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HomeMy Public PortalAbout2023-03-14 minutesMEETING MINUTES JEFFERSON CITY BOARD OF ADJUSTMENT March 14, 2023 BOARD MEMBERS PRESENT ATTENDANCE RECORD Andrew Hake, Chairman 1 of 1 Katy Lacy 1 of 1 Brad Schaefer 1 of 1 Roy Michael, Alternate 1 of 1 Michael Eichner, Alternate 1 of 1 BOARD MEMBERS ABSENT Jim Crabtree, Vice Chairman 0 of 1 Jay Seaver 0 of 1 Adam Cartwright, Alternate 0 of 1 COUNCIL LIAISON PRESENT Erin Wiseman STAFF PRESENT Dave Grellner, Interim Director of Planning & Protective Services Eric Barron, Planning Manager Dustin Birch, Associate City Attorney Kortney Bliss, Planner Lisa Dittmer, Administrative Assistant Guests: Kenneth Marsch, Larry Wiskirchen, Missy Bonnot, Luke Holtschneider, Larry Kolb, Andy Stuckenschneider, Gary Plummer, Andy Fechtel, Michael Whelan, Michael D. Jones, Ron Fitzwater, Rachel Senzee, and Katrina Williams. 1. Call to Order and Introduction of Members, Ex-Officio Members and Staff Chairman Hake called the meeting to order at 7:36 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: Hake, Lacy, Schaefer, Michael, and Eichner. 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 Ms. Lacy moved and Mr. Michael seconded to adopt the agenda as printed. The motion passed 5-0 with the following votes: Aye: Hake, Lacy, Schaefer, Michael, and Eichner. Nay: None. 4. Approval of Minutes from the Regular Meeting of the December 13, 2022 Meeting Ms. Lacy moved and Mr. Michael seconded to approve the minutes as printed. The motion passed 5-0 with the following votes: Aye: Hake, Lacy, Schaefer, Michael, and Eichner. Minutes/Jefferson City Board of Adjustment Page 2 March 14, 2023 Nay: None. 5. Communications Received Communications received were passed out to board members for review. 6. New Business – Public Hearings Case No. B23001 – 2900 West Truman Boulevard, Building Height Variance. Request filed by Unilever Manufacturing Inc for 50 feet variance from the required maximum building height of 60 feet (outlined in Section 35-51) to permit a building height of 110 feet for an automated warehouse. The property is located on the northeast corner of Schumate Chapel Road and West Truman Blvd and is described as part of Section 34 Township 45 North Ra nge 12 West and part of Section 3 Township 44 North Range 12 West, Jefferson City, Missouri (Primus Building, Consultant) Mr. Barron outlined zoning code standards for building height. He stated the maximum building height for the M-2 zoning district is 60 feet, which is measured from the base of the foundation wall. Specialized mechanical equipment can extend 15 feet above the 60 feet maximum height. Based on the height of a building, there is a required setback from a residential zoning district. There is a graduated setback as the height of a building increases, the setback from side or rear property line does increase at 10 feet for every 15 feet in height of the building. This caps out at 30 feet according to the zoning code. The property is bordered on two sides by residential zoning districts. To the south and east are commercial and state office buildings. The request is to demolish one building and replace it with an automated storage building. The building height would be near 110 feet, the request is for a variance to permit the taller building. The setback of this building to the property line is approximately 140 feet. The separation distance between the building and the nearest offsite structure, which is a residence, is about 450 feet. The surrounding area is heavily wooded. Michael D. Jones, Architect with Consultant Primus Building, presented the case. The manufacturing plant, Unilever, plans to demolish an existing facility and replace it with an automated storage and retrieval warehouse. The intention is to provide more timely operation for distribution efforts. The facility will be a rack facilitated facility, the maximum height of the new building will be 110 feet. No increased dock activity is expected, automated forklifts will bring product to the dock. The only exterior lighting that will be on site is exterior door light, existing parking lot and driveway lighting, and any lighting that would be required by the FAA, the project hasn’t received FAA clearance yet. Construction for the high bay is expected to be 12-14 months. Those who spoke in favor of the request were: Michael Whelan, Operations Director for Unilever Luke Holtschneider, President Jefferson City Regional Economic Partner ship Harry Otto, Cole County Commissioner Gary Plummer, JC Chamber of Commerce Cole County Commissioners Harry Otto and Sam Bushman submitted letters in support of the project. The letters were entered and reviewed by the board. Kenneth Marsch, resident at 312 Schumate Chapel, spoke in opposition of the request. Mr. Marsch contacted neighbors in the area about the proposal and stated several neighbors weren’t contacted during the notification process. Most of the noise heard by area residents is from tra ctor trailer traffic, not from inside the manufacturing plant. Mr. Marsch stated he is concerned that increasing the building height and storage capacity will increase production and traffic. Mr. Marsch believes the elevation plus the size of the building will cause the noise to go directly west of the building. Larry Wiskirchen, resident at 306 Schumate Chapel Rd, presented a letter in opposition of the proposal that was reviewed by members. Mr. Wiskirchen also spoke on the request about the Minutes/Jefferson City Board of Adjustment Page 3 March 14, 2023 problem with noise from loading dock activity and trucking. Mr. Wiskirchen appreciates hearing there will be no flood lights shining down onto their properties. Mr. Wiskirchen has tried to contact Unilever in the past about the noise, but has had no luck contacting anyone. Mr. Wiskirchen wanted to pass onto Unilever the main noise issue is when empty tractor trailers go over the speed bumps, the empty trailer bounces making a loud thunder like noise and causes the windows in their house to shake. Mr. Wiskirchen asked if Unilever could look into the need of the speed bump and if there are options to change or remove it. The board instructed the consultant to take into consideration Mr. Wiskirchen’s comments about the noise that is occurring. Mr. Whelan reapproached the board to address concerns. Mr. Whelan wanted to assure the board and public this proposal is not about an increase in manufacturing, this is about logistics. There should be no increase in truck traffic or trailers. The Jefferson City site distributes to five sites, currently there is no storage at the Jefferson City site, finished goods go directly onto a trailer and are sent primarily to Pontoon Beach, Missouri. This building will allow Unilever to keep products on site and ship as the market sees fit. No one else spoke regarding the request; the Chair closed the public hearing. Mr. Barron described that information about the required findings is contained within the application forms and within the staff report. Mr. Michael moved and Mr. Eichner seconded a motion to approve a 50-foot variance from the required 60-foot building height maximum for the M-2 General Industrial zoning district to permit a 110-foot building height. The motion passed 5-0 with the following votes: Aye: Hake, Lacy, Schaefer, Michael, and Eichner. Nay: None. 7. Miscellaneous Reports None 8. Other Business A. Election of Officers Ms. Lacy moved and Mr. Michael seconded a motion to nominate Drew Hake to Chair. The motion passed 4-0-1 with the following votes: Aye: Lacy, Schaefer, Michael, and Eichner. Nay: None. Abstain: Hake. Mr. Michael moved and Mr. Eichner seconded a motion to nominate Jim Crabtree to Vice Chair. The motion passed 5-0 with the following votes: Aye: Hake, Lacy, Schaefer, Michael, and Eichner. Nay: None. Mr. Hake thanked Sonny Sanders for his service to the community. Mr. Barron reminded members the City Code states that members are required to attend at least two thirds of the scheduled meetings. If someone is not meeting the attendance requirements, it is up to the Chair to pass that information on to the Mayor. 9. Adjournment The meeting was adjourned at 8:52 a.m. Respectfully submitted, Lisa Dittmer, Administrative Assistant