The Jefferson City Council unanimously passed a preliminary development plan for a 40-unit multifamily residential complex near Westview Heights at Monday night's meeting.
Private developer Lohman Investments LLC requested the 1200 and 1300 block of Trade Center Parkway be rezoned from M-1 light industrial to a planned unit development, which would allow construction of the residential complex.
The complex would be located on the south side of Old Lohman Road, on the edge of city limits, and contain three two-story residential buildings and a community center. There would be 28 two-bedroom apartments and 12 three-bedroom apartments.
The Planning and Zoning Commission approved 7-1 the rezoning and PUD plan last month.
The next step for CRA Investments, the property management company for the proposed apartment complex, is to request tax credit from the Missouri Housing Development Commission. CRA Investments plans to make the units "workforce housing," affordable housing for working individuals, Pete Ramsel, a consultant from CRA Investments, said.
The apartments would have income restrictions. Most of the apartments will be for people making 60 percent or less of the area median income, but there will be eight apartments for people making 80 percent or less of the median income.
The 2017 area median income for Jefferson City was $64,200, according to the U.S. Department of Housing and Urban Development.
Ramsel believes the workforce housing is appropriate for the area and would provide more opportunities to local individuals.
"What I hate is when we exclude people because of their income. That's not right, not fair," he said.
"They deserve affordable housing, and that's what we're trying to provide. We're going to do everything humanly possible to make this the very best (MHDC) application, and with the city's support and the workforce housing concept, we think it's the right housing concept for this community."
MHDC is currently not making decisions about low-income tax credit applications until the governor's Committee for Simple, Fair and Low Taxes releases a report on finance cuts to state tax rates.
Ramsel said they plan on applying for both state and federal tax credits, and he expects to know if they have received the MHDC tax credit by March.
Several Westview Heights residents attended the City Council meeting to speak in opposition of the plan. Westview Heights is outside the city limits, and some residents said the construction of the complex would impact their neighborhood.
Westview Heights resident Amy Pringer said she was concerned city services, such as police and fire services, would not be available to the apartment residents.
Capt. Doug Shoemaker, spokesman for the Jefferson City Police Department, and Jason Turner, spokesman for the Jefferson City Fire Department, said they do not anticipate issues in providing services to the apartment complex since it is in the city limits.
Angela Boyer, a Westview Heights resident, said she was surprised the City Council did not deliberate after the public hearing.
"I was kind of hoping for feedback about what their concerns were, if any where raised by City Council, and I was kind of shocked that they didn't even discuss, and it was an unanimous yes," she said.
She said she is also worried the apartment complex will lead to less privacy.
"My backyard is going to be visible, my front yard is visible, so I'm going to have to have my blinds and curtains pulled at all times to live in my house," Boyer said.
"I just feel kind of trapped to not be able to live without being viewed by others."
There will be a 50-foot buffer yard with median canopy trees planted along on the western property line, and the city's Senior Planner Eric Barron said the buffer yard exceeds the city's zoning code requirements.
Ryan Brockschmitt, a resident in Westview Heights, disagreed with other residents, saying he thought the property would help "spur more development," and workforce housing may attract more businesses and residences.
Gary Oberkrom, owner of Lohman Investments, said the property, purchased in 2009, was originally going to be marketed for small industrial businesses, which he thought Jefferson City needed. However, he said he had not been successful and decided to "shift directions."
If it receives MHDC funding, Lohman Investments would create a final PUD plan and submit it to the city's Planning and Zoning Commission at a future date. Ramsel said he thinks the final PUD plan will be similar to the preliminary plan.
If that plan passes the commission, it would require final approval of the City Council. With approval of the final development plan, Ramsel hopes to start construction next summer.
In other action Monday:
The Jefferson City Council passed a substitute amendment to the city's zoning code that will require business owners to apply for special exception zoning permits to operate smoking lounges, after-hours establishments or nightclubs in commercial areas of the city.
The original amendment, which passed the Planning and Zoning Commission last month, clarifies where nightclubs, smoking lounges, event centers and after hours establishments can operate. After-hours establishments are businesses open 1:30-4 a.m.
Nightclubs, after-hours establishments and smoking lounges will need special exception zoning permits to operate in the city's C-3 central zoning district, which is for businesses downtown and around the Capitol.
A special exception zoning permit will also be needed if property owners want to operate those establishments within 250 feet of a residence in a permitted area.
A council amendment to the original proposal would require the special exception permit to be issued in the property owner's name and be non-transferable.
Ward 3 Councilwoman Erin Wiseman proposed the change, saying it would be beneficial to both surrounding residents and property owners.
To get a special exception permit, property owners must present plans for approval by the Planning and Zoning Commission, then the City Council. Neighbors would be able to comment about the plan during both sessions.
The ordinance would apply to businesses wanting to expand and to new businesses.
Barron said the amendment's goal is to limit the impact these businesses have on the surrounding area.
These businesses can operate in a C-2 general commercial zoning district, which is for businesses mainly serving vehicle and highway traffic. Smoking lounges are not permitted in a M-2 general industrial use district - zoning for general manufacturing industries - but nightclubs, after-hours establishments and event centers are permitted.
Event centers are permitted in C-1 neighborhood commercial districts - zoning for small convenience and retail stores and offices located in residential neighborhoods - and C-3 zoning districts without special exception zoning permits.