HomeMy Public PortalAbout2023-11-09 packetNotice of Meeting & Amended Agenda
OF /
a •
Un
City of Jefferson Planning and Zoning Commission
Thursday, November 09, 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 September 21, 2023
5. Communications Received
6. New Business/Public Hearings
Case No. P23015 —Text Amendments Pertaining to Chapter 35 of Jefferson City Code.
Request filed by city staff to amend the text of Chapter 35, Zoning Ordinance, pertaining
to the following:
1. Drive Through Lane Specific Use Standards
2. Mini Storage Warehouse Specific Use Standards
3. Marijuana Related Uses
The 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: www jeffersoncitymo.gov.
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
Case No. P23016 — 2900 Block of Route CC, Final Subdivision Plat of Edward's Ridge
Subdivision. Request filed by Dave Burks Construction LLC, property owner, for a Final
Subdivision Plat for 22.51 acres proposing creation of 26 lots. The property is zoned RS-2
Low Density Residential and 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).
8. Other Business
A. Staff updates on prior cases
B. Adoption of 2024 Planning and Zoning Commission Meeting Calendar
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
September 21, 2023
5:15 p.m.
COMMISSION MEMBERS PRESENT
Dale Vaughan, Chair
Penny Quigg, Vice Chair
Emily Fretwell
Treaka Young
Jacob Robinett
Bunnie Trickey Cotten
Shanon Hawk
Hank Vogt
Tom Werdenhause
Randy Hoselton, Alternate
Sara Michael, Alternate
COMMISSION MEMBERS ABSENT
None
COUNCIL LIAISON ABSENT
Michael Lester
STAFF PRESENT
Eric Barron, Planning Manager
Kortney Bliss, Planner
Tiphanie Pearson, Administrative Assistant
Shane Wade, Civil Engineer
Guests: Brian McMillan
ATTENDANCE RECORD
1 of 1
1 of 1
1 of 1
1 of 1
1 of 1
1 of 1
1 of 1
1 of 1
1 of 1
1 of 1
1 of 1
Call to Order and Introduction of Members, Ex-officio Members and Staff
Chair Dale Vaughan called the meeting to order. Nine regular members and two
alternates were present. A quorum was present.
Designation of Voting Alternates
The Chair announced that all regular members are present and 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. Young moved and Ms. Hawk 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 April 13, 2023.
Ms. Fretwell moved and Mr. Robinett seconded to approve the regular meeting minutes
of April 13, 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
None received
6. New Business/Public Hearing
Case No. P23014 — 211 Commerce Drive, Rezoning from M-2 to C-2. Ms. Bliss
presented the case as a 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)
Brian McMillan of, 2500 E McCarty Street, attended the meeting to present the case.
Mr. McMillan stated that the property was purchased and developed before they thought
about zoning for a drive-thru. He also stated that he appreciated the Commission for
holding a special session for this case. Ms. Quigg asked if this was the dry cleaner that
was initially intended to go on Industrial. Mr. McMillan stated yes it was. The Chairman
asked if the dry cleaning is to be done on site, and Mr. McMillan stated that it will.
There was no one present to speak in favor of this request.
There was no one present to speak in opposition of this request.
Mr. Barron stated that this area has a mix of commercial and industrial uses.
No one else spoke regarding the request; the Chair closed testimony.
Ms. Bliss gave the staff report and analysis as, 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." Rezoning a 0.45-acre property from M-2 General Industrial zoning
to C-22 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.
Ms. Cotten moved and Ms. Quigg seconded a 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.
Aye: Cotten, Fretwell, Hawk, Quigg, Robinett, Vogt, Young, and Werdenhause.
Nay: None
The Chairman asked Ms. Bliss if this will be proceeding to City Council. Ms. Bliss stated
it will be introduced on October 2"d with public hearing and vote on October 16th
7. Other Business
A. Staff Updates on Prior Cases
Mr. Barron stated there were eight cases to report on, as follows:
• Special Exception Permit on Militia Drive — Approved by Council
• PUD plan 4-plex — Approved by Council
• PUD plan for Aire sery — Approved by Council
• El Dorado Duplexes — Approved by Council
• New subdivision on Route CC — Approved for rezoning; still needs final plat
approval
• Sign Code Text Amendments — Approved by Council
• Rezoning for Dollar General a Rockridge and Route C — Denied by Council
• New subdivision on E McCarty — Approved by Council
B. Zoning Code Amendments Discussion
Mr. Barron gave details on three zoning code amendments, as follows:
• Drive through lanes — Mr. Barron gave details on the current standards, what the
issues are with those standards, and what other cities do in comparison.
o Staff recommendation was to reduce 20' setback to 5', since there is
already a 5' setback for driveways, and to reduce the radius in a drive-
thru from 20' to 10'.
o Motion was made by Ms. Cotton and seconded by Mr. Robinett to direct
staff to pursue the changes
■ Motion passed unanimously
• Mini Storage Warehouses — Mr. Barron gave details on the current standards,
what the issues are with those standards, and what other cities do in
comparison.
o Staff recommendation was to:
■ Reduce drive lane width requirement from 30' to 24'
■ Remove parking requirement
■ Keep conditional use permit process for C-2 district
■ Remove restriction on number of driveway entrances
■ Remove requirement for screening fence and replace with
allowance for screening in conditional use permit process.
o Motion was made by Ms. Cotten and seconded by Mr. Robinett to direct
staff to pursue suggested changes
■ Motion passed unanimously
• Marijuana related issues — Mr. Barron gave details on the issue and the current
zoning codes pertaining to Medical Marijuana.
o Staff recommendation is to update the zoning code to remove "medical"
designations so that the zoning regulations in place apply to all
marijuana -oriented uses permitted under state law
o Motion was made by Ms. Hawk and seconded by Ms. Young to dir3ect
staff to purse the change and remove the "medical" designations so the
current zoning regulations apply to all marijuana -oriented uses
■ Motion passed unanimously
• Mr. Barron reported that staff would draft the three code amendment and notice
them up for public hearings at the next P&Z Meeting.
C. Election of Officers
Mr. Barron stated that officers are usually elected in June, however, since there had not
been a Planning and Zoning Commission meeting since April, new officers need to be
elected.
• Motion was made by Ms. Fretwell and seconded by Mr. Werdenhause to keep
the same Chair (Mr. Vaughan) and Vice -Chair (Ms. Quigg)
o Motion passed unanimously
Adjourn. There being no further business, the chair adjourned the meeting at 6:27 p.m.
Respectfully Submitted,
Tiphanie Pearson, Administrative Assistant
rp
JGV'U�srs0n C OKY
Nannghg 01.1 Zonong Commossoon
Hovem bar Oo 99 7- 7-3
Zoning Code Amendment proposa0
CKY staUN
1. Staff Analysis
20 ®raft Bill o ®rive Through Lanes and
Mini Storage Warehouses
3. ®raft Bill - Marijuana Related Uses
Staff Analysis
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 35-41.6.15.
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?
Mariivana 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 Mariivana 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 Mariivana Testing Facility — Permitted use in C-2, M-1, and M-2 districts.
Medical Mariivana Transportation Facility — Permitted use in C-2, M-1, and M-2 districts.
Specific use standards (contained within Section 35-41.6.36 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 understate law.
BILL NO.
SPONSORED BY
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, AMENDING CHAPTER 35,
THE ZONING CODE, PERTAINING TO SPECIFIC USE STANDARDS FOR DRIVE
THROUGH AND MINI STORAGE USES.
WHEREAS, It appears that the procedures set forth in the zoning code relating to zoning code text
amendments have in all matters been complied with.
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON,
MISSOURI, AS FOLLOWS:
Section 1. Sec. 35-41.13 (Specific Use Standards), subsection 8.g (Drive through use,
Stacking space layout and design), is hereby amended as follows:
8. Drive-through/drive-in uses.
Stacking space layout and design.
(1) Minimum size: Eight feet by 20 feet per space.
(2) Minimum setback from property line: 29 feet 5 feet.
(3) Minimum setback from street line: 40 feet.
(4) Separation from other internal driveways with raised medians and parking
spaces: As determined by the Director of Planning and Protective Services.
(5) Minimum drive -through lane radius: 20 feet 10 feet, measured at the inside
curb.
Section 2. Sec. 35-41.13 (Specific Use Standards), subsection 15.b (Outdoor mini -
storage warehouse, Site Design), is hereby amended as follows:
15. Outdoor mini -storage warehouse.
Site design.
(1) Fencing and screening. A. r-^Rri srcreeniRg fence , all six feet :r height shall be
installed areund the p ., etr,r of the .d.,. ele nt and m censist f 'th
the .scud f ;�zaesef the St.,.age StF „-WFes eF separate feRGe o all exeept this
. :Fement shall net apply to the front yaFd. When reviewing applications for
conditional use permit for Mini -storage uses, the Board of Adjustment may
condition approval on installation of a fence and/or landscaping in order to
screen the use from view and/or provide security for the site.
(2) Off street ^aFk44g ^g4 Internal driveways.
Scriveners Note: Inserted text shown as thus. Deleted text shown as t4us.
{a} Driving and parking lanes shall be provided adjacent to the storage
buildings. These lanes shall be at least 26- foot •••ide iovhen :ubi I r
7
and at least 30 feet wide wheA
eubi -les epeR nt„ both r;,d„ f the la 24 feet wide. Driveways,
parking areas and internal driving lanes shall be hard surfaced in
conformance with exhibit 35-58B.
E) Qn e p ai rc' iS-app c c fo r every 200 c+w asc ca h' c1c s-vFzfract'vrr+h ��f
shall be locate -,djaeeRt to the pmjeet effice. FAiRiMUMtwe
such spaces shall be p „rdn.d
(d) RequiredpaFking spaces may Ret be reRted as, er used ffaF,, vehiey4F
steFage.
Section 3. This ordinance shall be in full force and effect from and after its passage
and approval.
Passed:
Presiding Officer
ATTEST:
City Clerk
Approved:
Mayor
APPROVED AS TO FORM:
City Counselor
Scriveners Note: Inserted text shown as thus. Deleted text shown as thus.
BILL NO.
SPONSORED BY
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, AMENDING CHAPTER 35, THE
ZONING CODE, PERTAINING TO MARIJUANA LAND USES.
WHEREAS, Amendment 3 to the Missouri Constitution, approved by the voters of the State of
Missouri on November 8, 2022, legalized the purchase, possession, consumption,
usage, delivery, manufacturing, and sale marijuana for personal use for adults over
the age of twenty-one; and
WHEREAS, consistent with Amendment 3, the regulations on marijuana facilities contained
herein are found to be reasonable in time, place, and manner restrictions and are
not unduly burdensome to the operation of medical marijuana facilities; and
WHEREAS, it appears that the procedures set forth in the zoning code relating to zoning code
text amendments have in all matters been complied with.
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON,
MISSOURI, AS FOLLOWS:
Section 1. Section 35-28 (Section 35-28. - Matrices of permitted, conditional and special
exception use land uses and classification of uses not listed), Exhibit 35-28 (Land Uses
Authorized in Zoning Districts) is hereby amended as follows:
Exhibit 35-28: Land Uses Authorized in Zoning Districts
Use
Specific Use Type
Zoning Districts
Category
RU
RS-
RS-
RS-
RD
RA-
RA-
IRS-
2
I
3
4
1
2
IN-
O
IRC
IMU-IC-
1
O
JC-
1
JC-W�1
2
3. Commercial use
G. Retail sales
42. Medical marijuana
P
and service—
dispensary facility
Cont'd.
4. Industrial
A. Industrial
7. Medical marijuana
p
p
service,
cultivation facility
manufacturing
and production,
8. Medical marijuana-
p
p
assembly,
infused products
distribution,
manufacturing facility
manufacturing,
g Medical marijuana
P
p
p
processing,
testing facility
production,
wholesale sales
10. Medical marijuana
P
p
p
transportation facility
Scriveners Note: Inserted text shown as thus. Deleted text shown as thus.
Section 2. Section 35-41 (Specific Use Standards), Subsection B (Specific Use
Standards), Subsubsection 36, (Medical marijuana facilities) is hereby amended as follows:
36. Medical mariivana facilities.
a. Location.
(1) Medical marijuana dispensary facility, medical marijuana cultivation facility,
medical marijuana -infused products manufacturing facility, medical marijuana
transportation facility, and medical marijuana testing facility may be authorized in
the districts specified by exhibit 35-28 land use matrix.
b. Specific provisions. Medical marijuana facilities shall adhere to the following:
(1) No new medical marijuana dispensary facility, medical marijuana cultivation
facility, medical marijuana -infused products manufacturing facility, medical
marijuana transportation facility, or medical marijuana testing facility shall be
located within 1,000 feet of any then -existing elementary or secondary school,
child day care center, or church.
(a) For freestanding medical marijuana facilities, distance shall be measured
from the facility's external wall closest in proximity to the property line of the
elementary or secondary school, child day care center; or church. If the
elementary or secondary school, child day care center, or church occupies an
individual suite or unit within a multi -unit structure, distance shall be
measured from the medical marijuana facility's external wall closest in
proximity to the entrance or exit of the elementary or secondary school, child
day care center, or church.
(b) For medical marijuana facilities that occupy an individual suite or unit within a
multi -unit structure, distance shall be measured from the facility's entrance or
exit closest in proximity to the property line of the elementary or secondary
school, child day care center, or church. If the elementary or secondary
school, child day care center, or church occupies an individual suite or unit
within a multi -unit structure, distance shall be measured from the medical
marijuana facility's entrance or exit closest in proximity to the entrance or exit
of the elementary or secondary school, child day care center, or church.
(c) Measurements shall be made along the shortest path between the
demarcation points that can be legally traveled by foot.
(2) Any medical marijuana facility must be properly licensed by the MisseiFi
State of Missouri and must comply
with State requirements, regulations, and procedures necessary for
implementation and enforcement.
Section 3. Section 35-92 (Definitions) is hereby amended as follows:
Medical mariivana facilitV.. An establishment that cultivates, manufactures, tests, sells,
and/or transports medical marijuana authorized under the Misseuri DepaFtFRe t of Health
Missouri State Law.
Scriveners Note: Inserted text shown as thus. Deleted text shown as thus.
a. Medical marijuana cultivation facility. A facility licensed by the M*sseiFi
Department ef Health aAd SenieFSePV;GeS State of Missouri, to acquire,
cultivate, process, store, transport, and sell marijuana to a n;edical marijuana
dispensary facility, Medical marijuana testing facility, or to a medical marijuana -
infused products manufacturing facility.
b. Medical marijuana dispensary facility. A facility licensed by the Missouri
DepartmeRt of Heal++, -,.,d SeRiGF SeFVOGes State of Missouri, to acquire, store,
sell, transport, and deliver marijuana, marijuana -infused products, and drug
paraphernalia used to administer marijuana as provided for a qualifying patient, a
primary caregiver, another medical marijuana dispensary facility, a medical
marijuana testing facility, or a medical marijuana -infused products manufacturing
facility. A marijuana dispensary facilitV includes medical, recreational
comprehensive, and microbusiness.
c. Med-ical marijuana -infused products manufacturing facility. A facility licensed
by the MisseUFi Department of Hen}-ad��F e�e��s State of Missouri, to
acquire, store, manufacture, transport, and sell marijuana -infused products to a
medical dispensary facility, a medical marijuana testing facility, or to another
Medical marijuana -infused products manufacturing facility.
d. Medical marijuana testing facility. A facility licensed by the MisseuFi
Department of HealthQ-nriGes State of Missouri, to acquire, test,
certify, and transport marijuana.
e. Medical marijuana transportation facility. A facility licensed by the Missouri
State of Missouri to transport
medical marijuana to a qualifying patient, a primary caregiver, a medical
marijuana cultivation facility, a medical marijuana -infused products manufacturing
facility, a medical marijuana dispensary facility, a medical marijuana testing
facility, or another medical marijuana transportation facility.
Section 4. This ordinance shall be in full force and effect from and after its passage and
approval.
Passed:
Presiding Officer
ATTEST:
City Clerk
Approved:
Mayor
APPROVED AS TO FORM:
City Counselor
Scriveners Note: Inserted text shown as thus. Deleted text shown as this.
Jefferson City
Planning &Zoning Comwassion
November 09, 2023
Case No. P23016
2900 Block of Route CC
Dave Burks Construction LLC
Final Subdivision Plat
City of Jefferson Planning and Zoning Commission
VICINITY
0
co 1,00
cli
W
N
c)ol —DAWNWO.OD CIR IQ. LUEBIRD-DR
IF
0 RLINT-D
RED BUD CIRU.
U..
N-Y-1 7q HW.Y-179—H - — - 79—
T "h
_FO)x,,r CHERYL-DR—
IL -DR
ERYL- H�N�EY-L
CIR
M R- -
_7c
LU
WDR
. w
AC33.1 OR -'RD--DR
DEARDANE-D
Case No. P23016
2900 Route CC
Final Subdivision Plat
0 220 440 880 Feet
N
W+ E
S
LOCQM M M, p
r i
RU
RS-2 _
r.
t ' '~, zy
�.j�
•
r , s
Case No. P23016
2900 Block of Route CC
Final Subdivision Plat
0 120 240 480 Feet N
W f E
S
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
November 09, 2023
Case No. P23016 — 2900 Block of Route CC, Final Subdivision Plat of Edward's Ridge Subdivision.
Request filed by Dave Burks Construction LLC, property owner, for a Final Subdivision Plat for 22.51 acres
proposing creation of 26 lots. The property is zoned RS-2 Low Density Residential and 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).
Description of Proposal
The applicant is seeking approval of a Final Subdivision Plat of the Edward's Ridge Subdivision. This final
plat would consist of a total of 22.51 acres. There are 26 lots and 1 reserve tract proposed as a part of the
plat. Each of the lots are proposed to contain a single family dwelling.
Review and Approval Process
Final subdivision plats are reviewed in accordance with Chapter 33 The Subdivision Code and Chapter 35
Zoning Code with a recommendation to come from the Planning and Zoning Commission and a final
decision to be determined by the City Council.
Staff Analysis
Current zoning designation of RS-2 Low Density Residential requires the subdivision to comply with
density and dimensional standards of that particular district. This includes lot size and width specifications.
The RS-2 district requires a minimum net lot area of 10,000 square feet and minimum lot width of 80 feet.
Final Subdivision Plat request information for consideration:
Proposed Subdivision Name: Edward's Ridge Subdivision
Total Acreage: 22.51 acres.
Number of Lots: 26 proposed lots
Lot Sizes: Lot 2 and Lot 3 are proposed to be the largest at approximately 64,033 square feet and Lot
25 is proposed to be the smallest at approximately 16,553 square feet.
Sidewalks: A 4' sidewalk is proposed for the south side of Bobby Court. Sidewalks are required along
new residential streets. No sidewalks are required along Route CC as this roadway is not shown requiring
sidewalks in the Sidewalk Master Plan.
Streets: A new street to be named Bobby Court Is proposed.
Street Lights: Street lights are shown at required spacing.
Utilities: The proposed utilities appear to be sufficient and code compliant.
Fire Hydrant: Fire hydrants are proposed near Lot 21 and Lot 22 as well as near Lot 14, Lot 15, and
Lot 26.
Staff Recommendation
The proposed final subdivision plat has been reviewed with respect to applicable City Code requirements
such as those laid out in Chapter 33 The Subdivision Code and Chapter 35 Zoning Code. Proposed site
elements appear to be sufficient and code compliant. Staff recommends approval of the Final Subdivision
Plat of Edward's Ridge Subdivision with the condition that technical comments of staff be addressed in
addition to a submittal of a finalized and signed plat prior to introduction to City Council.
Form of Motion
1. Motion to recommend approval to the City Council the requested Final Subdivision Plat of
Edward's Ridge Subdivision with the following conditions:
a. Address technical comments from city staff.
b. Submittal of finalized and signed plat prior to introduction to City Council.
Jefferson City Planning & Zoning Commission Meeting
Engineering Division Staff Report
Thursday, November 09, 2023, 5:15pm
Item 7. — Other New Business
Case No. P23016 — Final Subdivision Plat, Edwards Ridge Subdivision, 2900 Block Missouri Route
CC (RS-2 Zoning)
ENGINEERING STAFF RECOMMENDATION -
Recommend approval, subject to technical comments being addressed on the final plat and improvement
plans.
Final Plat and associated infrastructure inzprovenzents-
Existing Infrastructure Summary
• Some public infrastructure exists in the vicinity.
• Some storm water drainage facilities exist in the vicinity.
• Sanitary sewer facilities exist in the vicinity, south of, and offsite of this property.
• Missouri Route CC is a MoDOT roadway, connecting Missouri Route C and US Highway 54.
• Sidewalk does not exist in the vicinity.
Improvements Summary
Public improvements are proposed with this development.
Roadway Access-
0 The new roadway (Bobby Court) will access Missouri Route CC.
• Drive access for proposed Lots 4 and 26 will be from Bobby Court. Driveway access to proposed
Lots 1-3 will be subject to MoDOT permitting.
• Bobby Court is proposed as a local roadway, 28' in width, parking allowed on the south side of the
roadway; to be prohibited on the north side of the roadway.
Storm Water / Erosion Control
• Storm water detention/ storm water quality is required for the site, and is shown/ being provided at
the eastern part of the subdivision. This facility is proposed on a separate tract that will include an
all-weather access to Bobby Court (that includes a paved drive entrance and reinforced all-weather
roadway cross section).
• Proposed drainage facilities will be for the City to maintain in the future, once constructed to City
Standards.
• Erosion/ sediment control plans are included in the plan submittal.
Sanitary Sewer
• This development is proposed to be served by an existing sanitary sewer main that serves a
subdivision to the south of this site, and will need to be extended to serve this subdivision.
• An off -site easement has been presented for review, to secure main access for the
Subdivision, along with the sewer improvement plans..
• Additional sewer easements for future sewer extensions for adjacent properties, have been
proposed across this property in various locations, where fixture service may be necessary.
Sidewalk
• Sidewalk is proposed along the south side of Bobby Court.
Fire Hvdrants / Street Lights/ Utilities
• The subdivision is proposed to be served by all necessary utilities.
• Street lights and fire hydrants are proposed in accordance with City requirements in this
subdivision.
• No street lighting exists along Missouri Route CC.
Review Status of Documents-
• The final plat has been reviewed, has been revised and is generally in good order.
• Technical comments for the infrastructure plans and offsite easements have been reviewed and
sent back to the consultant and are expected to be returned for review prior to consideration at the
next scheduled City Council Meeting.
City of Jefferson
Department of Planning & Protective Services
320 E. McCarty Street
Jefferson City, MO 65101
Phone: 573-634-6410
icplanning(a)ieffcit ymo.orq
www.jeffersoncitymo.gov
APPLICATION FOR SUBDIVISION PLAT
The undersigned hereby petitions the Planning and Zoning Commission and City Council of the City of Jefferson,
Missouri for the following type of subdivision: Preliminary Plat _X_ Final Plat
1. Name of Subdivision: Edward's Ridge
2. General location: 2900 Block Route CC, Jefferson City, MO
3. Existing/Proposed zoning: RS-2/RS-2
4. Existing/Proposed use of the property:
5. Size of the property in acres: 22.51 Ac 6. Total number of lots proposed: 26
7. Description of any variances to the Subdivision Regulations being requested (please note section number
of the regulation below and attach a letter stating justification for the variance(s):
No Variances Requested
Vacant / Single Family Residential
8. Application filing fee: $ 480 Preliminary Plat = $500 + $5 per lot
Final Plat = $350 + $5 per lot
(Revised July 1, 2018)
9. Signatures:
Dave Burks
Property Owner Name (type or print)
Property Owner S
Glenn Struemph t n A
Engineer Name (type or print) Engir
J. Brian Rockwell :::_45
surveyor Name (type or print) S rve
Contact person for this application:
Name: Glenn Struemph - CMPS
Phone Number: 573-634-3455
�JJW
r Signature
Minor Revision = $250 + $5 per lot
to Preliminary Plat
Date
Date
Date
Address: 2500 E. McCarty St., Jefferson City, MO
Email: gstruemph@cmps-inc.com
For Staff Use Only:
Attachments: _ Variance request letter —Additional documentation
Notes:
Individuals should contact the ADA Coordinator at (573) 634-6570 to request accommodations or alternative formats as required underthe Americans
with Disabilities Act. Please allow three business days to process the request.
Page 1 of 5
A she
R�3�H:aaESL5�k §§�Efd flEE$a s
€ p £s5 o O8 t ���•
id
�spg- � a p5sf-g Y
A9@ys �y3F{gR gfi s _Eg{ Q R R�5g9e5
id 1
fs
All $RI 6EbFawgEs 3 i
vs.
s Y�afiRy�s�3fis@s 8$g3fiE -
Fa g
a1a7°jE�
s ,g t 5yY y
F388 !'Ass'3E3 SSE#� s E 18�as� s 3
O
E Hg @a
W
3
�.` N
Q O
S g
N
EF x.a `�°
LL W C OI
m O c
y
Sg.Og
YQ Eg pbna `E g
gEgEE - 5 3ss
in W..ayaN Ci
y g S c
38 8± saCYy • „
W m m c�?91
' mLg 81a�R'�
CL
Xs
� a �
o a
y ll s
a