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Home My Public Portal AboutORD13967 • BILL NO. 2005-110 SPONSORED BY COUNCILMAN BROWN ORDINANCE NO. 131 /91 AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, APPROVING A PRELIMINARY AND FINAL PUD PLAN FOR A 0.34 ACRE TRACT ADDRESSED AS 215 FLORA DRIVE, LOCATED IN LOT 9, SPRING VALLEY SUBDIVISION, JEFFERSON CITY, COLE COUNTY, MISSOURI. WHEREAS, Gary L. Phillips, owner of the real estate hereinafter described, having submitted to the City Council a Preliminary and Final PUD Plan of said real estate, being located in Jefferson City, Cole County, Missouri, and more particularly described as follows: Lot 9, Spring Valley Subdivision, Jefferson City, Missouri. Containing approximately 0.34 acres. WHEREAS, it appears that the procedures set forth in the zoning code relating to zoning have in all matters been complied with, as said property owner submitted to the Planning and Zoning Commission and City Councll a Prellminary and Final PUD Pian forthe above referenced property. NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON, MISSOURI, AS FOLLOWS: SECTION 1. The Preliminary and Final PUD Plan submitted by Gary L. Phillips, on file as Case No. P05046 in the Jefferson City Planning Division is hereby approved for the above land referenced herein. • SECTION 2. The following principal land uses are approved for the site: All C-2 General Commercial uses plus salsa manufacturing. SECTION 3. Approval Is made subject to the Issuance of all necessary electrical,plumbing, and other permits associated with the proposed use. SECTION 4. Common Areas and Public Land. No common areas are proposed and no lands are dedicated to public use with this PUD Plan. SECTION 5. Access:Vehicular access to the property is provided by Flora Drive, an east- west through street connecting to Christy Drive and Tanner Bridge Road. SECTION 6. This ordinance shall be in full force and effect from and after the date of Its passage and approval. Passed: acv) Approvd Presi II g,Officer Mayor A FAST: / APP ED TO FORM: QCity CI k y Counselor I City of Jefferson 215 Flora Drive Ci IElfl few Preliminary and Final PUD Plan r O W T N y M VICINITY Department of Community Development N Planning Division 320 East McCarty Street Feel 3� Jefferson City, Missouri 65101 wp 'E Phone (573) 634.6475 0 190 380 570 VV Fax(573)634-6457 s A RS-2 PUD `.. City of Jefferson 215 Flora Drive Gf lFFFf roM Preliminary and Final PUD Plan ' r O T f� r J } _ Y t M ti sr a° LOCATION Department of community Development Planning Division �1NA 320 East McCarty Street Feet WAAA e Jefferson City, Missouri 65101 L Phone (573)634-6475 0 80 160 240 r Fax(573) 634.6457 S N4�°" k �;.:' P ,t ;r1� ,"': ,L'• ns 4.,a}i) V v. +" /` ,�r /,:ra, ��i n��(�l qlfF i I�t.,/`1 � .l � J 1— !t �. / � •��1 r/t "y }rw`4 t?J�r�+r� J�, v,�y,,,�+>{j fl fi,�Of�`�, r;�:� ..n,r �A+ ,., ! �r"r ft•�Gi i} � , r�bttt nla .1N'q;,{: Q• +r FFFh ry1/ f f, ati: �' �� tki� ` fit(, !� �tt�� S^ 7 Y": .?t' r,r�Y ! tittJ ;0';'41(��{1((��,,,,l,l�•w�, i fj , ,� .. �(�f��Y ��1,t.r,}r��.t.��.�� .11 ,ryf, R, , �� ! r / Y r tXnA•^t, ��{,',y{,� !'.!`�tLy� Yy. 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Sft} f4 io�� '`:f�t ` +"�r�f,rA,��1d',,"t, r� ° �'t, t " [r�u�r rf t.,, ?,. 1(4 \`• • APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD) Date Recovert City of Jefferson -Planning Division Department of Community Development 320 East McCarty Street-Jefferson City,Missouri 65101 OPhone (577) 634.6410 Fax(5731634.6457 ] Concept PUD Plan t I Preliminary PUD Site Plan(where rezoning of land is not required) Rezoning Plan and Preliminary PUD Plan (a Rezoning Application must also be submitted) Final PUD Plan Project Name: 1 7J:L�J2LC�nC_.f j'LIu d7 Project Address /�C1�LuL � �JClfil ra v0—(06)107 __.... Project Name: Please attach or include the following: (a) Typed project narrative describing the type of development and development character, including land uses, acreage, proposed residential densities or FAR; amenities to be provided; public or private recreation areas and open space; sidewalks, greenways and other pedeslnan ways; parking areas; deviations from minimum design standards of Section 35.26; and other information required by Section 35.73 or applicable sections of the Zoning Code. The project title and location must be included upon every page;pages and attachments must be numbered. Do not bind copies supplied for initial staff review. (b) Site Plan or Development Plan, as applicable. (c) Preliminary Subdivision Plat or Final Subdivision Plat if(lie land will be divided Into lots, or the Declaration of Condominium, as applicable; (d) Draft of Homeowners or Property Owners Association bylaws, and restrictive covenants; (e) Traffic impact analysis, it required by Section 35.60; (f) Signage plan, including locations and dimensions of all proposed signage; (g) Project phasing plan, if applicable; (h) Filing fees Please supply four(4)copies ofall required material for Initial staff review. Additional copies shall be required for isfribution to the Planning and Zoning Commission and CllyCouncil,In ilia number as specified by staff. Applicant Information: _ Property Owner Name: P , /b n S AddressV.3Qy S4At 'lei Phone Number(s):. �3 - 3n Consultant (Attach PiojecUApplicant Information Street if more space is necessary) Name: Address: Phone Number(s): The attached inform Ion accurately represents this proposed project. CYr�r/ Property /caner Signature Printed Name Dal Consultant or Representative Printed Name Data For Staff Use Only: Application Filing Fee Received.• Cnsh IRecoipf If I Check(check k 1 Atlachmonts: _Narrative —Mop _AppficanWroject Information Sheet Note ofharinforrnalion submillad- • instructions for Filing PUD Applications Pago f of 7 Oet 1B 05 10: 11p Herb Jane Phillips 573-636-0599 p. l • October 17, 2005 TO: Ken Ferguson Kevin Brown FROM: Gary Phillips REF: Request to Accelerate City Council Approval of Rezoning Application We recently filed an application with the City to rezone our new commercial rental property (Lot 9 on Flora Drive) from the existing C2 to PUD. This was to accommodate one of our occupants, ValRich Foods L.L.C. that makes LaCasita Homestyle Salsa. They want to sell and manufacture Salsa at our rental building. • 1) 1 have talked with all of our neighbors and no one had any problems with the Salsa manufacturing. 2) The City staff supports our rezoning to PUD. 3) The Planning and Zoning Commission unanimously approved the rezoning to PUD with two conditions which are acceptable to us. At this time, we are awaiting City Council approval for our rezoning request that is currently scheduled for November 21, 2005. We are requesting that Councilman Kevin Brown accelerate our application for C2 to PUD rezoning as soon as possible. Mr. Loaiza, of ValRich Foods, currently rents two locations and with the rezoning approval, Mr. Loaiza, would consolidate his operations to one larger location on Flora Drive. The sooner this consolidation occurs the better it will serve the operations of ValRich Foods. Oct le 05 10: 11p Mary Jane Phillips 573-636-6599 p. 2 • Currently, ValRich Foods occupies a much smaller building and is forced to manufacture their salsa by setting up the kettles to cook and then dismantling the kettles in order to make the necessary space to set up the equipment for their next step in the process of bottling, capping and labeling the jars of salsa. In the new location on Flora Drive, Mr. Loaiza will be able to set up his equipment and not require dismantling of equipment to complete the process of manufacturing, bottling, capping and labeling the salsa. ValRich Foods currently offers six flavors of salsa and is trying to add three additional flavors of salsa and bring them to market by January, 2006. The salsa is currently sold through wholesale food distributors located in St. Louis, • Kansas City and Springfield. Mr. Loaiza is trying to grow and expand his salsa business and is in desperate need of a larger manufacturing facility as soon as possible. Again, we are requesting your consideration for accelerating the rezoning approval through the City Council. Thank You. Exhibit B • uv� , r, _, •, .. .. .. _ a1Uy . 638-3700 http://www.LdCasitaSalsa.Com support @valrichfoods.com ;August 30, 2005 To: Planning and Zoning Commission Pro in: Richard J. Loalza It c I': PUD Request In my recent phone discussion with Gary Phillips, the owner of the building located at 315 - A/B Flora Drive, Gary requested I would write a summary of our business operation which we would operate from his building. Our primary business is the manufacturing and distribution of Mexican Food Sulsas. We presently produce seven salsas which include the following varieties: Mild, Hot, Chunky, Black Bean, Pineapple, Peach and Charcoal Roasted Peppers. • To produce our varieties of salsas, we receive 3/40/43/4 Aseptic Diced Tomatoes in Juice packaged in 55 Gallon Drums from the state of California. We presently receive a trailer load of tomatoes approximately every six weeks. Our next trailer load of tomatoes would be in 3000 lb, collapsible bins of processed tomatoes packed in a large Aseptic foil pouch eliminating the handling and disposal of the 55 gallon metal drums. Additional trailer loads of inventory received would be 16 oz. glass jars packaged in boxes on pallets, 'these battles are also delivered approximately once every six weeks. The presence of other tractor trailers would be minimal and for short time spans during spot deliveries. The received tomato product is measured, blended and ingredients added and cooked in electric stainless steel kettles to a high temperature prior to bottling. We presently have three cooking kettles ranging from 60 and 80 gallons each. We anticipate the addition of two more kettles as the production need arises. The cleaning of the kettles simply includes the washing of the kettles at the end of the production day. The tomato remnants which cook to the side of the kettle is scrubbed clean and washed/rinsed into the floor drains. The tomato waste is minimal and much diluted by the rinse water. Our manufacturing process does not produce any noticeable offensive odors. The bottling process simply includes the pre-washing and sanitizing of our 16oz.jars in preparation to the filling process in a commercial dishwasher. The jars are placed under the piston filler and finished product is received from the filler. The bottle rides the conveyer to the automatic capper which places the lids and tightens the lid to the bottle. • The bottle flows further to the automatic labeler where it receives the product label and continues into an accumulation table where the bottle is than packed 13 bottles into a box • ready for shipment onto pallets. Presently employed full time in the business are my wife, son, daughter and one full time employee. My other two daughters work part time for the business whenever time allows them away from college. We anticipate in the near future an additional two employee's minimum. Our products are presently distributed by ourselves using two delivery vehicles. Our distribution includes all of Central Missouri including Columbia, Springfield and the St. Louis market. We presently have two major reputable distributors which distribute our products into the St. Louis and Kansas City area. We anticipate furthering our distribution by the addition of other retail distributors outside the Missouri area. The expansion of our business would not necessitate additional delivery vehicles but simply more production workers within the building location. ValRich Foods is a family owned and operated business and community perception of our facility is of the utmost importance. We anticipate no unsightly accumulation of articles or property which would be non conducive to the surrounding properties. Your assistance to secure a PUD would be most appreciated as it is extremely critical to our ongoing success. Most Respectfully, ''� ✓ ,/CMG' Richard J. Loaiza ValRich Foods, LLC • N&I r I I , o 4m7 i cli 4-1 3� x p N • C rs! 18 cs u �-zz I', 11 11 � � cuq •�uo� � R r I •" ��11 It 1+11^D>P ynJ •auc.7 11 Inl I �'� R7 L.r u. I •� X111 �a� og y � Om'l�� ul 1 � N a` tj Ai rDeffr l'nUf 9U lit, if MIIWD Its t, LC uooac MYIWp 1f1 d Jill ..... LL C14 Ir Jefferson City Planning&Zoning Commission Property Owners List Case No. 1105046 215 Flora Drive October 13, 2005 AF off- Labor Temple • 209 Flora Drive Jefferson City, MO 65101 209 Flora Drive CMMP Development Company LLC 1705 Christy Drive Jefferson City, MO 65101 Health Court Jeffrcy, Drinkard 910 Heritage Center Circle, Suite A Round Rock, TX 78664 1721 licallh Court William Goldammcr, etal 2017 Christy Drive Jefferson City, MO 65101 1517 Christy Drive Waldo & Lila Hager 1745 Brookside Boulevard Jefferson City, MO 65101 • 1703 Christy Drive IBCW Building Corporation Local Union 257 216 Flora Drive Jefferson City, MO 65101 216 Flora Drive Jefferson City Oil Company Me PO Box 576 Jefferson City, MO 65102 1611 Christy Drive West Gate Lanes Inc 2017 Christy Drivc Jefferson City, MO 651 Of 225 Flora Drive • i PLANNING STAFF REPORT JEFFERSON CI'T'Y PLANNING AND ZONING COMMISSION OCTOBER 13, 2005 • Case No. P05046—215 Flora Drive; Rezoning and Preliminam,&Final PUD Plan,Applications filed by Gary L. Phillips on behnl f of Phillips 5 Investments, property owner, for rezoning to allow the property to be used forcom mercial and food romwfrcturingpugtoscsand forapprowal oft Prcliminaryand Final PUD Plan. The property is located approximately 500 feet cast ofChristy Drive,contains 0.34 ncres and consists of Lot 9, Spring Valley Subdivision,.lefferson City, Missouri. A. Rezoning from C-2 Gencral Commercial to PUD Planned Unit Development; and B. Approval ofa Preliminary& Final PUD Plan. Notification By newspaper publication, by letter to properly owners within 185 feel,and by property sign posting. Corresnondence Received No correspondence was received as of October 5. Nahire of Request The applicant is requesting that the subject site be rezoned from C-2 to PUD to allow the property to be used for commercial as well as for food manufacturing purposes. Approval is also requested for a Preliminary& Final PUD Plan which rcDccts as existing completed development with no additional improvements proposed. S_urrmmdine land Use and %onin Abutting the subject site on the north is the Jefferson City Oil Company which is zoned C-2. 'ro the cast is vacant land and the Marvic Skate Center which is also zoned C-2 and owned by the applicant.To the south is all office building]easel by[lie State zoned PUD and a labortradcs building(IBEW)and an auto repair garage zoned C-2. To the west is another labor building(AFof L)zoned C-2. Staff Annlvsis A. Rezoning from C-2 to PUD: • Pennitled Uses. The applicant is requesting that all C-2 Commercial uses plus salsa manufacturing be allowed on the property. In an attached letter, the applicant stales they would be agreeable to a three year"sunset clause" for the zoning change, At that time, there would be a review said the City could decide whether to approve a renewal of the PUD zoning. • Compatibility. A letter from Valltich Foods, makers of LaCasita Ilontestyle Salsn, was submitted to describe the nature of their business. Valltich currently has four full-time employees and anticipates adding two more employees in the near future, The letter states that they receive a tractor trailer shipment of processed tomatoes and glass jars about once every six weeks and other minimal spot deliveries. The salsa ranking process generally occurs as follows: the tomatoes and other ingredients arc cooked in 60.80 gallon electric stainless steel kettles,a commercial dish washer washes the jars,a piston filler fills the jars with the finished salsa, an automatic capper places and tightens the lids on the jars,an automatic labeler places the labels on the ja s, and the jnrs are then packed in 12 jar boxes laid placed on pallets for shipment. The product is distributed by two delivery vehicles operated by company employees. The letter also states that tomato waste is minimal, the process produces no noticeable offensive odors, and they anticipate no unsightly • accumulation of articles on the property, Jefferson City Planning and Zoning Commission rage 2 Case No. 1105046 215 Flom Drive • Accessrfmffic Impact: Access to the property is provided by Flom Drive,an cast-west through • street connecting to Christy Drive and Tanner Bridge Road. The site has 100 feet of frontage on Florn Drive with two 25' driveways separated by a 40'island(see enclosed site plan). Delivery trucks would back from the street into the west driveway. Small trucks would back into Ilia 9' wide loading dock and large trucks would back into ilia 12' wide loadinglunloading space in front of the overhead doorbetwcen the loading dock and ilia handicapped parking space. It is approximately 72 feet from the front of the building to the curb line of ilia street. 13. Preliminary and Final PUD Plan: • Building. The existing 4,050 sq. R, building contains three suites. ValRich Foods is leasing suites A&13 and wishes to use ilia 2,700 sq. R. space to manufacture, store mid sell Its salsa. Suite C contains 1.350 sq. R. and is leased by'rhempy Support, a company which rents hospital beds mid other home health equipmenl.'1'he building has a brick veneer and stone fragnde with three prefanished overhead doors.'I'he other three sides ofthe building consist ofprclinished metal wall panels(see enclosed drawing). • Parking. Parking for ilia building was planned based on a low volume retail/services use category which requires i space1400 sq. R. of floor area. As such, 10 parking spaces arc required for ilia 4,050 sq. R. building. The parking lot located in from of and cast of the building contains 10 designated spaces. Threc additional shormenn parking spaces arc also available dm front of the overhead doors. • Sigmage. Signage for business occupants is limited to lettering on Ilia 3' glass entrance door for each unit, • Lighting. Lighting for the front cntmnce and parking lot is provided by two fixtures located oat the front faFade of ilia building. • Landscaping. Four shade trees are provided along ilia north and cast sides of ilia parking lot located on Lot 10 cast of the subject property. Staff Reca III III cndatlolls I A. Staff supports rezoning the site from C-2 to PUD subject to the following conditions: 1. That penndted uses shall be limited to all C-2 uses plus salsa manufacturing, 2. That three years following approval,a review of ilia use of the properly shall be conducted by ibe Planningand!_oningCommissioi which stall forwarded their findings and recommendations to the City Council.The City Council mayapprove an extension of die PUD zoning fora specified ntunberof years, approve pcinancut PUD zoning,or rezone ilia property to C-2 General Commercial in which case ilia property shall cease to be used for salsa nima fact uring. B. Staff supports approval of the Preliminary& Final PUD Plan as submitted, subject to the issuance of all necessary electrical,plumbing, and other pernihs associated with ilia proposed use. •