HomeMy Public PortalAbout2023-03-09 minutesMinutes
JEFFERSON CITY PLANNING AND ZONING COMMISSION
March 9, 2023
5:15 p.m.
COMMISSION MEMBERS PRESENT ATTENDANCE RECORD
Dale Vaughan, Chair 8 of 8
Penny Quigg, Vice Chair 8 of 8
Emily Fretwell 7 of 8
Treaka Young 7 of 8
Jacob Robinett 6 of 8
Bunnie Trickey Cotten 7 of 8
Shanon Hawk 7 of 8
Tom Werdenhause, Alternate 1 of 3
Randy Hoselton, Alternate 2 of 3
COMMISSION MEMBERS ABSENT
Gregory Butler 4 of 8
Hank Vogt 7 of 8
Sara Michael, Alternate 1 of 2
COUNCIL LIAISON PRESENT
Michael Lester
STAFF PRESENT
Eric Barron, Planning Manager
Dustin Birch, Associate City Counselor
Kortney Bliss, Planner
David Grellner, Interim Director of Planning & Protective Services
Shane Wade, Civil Engineer
Lisa Dittmer, Administrative Assistant
Guests: Paul Samson with Central Missouri Professional Services, Don Davis, John States, Jay
Burchfield, Jocelyn King, Patsy Johnson, James Robinett, Jr, Gary Plummer, Ryan Schrimpf,
Dorothy Jones, and Andy Fechtel.
1. Call to Order and Introduction of Members, Ex-officio Members and Staff
Chair Dale Vaughan called the meeting to order. Six 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 & 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
Staff stated that they received a request from the applicant to continue Case P23005.
Ms. Fretwell moved and Ms. Young seconded to approve the agenda as amended. The
motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
4. Approval of the Regular Meeting Minutes of January 12, 2023.
Ms. Hawk moved and Mr. Robinett seconded to approve the regular meeting minutes of
January 12, 2023 as printed. The motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
5. Communications Received
No communication received on cases being heard.
6. New Business/Public Hearing
Case No. P23005 – 2738 Rock Ridge Road (Continued to April 13 meeting at
request of Applicant)
Case No. P23006 – 200 Block Militia Drive, Special Exception Use Permit. Request
filed by Premium Top Soil LLC, property owner, on behalf of SilverTree Co., applicant,
for a Special Exception Use Permit to operate a commercial vehicle service truck
stop/travel plaza within the M-1 Light Industrial zoning district. The property is located at
the southeast corner of the intersection of Militia Drive and Algoa Road and is described
as Part of Southwest Fractional Quarter of Section 19, Township 44 North, Range 10
West, in the City of Jefferson, Cole County, Missouri.
Ms. Bliss stated the applicant is requesting a special exception use permit to operate a
truck stop/travel plaza. The property is approximately 12.5 acres in size and is zoned
M-1 Light Industrial. There will be two driveways connected off Militia Drive, one
driveway off Algoa Road with wayfinding signage in various locations.
Mr. Burchfield with SilverTree Companies presented the case. MFA Oil/Breaktime will be
the tenant with food services available. Mr. Burchfield stated they plan to improve Algoa
Road and widen the approach at Militia Drive to allow for the stacking and turn radius
that are needed so larger truck traffic can come in the southern entrance and exit onto
Algoa Road. Passenger car traffic will be directed to use the two entrances at the front of
the store.
Ms. Bliss stated staff analysis and findings are included in the packet. The site plans
show over 50 parking spaces for passenger vehicles and 35 parking spaces for larger
trucks, fire hydrants exist adjacent to Militia Drive. Staff recommends approval of the
special exception use permit. Final construction drawings will be reviewed with respect
to City Code development standards.
Mr. Wade stated public infrastructure does exist in the vicinity, Rising Creek bounds the
property on the east side. A sanitary sewer main exists on the east side of Militia Drive,
which is an existing arterial roadway serving the east end industrial area. Improvements
include two paved entrances from Militia Drive and a paved entrance from Algoa Road.
The peak hour analysis for traffic is anticipated to exceed 100 peak hour trips, but the
applicant has proposed to improve the inadequate portion of the roadway frontage at
Algoa/Militia Drive. Militia Drive is a four-lane section currently and has eight feet wide
shoulders that will allow for right and left turns into the site. Floodplain exists along
Rising Creek, which will have to be considered during site development. Stream setback
is shown on the plan for Rising Creek, the contributory area is greater than 50 acres,
stormwater quality is also proposed for the project. Sidewalks would not be required and
currently no street lights exist on Militia Drive. The engineering division would
recommend approval of the special exception permit.
Ms. Cotton moved and Ms. Quigg seconded a motion to recommend approval of the
requested Special Exception Use Permit for a truck stop/travel plaza within the M-1 Light
Industrial zoning district.
The motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
Case No. P23007 – 7000 Block of Partnership Parkway, Rezoning from M-2 to PUD
and Preliminary and Final Planned Unit Development (PUD) Plan. Request filed by
JC Chamber 21st Century Land Investment, LLC, property owner, for rezoning of
approximately 0.15 acres from M-2 General Industrial to PUD Planned Unit
Development and a Preliminary and Final PUD Development Plan to permit a
mult-tenant pylon sign. The property is located approximately 1200 feet east of the
intersection of Militia Drive and Highway 50/63 and is described as part of Lot 4 and part
of Lot 5 of Partnership Business Park Section 2, in the City of Jefferson, Cole County,
Missouri. (Central Missouri Professional Services, Consultant).
Ms. Bliss stated the applicants are requesting 0.15 acres of the property to be rezoned
from M-2 General Industrial to a PUD Planned Unit Development zoning designation and
a Preliminary and Final PUD Plan for a multi-tenant sign. The total area of the sign is
proposed to be 940 square feet with a height of 55 feet. Mr. Barron stated the sign would
be taller and larger than what is permitted in the normal signage regulations under M-2,
which is the reason for the proposed PUD zoning designation.
Paul Samson with Central Missouri Professional Services (CMPS), representing
property owner JC Chamber 21st Century Land Investment, LLC, presented the case.
This case is directly linked to the previous case on Militia Drive. The proposed Breaktime
is going to be located approximately ¼ mile off of the interchange, this advertising sign is
a critical piece to bring awareness to the public on the location of the travel center. The
land where the sign will be placed is owned by JC Chamber of Commerce, the Chamber
has been involved in development of this industrial area for over 50 years. Several of the
existing industrial tenants in the area have expressed an interest in having advertising
presence on the new sign. Mr. Samson stated the Militia Drive interchange is the only
good separated access to Algoa Industrial Park. The other access is on North Shamrock
Road, a lot of issues have been caused by tractor trailers travelling North Shamrock
after being directed that way by phone apps. This sign will make the travelling public
aware that Militia Drive is the preferred location to enter the industrial park. JC Chamber
and Mr. Burchfield are still discussing ownership of the sign. Currently, the sign is sitting
on the lot line between two platted lots. If a development comes in on one of the two lots,
a lot split can be held on an administrative level if needed in the future.
Gary Plummer and Andy Fechtel with JC Chamber and James Robinett Jr spoke in favor
of the request. Mr. Plummer assured the commission that the sign will be properly
maintained.
Ms. Bliss stated two elements were reviewed on this request, the rezoning criteria and
the preliminary PUD plan. Staff looked at the impacts of the rezoning and impacts on the
sign location. Staff recommends approval of both requests.
Ms. Hawk moved and Mr. Robinett seconded a motion to recommend approval of the
rezoning of 0.15 acre from M-2 General Industrial to PUD Planned Unit Development.
The motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
Ms. Young moved and Mr. Robinett seconded a motion to recommend approval of the
Preliminary and Final PUD Plan for a freestanding, multi-tenant pylon sign.
The motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
Case No. P23008 – 3420 North Ten Mile Drive, Preliminary Planned Unit
Development (PUD) Plan. Request filed by Schrimpf Brothers LLC, property owner, for
a Preliminary PUD Development Plan to permit construction of a single 4-plex residential
building. The property is located 500 feet west of the intersection of North Ten Mile Drive
and Constitution Drive and is described as part of the Southeast Quarter, Section 4,
Township 44 North, Range 12 West, in the City of Jefferson, Cole County, Missouri.
(Central Missouri Professional Services, Consultant).
Ms. Bliss stated the property is zoned PUD, applicants are requesting a preliminary PUD
Plan to construct a two-story four-plex. The property is 0.74 acres, the building will be
4,992 square feet, eight parking spaces are proposed with one space being ADA
Compliant.
Paul Samson with Central Missouri Professional Services (CMPS), representing
property owner, Schrimpf Brothers LLC, presented the case. Each unit in the four-plex
will be approximately 1,248 square feet. This development matches several other
duplexes and four-plex’s already in the area. A new drive approach will be installed on
North Ten Mile Drive. Adequate space was left and the building was offset in case the
city decides to widen the roadway in the future. Stormwater inlets will route to the back
side of the building.
Ryan Schrimpf with Ryan Schrimpf Construction and Schrimpf Brothers, LLC, spoke
regarding the request and plans for the property.
Ms. Bliss advised building composition is looked at during review of the preliminary PUD
Plan. The unit per acre ratio is 5.5, the exterior of the building is proposed to have brick
veneer and siding with asphalt shingles for the roof. Due to the nature of the proposed
development, a traffic analysis study is not required.
Mr. Wade advised a new driveway will be proposed on North Ten Mile Drive, stormwater
is directed to the rear portion of the property and includes stormwater quality treatment,
sanitary sewer exists and will connect to the main. Sidewalks are not required for the
project; no curbing exists on North Ten Mile Drive. A fire hydrant exists to the west of the
property and a street light exist in the vicinity.
Ms. Cotton moved and Ms. Quigg seconded a motion to recommend approval of the
requested Preliminary PUD Plan for a single, two story 4-plex residential building with
the following condition:
a. Establish the RA-2 High Density Residential zoning district as the underlying
zoning designation for the purpose of determining permitted uses, signage, and
lighting.
The motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
Case No. P23009 – 901 Schotthill Woods Court, Preliminary Planned Unit
Development (PUD) Plan. Request filed by Stringer Group, LLC, property owner, for a
Preliminary PUD Development Plan to permit construction of a 10,350 square foot
warehouse and 3,300 square foot office building. The property is located 1,000 feet east
of the intersection of Schotthill Woods Court and Eastland Drive and is described as Lots
Nos. 97 & 98, Schotthill Woods Subdivision, Section 4, in the City of Jefferson, Cole
County, Missouri. (Central Missouri Professional Services, Consultant).
Ms. Bliss stated the property is currently zoned PUD and consists of two lots on 3.43
acres. The applicant plans to construct a 10,350 square foot warehouse and a 3,300
square foot office building.
Paul Samson with Central Missouri Professional Services (CMPS), representing
property owner, Stringer Group LLC, presented the case. The owner plans to build a
commercial business, Aire Serv, on the northern lot. There are no specific plans for the
southern lot at this time. All existing utilities are on site. Mr. Samson advised there is a
strip of ground that includes a pipeline that will serve as a permanent buffer between the
development and the adjacent properties to the south.
Ms. Bliss stated building design and building placement on the site were reviewed. The
site plan notes they will meet the landscaping requirement of 35% and the parking
requirement.
Mr. Wade advised there is an existing sidewalk that runs along Schotthill Woods Drive,
no sidewalk is required to be added on Schotthill Woods Court. Street lights and fire
hydrants are existing in the area.
Ms. Cotton moved and Ms. Hawk seconded a motion to recommend approval of the
requested Preliminary PUD Plan with the following condition:
a. Establish the C-2 General Commercial zoning district as the underlying
zoning designation for the purpose of determining uses, lighting, and signage.
The motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
7. Other New Business
8. Other Business
A. Staff Updates on Prior Cases
Mr. Barron advised the rezoning and PUD plan at 1110 Cedar City Drive was approved
by the City Council. The 2200 block of St. Marys Blvd. rezoning and preliminary
subdivision plat was approved by the City Council, the next step will be a final
subdivision plat. The amended PUD plan at 311 Bolivar Street was continued for one
City Council meeting. After discussions, a modified plan of six spaces and a signage
plan was approved by the City Council. The TC3C subdivision on Roland and Marshall
Street was placed on the informal calendar by the City Council and is scheduled to be
discussed at the next City Council meeting.
B. Subdivision Plat Public Notification Procedures
Mr. Barron stated there is no notification process for subdivision plats by City Code or
State Law. Commission members discussed the process and agreed that staff should
research what other communities do and allow the new Planning & Protective Services
Director to be involved in the discussion.
Area residents spoke regarding the current notification process and the current TC3C
subdivision at Roland/Marshall Street currently tabled by the City Council. Those that
spoke were:
Patsy Johnson, 908 Lafayette Street
Jocelyn King, 901 Roland Court
James Robinett, NAACP
Dorothy Jones, 517 Roland Street
After a lengthy discussion, Mr. Barron stated staff will keep this item on the agenda for
future reference and will research other community’s notification processes and come
back to the committee with more information at a future meeting.
Adjourn. There being no further business, the meeting adjourned at 7:39 p.m.
Respectfully Submitted,
Lisa Dittmer, Administrative Assistant