HomeMy Public PortalAboutORD14026 BILL NO. 2005-139
• SPONSORED BY Councilmen BROWN & Pope
ORDINANCE NO. 14%/i9
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 FROM C-2 GENERAL COMMERCIAL TO C-1 NEIGHBORHOOD COMMERCIAL,THE
PROPERTY ADDRESSED AS 2017 WILLIAM STREET, LOCATED APROXIMATELY 450 FEET
WEST OF DIX ROAD AND IS PART OF THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 44 NORTH, RANGE 12 WEST, 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; and
WHEREAS, The zoning ordinance requires consistency between the comprehensive plan and the
zoning map and the proposed zoning change would not.necessitate a change to the
Comprehensive Plan Development Plan Map.
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 C-2 General Commercial to
C-1 Neighborhood Commercial:
• Part of the Northeast Quarter of Section 11,Township 44 North,Range 12 West, in the
City of Jefferson, Missouri, more particularly described as follows: From a stone
marking the southeast corner of the Northeast Quarter of said Section 11; thence
N2 023'42"W,along the Section Line, 1196.57 feet to a point on the northerly line of the
U.S. Business Route 50 right-of-way, known as Missouri Boulevard; thence
N89°34'47"W, along the northerly line of said Missouri Boulevard, 471.17 feet to the
southwesterly corner of a tract conveyed to Missouri Boulevard Investment Company,
described by deed of record in Book 236, page 553, Cole County Recorder's Office;
thence N0 027'16"E, along the westerly line of said tract described in Book 236, page
553, 280.00 feet to the northwesterly corner thereof and said corner being on the
southerly line of the tract described by deed of record in Book 365, page 487, Cole
County Recorder's Office and the POINT OF BEGINNING for this description; thence
N89°34'47"W, along the boundary of said tract described in Book 365, page 487,
along the westerly extension of the northerly line of the aforesaid tract described in
Book 236, page 553 and continuing westerly along the northern boundary of Lot 2 of
Volume Shoe Subdivision of record in Plat Book 11,page 122,Cole County Recorder's
Office,65.71 feet; thence N2°43'05"W, 233.94 feet to a point interesting the southerly
line of the Williams Street right-of-way and said point being on the northerly boundary
of the aforesaid tract described in Book 365, page 487; thence along the boundary of
said tract described in Book 365, page 487, the following courses: thence
N86°55'32"E,along the southerly line of said Williams Street right-of-way, 140.42 feet
to the northwesterly corner of a tract described by deed of record in Book 196, page
348,Cole County Recorder's Office;thence SO°22'58"E,along the westerly line of said
tract described in Book 196, page 348, 242.17 feet to the northerly line of the
aforesaid tract described in Book 236, page 553; thence N89 034'47"W, along the
northerly line of said tract described in Book 236, page 553, 65.03 feet to the POINT
OF BEGINNING. Containing 0.74 of an acre.
-1-
Sec l0 2 This ordinance shall be in full force and effect from and after its passage and
• approval,
Passed: lf/(c A'.�t_ o�. D� Approved: "-2 2
Pres n fflcer /go or
ATTEST: APP D AS O FORM:
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City CIA City Counselor
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City of Jefferson Rezoning from C-2 to C-1
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LOCATION
Department of Community Development
Planning Division N
320 East McCarty Street Feet W >� e
Jefferson City, Missouri 65101
Phone (573)634-6475 0 300 600 990
Fax(573) 634-6457 °
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City of Jefferson Rezoning from C-2 to C-1
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VICINITY
Department of Community Development
Planning Division N1
320 East McCarty Street Feet g�QZ
Jefferson City, Missouri 65101 W_V�e
Phone(573) 634-6475 0 100 200 a00
Fax (573) 634-6457 S
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•
APPLICATION FOR ZONING ORDINANCE AMENDMENTS
Cne Arewea
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 Codc:
O Zoning Text Amendment (Describe below or attach complete narrative;complete "Applicant"information
Article and Section Affected (if applicable)
Description of proposed text amendment:
M Zoning Map Amendment (Rezoning of Real Estate)
The undersigned hereby state they are the owners of the fallowing described real estate (legal description
must be printed below or attached as an exhibit):
Property Address: 2017 William Street
Legal/Property Description: See Attached Tract B Description
Who petition to rezone the above described real estate from its present status of
C-2 to C-1 district. The purpose of Ihis rezoning request is to allow
for the submittal of a Conditional Use Site Plan for a Group Home for eight or less.
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 SHE .
Aftw Horizons Community Support Services, Inc. )c
Property Owner#1 Name (type or print) Propeny Owner Signature
Chi Cheung, President
Properly Owner tQ Name (lypo or print) Property Owner Signature
Subscriber(6Qf§eorc me Ihls At day of _ in t c year o�OO
Notary Public•Notary I ��
STATE OF MISSOURI
County of Callaway Notary bhc
My Commission Expires 1212812007
Address of Property Owner #1: 2013 William Street Jefferson City, 1,10 65109
Address of Property Owner "-2 ccheuno mo-n whorizon com
Phone Number(s): 636-8108 (work) 257-0622 (cell)_
Applicant Information (if different from properly owner):
Name:
Address:
Phone Numoer
For Citl• Use Omy: Application Fihne Fee 5200
men( Received:
Cash (Incicme Receipt r ) Check tCooy, .ncicate tr.etr. = )
ac^menu
Ac d;onal sneets or cocumemahen A4P44canVPsn;ect tntemtatmn Sheet —Leea„cn),fan
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REVIEW CRITERIA
NEW HORIZONS ZONING MAP AMENDMENT
• November 4, 2005
a. The existing zoning was in error at the time of adoption.
Mere }5'as no error in the Original zoning map.
b. There has been a change in character in the area sue to installation of public
facilities, other zone changes, new growth trends, neighborhood deterioration, or
development transitions.
he area has changed to the extent of all adjoining rezoning from C-2 to 121.
C. There is a community need for the proposed rezoning.
71re rezoning will allow for the construction of a facility to provide a needed
public.service.
• d. The proposed change is consistent with, and in furtherance of, the implementation
of the goals and policies of the Comprehensive Plan, other adopted plans, and the
policies, intents and requirements of this Ordinance and other City regulations and
guidelines.
The proposed change spoldd be desirable since the access is from a secondary
street
and a C-1 use would be more consistem with the surrounding uses.
C. The proposed zoning is compatible with the zoning and uses of property nearby.
II would be compatible and compliment the use cfNew Horizon properties on
each side.
f. Public and community facilities, which may include, but are not limited to,
sanitary and storm sewers, water, electrical service, police and fire protection,
schools, parks and recreation facilities, roads, libraries, and solid waste collection
and disposal, are available and adequate to serve uses authorized under the
proposed zoning.
• Public and couununiry facilities are available and adequale.
• g. A traffic impact analysis has been provided to indicate the potential number of
new trips generated and provisions are provided to mitigate impacts of high
trafre-generating projects.
Ac proposed use does not•%uslifj a site sy)ecific Irnl' impact stady.
h. Authorized uses shall not adversely affect the capacity or safety of the street
network in the vicinity of the property.
Proposed use world generate very/ow traffic vohmles.
h Potential environmental impacts (e,g., excessive storm water runoff, water
pollution, air pollution, noise pollution, excessive lighting, or other environmental
harms) of authorized uses shall be mitigated.
Environmental impacts are low and Manageable.
• j. There is an adequate supply of land available in the subject area and the
surrounding community to accommodate the zoning and community needs.
Me lot is of a significant.size to able the improvements. 'Total size is.74 acre.
k. Benefits shall be derived by the community or area proposed to be rezoned.
11 is very dcuh to site a groq�home within nmu cnuunlnnity. •l•!re proposal to
colstruct a faciliiy fa•eight or less is designed to complinleni New Horizon
facilities on either side r f the lot. An unfinished basement is being included
and the ovner plans to design the structure to allow for the conversion of the
enth•e structilre to o�ce si)ace hi the f Lure if and wheim New Horizons is not
active. This tyl)e rffacility is needed it)our communily.
•
TRACT B
• Part of the Northeast Quarter of Section 11, Township 44 North, Range 12 West,
in ►he City of Jefferson, Missouri, more particularly described as follows:
From a stone marking the southeast corner of the Northeast Quarter of said
Section 11; thence N2°23'42"W, along the Section Line, 1196.57 feet to a point on the
northerly line of the U.S. Business Route 50 right-of-way, known as Missouri Boulevard;
thence N89 034'47"W, along tite northerly line of said Missouri Boulevard, 471.17 feet to
the southwesterly corner of a tract conveyed to Missouri Boulevard Investment
Company, described by deed of record in Book 236, page 553, Cole County Recorder's
Office; thence NO°27'16"E, along the westerly line of said tract described in Book 236,
page 553, 280.00 feet to the northwesterly corner thereof and said corner being on the
southerly line of the tract described by deed of record in Book 365, page 487,Cole
County Recorder's Off ice and the POINT Of BEGINNING for this description; thence
N89 134'47"W, along the boundary of said tract described in Book 365, page 487, along
the westerly extension of the northerly line of the aforesaid tract described in Book 236,
page 553 and continuing westerly along the northern boundary of Lot 2 of Volume Shoe
Subdivision of record in Plat Book 11, page 122, Cole County Recorder's Office, 65.71
feet; thence N2°43'05"W, 233,94 feet to a point interesting the southerly line of the
Williams Street right-ol=way and said point being on the northerly boundary of the
aforesaid tract described in Book 365, page 487; thence along the boundary of said tract
described in Book 365, page 487, the following courses: thence N86 055'32"E, along the
. southerly line of said Williams Street right-of-way, 140.42 feet to the northwesterly
corner of a tract described by deed of record in Book 196, page 348, Cole County
Recorder's Office; thence SO°22'58"E, along the westerly line of said tract described in
Book 196, page 348, 242.17 feet to the northerly line of the aforesaid tract described in
Book 236, page 553; thence N89 034'47"W, along the northerly fine of said tract
described in Book 236, page 553, 65.03 feet to the POINT Of BEGINNING.
•
Jefferson City Planning&Zoning Commission
Properly Owners List
Case No. 1105062 2017 William Street January 12, 2006
Steve &Joyce Bremer Pawpsnon-Jefferson City, LLC
• 336 Hunters Run Road 965 Horan Drive
Jefferson City, MO 65109 Fenton, MO 63026
2014 Missouri Boulevard 2012 Missouri Boulevard
Capitol City Commercial Properties, W B Inc.
LLC 1910 Andrea Drive
3201 Missouri Boulevard Jefferson City, ,MO 65101
Jefferson City, MO 65109 2013 William Street
2010 William Street
Richard &Thelma Schultz
Richard &Talva Grundstotnn 2003 St Marys Boulevard
2022 William Street Jefferson City, MO 65109
Jefferson City, N40 65109 2003 St Marys Boulevard
2022 William Street
Southwestern Bell Wireless
Jerry & Patricia Howell 892 Woods Mill
2022 Missouri Boulevard Ballwin, MO 63011
Jefferson City, MO 65109 2013 William Street
2022 Missouri Boulevard
Lee& Susan Tharp
Herbert & Harriett Islin 106 Palisades Drive
• c/o Walgreen Company, #3017 Jefferson City, MO 65109
300 Wilmot Road 2014 William Street
Tax Department
Deerfield, iL 60015 Williams Street Apartments, Inc.
2002 Missouri Boulevard 2013 William Street
Jefferson City, MO 65109
Lagc-Evers Real Estate 2021 William Street
520 Dix Road
Jefferson City, MO 65109
520 Dix Road
Missouri Boulevard Investment Co,
c/o Doti Schnieders
1309 Fairgrounds Road
Jefferson City, MO 65109
2010 Missouri Boulevard
MO Park- & Recreation Association
1203 Missouri Boulevard
Jefferson City, MO 65109
2018 William Street
•
PLANNING AND ZONING COMMISSION
• CORRESPONDENCE RECEIVED
Case No. P05062
January 12, 2006
Sender Senders How Date
Address Received Received
Brian Stumpe, Attorney 515 E. High Street Fax 1/11/2006
Carson & Coil, P.C. (signed Petition
Steve Bremer 2014 Missouri Boulevard Fax 1/11/2006
Lee Tharp (received three pieces of 2014 William Street Fax 1/11/2006
correspondence)
Eric West 2111 Dalton Drive Fax 1/11/2006
Charles Schrimpf 925 Madison Street Fax 1/11/2006
Schrim f Management
Todd Gerber 2012 Missouri Boulevard Fax 1111/2006
Talva Grundslrom 2022 William Street Fax 1/11/2006
Capitol City Property Management Inc 4923 Business Hwy 50 West Fax 01/04/2006
Peter Goldschmidt (Property Owner 2010 Williams Street
rnie Pleus 1914 William Street Fax 01/04/2006
ers & Company, CPA's 520 Dix Road Faxed 12/8/2005
R.E. Butler, Butler Supply Company 965 Horan Drive Faxed 12/8/2005
Business Location: 2012 Missouri Blvd Fenton, MO 63026
Eric B West 2111 Dalton Drive, Suite B Faxed 12/8/2005
Colonial West Apartments
Matt Herfurth 2023 St. Mary's Boulevard Faxed 12/8/2005
Tim Hagenhoff 603 Dix Road Faxed 12/8/2005
Premier Bank 2110 St Mary's Boulevard
d1-IN-1G—GIO0h Ie141.1 I-HICbUfY r• r-I.IIL, r.l.. t"v.IG�ld
Mklk.el 11,RIh' Hlcole Oubku
Eupend e.aushmnno Anne a Fern
Jsmea W.Gallahnr Carson & Coil' P.C. Rth^t"Siumre
Lori J.Ledn,
Rndelph L.Veil LAW OFFICES Mmheel Madsen
•
P. A.Ltolphuri elConnat
MuL A.Ludwfp•
Dina L.Flea P.O.Box 29 Fetlnt R Croon
L'd,raid C.Clouse" 515 East High Streer rl7ln•19nII
Cola(i.Hohce Gillen Cud
Dnu;lie W.Herman Jefferson City.Missouri 65102 ❑007.19101
Charles J.Mcpheelcn (573)636.2177
Pnul Gorham (573)636-7119(faX) -Also llc.•mal in Illinois
Glmdea A.Thlr Gently www,eusoneoil.com
Jason L Call-
January 12, 2006
Jefferson City Planning and Zoning Commission
C/O Roy Dudark, Senior Planner
320 E.McCarty Street
Jefferson City,MO 65101
Ra: Case No. P05062-2017 William Street Rezoning
Commissioners;
We represent several business owners near 2017 William Street, and I have attached a
• petition containing signatures of homeowners and business owners and their employees requesting
that the Planning and Zoning Commission deny New Horizons rezoning application. We have had
multiple meetings with the owners and they oppose the rezoning requested by Ncw Horizons. Ms.
Talva Grundstrom purchased her property at 2022 William Street more than six years ago. At that
time the entire area was zoned C-2, and she was satisfied with the separation between her property
and the nearby RS-2 properties. Since that time the planning and zoning commission along with the
city council approved plans to allow other RS-2 properties to be developed on previously C•2 zoned
properties,and not they are considering rezoning another C-2 property to C-1.Allowing this zoning
to go forward will encroach on the already shrinking C-2 corridor that is currently in place on
William Street. When Ms.Grundstrom initially purchased her property she relied on the zoning that
was in place to protect her interests. Had she known of the impending rezoning changes and the
development of an apartment complex site would have not purchased her property initially.
In addition to Ms. GnLndstrom's concern, Lea Tharp purchased his property with the long
term potential of the area in mind. To grant this rezoning request would adversely affect the long
term development potential due to the recurrent rezoning of C-2 properties in the area to less
developable zoning classifications. This pattern of chipping away at a C-2 corridor will have a
detrimental affect on not only the value of Mr.Tharp's land,but also on the long tern developabi lily
of it.
Mr.Evers purchased his propertyat the intersection of Williwn Street and Dix road with the
idea that it was located in a C-2 Corridor and that only certain types of establishments would be
allowed in the area. The recent rezoning of 2021 William Street and the proposed rezoning 0172017
JHN-14-dl.10h 1Gg91'I 1-HYf.1.1N i. 0-I.11L, rd-. h'.O-V 14
• Jefferson City Planning and Zoning Commission
January 12,2006
Page Two
William Street will alter the expectations that Mr. Evers rightly possessed when he purchased his
property.
The current business owners in the area surrounding 2017 William Street deserve to be
protected by zoning laws, not disadvantaged by them. Zoning laws are implemented to provide
orderly development of property. It is understood that occasionally zoning specifications must be
altered in order to meet the needs of the community. However, this is not the case in the current
situation. A group home facility like the one New Horizons is proposing to develop is permitted in
RU,RS-1,RS-2,RS-3,RS-4,RD,RA-1,and RA-2. There are currently 101 of these lots listed for
sale in the Jefferson City MLS system. This type of group (tome is also conditionally allowed on
properties that are zoned C-O, C-1, and C-3. There are currently three of these properties for sale
in the Jefferson City MLS system. Thus, it can clearly be seen that where there are over 100
properties forsale in Jefferson City that could accommodate New Horizon's proposed group home,
there is not a necessary need to rezone a C-2 property in a C-2 corridor in order to accommodate the
needs of the community.
• When New Horizons purchased the land at 2017 William Street it tmew of the zoning
restrictions and permitted uses ofthe property. The surrounding business owners who desire to use
their property in ways that are currently allowed under the C-2 zoning should not be forced to accept
this zoning change. The business character of William Street has already been minimized by the
granting of the RA-2 rezoning of 2021 William Street. Wo urge you not to continue to diminish the
business nature ofthis communitywhen the proposed rezoning is not necessary,and we respectfully
request that you deny the Application of New Horizons.
Very respectfully,
Brian Stum"pe
•
JHIY-1C-0997 1G+4i9 LHY.b.gY P.. UJIL. Y.L.
Potidon in opposition to zoning case number P05062. located at 2017 William Street
• We,the undersipcd would lilac to formally voice our opposition to granting the zoning
request for 2017 William Street that would alter the curtem C-2 zoning to C-1.
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•
January 3, 2006
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE: Case No. P05062.2017 Williams Street Rezoning
Commissioners:
I am writing to oppose the rezoning requested by New Horizons. I purchased the property
located at 2014 Missouri Blvd, a little more than a year ago. At that time the area was
completely zoned C-2 and that zoning encouraged and Induced me to purchase my
property. The proposed zoning will deteriorate the C-2 corridor that currently exists in and
around the Williams Street property, Only a couple of years ago, the Planning and Zoning
• Committee allowed New Horizons to rezone the property adjacent to 2017 Williams Street
in order to build an apartment complex. The consistent encroachment of the C-2 zoning
by New Horizons is something that I oppose and I believe will hurt my property values and
my ability to do business in the area. I relied upon the zoning of C-2 when I purchased the
property In order to both value the property and determine long-term development
potential. I desire and deserve to be protected by the zoning laws that are on the books
not disadvantaged by them.
The zoning laws are enacted to provide orderly development of property for public,
commercial and private use. From time to time, zoning must be changed in order to
accommodate the needs of the community, but the needs of the community are not
required to change this situation. The character of the C-2 corridor has not changed
significantly In the past, and tho business residents do not desire for it to change now.
Reduction of the size of the C-2 district in this area will only reduce the quality of business
for those adjacent residents and there will be no overall benefit to the community to grant
this zoning request. I respectfully ask that the planning ans zoning commission protect
the C-2 corridor around Missouri Boulevard and deny the application of New Horizons for
rezoning.
5i ereerely,
Ste
5 ve Bremer
Property Owner 2014 Missouri Boulevard
•
TAN-12-2005 12:41 CARS.IN F. WIL, P.C, P.r47/17,
•
January 4, 2006
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE: Case No. P05062.2017 Williams Street Rezoning
Commissioners:
I am writing to voice my objection to the rezoning application that New Horizons has
submitted to rezone 2017 Williams Street. The property in the area Is currently zoned
C-2 except for the land located at 2013 Williams Street which New Horizons had
rezoned approximately two years ago. When I purchased the property in that area, I
• was under the impression that all of the properties would be used only for uses that
were spelled out in the C-2 zoning area. Under the current proposal New Horizons is
soaking to rezone the property as a conditional use group home. This use is not
compatible with the use of the C-2 properties in the neighborhood. It Is my opinion that
if you grant this petition, it will stifle future growth In the area and be detrimental to the
surrounding landowners,
I would, therefore, like to formally voice my opposition to the proposed zoning changes
of 2017 Williams Street.
W y,
Lee Tha
•
,IHIV-1C-d7nb 1G+41 '_Hr:�!UV 1.. UAL. r.'-. r'.V.TD�lb
January 4, 2006
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE: Case No. P05062.2017 Williams Street Rezoning
Commissioners:
I am writing to voice my objection to the rezoning application for 2017 Williams Street.
The property is currently situated in an area of Jefferson City that is completely zoned
C-2 except for one property directly to the West of 2017 Williams Street which Now
Horizons also owns and was rezoned from C-2 to RA-2 approximately two years ago. I
would like to object to the zoning request for the following reasons.
First, when I purchased my property I was under the impression that all of the adjacent
properties would only be used for C-2 specific uses that were enumerated in the zoning
area. Under the current proposal New Horizons is seeking to rezone the property not to
a more restrictive C-1 use, but to less restrictive conditional use of a group home. This
particular use is not compatible with the C-2 nature of the properties in the current
neighborhood.
Second, to grant this zoning petition request would create an unsafe environment for
the people that would dwell this property. There are no sidewalks and patrons of this
proposed establishment would be forced to either walk in the street or through the
surrounding property of owners' parking lots. Additionally, there is no adequate form of
transportation for the patrons of the group home to utilize. The bus stop is on the corner
of Dix Road and Missouri Boulevard, one of the busiest and most dangerous
intersections in the area. To grant this zoning request would not be forward thinking
because of the additional needs the group home would have In the area and the
businesses could not provide for them. For these reasons, I urge you to retain the
current C-2 zoning of the area and to deny New Horizons' zoning request.
Sinc I ,
e
•
Jkri-le-diab 14;41 LHt:_A.tfl F. U.IIL.
•
January 4, 2006
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE: Case No, P05062.2017 William Street Rezoning
Commissioners:
I am writing to oppose the rezoning requested by Now Horizons. I purchased the
property located at 2104 William Street more than 5 years ago. At that time the area
was completely zoned C-2 and that zoning encouraged and Induced me to purchase my
property. The proposed zoning will deteriorate the C-2 corridor that currently exists in
• and around the William Street property, Only a couple of years ago, the Planning and
Zoning Committee allowed New Horizons to rezone the property adjacent to 2017
William Street In order to build an apartment complex. The consistent encroachment of
the C-2 zoning by New Horizons is something that I oppose and I believe will hurt my
property values and my ability to do business in the area. I relied upon the zoning of C-
2 when I purchased the property in order to both value the property and determine long-
term development potential,. I desire and deserve to be protected by the zoning laws
that are on the books not disadvantaged by them.
The zoning laws are enacted to provide orderly development of property for public,
commercial and private use. prom time to time, zoning must be changed In order to
accommodate the needs of the community, but the needs of the community are not
required to change this situation. The character of the C-2 corridor has not changed
significantly in the past, and the business residents do not desire for it to change now.
Reduction of the size of the C-2 district in this area will only reduce the quality of
business for those adjacent residents and there will be no overall benefit to the
community to grant this zoning request. I respectfully request that you protect the C-2
corridor around Missouri Boulevard and deny the application of New Horizons for
rezoning.
Sinc r y,
•
JAN-12-;WS 12141 CAPMN F. WIL- F.C. P.08/13
•
January 4, 2006
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE: Case No. P050ti2-2017 William Street Rezoning
Commissioners:
I am writing to voice my objection to the rezoning application that Now Horizons has
submitted to rezone 2017 William Street, The property In the area is currently zoned C-
2 except for the land located at 2013 Williams Street which New Horizons had rezoned
approximately two years ago. When I purchased the property in that area, I was under
• the Impression that all of the properties would be used only for uses that were spelled
out in the C-2 zoning area. Under the current proposal New Horizons is seeking to
rezone the property as a conditional use group home. This use is not compatible with
the use of the C-2 properties in the neighborhood. It is my opinion that if you grant this
petition, it will stifle future growth in the area and be detrimental to the surrounding
landowners.
I would, therefore, like to formally voice my opposition to the proposed zoning changes
of 2017 William Street.
SS''n--cere�ly,
Eric West
•
.TAN-12-2006 12:41 cARsot,i F. cn1L. P.r_, P.10/13
•
January 4, 2006
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE: Case No. P05062-2017 William Street Rezoning
Commissioners:
I am writing to oppose the rezoning requested by New Horizons. I purchased the
property located at 2106 St. Mary's Street more than 10 years ago. At that time the
area was completely zoned C-2 and that zoning encouraged and induced me to
purchase my property. The proposed zoning will deteriorate the C-2 corridor that
currently exists in and around the William Street property. Only a couple of years ago,
• the Planning and Zoning Committee allowed New Horizons to rezone the property
adjacent to 2017 William Street in order to build an apartment complex. The consistent
encroachment of the C-2 zoning by New Horizons is something that I oppose and I
believe will hurt my property values and my ability to do business in the area. I relied
upon the zoning of C-2 when I purchased the property in order to both value the
property and determine long-term development potential. I desire and deserve to be
protected by the zoning laws that are on the books not disadvantaged by them.
The zoning laws are enacted to provide orderly development of property for public,
commercial and private use. From time to time, zoning must be changod in order to
accommodate the needs of the community, but the needs of the community are not
required to change this situation, The character of the C-2 corridor has not changed
significantly In the past, and the business residents do not desire for it to change now.
Reduction of the size of the C-2 district In this area will only reduce the quality of
business for those adjacent residents and there will be no overall benefit to the
community to grant this zoning request. I respectfully request that you protect the C-2
corridor around Missouri Boulevard and deny the application of New Horizons for
rezoning.
Sincerely,
aE.k-
Charles R. Schrimpf
Schrimpf Management
TAN-12-2MOG 12:41 CARSnN 9 CnIL. F.C. P.12/13
•
January 4, 2005
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE, Case No. P05062.2017 Williams Street Rezoning
Commissioners;
I am writing to voice my objection to the rezoning application for 2017 Williams Street.
Thu property Is currently situated In an area of Jefferson City that is completely zoned
C-2 except for one property directly to the West of 2017 Williams Street which New
Horizons also owns and was rezoned from C-2 to RA-2 approximately two years ago. I
would like to object to the zoning request for the following reasons.
First, when I purchased my property I was under the Impression that all of the adjacent
properties would only be used for C-2 specific uses that were enumerated in the zoning
area. Under the current proposal New Horizons is seeking to rezone the property not to
a more restrictive C-1 use, but to less restrictive conditional use of a group home. This
particular use is not compatible with the C-2 nature of the properties in the current
neighborhood,
Second, to grant this zoning petition request would create an unsafe environment for
the people that would dwell this property. There are no sidewalks and patrons of this
proposed establishment would be forced to either walk in the street or through the
surrounding property of owners' parking lots. Additionally, there is no adequate form of
transportation for the patrons of the group home to utilize. The bus stop is on the corner
of Dix Road and Missouri Boulevard, one of the busiest and most dangerous
intersections in the area. To grant this zoning request would not be forward thinking
because of the additional needs the group home would have In the area and the
businesses could not provide for them, For these reasons, I urge you to retain the
current C-2 zoning of the area and to deny New Horizons' zoning request.
Singerely,
Todd Gerber
2012 Missouri Boulevard
•
.Hfl-1G-07✓.m lei(41 :,tqV 6 UJIL. r.1.. r.1:✓1:.
•
January 4, 2006
Jefferson City Planning and Zoning Commission
320 East McCarty Street
Jefferson City, MO 65101
RE: Case No. P05062-2017 Willfam Street Rezoning
Commissioners;
I am writing to oppose the rezoning requested by New Horizons. I purchased the
property located at 2022 William Street more than 6 years ago. At that time the area
was completely zoned C-2 and that zoning encouraged and induced me to purchase my
property. The proposed zoning will deteriorate the C-2 corridor that currently exists in
• and around the William Street properly. Only a couple of years ago, the Planning and
Zoning Committee allowed New Horizons to rezone the property adjacent to 2017
William Street In order to build an apartment complex. The consistent encroachment of
the C-2 zoning by New Horizons is something that I oppose and I believe will hurt my
property values and my ability to do business in the area. I relied upon the zoning of C-
2 when I purchased the property in order to both value the property and determine long-
term development potential. I desire and deserve to be protected by the zoning laws
that are on the books not disadvantaged by them.
The zoning laws are enacted to provide orderly development of property for public,
commercial and private use. from time to time, zoning must be changed in order to
accommodate the needs of the community, but the needs of the community are not
required to change this situation. The character of the C-2 corridor has not changed
significantly in the past, and the business residents do not desire for it to change now.
Reduction of the size of the 0-2 district in this area will only reduce the quality of
business for those adjacent residents and there will be no overall benefit to the
community to grant this zoning request. I respectfully request that you protect the C-2
corridor around Missouri Boulevard and deny the application of New Horizons for
rezoning.
)Sincerely,
Talva Grundstrom .
U If V U 0 /IUU1�J�, u,dnudrvea l.uPtl"1. 4168 rrr. 49ui
Rey ,C..
Capitol City .Property Management, Inc.
P.O. Box 1554 • 4923 Bus. l7wy. 50 West • Jefferson City, MO 65102
Phone(573)893-5759 • Fax(573)993-7499
• December 28, 2005
Jefferson City Planning and Zoning Commission
320 E. McCarty Street,
Jefferson City, MO 65191
RE: Case P05062-2017 Williams Street Rezoning
I am writing to voice my objection to the rezoning application for 2017 Williams St. The
property is currently situated in an area of Jefferson City that is completely zoned C-2
except for one property directly to the west of 2017 Williams Street which New Horizons
also owns and was rezoned from C-2 to RA-2 approximately two years ago. Stated
hereafter are my objections to the proposed rezoning.
First,the entire area was granted a C-2 designation in the past by the planning and zoning
commission. When 1 purchased my property I was under the impression that all of these
adjacent properties would be used only for specific uses that were enumerated in the C-2
zoning area Under the current proposal New Horizons is seeking to rezone the property,
not to a more restrictive C-fuse,but to a less restrictive C-1 conditional use of a halfway
house. This particular use is not compatible with the uses of the C-2 properties in the
• neighborhood.
Secondly,to grant the zoning petition would create an unsafe environment for the people
that would dwell in this property. There are currently no sidewalks and patrons of this
proposed establishment would be forced to either walk in the streets or through
surrounding property owners' parking lots.
Thud,there are no required buffer zones between C-I and C-2 properties. The proposed
use of this pnrticular property as a group home would create a use that should require
some type of buffer zone between the C-1 and C-2 properties,much like a commercial
use property would be required to have if it was directly adjacent to a residential
Property. No such requirement exists between n C-1 and a C-2 property. The lack of a
"buffer"will create an invitation to"spill over"from the C-I to the C-2 property and
would afford no visual protection for the business owners. When I purchased my
property,I never conceived that the view would be a group home instead of businesses
that were zoned to operate under the C-2 designation.
Additionally,there is not adequate transportation for the patrons of the group home to
utilize. The nearest bus stop is across Dix Road on Missouri Boulevard,one of the
busiest intersections in the area, To grant this zoning request would not be forward
thinking because of al the additional needs this group home would need that this area
cannot provide for them.
U1 1U4/UU 1U114 1•1%A U1jGUJ1400 6111-ILU1 WL.Y 1'1'. 4U UG
Finally,to grant this request would not be in accordance with the purpose of zoning
ordinances. These laws are promulgated in order to provide measured growth and
development of property in order that it has its best and most efficient use to meet the
needs of the public. Ile needs of the community do not require this particular piece of
• property to be rezoned as a C-I use from a C-2 use property. The character of this area
has recently been revitalizing to become a vibrant and growing commercial area in
Jefferson City. To grant this particular petition would not only stifle future growth in this
area, it would be detrimental to the surrounding landowners. All zoning classifications
have specifically permitted, conditional use,and special exception uses that can be
utilized by the property owner. To reclassify 2017 William Street would mean that it
would have different possible uses than the current surrounding C-2 properties would
have and this change could prevent me from utilizing a conditional or special exception
use in the future. It would not be prudent for the zoning commission to allow one
property to in essence hold the other surrounding properties hostage from the future
conditional growth.
For the reasons, I respectfully voice my opposition to the proposed zoning changes of
2017 William Street.
Sincerely,
Peter Goldschmidt
Property owner at 2010 Williams St.,Jefferson City, MO 65109
•
•
December 8, 2005 —
Fi�C�I_i�jr_l)
• Jefferson City Planning and Zoning Commission
L. McCarty street, L ��
Jefferson
efferson City, MO 65191
RE: Case P05062-2017 Williams Street Rezoning -
Commissioners: '
I am writing to voice my objection to the rezoning application for 2017 Williams Street. The
property is currently situated in an arcs ofJeffcrson City that is complelclyzoned C-2 except forone
property directly to the west of 2017 Williams Street which New Horizons also owns and was
rezoned from C-2 to RA-2 approximately two years ago. Stated hercafler are my objections to the
proposed rezoning.
First, the entire area was granted a C-2 designation in the past by the planning and zoning
commission. When I purchased my property I was under the impression that all of these adjacent
properties would be used only for specific uses that were enumerated in the C-2 zoning area. Under
the current proposal New Horizons is seeking to rezone the property,not to a more restrictive C-I
use, but to a less restrictive C-I conditional use of a halfway house. This particular use is not
compatible with the uses of the C-2 properties in the neighborhood.
Secondly, to grant the zoning petition would create an unsafe environment for the people that would
dwell in this property. There are currentlyno sidewalks and patrons of this proposed establishment
would be forced to either walk in the streets or through surrounding property owners' parking lots.
Third,there are no required buffer zones between C-1 and C-2 properties. The proposed use of this
particular property as a group home would create a use that should require some type of buffer zone
between the C-I and C-2 properties,much like a commercial use property would be required to have
if it was directly adjacent to a residential property. No such requirement exists between a C-1 and
a C-2 property. The lack of a "buffer"will create an invitation to"spill over" from the C-1 to the
C-2 property and would afford no visual protection for the business owners. When I purchased my
property, I never conceived that the view from my office would be a group home instead of
businesses that were zoned to be operated under the C,-2 designation.
Additionally, there is not adequate transportation for the patrons of the group home to utilize. The
nearest bus stop is across Dix Road on Missouri Boulevard, one of the busiest intersections in the
area. To grant this zoning request would not be forward thinking because of all the additional needs
this group home would need that this area can not provide for them.
Finally, to grant this request would not be in accordance with the purpose of zoning ordinances.
These laws are promulgated in order to provide measured growth and development of property in
order that it has its best and most efficient use to meet the needs of the public. The needs of the
• community do not require this particular piece ofproperty to be rezoned as a C-1 use from a C-2 use
property. The character of this area has recently been revitalizing to become a vibrant and growing
commercial area in Jefferson City. To grant this particular petition would not only stifle future
• growth in this area, it would be detrimental to the surrounding land owners. All zoning
classifications have specific permitted, conditional use, and special exception uses that can be
utilized by the property owner. To reclassify 2017 William Street would mean that it would have
different possible uses than the current surrounding C-2 properties would have and this change could
prevent me from utilizing a conditional or special exception use in the future. It would not be
prudent for the zoning commission to allow one property to in essence hold the other surrounding
properties hostage from future conditional growth.
For these reasons, I respectfully voice my opposition to the proposed zoning changes of 2017
William Street.
Sincerely,
XXXXXX
Property owner at XXX 4U/,4 M t Jr
•
•
>2/os/2Ltns tLl:ss s�asaaa�Ea Ei1EPG rrh PAGE NN2
Evers & Company, CPA's, L.L.C.
• Certified Public Accountants and Consultants
Elmer L Er t,
J9rnma L.roArnon
Rielmrd E.Elliott
Dole A.SinEaneck
Kclth L.Taylor
Lynn J•Grovci
December R, 2005 Jo.L Mno a .
Mr. Roy Dudark
City of Jefferson
Department of Community Developradt
320 East McCarty Street
Jefferson City, NfO 65101
Dear Mr. Dudark;
We are writing this letter to voice our o0position to the proposed rezoning at 2017
William Street,as outlined in your letter dated November 22, 2005,
Our reasons for opposing the proposed Yezoning are number one, that by changing zoning
in the neighborhood under the Spot Zoning Rules,it becomes detrimental to other
landowners in the area and number tiyo,:we fear for the safety of the people that are
• living and working lathe area. Tihere are currently two daycare centers within walking
distance of rile proposed building site arfd various business offices with several of them
(laving a need for employees to work lath into the evening hours, It is our understanding
that the people that will reside at the proposed building site require supervision,stave
special medical and living needs and may have violent backgrounds.backgrounds, Be assured that we
support the work that New Horizons is providing to our society,but fear for the current
residents and employees of the area and'feel a need to protect them. In addition,the
pmposcd building site is three buildingslaway for a very,highly traveled city
thoroughfare—Dix Road. This incrcascil traffic, will only create added traffic accident
potential to Oils already congested inters6ction.
For die safety of all involved, we request,that you reconsider this proposal and not
approve the request.
Sincerely,
Elmer L. Evers Jerome L. Kau ff Dalc Sicbelneck
520 DiR P.oad • Je ferton Ciy,Mi:tcuri 65107 5731635.0227 • FA%373/63d•3764
• village Groan shopping Center •'1021 V/.Bucllonan StraM,Ste, 10 • Colilamia,Missouri 65018 • 573/796.3210 • FAX573/796.3452
4571 Hwy,.5d,Sulfa A • Osage Beach,Missourl 65065 • S7313d8•a141 FAX 573/348.0989
,Ifrm6rrW,iM1(c1cd erllcrr 11b,fdtrlde
DEC, S. 2005 : 2:59PNna sT:6363495100 atnr.ett SLIMILY N0, 6936 P. 2/3
Dec-D2-2006 M24pa Froo-COLOVIAL PST AM +9Tt02BOCAT T-402 r,uuteu03 r vcr
December S.2005
%Tcrwa City Plumug and Zoning Cotaatissica
920 5.McCady Street,
5effmon City,Mt?65191
• M-1 Case P050G2 2017 William:Street Rezoning
, Commiasienctc:
I era willing to voice my objuelioa to tba rezoning apptieatica for 2017 'Wi ama Street. The
pmpeayisoaueratycrttiated itittaat+eaofJeifason CiSyWatis eompJetelysettedC-2repoeptibrono
property directly to the west of 2017 WilLiams Street which New Horizons alto CM=and was
rezoned ImmC-2toRA-2approximataly two years agm Statedbercaftetarowyabjudonstot8e
prapoaed srsoniuz
Firer, the entire area gees gttmted a C-2 designation in the put by the: pbmft and roving
roauuimitm. Wban I purchased my property I was under the impresArion thtu all of those edjaeoat
V roperde4wonldbeused only fie•spaciiiouses,that was enumerated intheC-2Zaaiogarea. !Under
the cumutproposal NowHu&oos is sacking to rezone the property,sotto amem restricliva C-1
neq, but to•leas tsatrictivc t7-1 cooditiowd use of a halfway hotter. This partkWat use fs not
compatible wills the uses of the C-2 properties in the neigbborbood.
Secondly,to pnnt the amlag petition,would crento an unufeenvimnmentfartbepeoplethatWould
t}ovailiatbia psoperry. Them ARe tstQrentlyao aldewalh mdptaous o fthisproposed Csteblisbmeat
` would be foteod to either walk is the streets or through suttewrdmgproperty oaaCa'puking lots.
Thftd,there uenorc qultedblrffarzoaesb atwcenC-1asdC•2propertim. Theprnpowduetafthis
particular pmlrortyastgrwphamewould ardpte avaettus chenid:egArfresnmetyptofhefferzoan
botweonthe GI and l-2properties,much like acornmcmial usopreperty wouidbo rmoredta have
'
(fit was diroedyi4amttDat•eaidmtislpmpatry No such2equiramorttcrcetst sC•land
a C-2property. The+lack of a "busTa"will create an invitation to"epill over"from the C-1 to the
C-2propertyead would af ordno visual protection firthe business;ownem Whealp+ucbmadmy
property, I haver conceived that the +view from my office would be a group home intend or
buaaesaes that were ztmad to be operated under the C•2 doaigualian.
AddiMoaally,them is not adegwae transportation for the patterns of the group hamo to utilim no
aearcat bus stop is carer Dix It"d ea Missouri Soulevnrd,one of the busiest interasdom in the
area.. Tograntibis zoning requestwouldnotbefotwardthinkingbeatusoofal libeadditionnIneoda
this group home would need that this nma can not provide for them,
Finally, to smut this request would not be in accordance with tho purpose of zoning ordinettr:es.
These laws one promulgated in order to provide measurved aromb rod develolunud of preporty in
order that it has its best cad most e0cient urea to meet the needs of the public, fie n:eds of the
commuatty donotrequire tWti puticularpieaeefpcopartyto bcrttoaad as aC-1 use from aC-2 use
DEC. S. 1005 1:59PNrnx 8,6363495100 lilrt'LGlt 511YPLY ,
D•rpFt9U5 03a95w� F7>xrCOlONlltt NiST APT9 +5t753500dT 90. 69 6cp7 P• 3/3
• prepctty. The cheractarof this arca has recently beearevi taliziagtobecumeavibmteadgawina
commercial rota is Je•11'aaon City. To gmnt this particular petition would not only stifle futtac
• growth in this rasa, it would be drtrimc*W to the sturottndfhg Sand mvnt nL All maing
ctassiSeatiam bave speoitto pamrith.* conditional use, and epecial exceptiml uses that can be
utilized by the proyetty owner. To racl&%W 2D17 William SReet wautd mean that it would havo
' dl flieretitpossibletts®tbmthenmentt,'urmuadingC•2ptopattieswooMluveimdihiieb lingasrndQ
prevent me from utilizing a cunditioaal or special exeeption use in the futum Ii would ttat be
pnulmm Soar thm zaeiog commission w allow one pmpetty to in amence hold tht oibcr sumoundita
properties hostage from fitwm eondidobal fmWilL
For these ruasons, I tmtxtfolly voice my opposition to the proposed zovk*cb am of 2017
William Shut. '
• 8ineasNy,
XID[k?OC
hmedyownerat= L,<t -rt,
e
)0)0 CS7
mTn o rri
Dec-01-20115 04:1Elm From-COLOMAL WEST APTS +5T3635004T T-406 P.002/003 F-033
K COLONIALWEST Al'A RT MENTS y
2 and 2 Bedroom Luxury Aparbnents
Furnished Corpornte AparRnuds
December S, 2005
Jefferson City Planning and Zoning Commission
320 E.McCarty Street
Jefferson City,MO 65109
RE: Case PO5062-2017 Williams Street Rezoning
Commissioners:
I am writing to voice my objection to the rezoning application for 2017 Williams Street.
The properly is currently situated in an area of Jefferson City that is completely zoned C-
2 except for one pmpetty directly to the west of 2017 Williams which New Horizons also
owns and was rezoned from C-2 to RA-2 approximately two years ago. I object to the
rezoning for the following reasons.
First, the entire area was granted a C-2 designation in the past by the planning and zoning
• commission. Under the current proposal New Horizons is seeking to rezone the property,
not to a more restrictive C-1 use, but to a less restrictive C-1 conditional use of a halfway
house. This particular use is nor compatible with the uses of the C-2 properties In the
neighborhood nor to the safety of area residents to the West that live in Colonial West
Apartments, many with small children. In addition to the children living the apartments,
there is a day care center just across Dix Road to the Last of the proposed halfway house.
Secondly, to grant the zoning petition would create an unsafe environment for the people
that would dwell in this property, There are currently no sidewalks and patrons of this
proposed establishment would be forced to either walk in the streets or through
surrounding property owners' parking lots.
Third, there are not required buffer zones between C-1 and C-2 properties, The proposed
use of this particular property as a group home would create a use that should require
some type of buffer zone between the C-1 and C-2 properties, much like a commercial
use property would be required to have if it were directly adjacent to a residential
property, Further, this type of facility should not be put in a residential area where small
children reside.
Additionally, there is not adequate transportation for the patrons of the group home to
utilize. The nearest bus stop is across Dix Road on Missouri Boulevard, one of the
busiest intersections in the area, To grant this zoning request would not be forward
thinking because of all the additional needs this group home would need that this area
could not provide for them.
2111 Dalton Drive,Suite 13 • Jefferson City,MO 65109
(573)635.3975 0 Fax(573) 635-00.17
Dec-08-2005 04!38pm From-COLONIAL VOT APT5 +573635004T T-408 P.002/003 F-033
`-Finally,-t6 grant Us regaest would'not�bc'iti aceotdance.with.tlie.purpose of zoning
• ,'. •`iiiditiances. These leivs�re.pi:bmulgat' d fn'. det.lo provide in6'asureii.gtowth•and:: : '
develupmenL of ptcjpetty in arder'that it:has its best'and most eff cietit'itsc,to meet'tlte • =:• ':.. . .. ,
needs'of the.public: The'needs.of,the'coinrriitoity donor tegtiirc tfiie'purticulai;piece'oft'.
iopdrTy.i6,be iezoned ss'p G 1 usc:irofa a,C-2 use propeity:..The charnc[er.of•tltis;ittea ;;;';
`;: ;lids.recently been revitalizing o b'ecome,a;vi Sias rand gidwing cmnmercial:oren in`
Jeffcrsoti•City;•To grant this particular petit ion'would riot only stiflk ture'grbwth-in this•'• '
afea;it*tvould be'detainental:to,the'surroutiding;lea downers,'.Ail:z'6nini,clasgifications :'•
ve apecifie'perinitt6d;conditional use;'atid special axceptiori.uses that tan be utilized .
'by.the-property orynat;'To reclas'sify.'2017.Willi'sm,5treet would:mean tliatit would:haye '.. :•• `•
differc6t•possible:'uses'than the cutiEptstiiro6 ding -2.properties would h'avean8.tltis •
:`Chang¢ c6uld'pievent•cutreaaproperiy 0:w"hers•froin utilizing aconditionaf or.sneci'll .`
` ' ::excEptiohuse:in'tliefuturq!'•It:would•not•bePiudt;nt;for•tliezonirigcn'mriti'ssibritoiillotv;'.' � •; Z.
;'one property.ta,in-gssence Bold tile.othar'iuriouhding property.tostage•from..future
.. ..,..;..; . . Ir
conditiohal.growth.
Fbr These reasons,I respdCtfully voice my opposi'tfon'to.tlie'proposed'aoning chtanges bf t.
'' �.20L7 Willitim'Strdet.': • •
'Sincerely,
;) A
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12/08/2005 15: 19 Ile rhrt•lh Inv. 1,1,C. (FAX) 571 349 1909 P. 002/093
• 1076ml Industrial Inc
107G lndustrlal Drive
Osage Beach,Me 65065
573.348.3302
573.348.1909 fax
Roy Dudark
City of Jefferson City
Planning and Zoning
Jefferson City,MO 65109
RE: ' CASE NUMBER P05062-2017
HEARING ON THE GROUP HOME PETITION FOR ZONING CHANGE
2017 WILLIAMS STREET—JEFFERSON CITY,MO
Dear Mr.Dudark:
I currently own the property located at 2023t.Mary's Boulevard in Jefferson City which on the snme cross
street as the above mentioned rezoning request.
1 am writing to voice my objection to the rezoning application for this case. The property is currently
situated In an area of Jefferson City that Is completely zoned C-2,except for ate New Horizons properly
that was rezoned from CA-2 to RA-2 approximately 2 years ago. Following are my objections to the
rezoning.
First,the entire area was granted a C-2 designation in Ott past by planning and zoning. Whchi I purchased
• this property In August of 1993,I was under die impression tint all of the specific properties would be used
only for the specific uses enumerated under the C-2 designation. Under ate current proposal,Now
Horizons is seeking to rezone the property not to a more restrictive C-1 use,but to a less restrictive C-1
conditional use of n halfivny house. This particular use Is not compatible with the uses of the C-2
properties in the neighborhood.
Secondly,to grant Ilia zoning request would create an unsafe environment for the people that would dwell
In this property. There are currently no sidewalks and patrons of this proposed establishment would be
forced to Zither walk in the streets or through die surrounding property owners'parking lots,
Third,there are no required buffer zones between C-1 and C-2 properties.-The proposed use of Otis
properly as a group home would create a use that should require some type of buffer zone between the C-1
and C-2 properties,much like a commercial use property would have if it were next to a residential
property, The lack orn buffer zone will create and invitation to"spill over"from the C-I to die C-2
property and would afford no physical protection for the business owners who lease from me in that .
building. When I purchased arts property I never thought that the view from the offices an both Doors of
my building would be a group home instead of businesses that were zoned to be operated tinder Ilia C-2
designation.
Also,there is not adequate transportation for the patrons of this group home. The closest bus stop is across
Dix Road on Missouri Boulevard,one orate busiest intersections in the area. To great this request would
not be forward thinking because all of the additional needs this group home would need this area can not
provide for them.
To grant this request would not be in accordance with the purpose of zoning ordinances. These laws are
promulgated in order to provide measured growth and development of the properly in order that it has its
best and most efficient use to meet the needs of the public. The needs of die community do not require that
Oils particular piece of property be rezoned as a C-I use from a C-2 use property. The character of this area
• recently has been revitalizing to become a vibrant and growing commercial area in Jefferson City. To grant
12/08/2005 15: 19 Ilerfurth Inv, I.I.C. IPA%1573 348 1909 P. 003/003
this particular motion would not only stifle future growth in this area, it would be detrimental to the
surrounding land owners,
Finally,as you arc aware,all zoning classifications have specific,permitted,conditional use,and special
exception uses that can be utilized by the landowner. To reclassify 2511 Williams Street wmtid mean that
it would have different possible uses than file current surrounding C-2 properties would have and this
change could prevent me from utilizing n conditional or special exemption use In the future. It would not
be prdent for the zoning commission to allow one property to In essence hold the othersurrounding
properties hosinge from future conditional growth.
For these reasons,I respectfully voice my opposition to the proposed zoning changes of 2017 Williams
Street,
Sincerely,
Matt Herfurth
Property owner at 2023 St.Mary's Boulevard
Cc:Brian Stumpe-Attorney
r •
utc, G. zm 5: im ramitK 6ANK UM No. U122 r. Z
•
December S,2005
Jefferson City Planning and Zoning Commission
320 E.McCarty Street
Jefferson City,MO 65101
RE: Case P05062-2017 Williams Street Rezoning
Commissioners:
I am writing to voice my objection to the rezoning application for 2017 Williams Street.
The property is in an area which is currently zoned C-2 except for Now Horizons and this
was rezoned to RA-2 a little over two years ago.
• When I purchased my property I was under the impression that all properties in the
subject area would be used only for specific uses that were spelled out in the C-2 zoning
area. Under the current proposal Nc%v Horizons is seeking to rezone the property to a
conditional use halfway house.This use is not compatible with the uses of the C-2
properties in the neighborhood.
In my opinion,to grant this particular petition would stifle future growth in the area and
be detrimental to the surrounding land owners.I therefore want to formally voice my
opposition to the proposed zoning change of 2017 Williams Street.
Sincerely,
Tim J.Hagenhoff
Owner of property at 603 Dix Road and 2110 SLMary's Blvd
•
1
PLANNING STAFF REPORT
JEFFERSON CITY PLANNING AND ZONING COMMISSION
JANUARY 12, 2005
(Continued from December 8,2005)
Case No.P05062—201 7 William Street; Rezoning.Application riled by Nc%v l-Iorizoas Conununity Support
Services to rezone property from C-2 General Commercial to C-I Neighborhood Commercial. The properly
contains 0.70 acres and is located on lbe south side of William Street about 450 feet west of Dix Road.
Notification
General Public: Publication in newspaper.
Properly Owners: By letter to adjacent and affected property owners within 185 feet.
Area Residents: Property Sign Posting.
Location and Use of Subiect Property
The subject site is located on the south side of William Street about 450 feet west of Dix Road. The site is
currently zoned C-2 and is undeveloped.
Surrounding Land Use and %opine
Properly to the north and cast is zoned C-2 and developed with professional and business offices. Property to
the south is zoned C-2 and developed with retail stores and restaurants. Properly to the west is zoned RA-2
Multi-family Residential and is developed with apartments, including n new independent apartment living
facility developed and owned by the applicant.
Nature of Request
• The applicant wishes to construct a Group Home for 8 or fewerpersons on the property.The C-2 District does
not pennit free-standing residential facilities.'Therefore,the applicant proposes to DOWN ZONE the property
to C-I Neighborhood Commercial which allows a group home for 8 or fewer persons as a conditional use.
Conditional uses must be approved by the Board of Adjustment which, before approval, will review the
proposal, including a site plan,at a public hearing.This review helps ensure that the proposed development
will be compatible with the character and use oradjaccnt properly. The proposed Group[ionic is intended to
be occupied by developmentally disabled persons,which is a pennitled use in al I residential districts as well as
in N-O Neighborhood Office.
Access
Access to the site would be from a driveway on William Street.The site has 135 feel of street frontage.
Corutwellensive Plan
The subject site is currently designated as Commercial on the Comprehensive Plan Land Use Map.
Staff AnalvAs
Some uses allowed by existing C-2 zoning (auto repair, boat sales and service, machine shop) could he
incompatible with existing residential and office uses in the area. Rezoning the properly to C-1 would exclude
these potentially objectionable uses and allow for development of the property with more compatible uses.
From the basis of a preliminary review, it would appear that the proposed group home would provide a good
transitional use between the residential apartments to the west and the office uses located to cast. In addition,
the effects of traffic, noise, and lighting upon adjacent properties and the impact upon existing infrastructure
would potentially be reduced if the property were down zoned from C-2 to C-I.
Staff Recommendation
Approve the request to rezone the site from C-2 to C-1.