Downtown Review Board

East Conference Room – 903 W. Main Street – City Hall DOWNTOWN REVIEW BOARD MEETING AGENDA Thursday, March 30, 2017 - 4:00 p.m. Board Members please call 228-0207 if unable to attend 1 CALL TO ORDER A. Approval of February 22, 2017 & March 2, 2017 & March 16, 2017 meeting minutes 2 REVIEW OF PROJECT APPLICATIONS A. Variance / VAR-03-17-5736 / 201 NW 15th Street” B. Downtown Design Standards Review & Recommendation 3 OTHER BUSINESS 4 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 03.30.2017 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Wednesday, February 22, 2017 A meeting of the Downtown Review Board of the City of Blue Springs was held in the City Hall East Conference Room located at 903 W. Main Street on Wednesday, February 22, 2017 with the following members, guests and staff in attendance: ATTENDANCE Jennifer Hauschild Scott Allen, Community Dev. Joe Haney, PC Rep. Chris Sandie, Public Works Cindy Miller, Chairman Kent Edmondson, Councilman STAFF Matt Wright, Senior Planner ABSENT Yvonne Woods Councilman Chris Lievsay Jackie Fairbanks, PC Alt. Rep. James Wallace, PC Rep. Karen Findora, Recording Secretary CALL TO ORDER Chairman Cindy Miller called the meeting to order at 4:00 p.m. CONSENT AGENDA Chairman Miller requested action on the Consent Agenda with a motion by APPROVAL Board Member Jennifer Hauschild, to approve the minutes for November 18, 2016, a second from Board Member Joe Haney, and a unanimous vote, the Minutes of November 18, 2016, were approved as submitted. AGENDA ITEM 2A. Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-02-17-5693 / “1204 a request for approval for the replacement of a deck located at 1204 NW B NW B Street” / New Deck Street. The deck consists of a 10 X 10 (100 sq. ft.) wood deck and associated stairs at the front entrance of the house. APPLICANT Kay Murphy, owner stated that the old porch consisted of concrete. It expanded the entire front left side of the house. To clear the stairs, the DRB Minutes – 02.22.2017 Page 1 of 3 kf  previous owners had to build a bigger deck over the concrete deck and the concrete deck is now falling away from the house. Water is now getting in there and the new owner will need to remove the concrete as well and install a smaller deck. QUESTIONS Scott Allen, Director, Community Development, asked if the request was just for the deck since other work is going on at that location. Mr. Wright stated that it’s just for the deck. MOTION Board Member Joe Haney moved to approve DRB-02-17-5693 / “1204 NW AGENDA ITEM 2A. B Street” / New Deck. DRB-02-17-5693 / “1204 NW B Street” / New Deck SECOND Seconded by Board Member Jennifer Hauschild. Yvonne Woods – Absent James Wallace – Absent VOTE Joe Haney – Aye Kent Edmondson – Aye Jennifer Hauschild - Aye Chris Lievsay – Absent Scott Allen – Aye Jackie Fairbanks – Absent Cindy Miller, Chairman - Aye Chris Sandie – Aye (APPROVED 6-Aye, 0-No) AGENDA ITEM 2B. Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-02-17-5694 / “816 SW a request for a new home located at 816 SW Jones Street. John Broker is the Jones Street” / New House applicant with Michael Yancik being the property owner. The applicant is requesting to build a 1,289 sq. ft. single-family house in the Downtown Zoning District. APPLICANT The applicant was absent. QUESTIONS Chris Sandie, Director, Public Works, asked if the alley in the back of the property would affect the setbacks. Mr. Wright stated that it would not. The alley way is not abandoned. Councilman Edmondson asked if the applicant could come to the City and ask to abandoned it. Mr. Sandie stated that they could, but he wasn’t sure if there were any utilities in the alley way. When you abandon an alley, half goes each direction. Mr. Wright stated that the alleys are treated like a side yard. Chairman Miller asked if Mr. Yancik owns the property to the west. Mr. Wright stated that he does. He further stated that this was the property they requested to demolish with the Historic Preservation Commission. The Commission wanted to see that house remain, but was okay with him parceling it off to another house between the existing house at 202 and this lot. The City hasn’t heard of any other plans for that home. As far as the alley goes the owner would have to work with the owner of 803 Walnut to vacate the alley. It could potentially be a utility easement. DRB Minutes – 02.22.2017 Page 2 of 3 kf MOTION Councilman Kent Edmondson moved to approve DRB-02-17-5694 / “816 AGENDA ITEM 2B. SW Jones Street.” DRB-02-17-5694 / “816 SW Jones Street” / New House SECOND Seconded by Board Member Jennifer Hauschild. VOTE Yvonne Woods – Absent James Wallace – Absent Joe Haney – Aye Kent Edmondson – Aye Jennifer Hauschild - Aye Chris Lievsay – Absent Scott Allen – Aye Jackie Fairbanks – Absent Cindy Miller, Chairman - Aye Chris Sandie – Aye (APPROVED 6-Aye, 0-No) OTHER BUSINESS Chairman Miller stated that the Design Team formed a sub-committee to look at design review guidelines and recommendations, to help people coming in the district with their renovation projects. They are currently working on pictures that deal with awnings, signage, materials, lighting, etc. The Committee is looking at what other cities are doing. The information will be added to the booklet that talks about the CDBG and MCRC funding. Once the draft is completed it will be presented to the DRB. The plan is to have it completed by the Design Team Sub-Committee by March and then the draft will be presented to the DRB and Historic Preservation Commission so that they can review and make recommendations. The draft will go to City Council in April. Chairman Miller thanked Matt Wright for all the work that he has put in to this project. Chairman Miller stated that the next Design Team meeting would be March 10th. Those folks that attended the meetings are Steve Greer, Jeff Sykes, James Wallace, Matt Wright, Pam Wheeler, Shauna Markley, Cindy Miller, John Broker, Lyle Shaver. The City appreciates the builders’ input. MEETING ADJOURN With no further discussion, a motion was made by Board Member Jennifer Hauschild to adjourn at 4:14 p.m. Seconded by Councilman Kent Edmondson. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairman Date DRB Minutes – 02.22.2017 Page 3 of 3 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Thursday, March 2, 2017 A meeting of the Downtown Review Board of the City of Blue Springs was held in the City Hall East Conference Room located at 903 W. Main Street on Thursday, March 2, 2017 with the following members, guests and staff in attendance: ATTENDANCE Jennifer Hauschild Scott Allen, Community Dev. Joe Haney, PC Rep. Chris Sandie, Public Works Cindy Miller, Chairman Kent Edmondson, Councilman STAFF Matt Wright, Senior Planner ABSENT Yvonne Woods Councilman Chris Lievsay Jackie Fairbanks, PC Alt. Rep. James Wallace, PC Rep. Karen Findora, Recording Secretary CALL TO ORDER Chairman Cindy Miller called the meeting to order at 4:00 p.m. AGENDA ITEM 2A. Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-02-17-5699 / “803 W a request for approval for solar panel installation at 803 W Main Street. The Main Street” / Solar Panels applicant is proposing 26 solar panels on the front side of the building. The Installation City doesn’t have any regulations in the Downtown Development Code for solar panels so staff didn’t make a recommendation. Staff is looking to the DRB for their recommendations on how we should proceed with solar panels in the downtown area in the future. Councilman Edmondson questioned if the applicant would be placing the panels along the front slope of the home along Main Street. DRB Minutes – 03.02.2017 Page 1 of 2 kf APPLICANT James Dawson, KC Electrical Contractors Mr. Dawson stated that there will be four panels along the front slope. Mr. Dawson stated that there are eight (8) panels facing the south and nine (9) panels facing the east and west. QUESTIONS Chairman Miller asked the applicant why they were wanting to install the panels. Mr. Dawson stated that the applicant would like to basically diminish their electric bill. They have engineers that take the wattage that is used throughout the year and build a sized system that fits between 90% & 95% of their electric bill. Mr. Dawson stated that electric companies don’t like to receive a buyback of electricity, they try to keep it just below the 100% range. When they do have an over production during the month, they only get $0.02 on the dollar. If a home owner buys 110% of their electric bill that extra 10% they will never pay off, because they will never get enough money from the electric company to cover that cost. The engineer designs it and tries to keep it at about 95% so that it keeps the homeowner at the best production as possible. Chairman Miller informed the applicant that the Downtown Design Team has formed a Sub-Committee to work on design guidelines for the downtown area. Solar panels have yet to be looked at within the guidelines. There was concern that the panels would be very visible and don’t fit in the downtown area. Chairman Miller pulled some photos of examples of the mounted solar panels on homes from the internet. Councilman Edmondson asked the applicant if they have looked at ground mounts in the back yard so that it wouldn’t be seen from the street. They would have to look at the setbacks. Mr. Wright stated that they would be treated as an accessory so it would be 2 1/2 ft. from the side and rear property lines. Mr. Dawson stated that they would be 40 ft. long and 10 ft. wide. There was further discussion and the Board decided to table this project until the Downtown Design Sub-Committee presents their approved Design Guidelines. This should take place in late April – early May of 2017. OTHER BUSINESS Mr. Wright stated that the next item to be heard on March 16th is the Clay Swope property located at 902 SW South Ave. Councilman Edmondson was concerned with the lighting for the project. Mr. Wright will take a close look at the lighting for that location. MEETING ADJOURN With no further discussion, a motion was made by Board Member Jennifer Hauschild to adjourn at 4:37 p.m. Seconded by Board Member Joe Haney. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairman Date DRB Minutes – 03.02.2017 Page 2 of 2 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Thursday, March 16, 2017 A meeting of the Downtown Review Board of the City of Blue Springs was held in the City Hall East Conference Room located at 903 W. Main Street on Thursday, March 16, 2017 with the following members, guests and staff in attendance: ATTENDANCE Joe Haney, PC Rep. Scott Allen, Community Dev. James Wallace, PC Rep. Chris Sandie, Public Works Cindy Miller, Chairman (phone) STAFF Matt Wright, Senior Planner ABSENT Jennifer Hauschild Yvonne Woods Councilman Chris Lievsay Councilman Kent Edmondson Jackie Fairbanks, PC Alt. Rep. Karen Findora, Recording Secretary CALL TO ORDER Chairman Cindy Miller called the meeting to order at 4:03 p.m. CONSENT AGENDA Chairman Miller e-mailed a few corrections to Karen Findora, Recording APPROVAL Secretary for the February 22, 2017 meeting minutes and requested that they be revised. With the requested changes being made, Chairman Miller requested action on the Consent Agenda with a motion by Board Member James Wallace, to approve the minutes for February 22, 2017 and March 2, 2017, a second from Board Member Joe Haney, and a unanimous vote, the Minutes of February 22, 2017 and March 2, 2017, were approved as submitted. AGENDA ITEM 2A. Matt Wright, Senior Planner, stated before the Downtown Review Board is a request for approval for a Conditional Use Permit to allow a “Warehouse, DRB Minutes – 03.16.2017 Page 1 of 3 kf DRB-03-17-5726 / 902 SW Residential Storage” use and a “Small Commercial Building” type at 902 SW South Avenue / “Contractor South Avenue. The applicant is also requesting approval of a Site Plan Storage” / Conditional Use Design Review for Contractor Storage, which includes a 5,600-square foot Permit & Site Plan/Design warehouse, residential storage building on a 0.55 +/- acre site. The subject Review property previously had a single-family home and detached garage, which were demolished in spring 2016. The property was rezoned from “T3” (Sub- Urban) to “T5” (Urban Center) in September 2016, which would allow a warehouse, storage use with a Conditional Use Permit. The applicant also owns 806 and 808 SW South Avenue, which includes an existing warehouse, residential storage use. The proposed land use is “Warehouse, Residential Storage,” which includes an “enclosed storage facility containing independent, fully enclosed bays that are leased to individuals exclusively for long-term storage of their household goods or personal property.” The use is only permitted by a Conditional Use Permit in the “T5” (Urban Center) zoning district. This use is an extension of an existing storage use to the east, also owned by the applicant. The proposed building type is a “Small Commercial Building,” which is only permitted by a Conditional Use Permit in the “T5” (Urban Center) zoning district per the Downtown Development Code. The building type is the only commercial building type that permits a single-story building. The minimum height from floor to ceiling of the first floor is 15-feet, measured from grade to eave. The one-story building has a total height of 21.75-feet from grade to roof peak. The applicant did make some revisions to the building design. The building will be a predominantly a cement board siding, with a brick veneer base along the east and north elevations, and a portion of the west elevation. The south elevation that faces the railroad tracks will be a 26-metal paneling, staff has no issues with that since it will be facing the tracks. A lighting plan will be required with the submittal of the building permit. The sidewalk will need to be financially guaranteed or installed before Final Plat approval. There are no other sidewalks in that area but because of the platting process the sidewalk will need to be installed. Mr. Wright stated that the Planning Commission will hear testimony on a Conditional Use Permit, Site Plan/Design Review, Preliminary Plat and a Final Plat. The Final Plat will then go in front of the City Council for final approval. Clay Swope, Owner APPLICANT Joe Lampen, Lampen Engineering, Inc. MOTION Board Member James Wallace moved to approve DRB-03-17-5726 / “902 AGENDA ITEM 2A. SW South Avenue / “Contractor Storage” / Conditional Use Permit & Site DRB-03-17-5726 / 902 SW Plan/Design Review. South Avenue / “Contractor Storage” / Conditional Use DRB Minutes – 03.16.2017 Page 2 of 3 kf Permit & Site Plan/Design Review SECOND Seconded by Board Member Joe Haney. VOTE Yvonne Woods – Absent James Wallace – Aye Joe Haney – Aye Kent Edmondson – Absent Jennifer Hauschild - Absent Chris Lievsay – Absent Scott Allen – Aye Jackie Fairbanks – Absent Cindy Miller, Chairman - Aye Chris Sandie – Aye (APPROVED 5-Aye, 0-No) OTHER BUSINESS Mr. Wright stated that he may schedule a DRB meeting the last week of March to make a recommendation on the Design Standards that have been created. MEETING ADJOURN With no further discussion, a motion was made by Board Member Joe Haney to adjourn at 4:26 p.m. Seconded by Board Member James Wallace. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairman Date DRB Minutes – 03.16.2017 Page 3 of 3 kf  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: March 30, 2017 Agenda Item: 2A Case File Number: VAR-03-17-5736 Project Name: 201 NW 15th Street Type of Application: Variance Request: To allow the garages of two new homes to front the street right of way. Applicant: RC McAtee Construction / Chad McAtee Property Owner: RC McAtee Construction / Chad McAtee Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 201 NW 15th Street General Location: Northwest corner of NW 15th Street and NW Summit Street Area: 0.31 acres Lots: 2 Existing (3 proposed) Number of Homes: 1 Existing (2 additional proposed) Existing Zoning: “T3” (Sub-Urban) Existing Land Use: Residential Proposed Land Use: Residential Comprehensive Plan Designation: Distinct Destination Attachments:  Variance Application Other Boards Assigned: Board of Adjustment Planner: James Holley, Asst. Dir. of Community Development Page 1 of 4  Project: DRB – 201 NW Summit St. Variance Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 4  Project: DRB – 201 NW Summit St. Variance BACKGROUND INFORMATION/SUMMARY: The applicant is proposing to subdivide the property into three lots, 1 lot for the existing home and 2 lots for the construction of two additional homes. Section 404.440.A.2.h and 404.440.H states that “Parking lots and garages shall not front to the street.” The assumption is that this code provision assumes an alley access, or an interior lot with a detached garage in the rear of the property. In this case, there is no alley access and the lots do not lend themselves well for a detached garage. Therefore, the applicant is requesting variance approval through the Board of Adjustment to allow each of the two new homes to have a garage that “fronts to the street,” one will front to NW 15th Street and the other will front to NW Summit Street. The Downtown Review Board is asked to provide a recommendation to the Board of Adjustment regarding the allowance of this variance. PREVIOUS ACTIONS/APPROVALS:  On March 26, 2007, the Planning Commission recommended approval of a rezoning from “SF-7” (Single-family district) to “T3” (Sub-Urban) as part of the rezoning for the Downtown Zoning District. The City Council approved the rezoning on April 2, 2007. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted for a Variance (VAR-03-17-5736) tentatively scheduled to be reviewed on April 12, 2017. The applicant has also applied for a Preliminary Plat and a Final Plat, which will be submitted to the Planning Commission and City Council (Final Plat only) after a determination has been made by the Board of Adjustment on the variance. The Historic Preservation Commission and Downtown Review Board will review each home prior to building permit issuance. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single Family South: Right-of-Way “NW Summit Street” (Local) East: Right-of-Way “NW 15th Street” (Major Collector) West: “T3” (Sub-Urban) Single Family DOWNTOWN DEVELOPMENT CODE: Section 404.440.H states that “Parking lots and garages shall not front to the street.” The applicant is proposing to provide attached garages to each of the new homes (two) that will front to the street right of ways. The applicant has set the garages back from the front face of the house approximately 5-feet to reduce the presence of the garage to the street. Section 404.240.M.1.d requires that the Downtown Review Board review applications for a variance request for properties within the DDC zoning district and provide a recommendation to the Board of Adjustment. Page 3 of 4  Project: DRB – 201 NW Summit St. Variance STAFF RECOMMENDATION: Staff supports this variance because there is no alley access and the small size of the lots is not ideal for constructing a detached garage in the rear of the property. If a detached garage were to be installed it would significantly reduce the amount of useable outdoor space for the properties and would significantly increase the amount of impermeable surface needed for parking access. Additional rationale for support of this variance request include: one of the goals of the Downtown Master Plan is to increase residential density in the downtown area; the Downtown Development Code allows for these smaller lot configurations; the lots created are somewhat unique to the downtown area in that there is not alley access and the existing lot is situated on the corner of NW 15th Street and NW Summit Street with an existing house to remain there are fewer alternatives for access and garage location; and the developer is trying to develop a housing product that will be desirable to both the neighborhood and a potential buyer. Page 4 of 4  DRAFT 03‐21‐2017 Introduction to Downtown Design Standards: In early 2017, the Downtown Alive Design Team developed a set of design standards for Downtown Blue Springs. The purpose of the Downtown Design Standards is to provide property owners and prospective developers with recommendations for building rehabilitation and infill development within the Downtown Zoning District. The goal of the Downtown Design Standards is to ensure that reinvestment and new investment includes high quality design and materials that respect and complement the historical integrity of existing buildings to create a lasting and vibrant downtown. Awnings:  Awnings are appropriate above display windows, building entrances, and upper story windows. Awnings over blank walls are discouraged. Awnings must have a minimum clearance of 8-feet above grade. Appropriate awnings provide shade for first floor windows and provide appropriate clearance for pedestrians and outdoor seating. Awnings that cover an entire wall are discouraged. 1  DRAFT 03‐21‐2017 Signage & Lighting:  Signage should be designed at a scale appropriate for the building and should utilize historic sign locations above the storefront or on an awning. Projecting signs are also appropriate and must have a minimum clearance of 8-feet above grade.  Signage should be designed at a scale appropriate for pedestrians. Wall signs, awning signs, and projecting signs are encouraged.  Signage should generally be lit with spot lighting or back lit lighting.  Permanent signage should not cover windows.  Signage on plywood or signage with stick-on lettering is discouraged.  Reader board and changeable copy signs are discouraged.  All signage requirements must follow the Municipal Code, Chapter 501 (Sign Code). Projecting signs are at an appropriate scale while still being visible to both pedestrians and vehicles. Traditional sign locations centered above the storefront are encouraged. 2  DRAFT 03‐21‐2017 Signage should be designed at a scale appropriate for pedestrians. Pole and pylon signs are prohibited under the Sign Code. Reader boards and changeable copy signs are discouraged. Roofs & Parapets:  Parapet walls should conceal rooftop equipment.  Parapet walls should complement the scale, materials, and color of the building.  Non-flat roofs are not appropriate on commercial buildings, but may be appropriate on live/work, mixed-use, and multi-family buildings. Flat roofs with parapet walls to screen rooftop equipment are encouraged. Parapet walls are generally constructed of a different material than the main building wall, but still complement the overall building design. In this image, the buildings have cast stone parapets and brick building walls. 3  DRAFT 03‐21‐2017 A non-flat roof along a commercial or mixed-use block is discouraged. Materials, Detailing & Fenestrations:  All buildings must meet the building material requirements in the Downtown Development Code (Unified Development Code, Section 404.240.L)  All buildings should have a storefront entrance that addresses the public right-of-way. Blank walls are discouraged and should be broken up with windows, changes in building materials, pilasters, or other decorative elements covering 50% of first floor building wall.  Windows should match the original window openings.  Glass should be in keeping with historic colors and tints. Heavily tinted or mirrored glass is discouraged. Buildings should be designed to address the public right-of-way, especially the sidewalk. First-floor building design is important in creating a vibrant street. 4  DRAFT 03‐21‐2017 Large blank walls limit interaction between buildings and the sidewalk and may make pedestrians feel unwelcome. Solar Panels:  Solar panels should not be visible from the street and are most appropriate on rear- facing elevations and roof slopes.  Solar panels on flat roofs should be screened from view with a parapet wall.  Ground-mounted arrays of solar panels may be appropriate when located in rear yards and screened from street view and adjacent properties. Screening may be provided by fencing and landscaping. Building Materials (UDC Section 404.240.L): Building Materials. High quality masonry building materials approved for this district are stone, brick, cast stone and stucco. Synthetic stone, such as pre-manufactured fiberglass, cultured stone, or glass-fiber reinforced concrete, is permitted, provided that it is identical in appearance and of equal or greater durability to natural stone. These masonry materials shall be required on fifty percent (50%) of the sum total of all building facades, except single-family houses which shall have ten percent (10%) of the sum total of all facades. All accessory units and garages shall be constructed from the same materials as the main structure. Stucco in the DDC shall mean traditional stucco or gypsum concrete/plaster materials with smooth sand finish. Exterior Insulation and Finish Systems (EIFS) and cement board siding may be used to fulfill the masonry requirement but the percentage of masonry becomes seventy-five percent (75%) excluding trim unless otherwise approved by the Downtown Review Board. Exterior Insulation and Finish Systems (EIFS) or Pre-manufactured panels, including exposed tilt-up concrete panels, are not permitted. These provisions are intended to ensure a longer-lasting, sustainable appeal of the downtown. 5