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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