AGENDA. CITY OF CENTRALIA, MISSOURI Planning and Zoning Commission Thursday, January 4, :00 P.M. City Hall Council Chambers

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1 AGENDA CITY OF CENTRALIA, MISSOURI Planning and Zoning Commission Thursday, January 4, :00 P.M. City Hall Council Chambers I. ROLL CALL II. PLEDGE OF ALLEGIANCE III. APPROVAL OF MINUTES OF PREVIOUS MEETINGS - October 26, 2017 IV. AMENDING SECTION 31-25, OF THE CENTRALIA CITY CODE, TO ADD SELF- SERVICE STORAGE FACILITIES AS A CONDITIONAL USE IN B-1 CENTRAL BUSINESS DISTRICT IN THE CITY OF CENTRALIA, MISSOURI. A. Public Hearing B. Commission Recommendation V. COMPREHENSIVE REVIEW CHAPTER FOUR LAND USE AND TRANSPORTATION VI. VII. AS MAY ARISE ADJOURN G:\Meetings\04 - P&Z\ \ \1-AGENDA-P&Z 4Jan 2018.docx

From: To: Matt Harline, City Administrator Planning & Zoning Commission CC: Cydney Mayfield, City Attorney Date: January 2, 2018 Re: General Meeting Notes Item IV.

2 From: To: Matt Harline, City Administrator Planning & Zoning Commission CC: Cydney Mayfield, City Attorney Date: January 2, 2018 Re: General Meeting Notes Item IV. AMENDING SECTION 31-25, OF THE CENTRALIA CITY CODE, TO ADD SELF- SERVICE STORAGE FACILITIES AS A CONDITIONAL USE IN B-1 CENTRAL BUSINESS DISTRICT IN THE CITY OF CENTRALIA, MISSOURI. At the request of Rob and Sara Paben, the Board of Aldermen referred to the Planning & Zoning Commission the consideration of allowing Self-Service Storage in the B-1 Central Business District. The Pabens have purchased a property downtown specifically the old LaCrosse Lumber Company building and would like to convert it to self-service storage lockers. History: Recently the Board of Aldermen, at the recommendation of this Commission, amended the Centralia City Code to allow the specific use of Self-service Storage Facilities as a conditional use in B-2 Highway Business Zoning district and as a permitted use in M-1 Industrial Zoning District. Prior to that, Self-storage facilities seem to have allowed in B-2, although it could certainly be argued that they did not meet the definition of compatible uses. The concern for allowing self-storage by right in B-2 was that there would be no checks on fencing and appearance, especially at visible entrances into the City. The ordinance passed with the ability to impose conditions regarding lighting, signage... specifically 3. Self-service storage facilities. In addition to other information required to be submitted as a part of the application for issuance of a conditional use permit as provided in Section 31-65, an applicant for a conditional use permit in District "B-2" shall submit plans or information concerning the operation of the proposed use, including: a. Number of employees; b. Sufficiency of and site location of parking, fencing, storage and handling of materials and products; c. Method and frequency of shipping operations; d. Generation and emission of noise, vibrations, odors, dust, smoke, gases, or other effects of operations which may be noxious, unwholesome, unhealthy or offensive; and e. Exterior appearance of all structures, fences and the site. Limitations relating to the above-listed items may be made a part of any stipulated conditions, if a conditional use permit is granted. G:\Meetings\04 - P&Z\ \ \2-MemoREP&Z-Mtg 2 Jan2018.docx

3 Although the issue at hand is for the entire district, the property that prompted the request had been in constant use as a lumber yard since As such it was a legal non-conforming use (sometimes referred to as grandfathered). Once LaCrosse vacated the property for one year, that specific use is no longer legal and so any use thereafter has to conform to the uses allowed by City Code. Self-service Storage in B-1: B-1 is the Central Business District also considered Centralia s downtown. As such it is the most restrictive of the commercial districts in an effort to maintain the unique character of a downtown. Some of the features included traditional mixed-use area with zero setbacks in the front (where they already exist), more restrictive rules for signage, generally less intensive uses, and uses focused more on service and specialty retail. A common feature of Central Business District businesses is the accessibility by pedestrian traffic and an attention to the street view or streetscape. See the permitted and conditional uses in B-1 below A. Permitted Uses. In District "B-1", no building, structure, land or premises shall be used, and no building or structure shall be hereafter erected, constructed, reconstructed or altered, except for one (1) or more of the following uses; which shall concern retail or service establishments exclusively without curb service: 1. Any use permitted in District "R-3"; and any conditional use allowed in District "R-3", it being the intent to provide that any conditional use in District "R-3" is a permitted use in District "B-1" without need to meet the provisions of Section Identification or advertising signs, subject to the following conditions: [Ord. No , ] a. Advertising signs shall advertise only services, articles, or products which are offered within the building for which such signs are displayed. b. Any business in the B-1 District may erect: (i) Attached sign or signs which are painted on or flush mounted to the wall of a building; and (ii) One (1) sign that is a detached sign, no part of which extends past the front lot line. c. An attached sign shall not extend above any of the outside walls of the building to which it is attached; provided, however, that if the building has a mansard-style roof, the sign shall not extend above the top of the most vertical portion of the roof. d. A detached sign shall not extend higher than twenty-five (25) feet. e. An attached sign shall not extend more than one (1) foot from the face of the wall to which it is attached; except that a business can print or paint an identifying sign or logo on a canopy or awning which otherwise extends beyond the wall of the building. With the exception of such canopy or awning identification signs, any sign which projects above a sidewalk shall have a clearance of at least eight (8) feet between the lowest portion of the sign and the sidewalk. 3. Assembly halls. 4. Bakeries, not employing more than five (5) persons each. 5. Banks. 6. Barber and beauty shops. 7. Business licensed by the State and City to sell malt liquor (intoxicating beer), non-intoxicating beer, intoxicating liquor and/or light wine by the package or by the drink, provided, no businesses shall sell malt liquor, non-intoxicating beer, intoxicating liquor and/or light wine by the package or by the drink within one hundred (100) feet of any school, church or other building regularly used as a place of religious worship, except the one hundred (100) foot restriction shall not apply: (a) When such school, church or place of religious worship shall be established within one hundred G:\Meetings\04 - P&Z\ \ \2-MemoREP&Z-Mtg 2 Jan2018.docx

4 (100) feet of the premises of any existing business already licensed to sell malt liquor, nonintoxicating beer, intoxicating liquor and/or light wine by the package or by the drink, or (b) When the applicant for any of the above said alcoholic beverage licenses obtains the written consent of the Board of Aldermen by ordinance to waive the distance restriction for the applicant's license and licensed premises, provided that at least ten (10) days' written notice concerning the requested waiver of the distance restriction has been provided by the City to all owners of real property within one hundred (100) feet of the proposed licensed premises. The one hundred (100) foot distance referred to above shall be measured from the closest point in a straight line between the building of the school, church or place regularly used as a place of religious worship and the building of the licensed premises of the business with the said alcoholic beverage license, disregarding any building, structure or other obstacle in between the two (2) buildings being measured. If there is more than one (1) building being used by the school, church or other such place of religious worship for those purposes or if there is more than one (1) building being used by the alcoholic beverage licensee as the licensed premises, then the measurement shall be made from the building closest to the other building being measured.[2] State Law Reference See RSMo., and Cross Reference As to alcoholic regulations, see 3-6, 3-9 and ch. 3. As to use regulations, see and Bowling alleys. 9. Cleaning, pressing and dyeing establishments; provided, that only nonexplosive cleaning fluids shall be used. 10. Billiard halls and game arcades. 11. Bus passenger stations. 12. Clinics (medical or dental). 13. Dance halls. 14. Filling stations; provided, all storage tanks for gasoline shall be below the surface of the ground and no opening for the filling or emptying of such gasoline storage tanks shall be within one hundred (100) feet of any use permitted in District "R-1", "R-2" or "R-3". 15. Frozen food lockers for individual or family use. 16. Garages, public, provided that storage or parking of motor vehicles in unenclosed motor vehicle storage or parking areas shall be for fully operable passenger automobiles and light trucks only. The City Administrator or his designated representative shall have the right to require the owner or operator of any such unenclosed parking or storage areas to demonstrate that any motor vehicle not in an enclosed area is fully operable. 17. Ice delivery stations for storage and sale of ice at retail only. 18. Lodge halls. 19. Mortuaries. 20. Newspaper publishing plants. 21. Offices, business or professional. 22. Photographic service shops. G:\Meetings\04 - P&Z\ \ \2-MemoREP&Z-Mtg 2 Jan2018.docx

5 23. Plumbing shops; provided, no material or equipment is stored in the front or side yards. 24. Printing, photocopying, and/or blue-printing shops. 25. Radio and television shops or studios. 26. Restaurants, cafes, cafeterias and nightclubs, including restaurants, cafes and cafeterias selling and/or serving food and/or non-alcoholic beverages to customers seated at chairs and tables belonging to the business, for consumption there, on the premises outside the building within the required front yard or upon a public sidewalk in front of the restaurant, cafe or cafeteria, provided that such customers, tables and chairs be located on the outside premises or public sidewalk so as to provide at all times a minimum four (4) feet wide unobstructed pathway for pedestrians and provided that such customers, tables, chairs, food and non-alcoholic beverages are permitted on the outside premises or public sidewalks of such restaurants, cafes and cafeterias only during the hours of any day that such restaurants, cafes and cafeterias are open for business to the public and further provided that no cooking of food shall be permitted upon a public sidewalk. 27. Shoe repair shops. 28. Shops for custom work or the manufacture of articles, to be sold at retail only, on the premises; provided, that in such manufacture the total mechanical power shall not exceed five (5) horsepower for the operation of any one shop, and provided, that the space occupied by the manufacturing use permitted herein shall not exceed fifty (50) percent of the total floor area of the entire building or the equivalent of the ground floor area thereof, and provided, further, that such manufacturing use is not noxious or offensive by reason of vibration, noise, odor, dust, smoke or gas. 29. Stores, shops and markets for retail trades, including the following allowed at such businesses on the premises outside the building within the required front yard or upon a public sidewalk in front of such businesses, except that no unprotected, unsupervised or open flame cooking of food shall be permitted upon a public sidewalk: (a) Sale and/or service of food and/or non-alcoholic beverages to customers seated at chairs and tables belonging to the business, for consumption there. (b) Merchandise and other goods displayed and offered for sale, (c) Temporary signs or sandwich boards, and (d) Decorations for a single specific holiday or season of the year, all upon satisfaction of the requirements that such food and beverage customers, such chairs and tables, such merchandise and goods, such temporary signs and sandwich boards and such decorations: (1) Be situated at all times so as to provide a minimum four (4) feet wide unobstructed pathway for pedestrians, and (2) Be permitted on the outside premises or public sidewalks of such businesses only during the hours of any day that such businesses are open for business to the public. 30. Telephone exchanges. 31. Theatres. 32. Wholesale sales offices and sample rooms. 33. Ambulance services. 34. Accessory uses customarily incident to any of the above uses, including air conditioning, ice and refrigerating plants purely incidental to a main activity permitted on the premises, when operated by electricity or gas. 35. Sexually-oriented business, provided the following provisions are complied with: G:\Meetings\04 - P&Z\ \ \2-MemoREP&Z-Mtg 2 Jan2018.docx

6 (a) A sexually-oriented business (beginning at a property boundary line of such business) shall not be located within three hundred (300) feet of the property boundary line of any of the following: school (including public school, private school, nursery school, play school and pre-school), church or other building regularly used as a place of religious worship, public park, licensed child day care facility (including day care home, day-care center, child playcare center, child education center and child development institution) or another sexually-oriented business. (b) A sexually-oriented business (beginning at a property boundary line of such business) shall not be located within three hundred (300) feet of the property boundary line of any property zoned in District "R-1", District "R-2", District "R-3", District "B-T" or District "M-H". (c) The three hundred (300) foot distances referred to above in this paragraph shall be measured in a straight line from the closest point on a property boundary line of the sexually-oriented business to the closest point on a property boundary line of the other property being measured, disregarding any building, structure or other obstruction in between the two (2) property boundary line locations being measured. B. Conditional Use. The following uses shall be permitted in District "B-1" only after the issuance of a conditional use permit pursuant to the provisions of Section 31-65: 1. Light manufacturing. In addition to other information required to be submitted as a part of the application for issuance of a conditional use permit as provided in Section 31-65, an applicant for a conditional use in District "B-1" shall submit plans or information concerning the operation of the proposed use, including: a. Number of employees, b. Sufficiency of and site location of parking, fencing, storage, and handling of materials and products, c. Method and frequency of shipping operations, d. Generation and emission of noise, vibrations, odors, dust, smoke, gases or other effects of operations which may be noxious, unwholesome, unhealthy or offensive, and e. Exterior appearances of all structures, fences and the site. Limitations relating to the above listed items may be made a part of any stipulated conditions, if a conditional use permit is granted. The nature of the use, storage personal items or items for small businesses is not by itself more intense than currently allowed. There is nothing inherently dangerous about it either. However standard storage units with overhead doors and no windows may not be a good fit for downtown. Likewise brightly areas around the storage building might not fit it either. This would be typical for standard storage facilities. Requiring all doors to face the interior of the building and requiring lighting plans to be approved would be possible if this use was conditional. Some of those criteria may be made mandatory in B-1. One reason to codify the facilities as a conditional use is to ensure that future storage facilities would be compatible with their surroundings. The building in question might lend itself to this purpose as it could be developed without having multiple overhead doors facing out to the surrounding area. This would help maintain the visual appeal of Centralia. Staff recommendation: Staff believes that if the Commission feels self-service storage is appropriate in the B-1 district the most appropriate designation would be to allow it only as a conditional use. This would give City officials the ability to add screening requirements in areas that serve as entrances to the City of Centralia. The Commission might add additional requirements to restrict outside doors, fencing, or lighting. If the Commission agrees with this G:\Meetings\04 - P&Z\ \ \2-MemoREP&Z-Mtg 2 Jan2018.docx

7 then a motion to recommend that the City add Self-service Storage as a conditional use in B-1 Central Business District, subject to the following restrictions would be in order. Item V. Comprehensive Plan Chapter Four: Land Use and Transportation Planning. A draft of Chapter Four - will be available for discussion at the meeting on Thursday. This is the section that is the most critical to the Comprehensive Plan. The draft has been put together by the Mid-Missouri Regional Planning Commission Staff. It used the draft plan Lynn Behrns was working on, it has some edits by me and it it incorporates feedback from the subcommittee on Land Use and Transportation. Several maps are included for discussion, but I think the Future Land Use Plan and Transportation Plan should be priorities for discussion. Staff recommendation: Staff recommends that the Commission review the document and maps to schedule a public hearing and ask for comments from the public at a date in February. Once the P&Z Commission has taken comments and had a discussion it would be appropriate to make a formal recommendation to the City Board of Aldermen to discuss the Draft Plan when they meet in Committee in March with a final adoption later that month or in April. G:\Meetings\04 - P&Z\ \ \2-MemoREP&Z-Mtg 2 Jan2018.docx

8 Minutes of the City of Centralia, Missouri Planning and Zoning Commission Meeting of Thursday, October 26, The meeting was called to order at 6:00 p.m. by Chairman, LeeAllen Smith presiding. ROLL CALL Commissioners Present: Don Bagley (Vice-Chair), Mayor Tim Grenke, Bryan Maenner, Dale Hughes, Harvey Million, Aldermen David Wilkins and Jim Lee. Also present were City Administrator Matt Harline, Steve Nuhn, Brice Gibler and James Smith of the Centralia Fireside Guard. Absent: LeeAllen Smith (Chair), and Street Foreman, Phil Hoffman. Pledge of Allegiance Vice Chairman Bagley led those present in reciting the Pledge of Allegiance. Minutes Minutes from the previous meeting (October 5, 2017) were presented to the Commission and Bagley asked for corrections. Wilkins made a motion to approve the minutes as submitted. The motion was seconded by Hughes and approved by unanimous voice vote. Request for a Conditional Use Permit for Warehouse Use (Self-Service Storage Facility) at 425 N. Collier St. Public Hearing: Bagley opened the public hearing for comment. Steve Nuhn, of 735 Farror Street Moberly the Architect for the project spoke in favor of the request for a conditional use permit to build a self-service storage facility at 425 North Collier. Nuhn gave a description of the project using a diagram projected on the screen. Nuhn noted that they proposed to build two structures with a fence around the entire property with three entry points using the existing pavement. Nuhn said building one on the east would have 23 bays with overhead doors and would be approximately 8,280 sq ft. and building two would be slightly smaller with 54 back to back bays at 8,100 sq. ft. with a gabled roof. Grenke asked about the pitch of the roof and Nuhn replied it was ½ x 12. Nuhn answered questions from Lee and Harline explaining the entry points and the size of the units; the larger building would be full depth and the smaller building would be half-depth with units accessed from either side. Hughes asked what would become of the existing building to the north and Gibler said it would remain the same and become the office for the operation. Harline asked about parking and signage. Nuhn replied that there are two spaces existing but there may be room for more. Gibler replied that the intended to have an attached sign. Nuhn and Gibler explained that the fence would be black coated chain link at least eight feet high, that there would be limited access with key pad controlled gate and surveillance cameras to enhance safety. In answer to a question from Lee he replied that lighting would be from fixtures on the building. Harline noted that there had been no comments for or against the proposal and only one neighboring property owner had informally asked some questions. Harline reported that all neighbors within 185 had been notified by return receipt letter, a sign had been posted on the property and notice had been published in the Fireside Guard. In response to a question from Million Harline noted that the current zoning was B-2 and therefore a conditional use. Harline referred to the memo for additional information. Harline said in reply to Grenke that the P&Z Commission had the final say unless the vote was negative in which case the applicant could bring it back to this Commission with changes or appeal to the Board of Aldermen. Bagley closed the public hearing at 6:13. Bagley asked for further comment or question. Harline displayed additional maps of the area. Maenner asked about the access and the addition of a driveway. Gibler East entrance main (Lee) Enter Collier Exit Switzler. Harline noted the property on the north owned by Crumps was 425 N Collier and that would be the address for the entire property. P&Z Commission Mtg Page 1 of 2

9 Hughes made a motion that the request for a Conditional Use Permit for a Self-Storage facility at 425 N. Collier Street be approved and that the City Administrator draft a notice to that effect. The motion was seconded by Grenke. Voting in favor: Bagley, Lee, Grenke, Maenner, Hughes, Million, and Wilkins. Opposed: None. Two absent. Bagley declared the motion passed for Conditional Use Permit #41. As May Arise Harline reported that he was making progress with the Mid-MO Regional Planning Commission on bringing the Comprehensive Plan to completion. Harline noted that the City and MMRPC had worked together on a couple of projects CDBG grants for demolition that did not go forward an Adjourn Wilkins made a motion to adjourn that was seconded by Grenke and approved unanimously by voice vote. The meeting adjourned at 6:17 p.m. C:\Users\matt\Desktop\next mtg\draft - Minutes - P&Z - 26 Oct 2017.docx P&Z Commission Mtg Page 2 of 2

NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the City of Peoria, Arizona as follows:

NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the City of Peoria, Arizona as follows: ORDINANCE NO. 2011- AN ORDINANCE OF THE MAYOR AND CITY COUNCIL OF THE CITY OF PEORIA, MARICOPA COUNTY, ARIZONA, AMENDING CHAPTER 14 OF THE PEORIA CITY CODE (1977 EDITION), BY AMENDING ARTICLES 14-2 DEFINITIONS,