Board of Adjustment

Board of Adjustment Agenda Wednesday February 13, 2019 6:30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW Smith Street City of Blue Springs, Missouri  BOARD OF ADJUSTMENT MEMBERS Term of Office is 5 years Members are appointed by the Mayor with approval by the City Council The Board of Adjustment consists of 5 citizens plus 2 alternate members, 1 liaison from the Planning Commission, and 1 Planning Commission alt. liaison Regular Members Are: 1. DeWayne Duhon, Chairman 2. Laurie Hatfield, Vice Chairman 3. Evelyn Ericson 4. Frederick Manning 5. Brian Ross Alternate Members Are: • Ron Amos, Alt. Member 1 • Nancy Yendes, Alt. Member 2 Planning Commission Liaisons Are: • LaKeisha Veal, Planning Commission Liaison • Travis Graham, Alt. Planning Commission Liaison  GENERAL PROCEDURE FOR PUBLIC HEARING TESTIMONY • The Chairman will open the public hearing, and call for exhibits from the City Attorney. • Staff Comments will be given. • The applicant or his representative will give testimony. • Witnesses in favor of the petition will be called to speak. • Witnesses opposed to the petition will be called to speak. If you wish to testify, please raise your hand to be recognized. When you are called upon by the Chairman, please come forward to the microphone at the podium to be sworn in by the Court Reporter. State your name and address, then make your comments to the Board. Please refrain from repeating points made by others. • General Discussion - Questions • After all testimony has been made, the hearing will be closed. • The Board will consider the facts and either approve or deny the request. • A concurring vote of 4 members is required for approval. • The decision of the Board is the final determination. Appeals may be made only to the Circuit Court. # # #  BOARD OF ADJUSTMENT Howard L. Brown Public Safety Building 1100 SW Smith Street Blue Springs, Missouri 64015 Wednesday, February 13, 2019 6:30 p.m. AGENDA Board Members: To ensure a quorum, please call Karen Findora at 228-0207 to advise of attendance. 1. CALL TO ORDER/MINUTE APPROVAL • Minutes of the last meeting, October 10, 2018 2. PUBLIC HEARING – VARIANCE – VAR-01-19-6772 – “Blue Springs High School North Parking” – 2009 NW Ashton Drive Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner, January 26, 2019 3. Application with attachments 4. Letter of Uniqueness dated, January 18, 2019 5. 185 Ft. Notification Map 6. Names/addresses of property owners w/n 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) 3. PUBLIC HEARING – VARIANCE – VAR-01-19-6773 – “Blue Springs High School NW Parking” – 2000 NW Ashton Drive Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner, January 26, 2019 3. Application with attachments 4. Letter of Uniqueness dated, January 18, 2019 5. 185 Ft. Notification Map 6. Names/addresses of property owners w/n 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) 3. OTHER BUSINESS – The next scheduled meeting is Wednesday, March 13, 2019 BA – 02.13.2019 4. ADJOURN If special accommodations are required for citizen participation Please call 228-0207 (voice) or 228-0250 (TDD) Agenda posted at the following locations: Howard L. Brown Public Safety Building, 1100 SW Smith Street Municipal Annex Building, 1304 W Main Street City’s website http://www.bluespringsgov.com/AgendaCenter February 5, 2019 Karen Findora, Administrative Assistant Community Development BA – 02.13.2019  City of Blue Springs 903 Main Street Blue Springs, Missouri 64015 BOARD OF ADJUSTMENT MINUTES Wednesday, October 10, 2018 A meeting of the Board of Adjustment of the City of Blue Springs was held in the Howard L. Brown Public Safety Building located at 1100 SW Smith Street on Wednesday, October 10, 2018 with the following members and guests in attendance. MEMBERS William Washington III Brian Ross PRESENT Laurie Hatfield, Vice Chairman Frederick Manning DeWayne Duhon, Chairman STAFF / OTHERS Mike Mallon, Assistant Director, Community & Economic Development Matt Wright, Senior Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Karen Findora, Recording Secretary Brittany Murray, Public Stenographer ABSENT Board Member Evelyn Ericson CALL TO ORDER / DeWayne Duhon, Chairman, called the meeting to order at 6:32 p.m. with a request that APPROVAL OF everyone stand for the Pledge of Allegiance. Board Alt. Member Ron Amos made a MINUTES motion to make a change on page one (1) of the meeting minute. Under Call To Order: “Chairman Duhon advised the audience of the manner in which the Public Hearing would be conducted and noted that as the Board consist of six (6) CHANGE to five (5) voting members; a concurring vote of four (4) would be required to pass any motion.” Seconded by Board Member Laurie Hatfield, and a unanimous vote, the change to the minutes where unanimously approved. Board Member Laurie Hatfield made a motion to approve the May 9, 2018 meeting minutes as corrected. Seconded by Board Member Frederick Manning, and a unanimous vote, the Minutes of May 9, 2018, were approved. 10.10.2018 kf Page 1 of 3  Chairman Duhon advised the audience of the manner in which the Public Hearing would be conducted and noted that as the Board consists of five (5) voting members; a concurring vote of four (4) would be required to pass any motion. AGENDA ITEM 2 Chairman Duhon opened the public hearing at 6:34 p.m. with a request for exhibits from PUBLIC HEARING the City Attorney. Ms. Jackie Sommer entered Exhibits 1 thru 8 for Agenda Item 2 into VARIANCE / VAR- the public record on behalf of the applicant. 09-18-6584 / “Eagles Exhibits: Ridge Villas PR-O 1st 1. Staff Report with attachments Plat, Lot 41” / 242 / 2. Affidavit of Publication in The Examiner, September 22, 2018 244 SW Tennessee 3. Application with attachments Drive 4. 185 Ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Unified Development Code “UDC” (By Reference) 8. Letter of Uniqueness STAFF Matt Wright, Senior Planner, stated that before the Board is a Variance request to Lot 41, COMMENTS located in the Eagles Ridge Villas Subdivision. The applicant is requesting approval of a variance to reduce the required rear yard setback from 20-ft. to 11-ft. to allow the construction of a duplex. The variance is being requested to maintain the same building design, front setback pattern, and streetscape that has already been established in the subdivision through the approval of other duplexes on the block. After review of the variance request and the review criteria, staff does believe that the request is unique. The shape of the lot creates a long diagonal rear setback line and a relativity shallow side setback line. This creates a 20-ft. setback that cuts pretty deep in to the lot, making it difficult to fit the same size duplex. Mr. Wright stated that granting the variance would not adversely affect the rights of adjacent property owners or residents. The development is currently under single ownership by the developer. Mr. Wright stated that based on the Preliminary Plat the future lots are similar in size to most of the lots in the rest of the subdivision, which can easily accommodate the 20-ft. rear setback. Therefore, at a minimum there would be at least a 31-ft. building separation from the future duplexes at the rear of the lot. Staff felt that the strict applications to the zoning regulations would constitute a hardship in this case, as a new and different duplex design would have to be designed for this lot. This would likely result in a design which is not compatible with other duplexes already constructed. With that Mr. Wright stated that staff does support the request for approval of this variance request. QUESTIONS Chairman Duhon asked what the interior setbacks are for this particular lot. Mr. Wright stated that it’s a 20-ft. rear, and for the sides it’s 20% of the lot width. The applicant is at about 48% side setback right now because of the unique size of the lot. 10.10.2018 kf Page 2 of 3 APPLICANT Bryan Rahn, Blue Springs South Safety Storage, LLC 1000 NW High Point Drive Lee’s Summit, MO QUESTIONS Board Member Fredrick Manning asked the applicant if all the duplexes would fall under the same pattern and all be aligned. Mr. Rahn stated that the duplexes stagger up and down the street, along with several different elevations. Not all the duplexes look identical, but the foot print is identical and that is the difficult part to change. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further testimony to be taken, Chairman Duhon closed the public hearing at 6:42 p.m. with a request for action on the petition. MOTION Board Member Laurie Hatfield made a motion to approve Variance / VAR-09-18-6584 AGENDA ITEM 2 / “Eagles Ridge Villas PR-O 1st Plat, Lot 41.” PUBLIC HEARING VARIANCE / VAR- 09-18-6584 / “Eagles Ridge Villas PR-O 1st Plat, Lot 41” / 242 / 244 SW Tennessee Drive SECOND Board Member Brian Ross. VOTE Brian Ross – Aye Frederick Manning – Aye Laurie Hatfield – Aye William Washington III – Aye Dewayne Duhon, Chairman – Aye Evelyn Ericson – Absent (APPROVED 5-Aye, 0-No) Ron Amos – Aye OTHER BUSINESS The next meeting is scheduled for Wednesday, November 14, 2018. ADJOURN With no further items to come before the Board, a motion was made by Board Member Laurie Hatfield, and seconded by Board Member Brian Ross to adjourn at 6:43 p.m. Motion carried unanimously. _______________________________ Karen Findora, Recording Secretary ____________________________________________________________ DeWayne Duhon, Chairman Date 10.10.2018 kf Page 3 of 3  BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: February 13, 2019 Agenda Item: 2 Case File Number: VAR-01-19-6772 Project Name: Blue Springs High School – North Parking Lot Type of Application: Variance Request: Approval of a Variance to reduce the parking setback from 25-ft. to 7-ft. adjacent to NW Ashton Drive and 25- ft. to 0-ft. adjacent to NW 22nd Street Applicant: Tandem Paving Co. / C. K. Smith Property Owner: Blue Springs R-IV School District / Dan Anderson Surveyor: N/A Engineer: N/A Architect: N/A Location (Address): 2009 NW Ashton Drive General Location: Northeast corner of NW 22nd Street and NW Ashton Drive Area: 0.97 +/- acres Lots: 1 Existing/Platted Existing Zoning: “SO” (Service Office) & “RE” (Residential Estate) Existing Land Use: High School Proposed Land Use: High School Comprehensive Plan Designation: Neighborhoods Attachments: Site Location Maps Variance Application Planner: Matt Wright, Senior Planner Page 1 of 4  Project: Blue Springs High School – North Parking Lot Plan Case: VAR-01-19-6772 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a variance to reduce the required parking setback from 25-ft. to 7-ft. adjacent to NW Ashton Drive and from 25-ft. to 0-ft. adjacent to NW 22nd Street to allow for the development of a new parking lot. The proposed parking lot will serve the Blue Springs High School campus, located on the south side of NW Ashton Drive. To accommodate the off-street parking demand and the limited available undeveloped land in the vicinity, the School District is requesting approval of a variance to reduce the parking setback. PREVIOUS ACTIONS/APPROVALS: • On March 14, 2016, the Planning Commission approved a Preliminary Plat (PP- 02-16-5208) for Calvary Baptist Church. • On March 14, 2016, the Planning Commission recommended approval of a Final Plat (PF-02-16-5209) for Calvary Baptist Church. The City Council approved the Final Plat on March 21, 2016 (Ordinance No. 4590). FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has applied for a Variance to be heard before the Board of Adjustment. If the Variance is approved, an Administrative Site Plan Design Review and building permit is required prior to installation of the parking lot. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “SO” (Service Office) Church South: Right-of-Way NW Ashton Drive (Local) East: “RE” (Residential Estate) Church West: Right-of-Way NW 22nd Street (Local) VARIANCE CRITERIA: The applicant requests approval of a variance to reduce the required parking setback from 25-ft. to 7-ft. along the property line adjacent to NW Ashton Drive and to reduce the required parking setback from 25-ft. to 0-ft. along the property line adjacent to NW 22nd Street. The required parking setback is based on the “Small Civic Building” type, which requires a 25-ft. setback from street frontages and 10-ft. from side and rear property lines. The parking setback would also encroach into a platted 10-ft. landscape easement along both street frontages (platted in 2016). The Board of Adjustment shall review the following items when considering this variance: 1. The requested variance arises from conditions which are unique to the subject property, that are not ordinarily found in the same zoning district and that are not a result of the owner’s intentional action; Staff Response: The conditions applicable to this request are unique to the subject property and the land use (high school) being served by the property. The property is Page 2 of 4  Project: Blue Springs High School – North Parking Lot Plan Case: VAR-01-19-6772 a small corner lot that is already partially developed with an education building near the east property line. Due to the small size of the lot, new building construction is not feasible, leaving the property is an ideal location for additional parking for the high school. However, the required parking lot setbacks based on the building type (Small Civic Building) would significantly reduce the number of spaces allowed to be constructed, as well as alter the layout of the parking lot, further reducing the number of spaces. 2. The granting of the variance will not adversely affect the rights of adjacent property owners or residents; Staff Response: Granting this variance will not adversely affect the rights of adjacent property owners or residents, as the request only reduces the parking setbacks for street frontages (public right-of-way) and not adjacent side or rear lot lines bordering private property. 3. The strict application of the provisions of the zoning regulations of which a variance is requested will constitute an unnecessary hardship or practical difficulty upon the property owner represented in the application; Staff Response: The strict application of the zoning regulations would create an unnecessary hardship or practical difficulty on the property owner. The high school campus is landlocked and has limited options to accommodate additional growth and expansion. The parking setback variance will accommodate needed off-street parking, reducing the potential for vehicles to park on-street, which could create traffic conflicts and reduce safety during peak hours. The reduced parking setback is not out of character for the area. The Centennial Pool-plex (2401 NW Ashton Drive) is located across the street and has a 0-ft. parking setback along NW 22nd Street and a reduced parking setback adjacent to NW Ashton Drive. 4. The variance desired will not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare; Staff response: The public health, safety, morals, order, convenience, prosperity, or general welfare will not be adversely affected if this variance is granted. 5. Granting the variance desired would not violate any requirements set forth by State or Federal agencies. Staff response: State and Federal agencies do not regulate parking setbacks. STAFF RECOMMENDATION: Staff supports the requested variance to reduce the required parking setback from 25-ft. to 0-ft. along NW 22nd Street and from 25-ft. to 7-ft. along NW Ashton Drive. SUMMARY: The Board of Adjustment must determine if the strict application of the provisions of the Unified Development Code, of which the variance is requested, will constitute a practical difficulty upon the property owner represented in the application. The Board must also Page 3 of 4  Project: Blue Springs High School – North Parking Lot Plan Case: VAR-01-19-6772 find that the spirit and intent of the regulations are maintained by determining that the variance will not result in adversely affecting the rights of adjoining property owners, or be detrimental to the character and quality of the surrounding properties. Page 4 of 4  RC GB General Zoning Downtown MF-14 District Zoning District NW Porter LI RE CS SF-12 T3 NW Jeff erson S SO SO SF-7 T4 t TF T5 GB MF-10 MF-14 Overlay Districts D NW Village MF-18 ADP-O 70 H-O § ¨ ¦ MF-20 NB PR-O RC R-O SO Conservation District NW Sou PLOS th Outer R PUD Concept Plan d GB Planned Development CB NW South Outer Rd RC RC SO LI RC HI GB COUNTY AG RE-C NW 19th St GB-C GB RC LI-C HI-C GB RC NW 22nd St TF SO NW PLOS Ox RE SO for d NW Mock Ave Ln SF-7 NW Ashton Dr NW SITE NW Ashton Dr Chatham Pl NW Camelot Pl NW Ash Ave TF NW NW Yorkshire 17th NW 18th St NW 16th St St Dr NW s King NW NW 19th St ookD Ct Kensington r Ct Br illow W SF-7 NW 15th St NW SF-7 w t NW illo k C r W roo dD ic har B R NW A St SF-7/ NW 22nd Street Ter PR-O T3/ NW B St VAR-01-19-6772 H-O BLUE SPRINGS HIGH SCHOOL NORTH PARKING LOT 2009 NW ASHTON DR ± SITE LOCATION MAP 0 250 500 1,000 Feet  NW Jefferson Ct Jefferso n St 70 § ¦ ¨ NW South Outer Rd NW 22nd St NW NW Warwick ire NW Copper Ch e s h Ct Oaks Cir Pl NW dL Ct fo r NW Mock A Ox NW 19th St lem Sa NW n NW Ashton Dr W Kingsridge Dr SITE NW NW Ashton Dr Chatham Pl NW Camelot Pl NW NW Ash Ave NW Yorkshire 17th NW 18th St St Dr NW s g r NW NW 19th St Kin kD Ct Kensington Broo Ct w Willo NW w t NW illo k C W r oo B VAR-01-19-6772 BLUE SPRINGS HIGH SCHOOL NORTH PARKING LOT 2009 NW ASHTON DR SITE LOCATION MAP 0 200 ± 400 800 Feet  BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: February 13, 2019 Agenda Item: 3 Case File Number: VAR-01-19-6773 Project Name: Blue Springs High School – Northwest Parking Lot Type of Application: Variance Request: Approval of a Variance to reduce the parking setback from 25-ft. to 0-ft. adjacent to NW Ashton Drive Applicant: Tandem Paving Co. / C. K. Smith Property Owner: Blue Springs R-IV School District / Dan Anderson Surveyor: N/A Engineer: N/A Architect: N/A Location (Address): 2000 NW Ashton Drive General Location: South of NW Ashton Drive & West of NW 19th Street Area: 38.38 +/- acres Lots: 1 Existing/Platted Existing Zoning: “SF-7” (Single-Family Residential) Existing Land Use: High School Proposed Land Use: High School Comprehensive Plan Designation: Neighborhoods Attachments: Site Location Maps Variance Application Planner: Matt Wright, Senior Planner Page 1 of 4  Project: Blue Springs High School – Northwest Parking Lot Plan Case: VAR-01-19-6773 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a variance to reduce the required parking setback from 25-ft. to 0-ft. adjacent to NW Ashton Drive to allow for the development of a new parking lot. The parking lot will serve the Blue Springs High School campus and will replace existing parking that will be removed on the southwest corner of the building as part of a new building addition. To accommodate the off-street parking demand and the limited available undeveloped land in the vicinity, the School District is requesting approval of a variance to reduce the parking setback. PREVIOUS ACTIONS/APPROVALS: • On November 19, 2001, the City Council approved a Final Plat for Blue Springs High School 1st Plat on 38.30 +/- acres (Ordinance No. 3431). • On March 14, 2005, the Planning Commission approved a Site Plan Design Review (SPD-6-2005) for a 7,500-sf. commons addition, bleachers, and track field. • On June 27, 2005, the Planning Commission approved a Master/Alternative Sign Plan (ASP-11-2005) for exterior scoreboard signage. • On January 12, 2009, the Planning Commission approved a Preliminary Plat (PP- 2-09-2055) for the 38.35 +/- acre site. • On January 12, 2009, the Planning Commission approved a Site Plan Design Review (SPDR-12-08-2009) for 72,270-sf. building addition. • On February 11, 2009, the Board of Adjustment approved a Variance (VAR-1-09- 2027) to allow a building permit to be issued without a Final Plat and to allow the west parking lot to be retained without curbing along the perimeter. • On August 24, 2009, the Planning Commission recommended approval of a Final Plat (PF-7-09-2261) for Blue Springs High School. The City Council approved the Final Plat on September 8, 2009 (Ordinance No. 4260). • On September 14, 2009, the Planning Commission approved a Master/Alternative Sign Plan (ASP-8-09-2281) for four wall signs and one monument sign. • On January 14, 2019, the Planning Commission approved a Site Plan Design Review (SPDR-12-18-6714) for new building additions and site improvements. • On January 14, 2019, the Planning Commission recommended approval of a Vacation (VAC-12-18-6713) of a 10-ft. utility easement. The City Council approved the Vacation on January 22, 2019 (Ordinance No. 4788). FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has applied for a Variance to be heard before the Board of Adjustment. If the Variance is approved, a building permit may be approved for the parking lot with the associated building additions. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way NW Ashton Drive (Local) South: Right-of-Way Railroad (Kansas City Southern) East: “SF-7” Single-Family Residential West: “SF-7” Single-Family Residential Page 2 of 4  Project: Blue Springs High School – Northwest Parking Lot Plan Case: VAR-01-19-6773 VARIANCE CRITERIA: The applicant requests approval of a variance to reduce the required parking setback from 25-ft. to 0-ft. along the property line adjacent to NW Ashton Drive. The required parking setback is based on the “Prominent Civic Building” type, which requires a 25-ft. setback from street frontages and 10-ft. from side and rear property lines. The Board of Adjustment shall review the following items when considering this variance: 1. The requested variance arises from conditions which are unique to the subject property, that are not ordinarily found in the same zoning district and that are not a result of the owner’s intentional action; Staff Response: The conditions applicable to this request are unique to the subject property and the land use (high school). The subject property currently includes a 317,694-sf. high school and associated site amenities, including athletic fields and parking lots. New building additions will bring the total size of the school to 391,226- sf. The increase in building size is not being offsite by any increase in land, as the campus is landlocked by residential to the east and west, railroad right-of-way to the south, and NW Ashton Drive to the north. The new building additions will also create a loss of existing parking areas, requiring additional parking to be installed in the limited areas that remain undeveloped. The only remaining area to expand parking is in the northwest corner of the campus adjacent to NW Ashton Drive. The required parking setback based on the building type (Prominent Civic Building) would significantly reduce the number of spaces allowed to be constructed, as well as alter the layout of the parking lot, further reducing the number of spaces. It is difficult to alter the layout due to the size limitations created by the existing drive aisles and the ballfield to the southwest. 2. The granting of the variance will not adversely affect the rights of adjacent property owners or residents; Staff Response: Granting this variance will not adversely affect the rights of adjacent property owners or residents, as the request only reduces the parking setbacks for street frontages (public right-of-way) and not adjacent side or rear lot lines bordering private property. 3. The strict application of the provisions of the zoning regulations of which a variance is requested will constitute an unnecessary hardship or practical difficulty upon the property owner represented in the application; Staff Response: The strict application of the zoning regulations would create an unnecessary hardship or practical difficulty on the property owner. The high school campus is landlocked and has limited options to accommodate additional growth and expansion. The parking setback variance will accommodate needed off-street parking, reducing the potential for vehicles to park on-street, which could create traffic conflicts and reduce safety during peak hours. The reduced parking setback is not out of character for the area. The Centennial Pool-plex (2401 NW Ashton Drive) is located across the street and had a 0-ft. parking setback along NW 22nd Street and a reduced parking setback adjacent to NW Ashton Drive. Page 3 of 4  Project: Blue Springs High School – Northwest Parking Lot Plan Case: VAR-01-19-6773 4. The variance desired will not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare; Staff response: The public health, safety, morals, order, convenience, prosperity, or general welfare will not be adversely affected if this variance is granted. 5. Granting the variance desired would not violate any requirements set forth by State or Federal agencies. Staff response: State and Federal agencies do not regulate parking setbacks. STAFF RECOMMENDATION: Staff supports the requested variance to reduce the required parking setback from 25-ft. to 0-ft. adjacent to NW Ashton Drive. SUMMARY: The Board of Adjustment must determine if the strict application of the provisions of the Unified Development Code, of which the variance is requested, will constitute a practical difficulty upon the property owner represented in the application. The Board must also find that the spirit and intent of the regulations are maintained by determining that the variance will not result in adversely affecting the rights of adjoining property owners, or be detrimental to the character and quality of the surrounding properties. Page 4 of 4  NW Jeff erson S t SO SO MF-14 General Zoning Downtown District Zoning District GB RE SF-12 CS T3 NW Village r D 70 GB RC § ¦ ¨ N W So u th Oute SF-7 TF MF-10 T4 T5 r Rd MF-14 Overlay Districts NW South Outer Rd MF-18 ADP-O GB RC H-O SO MF-20 RC RC NB PR-O R-O GB SO Conservation District PLOS NW 19th St PUD Concept Plan RC GB GB Planned Development CB GB RC RC NW 22nd St TF SO LI PLOS HI COUNTY AG SO NW RE RE-C Ox fo GB-C NWLI-CMock Ave rd Ln HI-C SF-7 NW Ashton Dr NW NW Ashton Dr Chatham Pl NW Cam elot Pl SF-7 NW Ash Ave TF NW NW SITE Yorkshire 17th NW 18th St NW 16th St St Dr NW s g K in NW NW 19th St Br NW nshire Ct oo Kensington kD o Dev r Ct Pl w Dr illo as t le W WC SF-7 NW 15th St N NW d Dr SF-7 W w t N llo k C i W roo ic har B N WR Dr SF-7 er NW A St t h P an NW SF-7/ NW 22nd Street Ter PR-O NW Mill Dr T3/ NW B St NW Brielle H-O Ct NW 26th St NW 17th St NW Knox St SF-7 NW Vesper St NW 16th St Jackson County RE T3 NW Vesper St W London Dr CS NW 17th St NW 22nd St NW Summit St NW 14th St SW London Dr NW 19th St W Sydney St SW SW NW VAR-01-19-6773 Rome 23rd 26 Ct St th St BLUE SPRINGS HIGH SCHOOL NW PARKING LOT 2000 NW ASHTON DR ± SITE LOCATION MAP 0 300 600 1,200 Feet  NW 22nd St NW NW Warwick ire NW Copper Ch e s h Ct Oaks Cir Pl NW dL Ct fo r NW Mock Ox NW 19th St lem Sa NW n NW Ashton Dr W Kingsridge Dr NW NW Ashton Dr Chatham Pl NW Camelot Pl NW NW Ash Ave SITE NW Yorkshire 17th NW 18th St St Dr NW s g r NW NW 19th St Kin kD Ct Kensington Broo Ct w Willo NW w t NW illo k C W r oo B NW A St NW 22nd Street Ter VAR-01-19-6773 NW 17th St BLUE SPRINGS HIGH SCHOOL NW PARKING LOT 2000 NW ASHTON DR SITE LOCATION MAP 0 200 ± 400 800 Feet