Planning & Protective Services 320 E. McCarty Street Jefferson City, MO 65101 Phone: 573-634-6410 icplanninq ftjeffcitVmo.ofq www.jeffersoncitymo.gov APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD) Q Concept PUD Plan O Preliminary PUD Plan O Final PUD Plan O Amendment to Final PUD Plan O Amendment to Final PUD Plan for Signage PUD Project Name: Street Address: I Legal Description,( follows or is attached): v A'0 inc e Please attach or include the following: (a) Typed project narrative describing the type and character of the development, including land uses, acreage, proposed residential densities or commercial floor area (FAR); public or private open space, amenities or recreation areas to be provided; sidewalks and pedestrian ways; parking areas; deviations from minimum design standards of Section 35-51; and other information required by Section 35-74 or applicable sections of the Zoning Code. The project title and location must be included upon every page. Number all pages and attachments. (b) Site Plan and/or Development Plan, as applicable. (c) Preliminary or Final Subdivision Plat or Declaration of Condominium Association, as applicable; (d) Draft of Covenants, Conditions and Restrictions, as applicable; (e) Traffic impact analysis, if required by Section 35-60; (f) Signage Plan, including type, locations and dimensions of all proposed signs; (g) Landscaping and Screening Plan; (h) Lighting Plan, including pole heights, type of fixtures or luminaries, and foot candles; (i) Project Phasing Plan (if applicable) Q) Application Filing Fee $210.00 plus $20 per acre (Revised June 30, 2015) Application Info Property Owner: Address 9-2-1 Phone Number(s Consultant Name: Address: Phone Number(s): The agached information accurately represents this proposed project. Oct AN42Z Property Owner Signature Printed Name Date Consultant Signature Printed Name Date For Staff Use Only: Application Filing Fee Received: Amount Check # ) Attachments: Narrative Site Plan Applicant/Project Information Sheet Note other information submitted. 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. Narrative for B & D Investments LLC, at 2216 Stonehill Rd, Jefferson City, MO 65101 B & D Investments LLC/The Academy of Innovative Learners is proposing a rezone for dual occupancy at 2216 Stonehill Rd, Jefferson City, MO 65101 The Academy of Innovative Learners, the current occupant, is purposing to expand the desired space to have a small coffee shop/marketplace. The Academy is a licensed Preschool, that incorporates farming, gardening, and life skills in our teachings. We have an onsite garden and chickens (with a valid egg license) on site. We would like to offer coffee, treats and local made items to customers of The Academy and the community. Our building as shown in the attached site plan, has a complete separation for The Academy and The Coffee/Marketplace. The building provides a secure entrance for The Academy and a separate entrance with floor to ceiling separation from the proposed space for the coffee/marketplace. The entrances and exits for the school are all coded and very secure from outside customers. We are proposing to offer The Coffee/Marketplace to families during regular business hours. Monday to Friday from 8 am to 5 pm. We will be focusing on serving community customers during the evenings and on the weekends. The Academy is currently designed and set up to offer school to 56 families. We currently have 30 parking spots available and off-street parking for 30 plus additional cars. The Academy and International Coffee are the only 2 businesses that currently occupy Stonehill Rd. We do not believe that these changes would alter the current flow of traffic and will continue to keep with the types of businesses already in the neighborhood, education, and coffee. Our goal is to help sustain the school by offering an additional stream of income in these very difficult times in the Education industry. We have been in business for 15 years and would like to continue to offer quality education to our families and to the community, as well as provide eggs, local made products, items from our garden, quality coffee & treats. &Xp GH ]H'H 1 -1 h,. i jpyl�a I n I 17 Cady ®f Jefferson Department of Planning & Protective Services 320 E. McCarty St. Jefferson City, Mo 65101 September 29, 2022 Dear Property Owner: Sonny Sanders, AICP, Director Phone: 573.634-6410 Pan: 573-634-6457 This letter is to notify you that the Jefferson City Planning and Zoning Commission kaill meet at 5:15 p.m. on Thursday, October '13, 2022, to consider the following matters (see map on back): Case No. P22012 — 2216 Sttonehifl Road, Amendment to Pganned Unit Development (PUD) Plan. Request filed by B & D Investments LLC, property owner, for a major amendment to the approved PUD Plan to permit land uses such as a coffee shop and marketplace. The property is located 150 feet north of the intersection of Stonehill Road and Weathered Rock Road and is described as Lot No. 8 of Stonehill Subdivision, Section Two, 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 1:00 p.m. on 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 onlyat 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 November 21, 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: https://www.ieffersoncitymo.goy/government/pIanning/planning and zoning commission php If you have any questions concerning this matter, please contact 573.634.6573. Best Regards, Kor'tney Bliss Planner 1 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. N s U L' V C/ \ \ 0� `t 7 0�, 2� d° �o �Opaei��y� U N Q 0� 0 10 >133b0 NVO ea co as GNV-lalw aagn8 u0ile0lA0N 'll 98 L auawpuawy uald and lae� Peob IllyauOIS 92Z OZ6 069 09V 06Z 9Ll 0 Z60ZZd 'oN aseO Jefferson City Planning and Zoning Commission Property Owner List Case P22012 2216 Stonehill Road 10/13/2022 B& D INVESTMENTS L L C 2216 STONE HILL RD JEFFERSON CITY, MO 65101 2212 STONE HILL RD MO 65101 BECK, STEVEN E BECK, STANLEY D 100 E 109TH ST KANSAS CITY, MO 64114 CHRISTY DR MO 65101 BRISTOL CARE INC 501SOHIOST #200 SEDALIA, MO 65301 834 WEATHERED ROCK CT MO 65101 JEFFERSON STREET COMMERCE PARK L L C 2421 W EDGEWOOD DR JEFFERSON CITY, MO 65109 905 WEATHERED ROCK RD MO 65101 SCHNIEDERS, SHARON K 1314 HWY 179 JEFFERSON CITY, MO 65109 MILLBROOK DR MO 65109 T D K PROPERTIES 2421 W EDGEWOOD DR JEFFERSON CITY, MO 65109 2208 STONE HILL RD MO 65101 WEATHERED ROCK L P %MHDC 920 MAIN ST STE1400 KANSAS CITY, MO 64105 825 WEATHERED ROCK RD MO 65101