HomeMy Public PortalAbout2023-09-21 packetNotice of Meeting & Amended Agenda
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City of Jefferson Planning and Zoning Commission
Thursday, September 21, 2023 — 5:15 P.M.
Council Chambers, 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
• List of exhibits
3. Adoption of Agenda (as printed or reordered)
4. Approval of the Regular Meeting Minutes of April 13, 2023
5. Communications Received
6. New Business/Public Hearings
Case No. P23014 — 211 Commerce Drive, Rezoning from M-2 to C-2. Request filed by NAS Holdings
LLC, property owner, Nick Schrimpf, authorized representative, for the rezoning of 0.45 acres from M-2
General Industrial to C-2 General Commercial. The purpose of the request is to permit a dry cleaner with a
drive-thru. The property is located on the east side of Commerce Drive (Highway 179) 150 feet north of
Merchants Drive and is described as part of the East Half of the Southeast Quarter of Fractional Section 3,
Township 44 North, Range 12 West, Jefferson City, Missouri. (Central Missouri Professional Services,
Consultant)
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.
7. Other New Business
8. Other Business
A. Staff updates on prior cases
B. Zoning Code Amendments Discussion
C. Election of Officers
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
April 13, 2023
5:15 p.m.
COMMISSION MEMBERS PRESENT
Dale Vaughan, Chair
Penny Quigg, Vice Chair
Emily Fretwell
Treaka Young
Jacob Robinett (left at 7:05)
Bunnie Trickey Cotten
Shanon Hawk
Hank Vogt
Tom Werdenhause, Alternate
Randy Hoselton, Alternate
Sara Michael, Alternate
COMMISSION MEMBERS ABSENT
None
COUNCIL LIAISON PRESENT
Michael Lester
STAFF PRESENT
Eric Barron, Planning Manager
Dustin Birch, Associate City Counselor
Kortney Bliss, Planner
Lisa Dittmer, Administrative Assistant
David Grellner, Environmental Health Manager
Matt Kreyling, Building Official
Clint Smith, Director of Planning & Protective Services
Shane Wade, Civil Engineer
ATTENDANCE RECORD
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Guests: Paul Samson with Central Missouri Professional Services (CMPS), Joyce and Jack
Renick, Terry W Mobley, Amber Byrd, Shannon Denney, Pierre Backes, Marvin Hawkins, Leona
Welch, Nancy Wekenborg, Shawna Parker, Sam Cornett, Karen and Roy Lueckenhoff, Bob
Elkan, Ron and Donna Temme, Dan and Cindy Schumann, Leah Wide[, David and Catherine
Rosell, Ed Rackers, Shannon Lage, Donnie Bexten, Harli Rhodes, Julie Lueckenhoff, Janet
Valentine, Tom Bartlett, Richard Nuesbaum, M.W. Maloney, Lee Offenburger, Dave Burks,
Mark Bellinger, Brett Bellinger, Randy Z Wright, Sammie Kirchner, Melinda Hartenstein, Randy
Ford, Danny Green, Arthur Wood, Rebecca Wood, Dennis Lachcik, Rita Lachcik, Jenni Lang,
Kevin Lang, Melvin Schulenberg, and Deborah Schulenberg.
Call to Order and Introduction of Members, Ex-officio Members and Staff
Chair Dale Vaughan called the meeting to order. Seven regular members and three
alternates were present. A quorum was present.
Designation of Voting Alternates
The Chair announced that all regular members and alternate, Tom Werdenhause, 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
Ms. Cotten moved and Ms. Quigg seconded to approve the agenda as printed. The
motion passed 8-0 with the following votes:
Aye: Cotten, Fretwell, Hawk, Quigg, Robinett, Vogt, Young, and Werdenhause.
Nay: None
4. Approval of the Regular Meeting Minutes of March 9, 2023.
Ms. Young moved and Mr. Vogt seconded to approve the regular meeting minutes of
March 9, 2023 as printed. The motion passed 8-0 with the following votes:
Aye: Cotten, Fretwell, Hawk, Quigg, Robinett, Vogt, Young, and Werdenhause.
Nay: None
5. Communications Received
Communications were received and reviewed by commission members for cases
P23005 2738 Rock Ridge Road and P23010 810 El Dorado Drive.
6. New Business/Public Hearing
Case No. P23005 — 2738 Rock Ridge Road, Rezoning from RS-2 to C-2 and
Comprehensive Plan Amendment (Continued from March 9th Meeting). Request
filed by Don Bexten, property owner, on behalf of Glenwood Equities LLC, applicant, for
the rezoning of 2 acres from RS-2 Low Density (Single Family) Residential to C-2
General Commercial and a map amendment to the Comprehensive Plan. The property
is located at the northwest corner of Route C and Highway 179 and is described as Lot
#1 of Loesch Subdivision and part of the North half of the Northeast Quarter of the
Southeast Quarter of Section 22, Township 44 North, Range 12 West, in the City of
Jefferson, Cole County, Missouri.
Mr. Barron stated the property is currently zoned RS-2 with one single family house
currently on the property. This property was annexed into the City of Jefferson in 2008
as part of a voter approved Route C/Capital Hills annexation area. The request is to
rezone the property from RS-2 to C-2 and a comprehensive plan amendment. The
stated purpose of this request is to acquire the property and construct a 10,000 square
foot retail building. Mr. Barron described some of the Zoning Code requirements which
are reviewed by city staff during the commercial site plan review process, including
setbacks standards, bufferyard and landscaping standards, parking lot lighting, and
traffic and driveway review. He stated that a traffic impact analysis is triggered when
new uses are expected to generate more than 100 peak hour trips, and that this
development is not expected to approach an additional 100 peak hour trips. Mr. Barron
advised in the annexation plan of intent in 2008, it was referenced that the interchange
of Highway 179 and Route C is well suited for commercial development, which is not
reflected on the future land use map of the comprehensive plan.
Bob Elkin with Glenwood Equities, LLC presented the case. Mr. Elkin doesn't feel that a
new retail business in this location will create any additional traffic in the area, the
business will be attracting traffic that is already driving in the area. Based on the most
recent survey, the grades on the site are set to the north at Southridge at 795 feet. They
will be grading down to 780 feet. Mr. Elkin stated the building will be seen from Route C,
but residents on Southridge will not be able to see the building. Mr. Elkin stated MoDOT
has approved the driveway plans and turning radiuses meet all acceptable access for
tractor trailer delivery. He stated that it is currently not possible to tie into the city sanitary
system, it is currently 1,200-1,500 feet away. David Elkin stated a private sanitary sewer
system will most likely be underground. The detention basin is on the far east end of the
property. Exterior lighting will be LED, faced into the parking lot.
Area residents were present in opposition of the request, those who spoke in opposition
were:
Thomas Bartlett, 2807 Rock Ridge Rd
Dennis Lachcik, 2773 Southridge Ct
Randall Wright, 1800 Northwood Dr
Marvin Hawkins, 2830 Rock Ridge Rd
Karen Lueckenhoff, 2761 Southridge Ct
Debra and Melvin Schulenburg, 2765 Southridge Ct
Jenni Lang, 2757 Southridge Ct
Randy Ford, 1605 Fox Moor Ct
Shawna Pooler, 1815 Norbert Ln
Leona Welch, 2916 Rt CC
Lori Nowak, 2905 Dawnwood Cir
Julie Lueckenhoff, 1803 Cedar Valley Rd
Aaron Kliethermes, 2822 Rock Ridge Rd
Amber Byrd, 1901 Northwood Dr
Concerns from residents in opposition included: excessive vehicle noise, excessive
exterior lighting for the business, unsafe line of sight, traffic concerns at a blind curve
nearby, increased vehicle traffic, lack of public sewer, blasting causing foundation
problems, safety of an area daycare and bus stop, inadequate road infrastructure, and
increased crime.
Mr. Elkin addressed residents' comments and answered members questions. Dollar
General uses a computer analysis database to check areas for crime statistics before
deciding on a location to pursue. Mr. Elkin stated Dollar General tractor trailers generally
deliver every 1-2 weeks during off peak times. Dollar General bases their decision to add
additional stores in a community based on how the other stores are doing in the
community.
No one else spoke regarding the request; the Chair closed testimony.
Mr. Barron stated the criteria for rezoning and the associated comprehensive plan
amendment are listed in the staff report. Notes by staff and applicant responses are also
within the packet and application materials. Mr. Barron stated that there appears to be a
need for more commercial zoning in the area to serve residents of the city and that the
traffic volumes of the adjacent roadways and accessibility from those roadways appears
well suited for commercial development.
Ms. Cotten moved and Mr. Robinett seconded a motion to approve the comprehensive
plan amendment request to designate the property as Commercial on the Future Lane
Use Map of the Comprehensive Plan.
The motion passed 5-4 with the following votes:
Aye: Cotten, Fretwell, Young, and Vogt. The chairman, Mr. Vaughan, was the tie-
breaker vote.
Nay: Quigg, Hawk, Robinett, and Werdenhause.
Ms. Cotton moved and Mr. Robinett seconded a motion to recommend approval of the
request to rezone the property from RS-2 to C-2.
The motion passed 5-4 with the following votes:
Aye: Cotten, Fretwell, Young, and Vogt. The chairman, Mr. Vaughan, was the tie-
breaker vote.
Nay: Quigg, Hawk, Robinett, and Werdenhause.
A brief recess occurred.
Case No. P23010 — 810 El Dorado Drive, Preliminary and Final Subdivision Plat
and Preliminary PUD Plan. Request filed by F & L Properties, property owner, on
behalf of Josh Lage Masonry LLC, applicant, for the following:
1. Preliminary Planned Unit Development (PUD) Plan for 8 proposed residential
duplexes
2. Preliminary and Final Subdivision Plat proposing 8 lots on 3.61 acres.
The property is located at approximately 160 feet north of the intersection of El Dorado
Drive and Del Cerro Drive and is described as part of Outlet No. 75 in the City of
Jefferson, Cole County, Missouri. (Central Missouri Professional Services, Consultant).
Mr. Robinett left at 7:05 pm due to prior commitments. The chair announced that Mr.
Hoselton is now eligible to vote. Ms. Cotten abstained from this case, the chair
announced that Ms. Michael will be eligible to vote on this case.
Ms. Bliss stated the property is zoned PUD and is currently undeveloped. The applicant
is proposing to build eight residential duplexes.
Paul Samson with CMPS presented the case, representing contract purchaser Josh
Lage. Each unit will be a maximum of 1,500 square feet per side, brick and siding
exterior, with a minimum 1 car garage per unit. The lots are a minimum of 80 feet wide
with standard 10-foot side yard setbacks. Water mains, electric, telephone, and natural
gas will be extended thru the area and will connect to existing services on E Elm and Del
Cerro Drive. Fire hydrants will be constructed every 600 feet and street lights will be
placed every 300 feet along El Dorado as required by City Code.
Josh and Shannon Lage spoke regarding the request. Mr. Lage plans to purchase the
property and keep the duplexes as rental property.
Area residents were present in opposition of the request, those who spoke in opposition
were:
Jason Schulte, 101 El Dorado
Joyce Renick, 1616 Del Cerro Dr
Janet Valentine, 905 El Cerrito Ct
Scott and Susan Randolph, 1623 Del Cerro
Rebecca Wood, 1724 Del Cerro
Sam Cornett, 1011 El Dorado
Aaron Bruemmer, 1717 Del Cerro
Ron Temme, 1745 Del Cerro
Suzanne Schneider, 1720 Del Cerro
Rolanda Schulte, 1001 El Dorado
Terry Mobley, 1619 Del Cerro
Concerns from those in opposition include: increased crime, increased traffic, parking
problems, noise, decreased property values, pedestrian safety, and flood ing/stormwate r
issues.
Mr. Samson addressed the resident's concerns. Mr. Samson reminded everyone that
this property previously was the subject of a Missouri Housing Development Cooperation
housing project. The previous proposal was for a 48-unit apartment complex. Each unit
will have a single car or two car garage and driveway, which will provide 3-4 spaces per
unit for off street parking.
Josh and Shannon Lage also responded to concerns. The Lage's plan to keep the
properties maintained and in good condition. Tenants will be allowed small pets, fencing
will be installed at the rental properties.
No one else spoke regarding the request; the Chair closed testimony
Ms. Bliss stated the total acreage for the Dogwood Park Subdivision will be 3.71 acres.
The proposed setbacks follow the 25' front, 10' side, and 25' rear requirements
specified.
Mr. Wade stated public infrastructure including stormwater facilities and sanitary sewer
facilities are existing in the vicinity. El Dorado Drive is an existing thru roadway from Bald
Hill Road to E. Elm Street. The engineering division will recommend prohibition of
parking on the east side of El Dorado to provide adequate space for parking on the west
side. Stormwater will be directed to El Dorado Drive. The engineering department will
take a closer look at the culvert that goes under El Dorado Drive and the detention basin
and the culvert to make sure everything is functioning properly. A five -foot -wide sidewalk
with three-foot green space will be required on El Dorado Drive.
Mr. Hoselton moved and Mr. Vogt seconded a motion to recommend approval of the
Preliminary PUD Plan and Preliminary and Final Subdivision Plat of Dogwood Park
Subdivision with the following condition:
1. Address technical comments of city staff.
The motion passed 8-0-1 with the following votes:
Aye: Fretwell, Hawk, Quigg, Young, Vogt, Werdenhause, Hoselton, and Michael.
Nay: None
Abstain: Cotten
A brief recess occurred.
Case No. P23011 — 2900 Block of Route CC, Rezoning from RU to RS-2 and
Preliminary Subdivision Plat. Request filed by Dave Burks Construction, LLC, property
owner, for the following:
1. Rezoning of 22.51 acres from RU Rural to RS-2 Low Density (Single Family)
Residential.
2. Preliminary Subdivision Plat consisting 26 lots.
The property is located 500 feet north of the intersection of Route CC and Fox Moor
Court and is described as part of the Southeast Quarter of the Southeast Quarter of
Section 22 and part of the Southwest Quarter of the Southwest Quarter of Section 23, all
in Township 44 North, Range 12 West, in the City of Jefferson, Cole County, Missouri
(Central Missouri Professional Services, Consultant).
Ms. Bliss stated the property was annexed into the City of Jefferson in 2008, is currently
undeveloped and zoned RU Rural. The property is 22.51 acres, the applicant is
requesting a rezoning and Preliminary Subdivision Plat which would create 26 lots with
the intent for single family dwellings. The subdivision will be named Edwards Ridge
Subdivision with a new street proposed to be named Bobby Court coming off Route CC
running east. A 200-foot variance is also requested from the maximum 800 feet to permit
a 1,000 feet cul-de-sac. The applicant is proposing a sidewalk on the south side of
Bobby's Court and no parking on the north side of Bobby's Court.
Paul Samson with CMPS, representing property owner Dave Burks presented the case.
Mr. Burks recently purchased the property and is proposing to build upper end single
family custom homes. MoDOT has approved the location of the street intersection
stating it meets the site distance requirements. Drive access for three lots on Route CC
will be subject to MoDOT permitting. There are existing water mains in the area along
Route CC, Public Water District #2 advised this main will be sufficient to handle
demands for this subdivision. Street lights and fire hydrants will be on site per City Code
requirements.
Leona Welch, property owner of 2912 and 2916 Route CC, and Lee Offenburger,
resident at 3009 Route CC, spoke in opposition of the request. Concerns include
speeding in the area, accidents, and increased traffic.
No one else spoke regarding the request; the Chair closed testimony.
Ms. Bliss stated the applicant and staff have provided review criteria and responses in
the packet regarding the rezoning. A traffic impact study is not required since the
development is less than 75 lots.
Mr. Wade stated storm water quality is proposed at the eastern portion of the
subdivision, the facility for storm water detention will be on a separate tract that includes
all weather access to Bobby Court. Sewer is proposed to be extended from the
southeast of the property and the neighboring subdivision. Additional sewer easements
have been provided thru the subdivision for future access for adjacent properties.
Mr. Hoselton moved and Mr. Vogt seconded a motion to recommend approval to City
Council the rezoning of 22.51 acres from RU Rural to RS-2 Low Density (Single Family)
Residential.
The motion passed 8-0 with the following votes:
Aye: Cotten, Fretwell, Hawk, Quigg, Vogt, Young, Werdenhause, and Hoselton.
Nay: None
Ms. Cotten moved and Mr. Hoselton seconded a motion to approve a 200-foot variance
from the maximum cul-de-sac length of 800 feet to permit a cul-de-sac length of 1,000
feet.
The motion passed 8-0 with the following votes:
Aye: Cotten, Fretwell, Hawk, Quigg, Vogt, Young, Werdenhause, and Hoselton.
Nay: None
Mr. Vogt moved and Ms. Quigg seconded a motion to approve the Preliminary
Subdivision Plat of Edward's Ridge Subdivision with the following conditions:
a. Address technical comments of city staff.
The motion passed 8-0 with the following votes:
Aye: Cotten, Fretwell, Hawk, Quigg, Vogt, Young, Werdenhause, and Hoselton.
Nay: None
Case No. P23012 — Text Amendment to Chapter 3 of Jefferson City Code,
Pertaining to Temporary Signage. Request filed by city staff to amend the text of
Chapter 3, Advertising and Signs, pertaining to temporary signage. Complete text of the
amendment is available for review at the Department of Planning and Protective
Services, 320 E. McCarty Street, or may be viewed on the Planning and Zoning
Commission webpage at:
https://www.ieffersoncitymo.gov/government/planning/planning and zoning commissio
n.php
Mr. Kreyling stated there are three changes that are being proposed to the City Code.
Currently, advertising flags are prohibited in the City of Jefferson, this change will allow
one commercial advertising flag per property, per frontage. The maximum height for
these flags is 12 feet. This change only applies to commercial and industrial districts.
Currently, commercial yard signs for commercial advertising is not allowed. This change
to the code will allow one commercial yard sign per business or tenant space. In a multi -
tenant location, each business will be allowed one sign. The maximum size of these
signs is five feet. This change only applies to commercial and industrial districts.
Apartment developments, churches, schools, cemeteries, government owned or
operated buildings in residential zones are allowed temporary banners or larger signs to
advertise events. This change will increase the sign size from 25 square feet to 32
square feet. This proposed code amendment was initiated by city council members and
has been approved by the Public Works and Planning Commission.
No one else spoke regarding the request; the Chair closed testimony.
Ms. Hawk moved and Mr. Hoselton seconded a motion to recommend approval to the
City Council the Chapter III Text Amendment.
The motion passed 7-1 with the following votes:
Aye: Cotton, Fretwell, Hawk, Robinett, Young, Werdenhause, and Hoselton.
Nay: Quigg
7. Other New Business
Case No. P23013 — 2700 Block of East McCarty Street, Final Subdivision
Plat. Request filed by Renk & Jordan LLC, property owner, for a Final Subdivision Plat
to create a proposed 3 lots out of property consisting of 1.10 acres and zoned RA-2 High
Density Residential. Duplexes are the proposed land use. The property is located 374
feet west from the intersection of East McCarty Street and St. Louis Road 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 stated the property is zoned RA-2 High Density Residential. The request for a
Final Subdivision Plat would divide 1.10 acres to create three new lots. Sidewalk
construction will be required for the lot that fronts St. Louis Road. No traffic study is
required on this project. Mr. Barron stated notifications were sent out regarding this
subdivision to property owners within 185 feet.
Mr. Samson with CMPS, representing property owner Renk & Jordan, LLC presented
the case. The intent is to develop duplexes on the three lots. One lot is on St. Louis
Road and two lots front E. McCarty St.
No one else spoke regarding the request; the Chair closed testimony
Ms. Bliss stated sidewalk exists along East McCarty Street, sidewalk construction will be
required for the lot that fronts St. Louis Road. The final plat appears to meet all
applicable requirements of the City Code and staff recommends approval of the plat.
Mr. Wade stated public infrastructure does exist in the vicinity, including street lights, fire
hydrants, utilities, and sanitary sewer all seem to be in place. During construction on E.
McCarty Street, turnarounds for future driveways will be requested so that vehicles will
not have to back out onto E. McCarty Street. The engineering division recommends
approval, subject to technical comments.
Mr. Hoselton moved and Ms. Young seconded a motion to recommend approval to City
Council the Final Subdivision Plat of McCarty View Subdivision with the following
condition:
a. Address technical comments of city staff.
The motion passed 8-0 with the following votes:
Aye: Cotton, Fretwell, Hawk, Quigg, Robinett, Young, Werdenhause, and Hoselton.
Nay: None
8. Other Business
A. Staff Updates on Prior Cases
Mr. Barron stated four cases have been introduced and are scheduled for public hearing
at the April 17th City Council meeting: the truck stop on Algoa Road and affiliated pylon
sign, the four plex on N. Ten Mile Drive, and the Aire Sery building on Schotthill Woods
Drive.
B. Subdivision Plat Public Notification Procedures
Mr. Barron stated staff is still in the process of discussing notification procedures and will
bring an update to a future meeting.
Members discussed the possibility of having additional meetings when needed to
shorten the meetings when necessary. Mr. Barron stated long meetings are rare and can
be hard to gage and having more than one monthly meeting will increase staff workload.
If long meetings become more routine, having more meetings may be a more valid point
to consider by the body.
Adjourn. There being no further business, the meeting adjourned at 9:43 p.m.
Respectfully Submitted,
Lisa Dittmer, Administrative Assistant
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Case G"oo P23014
211 Commerce Drove
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Rezoning from M-2 General Industrial to
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PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
September 21, 2023
Case No. P23014 — 211 Commerce Drive, Rezoning from M-2 to C-2. Request filed by NAS Holdings LLC,
property owner, Nick Schrimpf, authorized representative, for the rezoning of 0.45 acres from M-2 General
Industrial to C-2 General Commercial. The purpose of the request is to permit a dry cleaner with a drive-thru.
The property is located on the east side of Commerce Drive (Highway 179) 150 feet north of Merchants Drive
and is described as part of the East Half of the Southeast Quarter of Fractional Section 3, Township 44 North,
Range 12 West, Jefferson City, Missouri. (Central Missouri Professional Services, Consultant)
Nature of Request
A rezoning has been requested for a 0.45 acre parcel in order to change the current M-2 General Industrial zoning
to a C-2 General Commercial zoning designation. The purpose of the request to permit a dry cleaning business
with a drive-thru as such use is only permitted in the C-1, C-2, and C-3 zoning districts. Permitted future uses of
the property would be those outlined for the C-2 zoning district as detailed in Section 35-28 of the Zoning Code.
Review and Approval Process:
In accordance with the City Code, rezoning requests are reviewed by the Planning and Zoning Commission.
The Planning and Zoning Commission makes a recommendation to the City Council and City Council comes to
a final decision.
Zoning and Surrounding Land Use
Current Zoning: M-2
Requested Zoning: C-2
Current Use: Contractor Trade Shop
Intended Use: Dry Cleaner with Drive-Thru
Surrounding Zoning
Surrounding Uses
North
C-2
Office, Restaurant, Retail
South
M-2
Contractor Trade Shop
East
M-2
Wholesale, Office
West
C-2, RS-1
Vacant Commercial, Undeveloped
Rezoning Analysis
Below are review criteria for rezoning requests per Section 74.13.4.
Review Criteria
Yes
No
Notes:
The existing zoning was in error at the time of
X
The area has many industrial and
adoption.
commercial uses. The property rests at the
edge of the industrial zoning; with
adjacent commercial zoning to north.
There has been a change in character in the area due
X
The rezoning request would support the
to installation of public facilities, other zone
expansion of commercial services/retail;
changes, new growth trends, neighborhood
including businesses which host a drive -
deterioration, or development transitions.
thru option. The property's access and
visibility from Highway 179 makes it an
ideal location for commercial use.
There is a community need for the proposed
X
The zoning change would position the
rezoning.
property to be able to contain more retail
sales and service oriented uses, including
a dry cleaner.
Review Criteria
Yes
No
Notes:
The proposed change is consistent with, and in
X
The rezoning to a commercial zoning as
furtherance of, the implementation of the goals and
what exists adjacent to the north of the
policies of the comprehensive plan, other adopted
property appears to align with goals and
plans, and the policies, intents and requirements of
intent of the adopted comprehensive plan
this ordinance and other City regulations
in that it would cater to the community's
and guidelines.
quality of life by creation and stabilization
of robust commercial and employment
centers in addition to vigorous growth.
The proposed zoning is compatible with the zoning
X
A change in designation to general
and uses of property nearby.
commercial zoning should be compatible
with the mixture of commercial activity
adjacent to the north.
Public and community facilities, which may include,
X
Public facilities necessary to serve the use
but are not limited to, sanitary and storm sewers,
appear to be sufficient. Site uses need to
water, electrical service, police and fire protection,
conform to all applicable requirements,
schools, parks and recreation facilities, roads,
inspections, permitting, and etc.
libraries, and solid waste collection and disposal, are
available and adequate to serve uses authorized
under the proposed zoning.
A traffic impact analysis has been provided to
A dry cleaning business with a drive-thru
indicate the potential number of new trips generated
is anticipated to generate a low amount of
and provisions are provided to mitigate impacts of
traffic. A traffic analysis is not required.
high traffic -generating ro'ects.
Authorized uses shall not adversely affect the
X
Authorized uses of the C-2 zoning district
capacity or safety of the street network in the
are anticipated to have a minimal affect on
vicinity of the property.
the street network capacity and safety.
Many commercial and industrial uses are
located along streets within the area,
including Commerce Drive.
Potential environmental impacts (e.g., excessive
X
Environmental impacts of the rezoning are
storm water runoff, water pollution, air pollution,
expected to be low. Substances to be used
noise pollution, excessive lighting, or other
for the business are reported to be
environmental harms) of authorized uses shall
contained within the building. The use
be mitigated.
must abide by all applicable requirements
relating to environmental impact.
There is an adequate supply of land available in the
X
A site plan containing the structure
subject area and the surrounding community to
currently on the site was approved in 2007.
accommodate the zoning and community needs.
Any adjustments to the use would need to
be reviewed and operated in adherence to
the City Code.
Rezoning Recommendation - Staff Analysis
Amendments to the zoning map "may be beneficial from time to time to better achieve the goals of the
comprehensive plan and to more effectively provide for growth in a manner that is consistent with the
comprehensive plan." (Section 35-74.13.1). Rezoning a 0.45 acre property from M-2 General Industrial zoning to
C-2 General Commercial would promote goals and intentions of the adopted comprehensive plan. Uses authorized
in the C-2 zoning district would be compatible with many of the service and retail operations in the area. Uses
carried out on the site must be reviewed and function in accordance with the City Code.
Form of Motion
Motion to recommend approval of the rezoning of a 0.45 acre property addressed as 211 Commerce Drive from
M-2 General Industrial to C-2 General Commercial.
City of Jefferson
Department of Planning & Protective
Services 320 E. McCarty Street
Jefferson City, MO 65101
Phone: 573-634-6410
JCPlanninq(&)jeffersoncitymo.ciov
www.jeffersoncitymo.gov
APPLICATION FOR ZONING AMENDMENTS
1. The undersigned hereby petitions the Planning and Zoning Commission and City Council of the City of
Jefferson, Missouri, for the following amendment to the Zoning Code:
❑✓ Map Amendment Text Amendment (Include description of proposed text amendment)
Property Address:
211 Commerce Drive
2. Applications for Map amendments shall include a location map and legal description.
3. This petition requests to rezone the above described real estate from its present classification of M-2
district to C-2 district. The purpose of this rezoning request is to:
Allow for a Dry Cleaner with a Drive-Thru use of the property.
4. Filing fee: Map Amendment = $650. Text Amendment = $450.
5. Required Findings: Applicant responses to the required findings shall be noted in Addendum A and vary
based on type of request.
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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).
roperty Owner SigPatu
Property Owner Signature
Nick Schrimpf
Printed Name/Title (type or print)
Printed Name/Title (type or print)
Subscribed and sworn before me this :3/ 5f day of A Vqy5� �23
(� U Notary Public
For City Use Only: (Revised July 1, 2018)
Application Filing Fee: Map Amendment = $650 ($450 + $200 Advertising Fee)
Text Amendment = $450 ($250 + $200 Advertising Fee)
Application Filin Fee Received: Cash (receipt #� Check (copy; check # )
Attachments: Addendum A ❑ Map _nApplicant/Project Information Sheet
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 1 of 6
Jefferson City Zoning Amendment Application
Addendum A — Review Criteria
To be used to support zoning amendment requests.
(Section 35-74.B.4)
Property Address
211 Commerce ®rive
Applicant Name BIAS Holdings LLC (poc nick Schrimpf)
Provide responses to the following required findings by selecting all criteria that apply to your request. State all
reasons for your answer and use additional pages to complete your answer if necessary.
A. The existing zoning was in error at the time of adoption. Explain.
Per City Staff, this area was assigned the zoning as it exists today through a bulk zoning
action, which best fit the uses of the properties at that time. The way the area has developed
and given the amount of traffic on Highway 179 / Commerce Drive, the frontage lots might be
a better fit for a C-2 zoning designation and this property would apply to that thought.
B. There has been a change in character in the area due to installation of public facilities, other zone changes, new
growth trends, neighborhood deterioration, or development transitions. Explain the change and be specific on which
public facilities, other zone changes, new growth trends, neighborhood deterioration, or development transitions that
effected the change.
As mentioned in item A, the traffic volumes and commercial developments on these frontage
properties in this area; to include the neighbor, Sonic, would better fit a C-2 zoning.
C. There is a community need for the proposed rezoning.
(i.) What will the proposed zoning be?
C-2
(ii.) Why does the community need this zoning?
The owner is providing a Dry Cleaning Service. Currently, there are no dry cleaners in
this area of Jefferson City and the closest location is the owner's current location on Dix
Road, from which they are relocating from.
D. The proposed change is consistent with, and in furtherance of, the implementation of the goals and policies of the
Comprehensive Plan, other adopted plans, and the policies, intents and requirements of this Ordinance and other
City regulations and guidelines.
Given that the neighboring property is Zoned C-2, this should be consistent with the
Comprehensive Plan and other items listed above.
Page 2 of 6
E. The proposed zoning is compatible with the zoning and uses of property nearby.
Property North - Yes, Zoned C-2 Property south - Yes, Could be a C-2 use
Property East— Yes, Zoned M-2 Property West— Highway 179 R/W
F. Public and community facilities, which may include, but are not limited to, sanitary and storm sewers, water,
electrical service, police and fire protection, schools, parks and recreation facilities, roads, libraries, and solid waste
collection and disposal, are available and adequate to serve uses authorized under the proposed zoning. List public
and community facilities available on the site.
All Public and community facilities and services are available and adequate to serve the site.
G. A traffic impact analysis has been provided to indicate the potential number of new trips generated and provisions
are provided to mitigate impacts of high traffic -generating projects. (See Section 35-60.Traffic Impact Analysis
regarding vehicle trip thresholds and traffic impact analysis requirements)
The ITE Trip Generation Manual does not have a direct use for a Dry Cleaners, but it is
typically mixed in with a multi -use development and is considered a low impact use.
H. Authorized uses shall not adversely affect the capacity or safety of the street network in the vicinity of the property.
(i.) Describe the proposed use.
Dry Cleaner with Drive Thru Drop -Off / Pick -Up
(ii.) Will the proposed use adversely affect the capacity or safety of the street network in the vicinity of the
property? Why/why not?
No, the MODOT has approved the existing entrance location.
I. Potential environmental impacts (e.g., excessive storm water runoff, water pollution, air pollution, noise pollution,
excessive lighting, or other environmental harms) of authorized uses shall be mitigated. List any potential
environmental impacts and how they will be mitigated.
Potential environmental impacts include the storage of chemicals used in the dry cleaning
process. These will be safely stored inside the building and would not pose any risk.
J. There is an adequate supply of land available in the subject area and the surrounding community to accommodate
the zoning and community needs.
This is an existing developed area and it currently meets the needs of the community.
K. Benefits shall be derived by the community or area proposed to be rezoned. List the benefits of the proposed
rezoning.
Benefits include providing a convenient location for a dry cleaner in a area of the the
City which lacks this service.
Page 3 of 6
City of Jefferson
Department of Planning & Protective Services
320 E. McCarty Street
Jefferson City, MO 65101
September 12, 2023
Dear Property Owner:
Ron Fitzwater, Mayor
Clint Smith, AICP, Director
Phone: 573-634-6410
Fax: 573-634-6457
This letter is to notify you that the Jefferson City Planning and Zoning Commission will meet at 5:15 p.m.
on Thursday, September 21, 2023 in the Council Chambers of the John G. Christy Municipal Building, 320
East McCarty Street to consider the following matters (see map on back):
Case No. P23014 — 211 Commerce Drive, Rezoning from M-2 to C-2. Request filed by NAS Holdings
LLC, property owner, Nick Schrimpf, authorized representative, for the rezoning of 0.45 acres from M-2
General Industrial to C-2 General Commercial. The purpose of the request is to permit a dry cleaner with a
drive-thru. The property is located on the east side of Commerce Drive (Highway 179) 150 feet north of
Merchants Drive and is described as part of the East Half of the Southeast Quarter of Fractional Section 3,
Township 44 North, Range 12 West, Jefferson City, 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, 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 only at the
meeting. Correspondence received after 1:00 p.m. on the day of the meeting 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
October 16, 2023. 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.gov/qovernment/planning/planning and zoning commission php
Please contact the Planning and Zoning Division via phone at 573.634.6573 with pertinent questions.
Best Regards,
A It
Kortney liss
Planner
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.
Case No. P23014
211 Commerce Drive
Rezoning from M-2 to C-2
185 ft. Notification Buffer
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Jefferson City Planning & Zoning Commission Page 1
Property Owners List
P23014 211 Commerce Drive 09/21/2023
CONSERVATION COMMISSION
OF THE STATE OF MO
2901 W TRUMAN BLVD
WOODMAN, JAMES W
JEFFERSON CITY MO 65109
DBA WOODMAN ENGINEERING INC
2901 W TRUMAN BLVD MO 65109
217 COMMERCE DR
JEFFERSON CITY MO 65109
DULLE, J L L C
217 COMMERCE DR MO 65109
3319 COUNTRY CLUB DR
JEFFERSON CITY MO 65109-1028
2743 MERCHANTS DR MO 65109
2737 MERCHANTS DR MO 65109
GORDON BROTHERS L L C;
GORDON BUILDERS INC
2509 MISSOURI BLVD #A
JEFFERSON CITY MO 65109
120 COMMERCE DR MO 65109
LENEVE, JOANN & DON B TRUSTEES
C/O UMSTATTD
201 S ORANGE ST
BUTLER MO 64730
201 COMMERCE DR MO 65109
M T T PROPERTIES L L C
21517 CAVE SPRINGS RD
JAMESTOWN MO 65046
2733 MERCHANTS DR MO 65109
N A S HOLDINGS L L C
4023 WARDSVILLE RD
JEFFERSON CITY MO 65101
211 COMMERCE DR MO 65109
SHIPLEY, GEORGE & DELORES
2607 SCHELLRIDGE RD
JEFFERSON CITY MO 65109
2732 MERCHANTS DR MO 65109
T R B PROPERTIES L L C
5117 EDINBURGH WAYE
JEFFERSON CITY MO 65101
2729 PLAZA DR MO 65109
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Zoning Code Amendment Discussion
City Staff
1. Drive Through Lanes
2. Mini Storage Warehouses
3. Marijuana Related Uses
Drive Through Lanes
Districts: Drive through Restaurants are a permitted use in the C-2 and M-1 districts.
Other drive through uses are permitted in the C-O, C-1, C-2, C-3, and M-1 districts.
Drive through uses are regulated by Specific Use Standards found in Section 35-41.B.8.
These standards include:
- 40' Setback from street line.
- 20' Setback from property line.
- 20' turn radius within drive through lane.
- Stacking space requirements based on use. (see attached code excerpt)
- Order box noise mitigation from adjacent residential uses.
- Not located in front yard area.
Problem:
- Since 2010, four variances from the drive through lane standards have been requested (and all
approved) through the Board of Adjustment.
o B10001— Warwick Village — 20' variance from property line setback and 20' variance from
street line setback.
o B12008 — 2111 Missouri Blvd. — 7' variance from property line setback.
o B13009 — 3124 S. Ten Mile Dr. (McDonalds) — 6' variance from property line setback,
o B15002 — 2215 Missouri Blvd. (We B Smokin) — 19'variance from property line setback.
- Drive through uses are becoming more prevalent and popular. Restaurants are increasingly being
designed around the drive through lane. The 20' setback standard can create a fairly large strip of
unusable commercial real estate in areas where drive through uses are common and expected, and
can compress the remaining site elements. Dual drive through lanes are also becoming common,
with a larger percentage of sites being dedicated to drive through lane stacking.
- The 20' radius requirement is greater than any other Jefferson City traffic circulation design
standards and radius of less than 20' are common at new drive through uses in other cities.
Comparison with other Cities:
- Lees Summit
o Does not have setback requirements.
0 100 feet separation and screening from residential uses.
- Ofallon
o Plan review is by P&Z Commission
o No setback requirements listed.
- Columbia
0 15 feet setback from right-of-way lines
o No other setbacks from property lines
o No turn radius requirement
o Requires a by-pass lane
- Blue Springs
o No setback or turn radius requirements.
- Chesterfield
o No standards other than stacking space requirements
Key Discussion Points
- There have been 4 approved variances from the 20' drive through lane setback from property line
standard. Is this an appropriate standard to keep in place?
- The 20' radius requirement for turns within drive through lanes is a higher turn radius than required
elsewhere on sites and can be difficult to accommodate in site design. Is the 20' radius requirement
appropriate?
Mini -Storage Warehouses
Districts: Outdoor Mini -Storage uses are a Permitted use of the M-1 and M-2 districts and require
Conditional Use Permit review in the C-2 district.
Outdoor Mini -Storage uses are regulated by Specific Use Standards found in Section 35-41.13.15.
These Specific Use Standards Include:
- Fencing/Screening six feet in height around the perimeter of site except front. Rear of buildings can
qualify as screening. This serves a dual purpose of security and minimizing the visual impact of the
use.
- Internal driveway widths of 30' where units open on both sides of isle, 26' for units on single side.
- 2 parking spaces for staff plus one space per 200 units. The parking requirement envisions an on -
site office.
- Vehicle access limited to one driveway per street abutting the property.
- Various standards regarding storage of vehicles, including screening, operational vehicles only.
- Performance standards, including that commercial activity, storage of hazardous materials, and
extensive vehicle repair is prohibited.
Problem:
- Since 2010, four cases involving mini -storage uses have been heard by the Board of Adjustment.
o B16006 — 2527 E. McCarty Street — Conditional Use Permit and 6' variance to 24' drive lane
width (units on one side). Approved.
o B19001— Conditional Use Permit and 5' variance from 25' front setback. Approved.
o B22007—Conditional Use Permit, 5'variance from 30' driving lane width standard and
partial variance from screening fence standard. Approved.
o B22009 — Permitted use for the M-1 zoning of the property. 5' variance from 30' driving
lane width, variance from one driveway per frontage access standard, variance from parking
space requirement, partial variance from the fence standard. Approved except parking
space requirement.
- Variances from the driving lane width standard are common. In discussion during variance
proceedings, applicants state that the 30' standard is wider than necessary to accommodate vehicle
parking and circulation.
Mini -storage uses in Jefferson City do not typically have an on -site office. Parking regulations
associated with the office or customer parking are difficult to justify, and parking is typically within
the lanes serving the units.
- A majority of mini -storage uses are proposed within the commercial districts. As the use is listed as
a conditional use in the C-2 district, conditional use permit requests for the use are fairly common.
Special review of such uses in commercial districts appear to be common in other cities.
Comparison with other Cities:
- Lees Summit
o Requires special permit.
o Requires screening in non -industrial districts
- Ofallon
o Permitted in industrial districts, conditional use in Commercial.
o No standards found.
- Columbia
o Permitted in Industrial and Controlled Industrial, conditional use in Mixed Downtown
district.
o Required screening when adjacent to residential district.
o Height maximum of 14 feet, with conditional use review for taller buildings.
- Blue Springs
o Permitted use in industrial districts. Conditional use in Regional Commercial district.
o No standards found.
- Chesterfield
o Permitted use in the LI district, requires review in the Planned Commercial and Planned
Industrial Districts.
o No standards found.
Key discussion points:
- There have been multiple variances from the drive isle width requirement. Is the 30' drive isle width
standard appropriate?
- The required parking spaces are often an afterthought on site development plans, as developers are
not anticipating that parking would be necessary. Is the parking space requirement appropriate?
- Conditional Use permit applications for Mini -storage uses in the C-2 district are one of the more
common application types before the Board of Adjustment, and the use is becoming a typical use in
the C-2 district. Other cities are shown to have similar special review processes in place as Jefferson
City for this type of use. Is conditional use permit review for mini -storage uses in the C-2 district still
appropriate?
- The limiting of driveway accesses for a specific use is uncommon in the zoning code, and not found
in other cities code for this type of use. Is the driveway/access limit of one per street frontage
appropriate?
- Some other cities require a screening fence only in commercial districts and when adjacent to
residential districts. Are the fencing/screening standards appropriate?
Marijuana Related Uses
Problem:
With the passage of Amendment 3, comprehensive marijuana dispensary facilities (selling both medical and
recreational marijuana) and microbusiness dispensary facilities (selling recreational marijuana) are legal
business uses within the State of Missouri in addition to medical marijuana facilities previously approved by
Missouri voters.
Medical Marijuana Facilities (including dispensary, cultivation, infused product manufacturing, testing and
transportation facilities) are specifically identified within the Jefferson City Zoning Code as permitted uses
within certain districts, but the recreational sales varieties of Microbusiness and Comprehensive facilities are
not.
Analysis:
Medical Marijuana Facilities (including dispensary, cultivation, infused product manufacturing, testing and
transportation facilities) are listed within the Jefferson City Zoning Code as follows:
Medical Marijuana Dispensary Facility— Permitted use in C-2 district.
Medical Mariivana Cultivation Facility— Permitted use in M-1 and M-2 districts.
Medical Mariivana Infused Products Manufacturing Facility— Permitted use in M-1 and M-2 districts.
Medical Marijuana Testing Facility— Permitted use in C-2, M-1, and M-2 districts.
Medical Marijuana Transportation Facility — Permitted use in C-2, M-1, and M-2 districts.
Specific use standards (contained within Section 35-41.13.36 of the Zoning Code) require a separation distance
of 1,000 feet between any such facilities and existing schools, child day care centers, and churches.
Dispensary facilities are a retail use, and similar in terms of traffic generation and impact to other uses that
are permitted in the C-2 district.
Missouri State law does not provide for the ability to distinguish between medical, comprehensive, and
microbusiness uses at the local level with respect to land use regulations.
Recommendation:
Update the zoning code to remove "Medical" designations so that the zoning regulations in place (permitted
districts and specific use standards) apply to all marijuana oriented uses permitted under state law.