HomeMy Public PortalAboutORD14373 BILL NO. 2008-20
• SPONSORED BY Councilman Klindt
ORDINANCE NO. 11+3
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, CHANGING, AMENDING, AND
MODIFYING THE ZONING MAP OF THE ZONING CODE OF THE CITY OF JEFFERSON, BY
REZONING 0.49 ACRES FROM PUD PLANNED UNIT DEVELOPMENT TO C-O OFFICE
COMMERCIAL, FOR LAND ADDRESSED AS 101 ADAMS STREET, DESCRIBED AS PARTS OF
INLOTS 114 AND 115, JEFFERSON CITY, COLE COUNTY, MISSOURI.
WHEREAS, It appears that the procedures set forth in the zoning code relating to zoning 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.The following described real estate is rezoned from PUD Planned Unit Development
to C-O Office Commercial: The north part of Inlot No. 114, in the City of Jefferson, Missouri, more
particularly described as follows: Beginning at the southeasterly corner of Adams and Water Streets;
thence running easterly along Water Street, 104 feet and 4 '/2 inches; thence southerly parallel with
Adams Street, 99 feet 41/2 inches to the north line of the Francis J. Fromme Property;thence westerly
along the northerly line of the Francis J. Fromme Property and parallel with Water Street, 104 feet
4 1/2 inches; thence northerly along Adams Street, 99 feet 4 1/2 inches to the place of beginning;
ALSO, part of Inlot No. 115 in the City of Jefferson, Missouri, more particularly described as follows:
Beginning at the northwesterly corner of said Inlot;thence running in an easterly direction along Water
Street, 47 feet; thence in a southerly direction parallel with Adams Street, 110 feet; thence westerly
parallel with Water Street, 47 feet to the westerly line of Inlot No. 115; thence in a northerly direction
along said westerly line, 110 feet to the place of beginning; ALSO, part of Inlot No. 115 in the City of
Jefferson, Missouri, more particularly described as follows: Beginning on the northerly line of said Inlot
4 feet 4 1/2 inches westerly from the northeasterly corner thereof;thence westerly along said northerly
line, 53 feet; thence southerly parallel with the easterly line thereof, 110 feet; thence easterly parallel
with the northerly line thereof, 3 feet; thence southerly parallel with the easterly line, 9 feet 3 inches;
thence easterly parallel with the southerly line, 50 feet;thence northerly parallel with the easterly line
thereof, 119 feet 3 inches to the place of beginning. Containing in all 0.49 acres.
Section 2. This ordinance shall be in full force and effect from and after its passage and
approval.
Passed: - Ap r ved:
Pres' i Officer or
A T: AP ED 7,4 ,ORM:
Clerku City Counselor
•
PUBLIC HEARING NOTICE
• Rezoning
101 Adams Street
The City Council of the City of Jefferson, Missouri,will hold a public a hearing on Monday,June 16,
2008 at 6:00 p.m. in the Council Chamber of the John G. Christy Municipal Building, 320 East
McCarty Street,to consider rezoning land addressed as 101 Adams Street from PUD Planned Unit
Development to C-O Office Commercial:
Section 1. Property Description: The north part of Inlot No. 114, in the City of Jefferson,
Missouri, more particularly described as follows: Beginning at the southeasterly corner of Adams
and Water Streets; thence running easterly along Water Street, 104 feet and 4 1/2 inches; thence
southerly parallel with Adams Street, 99 feet 41/2 inches to the north line of the Francis J. Fromme
Property; thence westerly along the northerly line of the Francis J. Fromme Property and parallel
with Water Street, 104 feet 4 '/2 inches; thence northerly along Adams Street, 99 feet 4'/2 inches
to the place of beginning; ALSO, part of Inlot No. 115 in the City of Jefferson, Missouri, more
particularly described as follows: Beginning at the northwesterly corner of said Inlot;thence running
in an easterly direction along Water Street, 47 feet; thence in a southerly direction parallel with
Adams Street, 110 feet; thence westerly parallel with Water Street, 47 feet to the westerly line of
IMot No. 115; thence in a northerly direction along said westerly line, 110 feet to the place of
beginning;ALSO,part of Inlot No. 115 in the City of Jefferson,Missouri,more particularly described
as follows: Beginning on the northerly line of said Inlot 4 feet 4 1/2 inches westerly from the
northeasterly corner thereof; thence westerly along said northerly line, 53 feet; thence southerly
parallel with the easterly line thereof, 110 feet; thence easterly parallel with the northerly line
thereof, 3 feet; thence southerly parallel with the easterly line, 9 feet 3 inches; thence easterly
• parallel with the southerly line, 50 feet; thence northerly parallel with the easterly line thereof, 119
feet 3 inches to the place of beginning. Containing in all 0.49 acres.
Section 2.Rezoning application.The property is proposed to be rezoned from PUD Planned
Unit Development to C-O Office Commercial.
Phyllis Powell, City Clerk, City of Jefferson, Missouri
P.T. - Friday, May 30, 2008
For contact information only.
Department of Community Development/Planning Division
320 East McCarty Street, Room 120, Jefferson City, Missouri 65101
Contact: Anne Stratman or Janice McMillan
Phone (573) 634-6475 Fax (573) 634-6457
•
EXCERPT OF UN-APPROVED MINUTES
• JEFFERSON CITY PLANNING AND ZONING COMMISSION
May 15, 2008
5:15 p.m.
COMMISSION MEMBERS PRESENT ATTENDANCE RECORD
Mike Berendzen, Chair 9 of 11
Randy Bickel 7 of 11
David Hagan 5 of 11
Rhonda Hoskins 9 of 11
Jack Deeken, Alternate 9 of 11
COMMISSION MEMBERS ABSENT
Adam Gresham 6 of 11
Bob George 6 of 11
John Lake 4 of 11
David Nunn 8 of 11
Ralph Robinett, Vice Chairman 9 of 11
Chris Jordan, Alternate 9 of 10
Chris Yarnell, Alternate 8 of 11
EX-OFFICIO MEMBERS PRESENT
Mike Harvey, Alternate City Council Liaison
STAFF PRESENT
Janice McMillan, Deputy Director of Planning &Transportation Services
Eric Barron, Senior Planner
Drew Hilpert, Associate City Counselor
• David Bange, Engineering Division Director
Shane Wade, Civil Engineer II
Anne Stratman, Administrative Assistant
Case No. P08014— 101 Adams Street; Rezoning. Request filed by Larry Moore, property
owner, on behalf of Norris Ravenscraft, authorized representative, Preferred Family
Healthcare, applicant, to rezone approximately 0.49 acres from PUD Planned Unit
Development to C-O Office Commercial. The property is located on the southeast corner of
the intersection of Adams Street and State Street and is described as part of Inlots 114 and
115, City of Jefferson, Cole County, Missouri.
Mr. Norris Ravenscraft, 13325 Klausmeier Road, Wright City, Missouri, spoke regarding this
request. Mr. Ravenscraft explained that the purpose of this request is to allow for the utilization
of the property as a substance abuse treatment facility. He stated that any substantial
modifications will be kept to the interior while modifications to the exterior could include the
parking lots and installing a privacy fence along a portion of the property.
Ms. Jill Finch Shanley, 926 Diamond Ridge, spoke on behalf of Preferred Family Healthcare.
Ms. Shanley explained that Preferred Family Healthcare is a substance abuse treatment facility
which serves both residential and outpatient clients ages 13-17. She stated that they are
outgrowing their existing facility on Hoover Road and the subject property will allow them to
expand. Ms. Shanley stated that she is aware of the neighbors concerns and emphasized that
their clients are supervised 24 hours a day during all indoor and outdoor activities.
•
Excerpt of Un-Approved Minutes/Jefferson City Planning &Zoning Commission Page 2
May 15, 2008
Mr. Tom Scheppers, 1685 State Highway 94, Holts Summit, Missouri, stated that he was
initially opposed to the proposed facility however he requested clarification of the following
questions (1) Does the applicant have sufficient insurance to cover vandalism committed by their
clients; (2) Clarification of the criteria, under staff analysis, stating that the city and public would
benefit from rezoning this property. In response, Mr. Barron explained that by rezoning the
subject property the City would benefit from an increased level of commercial property in the
downtown area and that the public would benefit from an increased level of commercial usage of
this property. (3) Rezoning all of the adjacent properties from PUD to commercial. In response,
Mr. Barron explained that this rezoning request applies only to the property in question and any
other area would be addressed on a case by case basis. He also stated that this area is
contained in the Central East Side Neighborhood Plan; (4) Recourse for problems that may
occur once this property is rezoned. In response, Mr. Barron explained that rezoning decisions
are based on the comprehensive plan which identifies an ideal use for a particular location. He
clarified that the zoning code is not well suited to address such concerns and that there are other
sections of the City Code that address crimes and nuisances.
Mr. Scheppers stated that he would be amenable to the proposed facility as long as sufficient
security measures are in place.
Correspondence was received from the following individuals regarding the proposed request:
Tom & Karen Scheppers, 1685 Highway 94, Holts Summit, Missouri
Dean Martin, 2823 Walnut Street, Bellingham, Washington
Carol Blaney, 2823 Walnut Street, Bellingham, Washington
Allen Pollock, Director, Jefferson City Housing Authority, PO Box 1029
Mr. Barron gave the Planning Division staff report and explained that prior to 1989, the
property was zoned RA-2 Multi-family residential. The property was rezoned to PUD on August
22, 1989 in conjunction with the Urban Renewal Plan, however, no PUD Plan has ever been
submitted for the property and no underlying zoning has ever been established for the property.
In 2006 the Central East Side Neighborhood Plan was adopted as a component to the City's
Comprehensive Plan and this property is located within the Capitol Avenue district as identified
within the Central East Side Neighborhood Plan. Mr. Barron explained that institutional uses are
one of the proposed land uses within the Capitol Avenue district. It is Staffs position that a
substance abuse treatment facility fits well into the definition of an institutional use and that the
proposal is compatible with the recommendations of the Central East Side Neighborhood Plan.
Mr. Bickel moved and Mr. Deeken seconded to recommend approval of the rezoning request
for 101 Adams Street, to the City Council. The motion passed 5-0 with the following votes:
Aye: Berendzen, Bickel, Deeken, Hagan, Hoskins
City of Jefferson Planning & Zoning Commission
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Rezoning from 190 95 0 190 Feet W g
PUD to C-O
S
101 Adams St.
•
APPLICATION FOR ZONING ORDINANCE AMENDMENTS
Dale Rece-ed:
City of Jefferson - Planning Division
Department of Community Development
320 East McCarty Street
Jefferson City, Missouri 65101
Phone (573) 634-6410 Fax (573) 634-6457
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:
O Zoning Text Amendment (Describe below or attach complete narrative;complete "Applicant"information
Article and Section Affected (if applicable)
Description of proposed text amendment:
Zoning Map Amendment (Rezoning of Real Estate)
The undersigned hereby state they are the owners of the following described real estate (legal description
must be printed below or attached as an exhibit):
Property Address: /O/ 0.4MS
Legal/Property Description: SEA �m�cs1�
Who petition to rezone the above described real estate from its present status of
711 to _ Q district. The purpose of this rezoning request is to
f�cetr..-t.��•,E r�s a �, Pn���ry ,I�.c .su 6 �.a— �6.,�rP ��- l��r
ALL OWNERS OF REAL PROPERTY PROPOSED TO BE REZONED MUST SIGN THE APPLICATION,AND ALL SIGNATURE
MUST BE NOTARIZED. IF ADDITIONAL SIGNATURES ARE NEEDED, PLEASE ATTACH SEPARATE SHEETS.
Property O ner#7 Name (type or print) Property OwnelSignature
Property Owner#2 Name (type or print) Property Owner Signature
SuksAg9PT*r d Eh before m this _day of C'��r t I in the year a(0g
otary u lic-Notary Seal
STATE OF MISSOURI
Cole County
Commission#07001833 Notary Pub
My Commission Expires: Jan.30,2011
Address of Property Owner#1: Lrir /'
Address of Property Owner#2 Co%. 2
Phone Number(s):
Applicant Information (if different from property owner):
Name: /✓D,eQ is 2A✓45: /sC,e
Address: 1.331E Lt L.4ut�✓l�iec .� .0�>7
!li — ej
Phone Number G 3 6
For City Use Only: Application Filing Fee $200
Payment Received:
Cash (Indicate Receipt# ) _Check (Copy- indicate check # )
�achments:
Additional sheets or documentation Applicant/Project Information Sheet Location Map
Page 1 of 1 May 6,2002
Of
I 1 1
O ., f
City of Jefferson John Landwehr
= Mayor
•Department of Community Development Patrick E. Sullivan, P.E.; Director
320 East McCarty Street Phone: (573) 634-6410
Jefferson City, Missouri 65101 Fax: (573) 634-6457
25
May 1, 2008
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, May 15, 2008 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. P08014 — 101 Adams Street; Rezoning. Request filed by Larry Moore,
property owner, on behalf of Norris Ravenscraft, authorized representative, Preferred
Family Healthcare, applicant, to rezone approximately 0.49 acres from PUD Planned
Unit Development to C-O Office Commercial. The property is located on the southeast
corner of the intersection of Adams Street and State Street and is described as part of
Inlots 114 and 115, City of Jefferson, Cole County, Missouri.
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 June 16, 2008. 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
Eric Barron, AICP
Senior Planner
City of ,, ,
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,1 e � erson
11 COMMUNITY DEVELOPMENT .,;tin:; <. br'; ,�r J!,,
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Jefferson City Planning& Zoning Commission
Property Owners List
Case No. P08014 101 Adams Street May 15, 2008
• Alamosa PCS First Baptist Church of Jefferson City
PO Box 7977 301 E. Capitol Avenue
Overland Park, KS 66207 Jefferson City, MO 65101
325 E. State Street 301 E. Capitol Avenue
Carol Blaney First Christian Church (Disciples)
2823 Walnut Street 327 E. Capitol Avenue
Bellingham, WA 98225 Jefferson City, MO 65101
422 E. State Street 327 E. Capitol Avenue
Barbara Buescher Housing Authority of Jefferson City
429 E. Capitol Avenue PO Box 1029
Jefferson City, MO 65101 Jefferson City, MO 65102
108 Jackson Street E. State Street
417 E. Parsons Way
401 E. Capitol Avenue
114 Jackson Street
Harold E Johnson Companies Inc
2604 N. Stadium Boulevard
Columbia, MO 65202
101 Adams Street (Subject Property)
• E. State Street
Lucy & Ethel, LLP
2823 Walnut Street
Bellingham, WA 98225
416 E. State Street
Thomas & Jacqueline Rost
2511 Greentree Road
Jefferson City, MO 65101
100 Jackson Street
S LLC, Inc.
1685 Highway 94
Holts Summit, MO 65043
E. State Street
Thomas Scheppers
1685 Highway 94
Holts Summit, MO 65043
107 Adams Street
•
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
May 15,2008
• Case No. P08014— 101 Adams Street; Rezoning. Request filed by Larry Moore, property owner, on behalf of Norris
Ravenscraft, authorized representative, Preferred Family Healthcare, applicant, to rezone approximately 0.49 acres from
PUD Planned Unit Development to C-0 Office Commercial. The property is located on the southeast corner of the
intersection of Adams Street and State Street and is described as part of Inlots 114.and 115, City of Jefferson, Cole
County, Missouri.
Nature of Request
The purpose of the rezoning request is to allow the utilization of the property as a substance abuse treatment facility.
Substance abuse treatment facilities are a permitted use of all four commercial zoning districts (C-0, C-1, C-2 and
C-3).
Zoning History
Prior to 1989, the property was zoned RA-2 Multi-family residential. A conditional use pen-nit for a three story
office building was approved by the Board of Adjustment on December 13, 1977 (the zoning code in effect at the
time allowed offices as a conditional use of the RA-2 zoning district).
The property was rezoned to PUD on August 22, 1989 in conjunction with the Urban Renewal Plan.
No PUD Plan has ever been submitted for the property and no underlying zoning has ever been established for the
property. The use of the property is currently limited to that of an office building.
Relation to Central Eastside Neighborhood Plan
This property is located within the Capitol Avenue District as identified within the Central East Side Neighborhood
Plan. The proposed land uses for the Capitol Avenue District include a mix of residential, office commercial (no
retail), and institutional uses.
Zoning and Surrounding Land Use
Current Zoning: PUD Planned Unit Development Current Use: Office Building
Requested Zoning: C-0 Office Commercial Intended Use: Substance Abuse Treatement Facility
Surrounding Zoning Surrounding Uses
North PUD Multi-Family Residential
South PUD Office Building
East PUD Office Building
West I C-3 Parking Lot
Allowed Uses: The C-0 Commercial Office zoning district allows for a variety of land uses including day care
centers, nursing homes, drive-through restaurants, banks, and substance abuse treatment centers.
Staff Analysis
Checklist for a rezoning:
Yes No Notes:
Complies with Comprehensive Plan X This area is identified as intended for commercial
use on the development plan map.
Has access to necessary utilities X Has adequate sewer access
Located outside flood zone X Not located in flood zone
Meets minimum district size requirement X There is no minimum size for C-0 zoning district
Does not receive primary access from local street X Has access to State Street, a collector street.
abutting residential district
ene iit to City is substantial when compared to X The city would benefit from the increased level of
adverse affects on ad'acent ro erty commercial property in the downtown area.
The rezoning would not be a grant of privilege to X The public would benefit from increased
the owner with little or no benefit to the public commercial usage of this property in the downtown
area.
Planning and Zoning Commission May 15, 2008
Case No. P08014 Page 2
After rezoning, the allowed uses would be X Most of the land in the downtown area is zoned
compatible with uses allowed in adjacent districts commercial and the property lies adjacent to
• property that is zoned for downtown commercial
use.
After rezoning, the allowed uses would be X Most of the existing land uses in the vicinity of this
compatible with adjacent existing land uses prop e rty are of a commercial nature.
If not rezoned, the owner would be deprived of use X Much of the surrounding property in the downtown
advantages enjoyed by surrounding owners area is zoned commercial rather than PUD.
(reverses of zoning)
The requested rezoning would be an expansion of X There is no C-O zoning adjacent to this property,
an existing district however,the property across Adams Street is zoned
C-3 and some C-1 zoning exists within 100 feet of
the property.
Approve Deny Neutral
Staff Recommendation X
Staff Recommendation
The property is located in the downtown area and much of the surrounding property is being utilized in a
commercial manner. The property lends itself well to a C-O zoning designation. Staff recommends approval of the
rezoning request.
•
•
PLANNING AND ZONING COMMISSION
CORRESPONDENCE RECEIVED
May 15, 2008
Case No. P08014
101 Adams Street
Sender Senders How Date
Address Received Received
Thomas & Karen Scheppers 1685 Highway 94 Email 5/15/2008
Holts Summit, MO 65043
Dean Martin 2823 Walnut Street Email 5/15/2008
Bellingham, WA 98225
Carol Blaney 2823 Walnut Street Email 5/14/2008
Bellin ham, WA 98225
Allen Pollock, Director Jefferson City Housing Authority Email 4/25/2008
PO Box 1029
Jefferson City, MO 65102
•
Stratman, Anne
From: McMillan, Janice
Sent: Thursday, May 15, 2008 3:36 PM
Tom Scheppers
0. Stratman, Anne
Subject: RE: Comments for Meeting
Thank you for your comments. Your letter will be copied and distributed to the Planning &
Zoning Commission and City Council.
Janice McMillan, Deputy Director
For Planning and Transportation Services Department of Community Development City of
Jefferson 320 East McCarty Street Jefferson City, MO 65101 573 .634.6410
-------------------------------------------------------------------
-----Original Message-----
From: Tom Scheppers [mailto:redcbx @yahoo.com]
Sent: Thursday, May 15, 2008 3 :31 PM
To: McMillan, Janice
Subject: Comments for Meeting
Hope this is not too late.
Thanks,
Tom Scheppers
291-9355
•
•
1
• Case No. P08014— 101 Adams Street; Rezoning
As a property owner and by invitation of a letter received by Eric Barron, AICP, Senior
Planner with Jefferson City, I am presenting the following comments regarding Case No.
P08014— 101 Adams Street; Rezoning.
These comments are provided on behalf of ourselves, Thomas Scheppers and Karen
Scheppers (husband and wife), S L.L.C. and AeroMet Engineering, Inc.
I understand from conversations with Eric Barron, that a request to change the rezoning
from PUD to C-O Office Commercial is a necessary step in order to approve a primary
request to place a substance abuse treatment facility at 101 Adams St. I understand the
end use information was voluntary and I appreciate Mr. Ravenscraft's openness to be a
good neighbor. Someone may think my comments regarding the possible end use of the
property are not related to the zoning issue. But,I understand that because a treatment
center is a service organization, it would not need a business license or permitting
through the city. Therefore, if this rezoning is approved, the City has no other recourse to
stop the use of the property as a treatment center. Therefore, I believe my comments are
very relevant because it appears that the decision made by the Planning and Zoning
Commission may be the only mechanism for the city to assure responsible government
review in the end use of the property.
My wife and I own and operate AeroMet Engineering, Inc. at 107 Adams Street, next to
101 Adams. We provide environmental services, including testing, consulting, and
training for industry and government agencies both locally and across the U.S. We own a
total of 4 properties within a three block area, two of them are within 100 feet of 101
Adams.
We originally purchased the property and decided on moving our business to the Adams
Street location because of its current setting. Both 101 and 107 Adams properties are
commercial office buildings capable of providing a professional setting for an office
environment. Surrounded by large parking lots, a church with a first step learning
program, and a one owner, half square block of prime real estate for future professional
development. The neighborhood is very quiet. The only activity in the area is the
coming and going of many preschool children and parents, some vehicular traffic, and the
passing of trains. The close proximity of the historic train station, Adrian Island, and the
Missouri River, provides a unique setting.
The basis of our involvement in this meeting of rezoning today is due to the primary
request to allow a substance abuse treatment facility at 101 Adams. As a result of this
request, the Planning and Zoning Commission was requested to rezone the property so
that the end use would be attained.
• Specific Comments
1) Statistically, many drug users are more likely to commit a crime including theft,
vandalism, destruction of property, domestic violence, and more.
2) Juvenile drug users may not be classified technically as a criminal, but they may
have similar exposures, experiences, tendencies and rational thought as a
criminal. Drug users are not normally role model citizens.
3) I talked to an official with the Department of Corrections and understand that a
good substance abuse treatment facility is badly needed in Mid-Missouri.
4) I talked to an individual that put up and collected$10,000 for a neighborhood
juvenile to undergo rehabilitation in a substance abuse treatment facility. At the
end of the treatment period, this individual asked the juvenile if he learned
anything, and his reply is that he got names and phone numbers of other
individuals that he could buy drugs from and sell drugs to. This juvenile did not
stop drug usage and he did steal before and after the treatment. Furthermore, this
individual states that the juvenile is not usually admitted in the facility under their
own free will. They are placed there because they have trouble fitting into society
or they have committed crimes as a result of the drug use. Most juveniles are
forced to undergo rehabilitation by parents or authorities.
5) A substance abuse treatment facility may have a statistical success rate but all it
takes is one individual to commit one crime against a citizen and then you have a
victim. If contact between a patient and a citizen is prevented because of logical
planning and zoning, a crime and victim is prevented.
• 6) I talked to a local representative of Sprint that operates a facility cattycorner to
101 Adams. This facility is crucial to the communications of Jefferson City
providing most of the fiber optic links to the outside world. No doubt, its security
should not be compromised. At the time of our conversation, the representative
was not aware of this meeting and did not receive notice. I gave him a copy of
the notice I received in the mail on Wednesday, May 14, 2008. He thought he
may not have enough time to prepare a comment for tonight. He thought if Sprint
was notified, it might take some time to make it through the corporate office. He
pointed out to me that he has had problems with drug or gang related individuals
in the past and does not need additional exposure.
7) I talked to the receptionist at First Christian Church. First Christian Church
operates a preschool/day care center program across the street from our building
at 107 Adams. The receptionist was not aware of today's meeting. I gave her a
copy of the notice I received in the mail on Wednesday May 14, 2008.
8) 1 talked to friends, Dr. and Mrs. Rich Kayser about today's meeting. They were
not aware of the meeting or the topic. They have a 5-year-old son that attends the
preschool program at First Christian Church. They would not be in favor of a
substance abuse treatment facility close to the school because of the interest in the
safety of their child. They are not able to attend tonight's meeting but said to
state this information in item 8.
9) The property of Dulle Towers (owned and operated by the Jefferson City Housing
Authority) is located within 200 feet of 101 Adams. It is a residence of senior
citizens. Senior citizens are an easier target for a criminal.
•
• 10)As part of our business, we have smoke generators used to train industry and
regulatory personnel for compliance determinations of visible emissions. These
generators are trailer mounted and stored outside on the premises. Although they
are very expensive, they have no value to a routine individual. They would be
susceptible to vandalism. Currently, they do not have a history of vandalism.
Vandalism to this specialized equipment would be very costly to repair.
1 1)My wife and I purchased our office building inside Jefferson City because of the
zoning laws to prevent changes in an area. If this area is rezoned to allow a
treatment facility, the city has failed to provide adequate zoning to protect our
business interests and preserve the neighborhood's usage.
12) Planning of a substance abuse treatment facility would be optimized by
evaluation and incorporation of planning, zoning, and construction techniques
used in the field of corrections. A substance abuse treatment facility would not
have to be constructed like a maximum-security prison, but it would be
advantageous to construct it with materials more durable than common building
materials found in a typical office building.
13)A facility should be constructed in a large area with sufficient space. 101 Adams
is very congested compared to a typical correction facility. The distance between
the exterior walls of the buildings at 101 and 107 Adams is approximately 12 feet.
Intentional fire may easily spread from one building to another.
14)Windows of the buildings at 101 and 107 Adams are very close. Ongoing non
office activities would be disruptive to a professional work atmosphere.
15)Hundreds of property owners, citizens, (both seniors and small children) and
• millions of dollars of personal property are within short walking distances of 101
Adams.
16)I believe logical alternative locations do exist within the city. My first
recommendation would be in the area of the state correctional facility off Militia
Drive. Buildings in that area are constructed with more suitable materials and can
be spaced apart for minimizing walking access. Exposure to citizens and property
would be kept to a minimum. Other locations may include the new jail property
or an empty lot near the juvenile attention center.
In conclusion, an act performed by an individual under the influence of drugs can be
completely uncontrolled, unpredictable, and dangerous. Logically, a substance abuse
treatment facility will decrease the usability, resale, and value of the neighboring
properties in the area. It will create a negative view of the River Front, Federal
Courthouse, and Prison Redevelopment areas by citizens in other parts of the community.
It will hurt the First Step Learning Preschool Program and probably be the top concern of
any parent with a child in the program. My wife and I will avoid bringing our son to our
building due to added unnecessary risks. We will consider moving our engineering
business and employees elsewhere and selling our office building at 107 Adams.
Apparently, the Commission's ability to determine this zoning issue is the best tool to
prevent any crimes to local citizens resulting from any patients of a treatment facility in
the Adams Street area from ever occurring. In this case, the Commission is more capable
to prevent crime afflicted to a citizen of Jefferson City from this facility than the largest
• police force in the world. This determination may be priceless compared to increasing
neighborhood security, increasing the police force and it's patrol duties to deter crime in
the area, increasing staff for the prosecutor's office to accommodate an increased
workload, and most importantly, a victim of crime.
Based on the primary request, my wife and I, as property owners, business owners, and
parents of children, do not want the placement of a substance abuse treatment facility at
the 101 Adams location and therefore do not want the zoning changed until city
regulations require better preservation of existing neighborhoods.
I have the following questions,
1) If this substance abuse treatment facility becomes operational, will the city
devote additional resources to improve neighborhood security?
2) If this substance abuse treatment facility becomes operational, will the city be
responsible to remove graffiti and provide any restitution to a victim of crime
at the city's expense?
3) If this substance abuse treatment facility becomes operational, will the facility
have insurance to cover any theft,property loss, or liability for personal injury
as a result of a patient of the treatment facility?
4) If this substance abuse treatment facility becomes operational, will the city
provide economic reimbursement for property owners wanting to relocate out
of the area?
Thank you for your interest in my comments.
•
Page 1 of 1
Thank you for your comments. They will be copied and distributed to the Planning&Zoning Commission and
the City Council.
01 Janice McMillan, Deputy Director
For Planning & Transportation Services
Department of Community Development
City of Jefferson, Missouri
320 East McCarty Street
Jefferson City, MO 651-1
573.634.6410
................ .......__ . .. . ........ .....". _.. __. ......... ..........
_.... _....._
From: Dean Martin [mailto:c.deanmartin @yahoo.com]
Sent: Thursday, May 15, 2008 12:29 PM
To: McMillan, Janice
Subject: 101 Adams Street
Dear Planning Commission,
This letter is in regards to property rezoning Case No. P08014 - 101 Adams Street.
In looking at the map, it appears that the proposed CO (Commercial Office) zoning will be a
small spot in a larger area of other zoning. It will cut a chunk out of an existing PUD
zoned area to accomodate a specific function. With this zoning change, will the rest of the
PUD be rezoned? My understanding was that PUD provided a lot of options for propoerty
owners, and also allowed for significant input from the neighbors and the city. The
property I own with my wife (Carol Blaney) is in the PUD zone and we worked with the city
in redeveloping the property.
0I,
f you intend to go through with the zoning request, I would suggest that you review the
zoning in the area around this site to see if it is appropriate, and what is the long-term
intent for this area. I would also suggest that in whatever is done here - that the Central
East Side Neighborhood Plan that so many of us spent so much time on - be used as the
underlying guidance for your condideration of zoning in the area of that plan.
Thank you for your consideration.
C. Dean Martin
Property owner (with Carol Blaney) of 416, 420 and 422 State Street -immediately east of
the proposed rezoning.
•
5/15/2008
Page 1 of 1
Thank you for your correspondence. It will be copied and distributed to both the Planning& Zoning
Commission and City Council.
Janice McMillan, Deputy Director
For Planning &Transportation Services
Department of Community Development
City of Jefferson, Missouri
320 East McCarty Street
Jefferson City, MO 65101
573.634.6410
From: Carol Blaney [mailto:blaneycarol @yahoo.com]
Sent: Wednesday, May 14, 2008 6:11 PM
To: McMillan, Janice
Subject: rezoning proposal Case No. P08014-101
Dear Planning Commission and City Council,
This letter is in regards to property rezoning Case No. P08014-101 Adams Street.
To change the zoning just to allow this use for the property doesn't fit with the long range plan set out by
the Central Eastside Plan. The vision of that plan was to encourage individuals and developers to renovate
the properties in this area and to have businesses and residents rejuvenate this endangered area. This is a
key part of the neighborhood near the Prison Redevelopment Site and the Downtown area. This proposed
rezoning action will deter those wanting to invest in this area rather than encourage it.
People who might invest in the neighborhood might have second thoughts with this use going in. Also,
0,
he people who have invested in the area will feel betrayed by the city. Having invested, now they find
that their investments are threatened,
This site is also across the street from a daycare. An alcohol and drug treatment center(which would be
allowed by this zoning change) is not a good fit with pre-school day-care.
Please do not grant the requested zoning change - it is not needed, and it is detrimental to the long-term
success of the Central East Side Neighborhood.
Thank you for your time and your consideration.
Carol L. Blaney
•
5/15/2008
Page 1 of 1
Barron, Eric
• From: Allen Pollock[pollocka @mchsi.com]
Sent: Friday, April 25, 2008 9:24 AM
To: Barron, Eric -
Subject: Re: Rezoning Application - 101 Adams Street
At 05:28 PM 4/24/2008, you wrote:
Alan,
We have a rezoning application for 101 Adams Street that will be going to the May meeting of the Planning
and Zoning Commission.
This is the old Williams/Keepers building.
The rezoning request is to rezone from PUD to C-O Office Commercial.
The applicant is Preferred Family Healthcare—(Norris Ravenscraft—636-262-5284)
The applicant intends to purchase the property(after the rezoning)and convert the building into a substance
abuse treatment facility for teenagers.
I was wondering if you have any comments,concerns, or questions on this proposal.
no comments to offer, nor would we be opposed to the rezoning ...
alien
• Eric Barron
Senior Planner
City of Jefferson
573-634-6419
•
5/15/2008
Central East Side Neighborhood Plan The Plan
Jefferson City, Missouri
• The Plan District Descriptions
Capitol Avenue District
• District Character As previously mentioned, the
Capitol Avenue District contains a large number of
architecturally significant residential buildings, many
=Y of which have been converted to offices. The Land
Use Plan recommends reinforcing and expanding
Y" 'j' r ,: this character within the proposed district
'rr boundaries. Other items which contribute to or are
� applicable to supporting to this character include:
1. Large homes or large residential buildings
converted to offices.
2. Large Homes converted to multi-family.
3. Mix of open lawns and minimal side yards.
4. Significant architectural character with variety.
• Proposed Land Use The existing land use within
the proposed Capitol Avenue District is varied and
often does not support the future vision of the
District. In order to maintain the vibrant nature of the
Central East Side Neighborhood, this plan suggests
a mixing of uses within the Capitol Avenue District.
Some uses may be mixed vertically. For example
residential living units, in the future, may occur
above office space. Additionally, in order to
accommodate uses which are new to this district, the
relaxation of some aspects of the current parking
standards may be necessary. In summary, a mix of
t the following land uses are suggested:
1. Residential
t 2. Office and B&B Commercial only, no retail.
3. Residential/Office vertical mixed use.
4. Institutional
+ 5. Relaxed Parking Standards
6. Garden Apartments
Provided by staff
•
3-12
Household Living. Persons living together acting as a single housekeeping unit in a single dwelling unit, with
common access to and having common use of all living and eating areas, and other areas and facilities for the
preparation and serving of food within the dwelling unit.
Institution. A non-profit establishment for public use.
Institutional and Civic Use. Nonprofit, civic, religious or public uses such as libraries, public or private
schools, hospitals,government owned or operated building,structure or land used for public purposes.
Interstate Highway. U.S. Highways 50,54,and 63.
Junk. Dismantled and inoperable vehicles, machinery, and appliances or parts of such vehicles, machinery or
appliances;scrap copper,brass,rope,rags,batteries,paper,rubber debris,iron,steel or other metals;and any object
which does not function as the manufacturer intended. An inoperable vehicle shall mean any motor vehicle which
lacks a current registration or a registered vehicle which lacks two or more wheels or any other component parts,the
absence of which renders the vehicle illegal for use on the highway.
Junk or Salvage Yard. Any place not fully enclosed in a building where waste,discarded or salvaged material or
equipment are bought, sold, exchanged,baled or packed, disassembled, kept, stored, or handled, including house
wrecking yards, auto wrecking activities, used lumber yards and places or yards for storage of salvaged building
materia l s a n d structur al steel materials and equipment,but not including areas where such uses are conducted entirely
within a completely enclosed building.
Kennel. An establishment where small animals are boarded for compensation, or where dogs,cats or other small
animals are bred or raised on a commercial basis.
Landscaped Area. An area that is permanently devoted and maintained to the growing of shrubbery,grass and other
plant material.
Laundromat. An establishment providing washing,drying,and/or dry-cleaning equipment machines on the premises
for rental use to the general public. A Laundromat is primarily a self-service facility but an attendant may provide
the service for a patron.
Laundry or Dry Cleaner. An establishment where a person drops off laundry and/or dry cleaning to be done by
others.
Livestock. Any animal or fowl which are being produced primarily for use as food or food products for human
consumption.
Living Unit. A dwelling unit used for living purposes that includes at least one room but may or may not include
a kitchen but does include one full bathroom.
Loading Space. A space within the main building or on the same lot for the standing, loading, or unloading of
trucks.
Lodge. A place where members of a local chapter of an association or a fraternal,cultural or religious organization
hold their meetings;or the local chapter itself.
Lodging or Rooming House. A facility in which rental sleeping accommodations are provided and in which meals
may be supplied as part of the fee. Also see boarding house.
Lot. A parcel of land occupied or intended for occupancy for a use permitted in this chapter, including one main
building together with its accessory buildings,open spaces and parking spaces required by this chapter,and having
its principal frontage upon a street. See Exhibit 35-92H for examples of lot types.
Rev.(only Secs.35-56 and 35-95 revised on 1213112007) 35 - 186
Provided by staff