HomeMy Public PortalAboutORD14834 BILL NO. 2011-48
SPONSORED BY COUNCILMAN Schulte
ORDINANCE NO. >' �` -3
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, APPROVING A PRELIMINARY
PUD PLAN FOR PROPERTY ADDRESSED AS 400 WEST MAIN STREET; DESCRIBED AS
PART OF SECTION 7, TOWNSHIP 44 NORTH, RANGE 11 WEST, JEFFERSON CITY, COLE
COUNTY, MISSOURI.
WHEREAS, Capital Mill Bottom LLC, applicant, on behalf of the City of Jefferson, owner of the
real estate hereinafter described, having submitted to the City Council a Preliminary
PUD Plan of said real estate, being located in Jefferson City, Cole County, Missouri,
and being described as follows: A Tract of land in the City of Jefferson, Cole
County, Missouri, being part of and situated in the Northeast Quarter of Fractional
Section 7, Township 44 North, Range 11 West, and part of Inlots 60, 63 and 65, all
of Inlot 64, part of a 20 foot wide Alley vacated by the City Ordinance No. 2783, and
part of an 80 foot wide street right-of-way known as Mulberry Street, also vacated
by City Ordinance No. 2783, and part of the 2.0 foot wide portion of West Main
Street right-of-way, vacated by City Ordinance No. 2933 and part of an area known
as Wears Creek according to available plats and survey records of said City of
Jefferson, the boundary of all the aforesaid being more particularly described as
follows: BEGINNING at the southeasterly corner of the aforesaid Inlot 64, being the
northeasterly corner of the 2.0 foot wide portion of West Main Street right-of-way,
vacated by City Ordinance No. 2933; thence S41'59'1 8"W, along the easterly line of
said vacated right-of-way, 2.00 feet to the southeasterly corner thereof; thence
N47°33'47"W, along the southerly line of said vacated right-of-way, 153.12 feet to
the southeasterly corner of a tract described by deed of record in Book 326, page
277, Cole County Recorder's Office; thence N41°59'18"E, along the easterly line of
said tract described in Book 326, page 277, 101.49 feet to the northeasterly corner
thereof; thence N47°33'47"W, along the northerly line of said tract described in Book
326, page 277, 55.60 feet to the southeasterly corner of a tract described by deed of
record in Book 367, page 592, Cole County Recorder's Office; thence N41°59'18"E,
along the easterly line of said tract described in Book 367, page 592, 109.26 feet to
the northeasterly corner thereof and said corner being in the center of the aforesaid
20 foot wide vacated alley; thence S47°33'47"E, along the center of said vacated
alley, 139.15 feet to a point intersecting the westerly line of a tract described by
deed of record in Book 87, page 131, Cole County Recorder's Office; thence
N41°59'18"E, along the westerly line of said tract described in Book 87, page 131,
148.00 feet to the northwesterly corner thereof; thence S47°43'51"E, along the
northerly line of said tract described in Book 87, page 131, 283.13 feet to the
northwesterly corner of a tract described in Book 221, page 489, Cole County
Recorder's Office; thence S54°12'51"W, along the westerly line of said tract
described in Book 221, page 489, 364.21 feet (364.61 feet deed) to the
southwesterly corner thereof and said corner being on the northerly line of the 80
foot wide street right-of-way known as West Main Street; thence N47°36'35"W,
along the northerly line of said West Main Street right-of-way, 56.43 feet to the
easterly line of the aforesaid vacated Mulberry Street right-of-way; thence
N48°16'03"W, along the northerly line of said West Main Street, 80 feet to the
POINT OF BEGINNING. Said property containing approximately 2.49 acres.
1
WHEREAS, it appears that the procedures set forth in the zoning code relating to zoning have in
all matters been complied with, as said applicant submitted to the Planning and
Zoning Commission and City Council a Preliminary PUD Plan for the above
described property.
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON,
MISSOURI, AS FOLLOWS:
SECTION 1. The Preliminary PUD Plan submitted by Barnes Griffin Incorporated,
Consultant, and on file as Case No. P11005 in the Jefferson City Planning Division is hereby
approved for the above land referenced herein.
SECTION 2. The underlying zoning district, for the purpose of determining permitted uses,
is hereby established as C-2 General Commercial with the following uses included as permitted
uses: Offices, General Retail and Services, Restaurant (including walk up restaurant), Event
Space, Indoor and Outdoor Entertainment, Brewery or Winery, Farmer's Market, Visitor's
Welcome Center.
SECTION 3. Common Areas and Public Land. No common areas are proposed and no
lands are dedicated to public use with this PUD Plan.
SECTION 4. This ordinance shall be in full force and effect from and after the date of its
passage and approval.
Passed�.�Z,/W-f,!,/r Approved: -4
Presiding O r Mayor
AJ-TEST: AP ., OV A O FORM:
City Clerk City Couhselor
2
MINUTES
JEFFERSON CITY PLANNING AND ZONING COMMISSION
July 14, 2011
5:15 p.m.
COMMISSION MEMBERS PRESENT ATTENDANCE RECORD
Ralph Robinett, Chairman 2 of 2
Jack Deeken 2 of 2
Dean Dutoi 2 of 2
Bob George 1 of 2
Chris Jordan, Vice Chairman 2 of 2
David Nunn 1 of
Scott Stacey* 2 of 2
Chris Yarnell 1 of 2
Michael Lester, Alternate 2 of 2
Bunnie Trickey Cotten, Alternate 1 of 2
Dale Vaughan, Alternate 2 of 2
*Arrived Late
COMMISSION MEMBERS ABSENT
J. Rick Mihalevich 1 of 2
EX-OFFICIO MEMBERS PRESENT
Shawn Schulte, City Council Liaison
STAFF PRESENT
Janice McMillan, Deputy Director of Planning & Transportation Services
Eric Barron, Senior Planner
Drew Hilpert, Associate City Counselor
Shane Wade, Engineering Division
Anne Stratman, Administrative Assistant
New Business/Public Hearings
Case No. P11005 —400 West Main Street; Rezoning and Preliminary PUD Plan. Application
filed by City of Jefferson, property owner, on behalf of Ron Dawson, authorized representative,
Capital Mill Bottom LLC, applicant, to rezone 0.9 acres from M-1 to PUD and a Preliminary PUD
Plan for 2.49 acres consisting of a commercial development with a variety of uses including
offices, restaurant, retail space, event space, welcome center, and farmers market. The property
is located on the north side of West Main Street 400 feet east of Missouri Boulevard and is
described as part of Section 7, Township 44 North, Range 11 West, Jefferson City, Cole County,
Missouri. (Barnes Griffin Incorporated, Consultant)
Mr. Barron described the proposal and explained that the rear portion of the property is zoned M-
1 Light Industrial and the front portion of the property is zoned PUD Planned Unit Development. He
stated that the property is currently owned by the City and is under contract to be sold to Capital
Mill Bottom, LLC. Mr. Barron explained that the request is to rezone the rear portion of the property
from M-1 to PUD in order to unify the zoning of the property and support the proposed PUD Plan.
He stated that an underlying zoning of C-2 General Commercial is proposed within the Preliminary
PUD Plan for the purpose of identifying permitted uses with several other uses included as
permitted uses as listed in the staff report.
Mr. Stacey arrived at 5:24 p.m.
Mr. Ron Dawson, 920 Nob Hill Road, spoke regarding this request and explained that three years
ago the City put out a Request for Proposal (RFP) for this property to be redeveloped. He stated
that his development group responded to this RFP and was selected to move forward. Mr. Dawson
explained that the proposal consists of an event destination type space that could possibly include
uses such as a visitor's center, retail space, farmer's market, office space, restaurant and brewery.
He stated that they are open to Union Pacific Railroad's concerns and will work with them
throughout the process. Mr. Dawson explained that the subject property was recently surveyed. He
Excerpt of Unapproved Minutes/Jefferson City Planning &Zoning Commission Page 2
July 14, 2011
stated that he is aware of the limitations imposed by being in a floodplain and will follow FEMA
guidelines. Mr. Dawson explained that they intend to keep the industrial characteristics of the
property intact. He stated that AmerenUE's substation will not impact the proposed project and will
be buffered with greenery along the fence line. Mr. Dawson explained that AmerenUE is aware of
the proposed project.
Mr. Brian Stone, Thompson Coburn LLP, One US Bank Plaza, St. Louis, Missouri, voiced
concerns on behalf of Union Pacific Railroad Company. Mr. Stone explained that Union Pacific
Railroad Company has tracks that are located on the northern portion of the subject property. He
stated that on the northern most boundary of the property line is a gravel road that Union Pacific
Railroad Company uses for access and storage of equipment and materials. Mr. Stone explained
that the bullpen area allows access to the western portion of Union Pacific Railroad Company's
property. He stated that their concerns are whether or not this property is in fact Union Pacific
Railroad Company's property. Mr. Stone explained that Union Pacific Railroad Company has
always maintained ownership of property 25 feet from the centerline of its tracks. He stated that the
northern property boundary buts up closer than 25 feet from the centerline of that southern track.
Mr. Dawson explained that Union Pacific Railroad Company is concerned whether there will be
parking on property that they own and use for access and storage of their equipment. He inquired
whether there will be sufficient boundary restrictions to prevent people from trespassing on their
tracks. Mr. Stone stated that there will be people parking in close proximity to a very active line. He
explained that there is a manual railroad switch just on the other side of that northern most line. Mr.
Stone stated that Union Pacific Railroad Company is concerned with the public manipulating that
switch and changing the direction of those tracks. He explained that Union Pacific Railroad
Company would like have an opportunity to look at the survey to determine where the property lines
are located. Mr. Stone stated that Union Pacific Railroad Company is not in a position to solely
oppose the City's project. He explained that they want to work with Mr. Dawson and the City. Mr.
Dawson stated that Union Pacific Railroad Company wants to make sure that they are still able to
maintain access and use of their property.
Mr. David Miller, Manager of Terminal Operations for Union Pacific Railroad Company, 301 State
Street, spoke regarding this request. Mr. Miller explained that the survey markers sit within 10 feet
of the "Y'track which will restrict access to repair the tracks.
Mr. Nunn inquired of what Union Pacific wants the property owner to do to address these
concerns. In response, Mr. Stone explained that it is important for Union Pacific Railroad Company
to meet with Mr. Dawson and the City to pinpoint the location of the property line. He stated that
they want to work together to achieve a mutually agreeable resolution.
Mr. Jordan explained that this is a Preliminary PUD Plan that can be subject to change. He stated
that a Preliminary PUD Plan gives an idea of the land uses and stipulations. Mr. Jordan explained
that this body can move forward tonight however it will be up to you and the developer to work out
the property descriptions and boundaries.
Mr. Barron explained that this is a Preliminary PUD Plan and the primary purpose is to establish
the permitted uses on the property and also the general layout of the development. He stated that it
is important to realize that the proposal is to rezone the remainder of the property to PUD and
proceed with the development under PUD guidelines. Mr. Barron explained that if the property were
zoned one of the traditional zoning districts such as C-2 General Commercial we would not be here
this evening to discuss details such as parking, landscaping or anything else associated with the
development of the property. He stated that the approval of the Preliminary PUD Plan does not give
the future property owners the right to do anything yet because the Final PUD Plan needs to be
submitted. Mr. Barron explained that the Final PUD Plan is an administrative review and approval
process. He stated that as long as the Final PUD Plan is in conformance with the approved
Preliminary PUD Plan the plan does not need to come back before the Planning and Zoning
Commission. Mr. Barron explained that there is still time for discussion between the property owner,
developer, and affected neighbors regarding specific items that would be shown on the Final PUD
Plan.
Excerpt of Unapproved Minutes/Jefferson City Planning &Zoning Commission Page 3
July 14, 2011
Mr. Hilpert commented that there is time after the Preliminary PUD Plan has been approved to
address all of these concerns. He explained that it is the staff opinion that the Commission does not
need to continue this matter in order to accommodate Union Pacific Railroad Company's concerns
because there is sufficient time available before the plan is finalized.
Correspondence was received from Mr. Brian Stone, Thompson Coburn LLP, One US Bank
Plaza, St. Louis, Missouri 63131, on behalf of Union Pacific Railroad Company.
Mr. Barron gave the Planning Division staff report.
Mr. Wade gave the Engineering Division staff report.
Mr. Dawson explained that if there is a legal issue of title with Union Pacific Railroad Company
that can be addressed, he wants to accommodate their concerns.
Mr. Dutoi explained that nothing we do tonight will establish the boundaries or even prejudice
where they might be. He stated that there is not a reason to hold this process up because the
concerns that have been raised tonight can be worked out later.
Chairman Robinett announced that since Mr. Stacey has arrived Ms. Cotten will no longer be a
voting member.
Mr. Nunn moved and Mr. Jordan seconded to recommend approval to rezone the northern
portion of the property, consisting of 0.9 acres, from M-1 to PUD, to the City Council. The motion
passed 8-0 with the following votes:
Aye: Deeken, Dutoi, George, Jordan, Lester, Nunn, Stacey, Yarnell
Mr. Nunn moved and Mr. Jordan seconded to recommend approval of the proposed Preliminary
PUD Plan to the City Council with an underlying zoning district of C-2 General Commercial for the
purpose of establishing the following permitted uses:
a. Offices
b. General Retail and Services
c. Restaurant(including walk up restaurant)
d. Event Space
e. Indoor and Outdoor Entertainment
f. Brewery or Winery
g. Farmer's Market
h. Visitors Welcome Center
The motion passed 8-0 with the following votes:
Aye: Deeken, Dutoi, George, Jordan, Lester, Nunn, Stacey, Yarnell
City of Jefferson Planning & Zoning Commission
VICINITY
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400 West Main Street W E
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Preliminary PUD Plan
City of Jefferson Planning & Zoning Commission
LOCATION
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Preliminary PUD Plan
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_APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
City of Jefferson-Planning Division Date Received
Department of Community Development
320 East McCarty Street-Jefferson City; Missouri 65104
Phone (573) 634-6410 Fax (573) 634-6457
❑ Concept PUD Plan
Preliminary PUD Plan
r ❑ Final PUD Plan
❑ Amendment to Final PUD Plan
PUD Project Name: Millbottom Redevelopment
Street Address: 400 W. Main Street
Legal Description (as follows or is attached): See attached d
Please attach or include the following.,
(a) Typed project narrative describing the type and character of the development, including land uses,
acreage, proposed residential densities or commercial floor area (FAR); public or private open
space, amenities or recreation areas to be provided; sidewalks and pedestrian ways; parking areas;
deviations from minimum design standards of Section 35-51; project phasing plan, If applicable; and
other Information required by Section 35-74 or applicable sections of the Zoning Code. The project
title and location must be included upon every page. Number all pages and attachments.
(b) Site Plan and/or Development Plan, as applicable.
(c) Preliminary or Final Subdivision Plat or Declaration of Condominium Association, as applicable;
(d) Draft of Covenants, Conditions and Restrictions, as applicable;
(e) Traffic impact analysis, if required by Section 35-60;
(f) Signage Plan, including type, locations and dimensions of all proposed signs;
(g) Landscaping and Screening Plan;
(h) Lighting Plan, including pole heights,type of fixtures or luminaries, and foot candles;
(i) Project Phasing Plan(if applicable)
6) Filing fees
Application Information:
Property Owner: Citv of Jefferson
Address 320E McCarty Street 'Jefferson City. MO 65101
Phone Number(s): 573-634-6410
Applicant Name: Capital Mill Bottom LLC
Address 920 Nob Hill Jefferson City MO 65109
Phone Number(s): 573-690-6400
I
Consultant Name: BarnesGriffin Inc
I Address: 3323 Cherokee Street Saint Louis. MO 63118
Phone Numbers): 314-599-2464
JA 0"e pplicant information Sheet if more space is necessary)
he for��m_ation accurately represents this proposed project.
fA "' Nathan Nickolaus City Administrator
caner ignature Printed Name Date
i Ronald Dawson,Capital Mill Bottom LLC 2i-:K--
Applica ignature Printed Name Date
For Staff Use Only:
Application Filing Fee Received: Amount Check # 1
Attachments: /�',Narrat(ve _ Site Plan _Applicant*3roject information Sheet
Note other information submitted:
Page 11 of 6
Below is a general description of the potential readaptive uses for 400 East High Street,
Jefferson City Missouri.:
"The Readaptive Use of the Property may be for a visitor center,retail space, office
space, outdoor farmer's market,restaurant, brewery, winery, event space and any other
legal use that is in accordance with the Property's zoning laws,regulations or ordinances
affecting the Property ("Readaptive Use")."
6y�t er i
11
City of Jefferson W y �a Eric J. Sfruemph, Mayor
Department of Community Development ` — Charles D.Lansford,Interim Director
320 E.McCarty St. Phone:573-634-6410
Jefferson City,MO 65101 'i Fax: 573-634-6457
1675
June 30, 2011
Dear Property Owner:
This letter is to notify you that the Jefferson City Planning and Zoning Commission will meet at 5:15
p.m. on Thursday, July 14, 2011, 2011 in the Council Chambers of the John G. Christy Municipal
Building, 320 East McCarty Street, to consider the following matter(see map on back):
Case No. P11005 —400 West Main Street; Rezoning and Preliminary PUD Plan.
Application filed by Ron Dawson, authorized representative, Capital Mill Bottom LLC,
property owner, to rezone 0.9 acres from M-1 to PUD and a Preliminary PUD Plan
for 2.49 acres consisting of a commercial development with a variety of uses
including offices, restaurant, retail space, event space, welcome center, and farmers
market. The property is located on the north side of West Main Street 400 feet east
of Missouri Boulevard and is described as part of Section 7, Township 44 North,
Range 11 West, Jefferson City, Cole County, Missouri. (Barnes Griffin Incorporated,
Consultant)
As a nearby landowner and/or neighbor, you have the privilege of attending 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 @jeffcitymo.org
fax: Dept. of Community Development/Planning Division 573-634-6457
mail: Dept. of Community Development/ 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. 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 August 15, 2011, 2011. The City Council meets at 6:00 p.m. in the Council Chambers of
the John G. Christy Municipal Building, 320 East McCarty Street.
If you have any questions concerning this matter, please feel free to contact us at 573.634.6475.
DEPARTMENT OF COMMUNITY DEVELOPMENT
/Ltd 12r-ri7is�
Eric Barron, AICP
Senior Planner
iilA t116�fuu1_
PG. T (E r'l ( it
ion DrVELDPHE'17 �! 1( �I, "buitcling a better community"
Jefferson City Planning & Zoning Commission
Property Owners List
Case No. P11005 400 W. Main Street July 14, 2011
Division of Facilities Management
Design & Construction Leasing Section
301 W. High Street
PO Box 809
Jefferson City, MO 65102
430 W. Main St
312 W. Main St
414 W. Main St
425 W. Main St
Bishop John R. Gaydos
PO Box 104900
Jefferson City, MO 65110
314 W. High St
Missouri Pacific Railroad
210 North 13th St
St Louis, MO 63101
510 W. Main St
City of Jefferson
320 E. Mccarty St
Jefferson City, MO 65101
500 W. Main St
400 W Main St (Subject Properth)
(REVISED)
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
July 14,2011
Case No. P11005—400 West Main Street; Rezoning and Preliminary PUD Plan. Application filed by
Ron Dawson,authorized representative, Capital Mill Bottom LLC,property owner,to rezone 0.9 acres from
M-1 to PUD and a Preliminary PUD Plan for 2.49 acres consisting of a commercial development with a variety
of uses including offices, restaurant, retail space, event space, welcome center, and farmers market. The
property is located on the north side of West Main Street 400 feet east of Missouri Boulevard and is described
as part of Section 7, Township 44 North, Range 11 West, Jefferson City, Cole County, Missouri. (Barnes
Griffin Incorporated, Consultant)
Notification
By publication in the newspaper, by letter to adjacent and affected property owners within 185 feet, and by
posting a sign on the property.
Location
The property is the old Ameren power plant located on the north side of West Main Street 400 feet east of
Missouri Boulevard.
Nature of Request
This request is a redevelopment plan for the old Ameren power plant. The plan calls for the rehabilitation of
the existing buildings on the site for use as office,retail,restaurant,and event space as well as the construction
of a parking lot. The City acquired this property from Ameren UE and issued a request for proposals for the
redevelopment of the site. This redevelopment plan was the winning proposal and the City Council has
approved the sale of the property to the development group(Capital Mill Bottom LLC).
The property has a split zoning designation,with the front portion of the property being zoned PUD Planned
Unit Development and the rear portion of the property being zoned M-1 Light Industrial. A request to rezone
the rear portion of the property from M-1 to PUD has been submitted in order to unify the zoning of the
property and support the proposed PUD Plan.
Staff Analysis
Permitted Uses. Permitted uses are outlined within the contract document between the developer and the City.
Setbacks. Setbacks are proposed as 0 feet. A setback of 0 feet is consistent with the setback requirements of
the C-3 Central Commercial zoning district.
Parking. A total of 97 parking spaces are proposed by the Preliminary PUD Plan,20 of these parking spaces
are identified as compact spaces. Actual parking layout may vary with the Final PUD Plan.
Signage. Signage is proposed to meet the requirements for property zoned C-2 as outlined in Chapter 3 of the
City Code, Advertising and Signs.
Lighting, Outdoor lighting is proposed to meet the requirements of the C-2 General Commercial zoning
district.
Landscaping. Parking lot landscaping is proposed to be relocated to the perimeter of the site and along Wear's
Creek in order to allow for more efficient event space utilization and creek side green space. Landscaping
details would be finalized at the time of the Final PUD Plan administrative review.
Floodplain. The property is located within the 100 year floodplain and flood hazard regulations are applicable
to the development.
Planning and Zoning Commission July 14, 2011
Case No. P11005 Page 2
Staff Recommendation
The redevelopment of the old power plant site and the preservation of the existing powerplant buildings would
be a benefit to the Millbottom area. The rezoning of the property to PUD and the establishment of a
Preliminary PUD Plan to govern the redevelopment is appropriate. Staff recommends approval of the
Preliminary PUD Plan and rezoning requests.
Form of Motion:
1. Approval of the request to rezone the northern portion of the property,consisting of 0.9 acres, from
M-1 to PUD.
2. Approval of the proposed Preliminary PUD Plan with an underlying zoning district of C-2 General
Commercial for the purpose of establishing permitted uses with the following uses included as
permitted uses:
a. Offices
b. General Retail and Services
c. Restaurant(including walk up restaurant)
d. Event Space
e. Indoor and Outdoor Entertainment
f. Brewery or Winery
g. Farmer's Market
h. Visitors Welcome Center
Jefferson City
Planning & Zoning Commission Meeting
Engineering Division Staff Report
Thursday, July 14, 2011, 5:15pm
Item 6. - New Business/Public Hearings
Case No. P110005—Preliminary PUD Site Plan, 400 West Main Street (M-1 to PUD)
ENGINEERING STAFF RECOMMENDATION-
Recommend approval of the preliminary PUD site plan, subject to the following items
1. Compliance of the proiect with the ON of Jefferson Flood Hazard Regzdations either by
having building elevations at one (1) foot or higher above the 100 year base flood
elevation and/or compliance with the 50% or less substantial improvement regulations
f07-structures being improved where the lowest floor is below the 100 vear base flood
elevation.
2. New sanitary sewer services) from the buildings may be necessary to the existing sewer
main.
Existing Infrastructure Summary
* Infrastructure exists in the vicinity.
Storm water detention is not a specific requirement in this development, as the
development exists within the floodplain of the Missouri River and Wears Creek.
Sanitary sewer exists upon this property.
* Sidewalk exists along West Main Street.
Infrastructure/Improvements Summary
Storm Water/Erosion Control
* A preliminary storm water plan has been proposed referencing possible use of a pervious
paver system for the parking lot drainage.
* The development lies within the 100 year floodplain of the Missouri River and Wears
Creek. Public Works Staffwish to meet with the developer prior to final proiect
development to discuss the impacts of new flood
plaizz maps upon the proiect, the 50%of
assessed building value substantial improvement limitations, and possible elevation of
the lowest floor of a portion of the site to the base flood elevation (BFE) plus one (1) foot_
All items listed pertain to Citv Flood Hazard Regulations.
Sanitary Sewer
* The proposed development is served by an existing sanitary sewer main upon the
property. New seiner service(s) fi-om the buildings niav be necessary to the existing sewer
main.
Sidewalk
* Sidewalk exists along West Main Street.
Street Access /Traffic Impact
* A specific traffic impact study is not required for this plan. Access to West Main Street
exists with a break for full access in the median island of West Main Street.
Access to the site is proposed from an existing entrance upon West Main Street. A
secondary location for Fire Department access is proposed to the west from the City
Walnut Street Pump Station Site, which has access to West Main Street at the intersection
with Missouri Blvd.
* West Main Street is considered an arterial roadway. It is a four (4) lane roadway, with a
center median island, serving as a main access to the State Capitol.
Fire Hvdrants /Street Lights /Utilities
Facilities exist to serve this development. Street lights and fire hydrants exist along West
Main Street to serve the development. Any utilities not existing to serve the site will
need to be installed in accordance with current City Standards.