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Home My Public Portal About2022-10-11 packetNotice of Meeting & Tentative Agenda r �w S tf Jefferson City Board of Adjustment Tuesday, October 11, 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 August 09, 2022 5. Communications Received New Business - Public Hearings Case No. B22009 — 214 Hoover Road, Variances. Request filed by BRM2002, LLC, property owner, for the following: 1. A variance from the requirement to install a 6 foot tall screening fence. 2. A 5 foot variance from the 30 foot driving lane width requirement to permit a 25 foot driving lane width between storage units. 3. A variance from the 2 parking space requirement. 4. A variance to permit 2 ingress -egress points on the same side of the property abutting a street. The property is located 750 feet northeast of the intersection of Hoover Road and West Main Street and is described as part of the West Half of the Southeast Quarter of Section 34, Township 45 North, Range 12 West, in the City of Jefferson, Cole County, Missouri. (Central Missouri Professional Services, Consultant). Case No. B22010 — 507 Airport Road; Variance from Floodplain Regulations. Request filed by Central Missouri Realty Co., 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 7,500 square foot addition to an existing airport hangar as a wet -flood proofed structure. The property is located at the Jefferson City Memorial Airport and is described as part of Public Survey 2638, Jefferson City, Callaway County, Missouri. (Central Design Group, Consultant). 7. Miscellaneous Reports 8. Other Business 9. Adjourn Individuals should contact the ADA Coordinator at (573) 634-6570 to request accommodations or alternative formats as required under the Americans with Disabilities Act. Please allow three business days to process the request. Please call 573-634-6410 for information regarding agenda items. MEETING MINUTES JEFFERSON CITY BOARD OF ADJUSTMENT August 9, 2022 BOARD MEMBERS PRESENT Andrew Hake, Chairman Jim Crabtree, Vice Chairman Katy Lacy Jay Seaver Brad Schaefer Adam Cartwright, Alternate Roy Michael, Alternate Michael Eichner, Alternate BOARD MEMBERS ABSENT COUNCIL LIAISON PRESENT Erin Wiseman STAFF PRESENT Sonny Sanders, Director of Planning & Protective Services Eric Barron, Planning Manager Dustin Birch, Associate City Attorney Kortney Bliss, Planner Shane Wade, Civil Engineer Katrina Williams, Planner Lisa Dittmer, Administrative Assistant ATTENDANCE RECORD 10 of 10 9of10 7of10 7of10 5of10 10 of 10 9of10 3of4 Guests: John & Martha Lage, Scot Drinkard, Joann Laux, and Brian McMillian with CMPS. 1. Call to Order and Introduction of Members, Ex-Officio Members and Staff Chairman Hake called the meeting to order at 7:30 a.m. and introduced Board members and asked staff to introduce themselves. A quorum was present to hear the items on the agenda. The following members were designated to vote: Crabtree, Hake, Lacy, Schaefer, and Seaver. 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 Ms. Lacy seconded to adopt the agenda as printed. The motion passed 5-0 with the following votes: Aye: Crabtree, Hake, Lacy, Schaefer, and Seaver. Nay: None. Minutes/Jefferson City Board of Adjustment August 9, 2022 Page 2 4. Approval of Minutes from the Regular Meeting of the July 12, 2022 Meeting Mr. Seaver moved and Ms. Lacy seconded to approve the minutes as printed. The motion passed 5-0 with the following votes: Aye: Crabtree, Hake, Lacy, Schaefer, and Seaver. Nay: None. 5. Communications Received Communication on Case B22007 was distributed to Commission Members. 6. New Business — Public Hearing Case No. B22007 — 2302 & 2312 East McCarty Street, Conditional Use Permit and Variances. Request filed by Partner Xtra Storage LLC, property owner, for the following: 1. A Conditional Use Permit for an Outdoor Mini Warehouse Storage Facility in C-2 General Commercial Zoning District 2. A variance from Type C Bufferyard Installation Requirements 3. A 5-foot variance from the 30-foot Driving Lane Width Requirement to permit a 25-foot driving lane width between storage units. 4. A variance from the requirement to install a 6-foot screening fence. The property is located 280 feet east of the intersection of Doehla Drive and East McCarty Street and is described as part of private survey No. 2701 in the City of Jefferson, Cole County, Missouri. (Central Missouri Professional Services, Consultant). Ms. Bliss described that the location of the request, zoning of the property and surrounding property, and the proposed use as mini warehouse storage facilities. Brian McMillian with CMPS, consultant for the property owner, spoke regarding the request. Mr. McMillian advised the owners plan to put in an underground detention system which will meet the stormwater quality requirement and feels this will help alleviate any flooding issues downstream. Mr. Crabtree inquired about the uses of the multiple buildings on the property. Mr. McMillian advised most of the buildings are used as storage for the owner and additional access can be added between building nine and building four to access the lower part of the lot; if an access is not added, a barrier will probably be required. Mr. McMillian advised the buildings on the west and south side of the site will act as fencing and provide solid screening that the code requires. The property owner plans to install a gate at the entrance to restrict access, which will provide additional fencing and screening. Mr. McMillian advised this will be in compliance with FEMA standards, it is in the 100- year flood plain, but FEMA allows grading/fill in the flood plain. John Lage, property owner at 315 Indian Meadow Drive, spoke in opposition of the request. Mr. Lage is not opposed to the development of storage units, but is concerned there will be increased flooding. Joann Laux, resident at 2326 Theresa Street, is concerned about being able to see the storage units from her property and requested pine trees be planted to help with the Bufferyard. No one else spoke regarding the request; the Chair closed the public hearing. Ms. Bliss described that information about the required findings is contained within the application forms and within the staff report. Ms. Bliss described the recommended form of motions. Mr. Wade discussed the Burns and McDonnell study and advised additional analysis on stormwater and flooding issues will occur during the site plan review. Mr. Seaver moved and Ms. Lacy seconded to approve the variances, but withdrew motion after discussion. Members discussed and agreed to split the variances into multiple motions. Minutes/Jefferson City Board of Adjustment August 9, 2022 Page 3 Mr. Seaver moved and Ms. Lacy seconded to approve a 5-foot variance from the 30-foot driving lane width requirement to permit a 25-foot driving lane width between storage units. The motion passed 5-0 with the following votes: Aye: Crabtree, Hake, Lacy, Schaefer, and Seaver. Nay: None. Mr. Seaver moved and Ms. Lacy seconded to approve a variance from the requirement to install a 6-foot screening fence. The motion passed 5-0 with the following votes: Aye: Crabtree, Hake, Lacy, Schaefer, and Seaver. Nay: None. Mr. Crabtree moved and Ms. Lacy seconded to approve a variance from Type C Bufferyard Installation Requirements to permit the absence of such required Bufferyard for the western portion of the site which abuts a RS-2 Single Family Zoning district. The motion passed 5-0 with the following votes: Aye: Crabtree, Hake, Lacy, Schaefer, and Seaver. Nay: None. Mr. Crabtree moved and Mr. Seaver seconded to approve a variance from Type C Bufferyard Installation Requirements to permit grading to occur within the Bufferyard along the property's south side during initial construction and then leaving such natural Bufferyard to remain undisturbed. The motion fails 0-5 with the following votes: Aye: None. Nay: Crabtree, Hake, Lacy, Schaefer, and Seaver. Mr. McMillian advised they will add a row of trees to meet the Type C Bufferyard requirement. Mr. Barron advised the fence requirement will not be required due to topography in the area. Mr. Seaver moved and Mrs. Lacy seconded to approve the requested Conditional Use Permit for an Outdoor Mini Warehouse Storage Facility in a C-2 General Commercial Zoning District. The motion passed 5-0 with the following votes: Aye: Crabtree, Hake, Lacy, Schaefer, and Seaver. Nay: None. 7. Miscellaneous Reports None 8. Other Business None 9. Adjournment The meeting was adjourned at 9:04 a.m. Respectfully submitted, Lisa Dittmer Administrative Assistant Jefferson C�'ty Board of Adjustment October I 1 9 2022 Case No. B22009 BRM2002. LLC 214 Hoover Road Variances Mini Storage Facility STAFF REPORT BOARD OF ADJUSTMENT — CITY OF JEFFERSON, MISSOURI October 11, 2022 Case No. B22009 — 214 Hoover Road, Variances. Request filed by BRM2002, LLC, property owner, for the following: 1. A variance from the requirement to install a 6 foot tall screening fence. 2. A 5 foot variance from the 30 foot driving lane width requirement to permit a 25 foot driving lane width between storage units. 3. A variance from the 2 parking space requirement. 4. A variance to permit 2 ingress -egress points on the same side of the property abutting a street. The property is located 750 feet northeast of the intersection of Hoover Road and West Main Street and is described as part of the West Half of the Southeast Quarter of Section 34, Township 45 North, Range 12 West, in the City of Jefferson, Cole County, Missouri. (Central Missouri Professional Services, Consultant). PUBLIC NOTICE By publication in the newspaper, letter to adjacent and affected property owners within 185 feet, and by property sign posting. NATURE OF REQUEST A request was filed for placement of mini warehouse storage facilities in a M-1 Light Industrial zoning district. The proposal suggests 82 10' x 20' units and 12 5' x 10' units on the site. This use is permitted by right as listed in Section 35-28.Other sections of the City Code for the City of Jefferson oversee the development of mini warehouse storage facilities. One particular section, Section 35-41.15, lists specific use standards for these storage facilities. The applicant has requested four variances from these standards for the site. The variances include a variance which would permit the absence of a 6' screening fence. Another variance would remove the requirement for parking spaces to be present on the site. A permitted reduction to the required driving lane width is another requested variance. The permitted existence of two ingress -egress points on the same side of the subject property abutting Hoover Road. In the attached application materials contained within Case B22009 Packet, the applicant has provided responses to required findings for the request review. The City of Jefferson Board of Adjustment is the entity responsible for reviewing and ruling on such variance requests. Findings are a part of the decision making process and 4 votes in favor of the request is needed for granted approval. ZONING AND SURROUNDING LAND USE The subject property is zoned M-1 Light Industrial Surrounding Zoning Surrounding Uses North M-1 Utility Office and Operations South M-1 Office East RS-2 Cemetery West M-1 Industrial, Waste Management Case No. B22009 Board of Adjustment Page 2 October 11, 2022 BACKGROUND INFORMATION The site plan shows 4 structures with 2 structures containing 10' x 20' cubicles and the other 2 structures having both 10' x 20' cubicles and 5' x 10' cubicles. The plan shows most of the driving lane width to be 25' but the vertical portion of the driving lane is shown as 30'. A variance has been requested in order to permit the portions under 30'. The driving lane connects to two ingress -egress points on the west side of the property, which leads vehicular traffic to and from Hoover Road. In order for these access points to be on the same property side, a variance is needed. The plan shows no office parking spaces, which does not meet the requirement of Section 35-41.15. A variance has been requested which would permit the absence of parking spaces on the site. Also not shown on the plan is a 6' screening fence or wall as required by Section 35-41.15. A variance has been requested to permit no screening fence in two locations on the site which are essentially where no buildings are located. As required by City Code, a Type C bufferyard is shown on the east side of the property where the development abuts the RS-2 Single Family Residential zoning designation. One fire hydrant is located near the currently existing driveway entrance on the property. This hydrant would be closest to the proposed southern ingress -egress point. The site plan does show utility access. FINDINGS REQUIRED The applicant has provided responses to the required findings. In reviewing this case, the Board may wish to consider the following questions: 1. Are there any practical difficulties unique to this property which under strict and literal adherence to the provisions of the zoning regulations would cause the applicant an unnecessary hardship? 2. Would the appearance and value of surrounding properties be damaged if the variance is granted? General Findings for Variances Finding Comments Not eliminate an adequate supply of All four requested variances do not involve the decrease in light or air to adjacent property. air or light supply to adjacent properties as one variance is for the absence of a 6' screening fence and the other three ertain to flat, low lying avement features. Notsubstantially increase The screening fence variance should have no impact on congestion in the public street. traffic. The parking space variance should have low impact as no office is proposed. The driving lane width variance should have low impact on traffic flow in the public street. Two points of access to and from Hoover Road is anticipate to have minimal negative impact on congestion within the ublic street. Not increase the danger of fire or A hydrant is located on Hoover Road. The variances appear endanger the safety of the public. to not significantly increase fire hazards or danger to the public. The driving lane widths and ingress -egress points must be capable of withstanding use by emergency and maintenance vehicles pursuant to applicable regulations. Case No. B22009 Board of Adjustment Page 3 October 11, 2022 Finding Comments Not be unduly injurious to the use All requested variances should have minimal impact on the and enjoyment of adjacent property. use of adjacent properties. Based on the location of the lack of screening fencing and existing features in certain areas of the site, the adverse effects from this variance appear to be low. Not substantially diminish property A Type C buferyard is proposed for the east side which values in the neighborhood. faces the residential zoning designation. The storage facilities appear to be compatible with the other uses such as wholesale. The M-1 zoning designation is, in purpose, suitable for this type of use. Be in keeping with the general spirit I The proposal and requests appear to be in keeping with the and intent of the zoning code. zoning code purposes. STAFF ANALYSIS The use seems to be suitable for the area. Negative impacts from the requested variances and use should be minimal. The request and its development are subject to all applicable requirements of the City Code for the City of Jefferson. FORM OF MOTION 1. Motion to approve a variance from the requirement to install a 6 foot tall screening fence. 2. Motion to approve a 5 foot variance from the 30 foot driving lane width requirement to permit a 25 foot driving lane width between storage units. 3. Motion to approve a variance from the 2 parking space requirement. 4. Motion to approve a variance to permit 2 ingress -egress points on the same side of the property abutting Hoover Road. City of Jefferson Board of Adjustment LOCATION MAP e VV I" 4 r wr; •f 04 i`Ir J� ram: o s ♦. •a(! �, i � 1 .j` is { l• Y•�.+t" tfyY t„ �$. E'.v'xy T• =y °ir. see Imo.. Case No. B22009 214 Hoover Road 0 90 180 360 Feet N Variances Mini Storage Facility W + E S Casty of Jefferson Nanning and Zonong Comrnossoon 0 Case No. B22009 214 Hoover Road Variances Mini Storage Facility VICUTY 0 262.5 525 1,050 Feet 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 icp1annino0ieffcitVm o. orq www.jeffersoncitymo.gov APPLICATION TO THE BOARD OF ADJUSTMENT 1. The undersigned hereby request(s) the following: ❑ Conditional Use Permit (Section 35-73A; Section 35-71, Site Plan) ID Variance (Section 35-736; Section 35-71, Site Plan) ❑ Appeal of Administrative Decision (Section 35-73C) ❑ Chapter 3, Advertising and Signs: Signage Variance or Conditional Use Sign Permit ❑ Chapter 31, Article III, Floodplain Management; Variance to Flood Hazard Regulations ❑ Other (including Interpretations; please describe in #2 below) 2. Describe exactly the type of project proposed or what is being requested and the purpose of the request. Cite affected Section numbers if known (or attach separate sheet). Variance from the 6' tall solid fence requirement - Sec. 35-41.13.15.b(1) Variance from the 30' Lane width requirement - Sec. 35-41.15.b(2)(a) Variance from the required parking spaces - Sec. 35-41.15.b(2)(b & c) Variance for 2 ingress -egress points - Sec. 35-41.15.b(4) 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: 214 Hoover Road B. Property Description: See Attached 4. A site plan in accordance with Section 35-71 is required for conditional use permits and variance applications. A "sketch" site plan may be required for other applications such as conditional use sign applications. 5. Filing fee: $300 + $100 advertising fee. A check payable to the "City of Jefferson" for the application filing fee must be attached to this application. Revised July 1, 2018. 6. Response to Required Findings: Applicant responses to required findings must be attached. The required findings vary based on type of application as follows: a. Setback, lot area or dimension variance — Addendum A (Density and Dimensional) b. Height variance — 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). G era r ICJ L� ers Property Owner Signa ure Printed Name/Title (type or print) BIZ M 2z o0 -2- Propdrty Owner Signature Printed Name/Title (type or print) Subscribed and sworn before m day of-- JERRY WAYNE MORGAN NotaryPublic - Notary Seal STTE OF MISSOURI Cole — County - Commission # 2186053E3 My Commission Expires: 11/21/2025 Notary Public J Applicant if different fromTroertwner : 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 m I j I O lye i o r s gurg I I I 'atl [ 5F pqQp I I Si FR a I I i i' -------------------- _._ ------- - -----a----a---- a ---a«---------------- _ a.-_-- -^� - I:' '•;� V I HOOVER ROAD �a am 58 s� [I-'0W oars 1-1 srtal:e ssi6'I31E 5M.a6• .. x._--R—...—x--`--- ■.rC." E �. sEiseH rrvr T45KRM / I 5 I a 8 I I I I I I I gsg R� I xS a� I N eR I--�-- — ------------ pap z ^ II I NTl] m n P e pr o x0 a e NAG 0 t a C] 8 � ••C a ' d v m 9 N' ? • PROPOSED MINI -STORAGE FACILITY BRM2002, LLC t � m Central Missouri Professional Services, Inc. ENGINEERING - SURVEYING - MATERIALS TESTING '� SON`GCAm�. MISSOURI 65101 I5"> Em � ls19 cN-agile e fl a 214 HOOVER ROAD JEFFERSON CRY. COLE COUNTY. MISSOURI., I I Go G,3 I I ZSo' c z ff9 mz � L —1— — J ,ao•oo la.t�.Et.�es @ � o- ------------------- — � � too•ss�I — -_�� - 1 � ,00•svt 3 11 I ?O I 1 1 :v F• � I I/ I \ # II I T .ao I �y 0 •� /� 4i,i byNq =�o I j 11 IIII I <8 viOilcQF�� cal s lia a��ll i 'a Jm �� r ' 4g F.:o 1 mr 8e Ux _ 'a� N I It III m II I v� tic) IIII I a o F• iO q I I I I I I I I I /j i �� 1 ; I I III► I am --- so6, I I` l4 l� i -----------=-=-_---- T— / / boa? --JI4 a `o b Jefferson City Board of Adjustment Application Addendum F — General Variance To be used for variance requests not covered by the other addendums. (Section 35-73.B.4.b) Property Address214 Hoover Road Applicant NameBRM2002, LLC Provide responses to the following required findings. State all reasons for your answer and use additional pages to complete your answer if necessary. General Findings: 1. Would the proposed variance eliminate an adequate supply of light or air to the adjacent property? The proposed variances will have no impact on supply of light or air to adjacent properties. 2. Would the proposed variance substantially increase congestion on the public street? The proposed variances will not increase congestion on public streets. The anticipated traffic generation is very low. There will be no office, therefore no off-street parking is necessary. There is adequate drive space within the complex for occasional maintenance vehicles 3. Would the proposed variance increase the danger of fire or endanger the safety of the public? The proposed variances will not increase fire danger or endanger the public. The additional driveway onto Hoover Road will provide a means of egress for fire apparatus. The reduced driveway width meets fire access road requirements. The elimination of entrance gates will increase accessibility for the public safety agencies. 4. Would the proposed variance be unduly injurious to the use and enjoyment of the adjacent property? The proposed variances will not affect the use or enjoyment of adjacent properties. Jefferson City Board of Adjustment Application Addendum F — General Variance Page 2 5. Would the proposed variance substantially diminish property values in the neighborhood? It is not anticipated that the proposed variances would affect neighboring property values. The proposed use is a less intense use than much of the surrounding properties. 6. Would the proposed variance be in keeping with the general spirit and intent of the Zoning Code? The proposed variances are within the general spirit of the Zoining Code. The use is consistent with the current zoning. The variances requested are in keeping with industry standards for this type of facility. TRACT A SRB-B, pg. 115 Property Description Part of the West Half of the Southeast Quarter of Section 34, Township 45 North, Range 12 West, in the City of Jefferson, Cole County, Missouri, more particularly described as follows: From the northeast corner of the West Half of the Southeast Quarter of said Section 34; thence S05°46'13"E, along the East line of the West Half of the Southeast Quarter of said Section 34 and the West Line of Riverview Cemetery, 1717.78 feet to the northeasterly corner of the tract described in Book 462, page 649, Cole County Recorder's Office and the POINT OF BEGINNING for this description; thence S5°46'13"E, continuing along the East line of the West Half of the Southeast Quarter of said Section 34 and the West Line of Riverview Cemetery, also being the easterly line of said tract described in Book 462, page 649, 505.06 feet to the southeasterly corner of said tract described in Book 462, page 649, also being the northeasterly corner of the tract described in Book 381, page 101, Cole County Recorder's Office; thence S84°13'47"W, along the southerly line of said tract described in Book 462, page 649 and the northerly line of said tract described in Book 381, page 101, 155.00 feet; thence N5°58'19"W, 224.91 feet; thence N39°25'39"E, 31.00 feet; thence N5°46'13"W, 95.03 feet; thence S84°00'31"W, 166.21 feet to the westerly line of said tract described in Book 462, page 649, also being the easterly right-of-way line of HOOVER ROAD; thence N5°46'13"W, along the westerly line of said tract described in Book 462, page 649 and the easterly right-of-way line of said HOOVER ROAD, 163.92 feet to the northwesterly corner of said tract described in Book 462, page 649, also being a point on the southerly boundary of LOT 5 of CHERRY CREEK SECTION 1, as recorded in Plat Book 12, page 497, Cole County Recorder's Office; thence N84013'47"E, along the northerly line of said tract described in Book 462, page 649 and the southerly line of said LOT 5, 300.00 feet to the POINT OF BEGINNING. Containing 2.29 acres. City of Jefferson Department of Planning & Protective Services 320 E. McCarty St. Jefferson City, MO 65101 September 27, 2022 Dear Property Owner: Carrie Tergin, Mayor Sonny Sanders, AICP, Director Phone: 573-634-6410 Fax: 573-634-6562 This letter is to notify you that the Jefferson City Board of Adjustment will meet at 7:30 a.m. on the morning of Tuesday, October 11, 2022, in the Council Chambers of the John G. Christy Municipal Building, 320 E. McCarty Street, to consider the following item of business. This meeting will be an in -person meeting. Case No. B22009 — 214 Hoover Road, Variances. Request filed by BRM2002, LLC, property owner, for the following: 1. A variance from the requirement to install a 6 foot tall screening fence. 2. A 5 foot variance from the 30 foot driving lane width requirement to permit a 25 foot driving lane width between storage units. 3. A variance from the 2 parking space requirement. 4. A variance to permit 2 ingress -egress points on the same side of the property abutting a street. The property is located 750 feet northeast of the intersection of Hoover Road and West Main Street and is described as part of the West Half of the Southeast Quarter of Section 34, Township 45 North, Range 12 West, in the City of Jefferson, Cole County, Missouri. (Central Missouri Professional Services, Consultant). 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, but written comments will be made part of the official record. Written comments may be directed to the Board of Adjustment in one of the following ways: e-mail: JCPlanning@jeffersoncitymo.gov fax: Department of Planning & Protective Services, Planning Division, 573-634-6457 mail: Department of Planning & Protective Services / Planning Division John G. Christy Municipal Building, 320 E. McCarty Street, Jefferson City, MO 65101 Written comments must be received before 5:00 p.m. Monday October 10 2022 and will be copied and distributed to Board members at the meeting. Correspondence and other items received at the time of the meeting will be included in the official record, but may be delivered to the Chairman only; there is no guarantee that copies will be made for distribution to all Board members. Interested parties who are unable to provide written comment in advance are invited to deliver their comments to the Board Chairman at the time of the meeting. Information regarding this case may be viewed on the Board of Adjustment webpage at: http://www.weffersoncitymo.gov/government/planning/board of adjustment php If you have any questions concerning this matter, please contact 573-634-6573. Best Regards, A- - Kortney Bfiss Planner I 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. B22009 214 Hoover Road Variances Mini Storage Facility 185 ft. Notification Buffer N W ; E S 0 90 180 360 540 720 Feet Jefferson City Board of Adjustment Property Owner List Case B22009 214 Hoover Road 10/11/2022 MISSOURI STATE OF 1 STATE CAPITOL BLDG JEFFERSON CITY, MO 65101 2710 W MAIN ST MO 65109 JEFF CITY DEVELOPMENT L L C 7935 CLAYTON RD ST LOUIS, MO 63117 2730 W MAIN ST MO 65109 BRM2002LLC 210 KAYLOR BRIDGE RD CENTERTOWN, MO 65023 214 HOOVER RD MO 65109 PREFERRED FAMILY HEALTHCARE INC PO BOX 767 KIRKSVILLE, MO 63501 210 HOOVER RD MO 65109 RIVERVIEW CEMETERY ASSN 2600 W MAIN ST JEFFERSON CITY, MO 65109 2600 W MAIN ST MO 65109 MISSOURI AMERICAN WATER COMPANY GENERALTAX PO BOX 2738 CAMDEN, NJ 8101 311 HOOVER RD MO 65109 Je-�'fferson C�'ty Board of Adjustment October 11 9 2022 Case No. B22010 Central Missouri Realty Co. 507 Airport Road Floodplain Variance Airport Hangar Addition STAFF REPORT BOARD OF ADJUSTMENT — CITY OF JEFFERSON, MISSOURI October 11, 2022 Case No. 13220010— 507 Airport Road; Variance from Floodplain Regulations. Request filed by Central Missouri Realty Company, 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-foot x 24-foot 6-inch addition to an existing 100-foot x 75-foot 8-inch 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-foot by 24-foot six-inch 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. 3. 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. B220010 Staff Report October 11, 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 grounds. 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 approximately 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 30-feet plus. 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. B220010 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. October 11, 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 a Flood Evacuation Plan. City of Jefferson Board of Adjustment LOCATION MAP 9 ` A. co '�.� S nj rF � � � • •4. O� {; 44 ,'✓w th 1 AIRPORT RD - �` (,�y�ci-. i• yyyttt C:. •'�*�3- I 1 , 1 �` Fjw•r..., wp -_ AVIATION `D`R -- + -46 / r y� Case No. B22010 507 Airport Road Floodplain Variance Airport Hangar Addition re � 4 � 1144, I y a ��. t �+ C'J rr 0 170 340 680 Feet N W r E S City of Jefferson Planning and Zoning Commission Case No. B22010 507 Airport Road Floodplain Variance VICINITY 0 190 380 760 Feet N W r E S City of Jefferson Date filed: Department of Planning & Protective Services 320 E. McCarty Street Jefferson City, MO 65101 Phone: 573-634-6410 %cplanninq(djeffcitymo. orq www.jeffersoncifymo.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 IX 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 Fnimmum ef V above the base fleed elevafieR and allew this building te be Wet- 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: 507 Airport Road Jefferson City MO — B. Property Description: Refer to lease agreement with -the-Gity-of Jefferson — or 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. 6. Response to Required Findings: Applicant responses to required findings must be attached. The required findings vary based on type of application as follows: a. Setback, lot area or dimension variance — Addendum A (Density and Dimensional) b. Height variance — 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). VP Property Owned ignature Printed Name�tifle (type o rint) Property Owner Signature Printed Name/Title (type or print) Subscribed and sworn before me this l day of Notary Public Applicant (if different from DrODertv owner): Name Central Design Group, LLC Mailing Address 3200 Penn Terrace Suite 100, Columbia MO 65202 Phone Number 573-441-9391 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. LEXI D BOEHM Notary Public - Notary Seal STATE OF MISSOURI Cole County My Commission Expires: June 26, 2025 Commission #17324589 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 Applicant Name 507 Airport Road Central Bank 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 renovated with flood vents that will provide pressure equalization and allow for wet floodproofing of the structure. Contents will be removed prior to a flood event. The area where the building is located in 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 floodproofed 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 valued added service to not only the City of Jefferson City, but also the Central region of the state of Missouri. The adjustments to this hanger allow for a more secure and safer airport by controlling the vehicular traffic. Jefferson City Board of Adjustment Application Addendum L — Variance to Floodplain Regulations Page 3 5. Is a waterfront location necessary for the facility? This hanger is not a "waterfront" but is located on the grounds of the Jefferson City Airport that is in the Missouri River Floodplain. 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 building is a aircraft hanger for the keeping of aircraft and as such must be located at on the airport. The City has located this airport where it is and it happens to be in a floodplain. 8. Describe the relationship of the proposed use to the comprehensive plan and floodplain management program for the area. The building would be compatible with eh 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, SFE = 547.33 -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 Sediment transport is not anticipated to be an issue. The 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 maintained this building for years and is used to dealing with flood events. ------------ ------------ --- ----------------------- T CENTRAL BANK HANGAR 3 IS 507 AIRPORT ROAD am JEFFERSON CITY, MO 65101 co V ARCHITECTURE PLANNING I INTERIOR DESIGN I PROCUREMENT CENTRAL DESIGN GROUP 320D PENN TERRACE, SUITE 100 - COLUMBIA, MISSOURI. 65202 - TEL-573.441.9391 SM. IT ; Ec :m- 6 In C 0 > 0 > z z I TIT II N W r E Case B22010 S 507 Airport Road 0 185 370 740 1,110 1,480 Floodplain Variance Feet Airport Hangar Addition 185 ft. Notification Buffer H hb� 63 26_7 WEHMEYER RD _i H" 94 COOPER DR AIRPO T RD AVIATION DR MO�NE RD i