Downtown Review Board

City Hall East Conference Room 903 W. Main Street – City Hall DOWNTOWN REVIEW BOARD MEETING AGENDA Thursday, January 11, 2018 - 4:00 p.m. Board Members please call 228-0207 if unable to attend 1 CALL TO ORDER A. Approval of December 28, 2017 meeting minutes 2 REVIEW OF PROJECT APPLICATIONS A. DRB-12-17-6184 / Blue Springs City Hall / 903 W. Main St. / Conditional Use Permit & Site Plan Design Review for building renovation and addition 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) 01.11.2018 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Thursday, December 28, 2017 A meeting of the Downtown Review Board of the City of Blue Springs was held in the City Hall East Conf. Room located at 903 W. Main Street on Thursday, December 28, 2017 with the following members, guests and staff in attendance: ATTENDANCE Jennifer Hauschild Scott Allen, Community Dev. Joe Haney, PC Rep. Kent Edmondson, Councilman Cindy Miller, Chairman Jackie Fairbanks, PC Alt. Rep. STAFF Matt Wright, Senior Planner Dennis Dovel, Director, Parks & Rec. Mark Stombaugh, Economic Development Manager Christine Cates, Assistant City Admin. Karen Findora, Recording Secretary ABSENT Chris Lievsay, Councilman Chris Sandie, Public Works 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 30, 2017, a second from Councilman Kent Edmondson, and a unanimous vote, the Minutes of November 30, 2017, were approved as submitted. AGENDA ITEM 2A Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-12-17-6163 / “Blue a request for City Hall to rezone from “T4 & T5” (General Urban / Urban Springs City Hall Addition & Center) to “CS” (Civic Space). The City is also requesting to vacate an alley Renovation” / 903 W Main that runs back between the main City Hall and the Annex building. There is Street / Rezoning & Vacation some extra street right-of-way that will need to be vacated as well. The Public Safety building and part of Central Park are zoned Civic Space as well. Mr. Wright noted that this is a recommendation to the Planning Commission (January 8th) and the City Council (January 16th). Additional applications will be submitted and the DRB will hear those applications sometime in January 2018. DRB Minutes – 12.28.2017 Page 1 of 4 kf MOTION Board Member Joe Haney made a motion to approve DRB-12-17-6163 / AGENDA ITEM 2A “Blue Springs City Hall Addition & Renovation” / Rezoning & Vacation. DRB-12-17-6163 / “Blue Springs City Hall Addition & Renovation” / 903 W Main Street / Rezoning & Vacation SECOND Seconded by Board Member Jennifer Hauschild. VOTE Chris Sandie - Absent Kent Edmondson – Aye Joe Haney – Aye Chris Lievsay – Absent Jennifer Hauschild - Aye Jackie Fairbanks – Aye Scott Allen – Aye Vacant Cindy Miller, Chairman - Aye (APPROVED 6-Aye, 0-No) AGENDA ITEM 2B Matt Wright, Senior Planner, stated that before the Downtown Review Board DRB-12-17-6169 / “Hannahs is a request for construction of a new house located at 820 SW Jones Street. Place Lot 8” / 820 SW Jones This is part of Hannahs Place 2nd Plat. The applicant is requesting to construct Street / New Single-Family a 1,433-sq. ft. single-family house. The proposed two-story house will House include an attached rear-loaded two-car garage that will be accessed through a private access easement. The only noticeable change is the setback, which is 10-feet from the front property line compared to the 20-foot setbacks of the previously built houses. APPLICANT Mike Yancik, Developer, stated that he has sold this home and that the owner is requesting to open up the gable roof to open the porch area up more. QUESTIONS Chairman Miller asked about the setback. Mr. Wright stated that the first phase of the homes were set back 20 ft. from Jones Street. The applicant has pushed this phase closer to the street at 10 ft. Board Member Jackie Fairbanks asked if it was because of the lot size. Mr. Wright stated that the minimum setback is 10 ft. and the maximum is 25 ft. Mr. Yancik stated that this house will have a basement and he knows the house size grew a bit larger than the slab house. He may be able to push the home back a little bit. The existing house on the corner is closer to the street, and there is an alley way that separates the 20-ft. setback from the 10-ft. home setback. MOTION Board Member Jennifer Hauschild made a motion to approve DRB-12-17- AGENDA ITEM 2B 6169 / “Hannahs Place Lot 8” / 820 SW Jones Street / New Single-Family DRB-12-17-6169 / “Hannahs House and to have the applicant maximize the front setback as much as Place Lot 8” / 820 SW Jones possible to match the 20-ft. setback of the existing homes. Street / New Single-Family House SECOND Seconded by Councilman Kent Edmondson. VOTE Chris Sandie - Absent Kent Edmondson – Aye Joe Haney – Aye Chris Lievsay – Absent Jennifer Hauschild - Aye Jackie Fairbanks – Aye Scott Allen – Aye Vacant DRB Minutes – 12.28.2017 Page 2 of 4 kf  Cindy Miller, Chairman - Aye (APPROVED 6-Aye, 0-No) AGENDA ITEM 2C Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-12-17-6171 / “Hannahs a request for approval of the construction of a 1,392-sq. ft. one-and-a-half- Place Lot 9” / 206 SW 9th story house. It will include an attached side-loaded two-car garage that will Street / New Single-Family be accessed through a private access easement. The side of the house will House face the alley. Mr. Wright stated that this home will also have a front porch and that the applicant is proposing to meet the 10% masonry requirement with cement board siding on the front that will be designed to look like batten board to give it a farmhouse look. In the Downtown Development Code, the cement board siding can be used as masonry. In the Code, right now it only addresses it as if it were used on a commercial building. On a commercial building, it’s 50% masonry but if you are going to use cement board siding it’s 75%. There is not a condition in the Code for residential use. It allows the DRB to make that call on what percentage of the home must be cement board siding to meet the masonry requirement. A 50% increase comparable to the commercial requirement for cement board of 75% of the façade area would equal 15% in APPLICANT residential. The applicant proposes to exceed this and provide 20% of the façade as cement board siding. Mike Yancik, Developer, stated that he has the farmhouse plan drawn up and would like to build this home, so that it looks different and not a cookie cutter type home. This home will face 9th Street. Mr. Yancik is purposing the metal roof over the porch. There is a loft upstairs and it will have two bedrooms two baths on the main level. MOTION Mr. Wright stated that there are five lots that will need to be developed along AGENDA ITEM 2C Walnut in the future development. DRB-12-17-6171 / “Hannahs Place Lot 9” / 206 SW 9th Councilman Kent Edmondson made a motion to approve DRB-12-17-6171 / Street / New Single-Family “Hannahs Place Lot 9” / 206 SW 9th Street / New Single-Family House. House SECOND Seconded by Board Member Joe Haney. VOTE Chris Sandie - Absent Kent Edmondson – Aye Joe Haney – Aye Chris Lievsay – Absent Jennifer Hauschild - Aye Jackie Fairbanks – Aye Scott Allen – Aye Vacant Cindy Miller, Chairman - Aye (APPROVED 6-Aye, 0-No) Board Member Jackie Fairbanks made a motion to recommend Board AGENDA ITEM 3 Member Joe Haney to serve as Vice-Chairman. MOTION VOTE FOR VICE-CHAIRMAN Seconded by Councilman Kent Edmondson. SECOND Chris Sandie - Absent Kent Edmondson – Aye VOTE Joe Haney – Aye Chris Lievsay – Absent DRB Minutes – 12.28.2017 Page 3 of 4 kf  Jennifer Hauschild - Aye Jackie Fairbanks – Aye Scott Allen – Aye Vacant Cindy Miller, Chairman - Aye (APPROVED 6-Aye, 0-No) MEETING ADJOURN With no further discussion, a motion was made by Board Member Jackie Fairbanks to adjourn at 4:30 p.m. Seconded by Councilman Kent Edmonson. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairman Date DRB Minutes – 12.28.2017 Page 4 of 4 kf  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: January 11, 2018 Agenda Item: 2A Case File Number: DRB-12-17-6184 Project Name: Blue Springs City Hall Type of Application: Conditional Use Permit & Site Plan Design Review Request: Review of a Conditional Use Permit to allow a “Prominent Civic Building” in a “CS” (Civic Space) zoning district. Review of a Site Plan Design Review for City Hall for building renovation and 6,200-sq. ft. addition Applicant: City of Blue Springs / Dennis Dovel, Parks & Rec Property Owner: City of Blue Springs / Eric Johnson, City Administrator Engineer: Olsson Associates / Brad Sonner Architect: SFS Architecture / Harriet Grindel Location (Address): 903, 905, and 907 W. Main Street General Location: Northeast corner of NW 10th Street and W. Main Street Area: 2.00 +/- acres Proposed Lots: 1 Existing Zoning: “T4” (General Urban) & “T5” (Urban Center) Proposed Zoning: “CS” (Civic Space) Existing Land Use: Prominent Civic Building Proposed Land Use: Prominent Civic Building Comprehensive Plan Designation: Distinct Destination Attachments:  DRB Application  Site and Building Plans Downtown Review Board: January 11, 2018 Planning Commission: January 22, 2018 City Council: N/A Planner: Matt Wright, Senior Planner Page 1 of 8  Project: City Hall Renovation & Addition BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a Conditional Use Permit to allow a “Prominent Civic Building” building type in the “CS” (Civic Space) zoning district at 903 W. Main Street. Prominent Civic Buildings are only permitted by a Conditional Use Permit in the “CS” zoning district. The existing and proposed land use is for public/government services for City Hall. The applicant is also requesting approval of a Site Plan Design Review for the renovation of City Hall and a 6,200-sq. ft. building addition. The renovation includes exterior improvements to the parking lot, landscaping, and building elevations. The 6,200- sq- ft. building addition will connect the existing City Hall (903 W. Main Street) to the City Hall Annex (905 W. Main Street) with a two-story addition that will serve as the new primary entrance to City Hall facing NW 10th Street. PREVIOUS ACTIONS/APPROVALS:  On March 26, 2007, the Planning Commission recommended approval of a rezoning from “CB” (Central Business) to “T4” (General Urban) and “T5” (Urban Center) as part of the rezoning for the Downtown Zoning District. The City Council approved the rezoning on April 2, 2007.  The Downtown Review Board recommended approval of a Downtown Application (DRB-12-17-6163) for a rezoning from “T4” (Urban Center) and “T5” (Urban Center) to “CS” (Civic Space) and an alley and street right-of-way vacation on December 28, 2017.  The Planning Commission recommend approval of a rezoning (RZ-12-17-6132) from “T4” (Urban Center) and “T5” (Urban Center) to “CS” (Civic Space) on January 8, 2018. The City Council will make a final determination on the rezoning on January 16, 2018.  The Planning Commission recommend approval of an alley and street right-of-way vacation (VAC-12-17-6133) on January 8, 2018. The City Council will make a final determination on the rezoning on January 16, 2018.  The Planning Commission approved a Preliminary Plat (PP-12-17-6134) for “Blue Springs City Hall” on January 8, 2018. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: A Final Plat (PF-12-17-6187) will be reviewed concurrently with the Conditional Use Permit (CUP-12-17-6185) and Site Plan Design Review (SPDR-12-17-6186). A Final Plat must be approved and recorded prior to the issuance of a building permit for any new building additions. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way NW Summit Street (Local) South: Right-of-Way W Main Street (Local) East: “T3” (Sub-Urban) & “T4” Single-Family Residential & Office (General Urban) West: Right-of-Way NW 10th Street (Minor Collector) Page 2 of 8  Project: City Hall Renovation & Addition DOWNTOWN DEVELOPMENT CODE (DDC): The following items from the DDC are applicable to the Conditional Use Permit and Site Plan Design Review request: Land Use & Building Type: The proposed land use is “Public/Government Service,” which includes “buildings or facilities owned or operated by a government entity and providing services for the public, excluding utilities and parks and recreation services. Typical uses include post office, public safety and emergency services, administrative offices of government agencies and utility billing offices.” Civic uses are permitted in the “CS” (Civic Space) zoning district. The proposed building type is a “Prominent Civic Building,” which is only permitted in the “CS” (Civic Space) zoning district by a Conditional Use Permit. Lot Layout Requirements: The proposed lot encompasses the same area approved by the Preliminary Plat, which includes a 2.00 +/- acre lot. The final lot acreage may change based on street and alley right-of-way vacation and future right-of-way dedication with the Final Plat. There are no minimum or maximum lot sizes, minimum or maximum building setbacks, or building heights in the “CS” zoning district. The only setback requirement in the “CS” zoning district is for parking, which requires a minimum 25-ft. from right-of-way and 6-ft. from any property line. The current parking setbacks are 0-ft., but will be increased to a minimum 5-ft. along both NW 10th Street and W. Main Street. In addition to the increase in the setback, landscaping (and retaining walls in some sections) will be provided to better screen the parking areas from the street. Vehicular Access: Vehicular access to City Hall is currently provided through a one- way access from Main Street and a full access on 10th Street. The one-way access from Main Street is proposed to be removed with an additional full access on NW 10th Street being added approximately halfway between the existing NW 10th Street access and NW Summit Street. This change in access will provide improved vehicular access and circulation through the parking lot and eliminate one-way drive aisles. Pedestrian access will be provided from the public sidewalk on both NW 10th Street and W. Main Street. Parking: The Downtown Development Code does not have any parking requirements for the “CS” (Civic Space). The site plan proposes 59 parking spaces, including 4 ADA spaces at the new primary building entrance. Page 3 of 8  Project: City Hall Renovation & Addition Bike & Pedestrian Access: The Downtown Master Plan requires a minimum 8-foot sidewalk along Main Street between 7 Highway and 10th Street. The Downtown Master Plan also requires an 11-foot, 6-inch sidewalk along NW 10th Street, which is designated as a “Commercial Street.” However, due to the current design of NW 10th Street, the wide sidewalk is not needed here at this time. The existing sidewalks along NW 10th Street are sufficient, but will be required to be replaced or repaired if removed or damaged during the construction process. Downtown Alive has installed multiple bike racks in Downtown over the past few years. It is requested that a bike rack be installed on the renovated City Hall site to accommodate visitors and employees. Bike racks were installed at the renovated Howard L. Brown Public Safety Building along NW 11th Street. Landscaping: A minimum of one (1) street tree is required for every 35-ft. of street frontage. The “Prominent Civic Building” building type is exempt from frontage types, which include front yard planting requirements. Per UDC Section 404.240.K.1, “a reasonable amount of landscaping is required with emphasis on softening the visual impact of parking areas and enhancing the overall appearance.” A significant amount of landscaping is proposed throughout the site. Parking is screened from the street through shrubs, street trees, and in some cases, retaining walls. A mix of ornamental trees, evergreen trees, shrubs, and ground-covers will be plated between the parking lot and the new primary building entrance facing NW 10th Street. Signage: Building elevations show individual letter signage on architectural metal over the new primary building entrance, in keeping with the signage at the existing primary building entrance along Main Street. A building-mounted logo will also be installed above the new City Hall signage on the new addition facing NW 10th Street. Building Design: The existing main City Hall building has 15,885-sq. ft. of floor area. The existing Annex building has 5,300-sq. ft. of floor area. There is currently a total of 21,185-sq. ft. of floor area between the two buildings. Approximately 6,075-sq. ft. of additional floor area is proposed to be added to create a two-story connection between the existing City Hall and Annex buildings, for a total of 27,260-sq. ft. of floor area. The existing main City Hall building is predominantly masonry with a mix of brick and concrete. The Main Street façade also includes a sizeable area of tile, which will partially remain. The existing Annex building is all concrete. Existing masonry on both buildings will remain and be cleaned. In addition to being cleaned, existing concrete will be painted to complement the new building addition. Page 4 of 8  Project: City Hall Renovation & Addition The new building addition will be visible from both the east and west facades, with the west façade facing NW 10th Street being the most prominent. The west façade will be the new primary entrance to City Hall. The west façade of the new two-story building addition will be stone veneer on the first level and face brick on the second level. The east façade will be face brick on both the first and second levels. To tie the existing main City Hall building to the new building addition, portions of the brick and tile on the Main Street façade will be covered with stone veneer. The DDC requires a minimum of 50% of the building façade to be masonry. With the exception of the tiles along the Main Street façade, the remainder of the building facades are all masonry. Trash Enclosure: Details of the trash enclosure have been provided. The trash enclosure will be relocated off-site at 901 W. Main Street. The proposed trash enclosure will include corrugated metal panels on three sides with corrugated metal panel gates on the front (facing south). Screening: In accordance with Section 407.090.H, all roof-mounted and ground level equipment shall be completely screened from view (one hundred percent (100%) opacity) or isolated so as not to be visible from any public right-of-way or residential zoning district within three hundred (300) feet of the subject lot. Roof screens, ground level screens and enclosures, when used, shall be coordinated with the building to maintain a unified appearance. Ground level equipment may also be screened using landscaping, such as evergreen trees and shrubs. New rooftop units on the new building addition will be screened with a mechanical roof screen. Existing rooftop units on existing buildings will not be screened as part of the City Hall renovation and addition project, but is planned to be screened at a later date. REVIEW CRITERIA: The Downtown Review Board will make a recommendation to the Planning Commission on the Conditional Use Permit request. The Planning Commission may approve, approve with condition, or deny a Conditional Use Permit application. Action of the Planning Commission may be appealed to the City Council. In reviewing a Conditional Use Permit application, the Planning Commission shall identify and evaluate all factors relevant to the application, including whether it complies with all applicable provisions of this Development Code. The Planning Commission shall approve a Conditional Use Permit if the development meets the following criteria: 1. The application furthers the intent of the proposed zoning district and supports that of any abutting districts. Page 5 of 8  Project: City Hall Renovation & Addition 2. Compliance of any proposed development with the requirements of this Development Code. 3. Whether any additional site-specific conditions are necessary to meet the purposes and intent of this Development Code and the intent or design objectives of any applicable subsections of this Development Code. 4. The impact on the public realm, including the design and functions of streetscapes and relationships of building and site elements to the streetscape. 5. The adequacy of drainage, utilities and other public facilities. 6. Compatibility with the character of the area in terms of building scale, building form, landscape, and site design. 7. Compatibility with the area in terms of operating characteristics such as hours of operation, visible and audible impacts, traffic patterns, intensity of use as proposed or foreseeable, and other potential impacts on adjacent property. 8. The application will not prevent development and use of the neighboring property in accordance with the applicable development regulations. 9. The long-range plans applicable to the site and surrounding area are not negatively impacted considering the permanence of the proposed use, the permanence of existing uses in the area, and any changes in character occurring in the area. 10. The recommendations of professional staff. The Downtown Review Board will make a recommendation to the Planning Commission on the Site Plan Design Review request. The Site Plan and Design Review process is a way to coordinate development projects within the public realm and with adjacent sites, and specifically demonstrate how new projects meet the development and design standards of the UDC. The following Site Plan and Design Review applications require review by the Planning Commission: a) Any new building of 25,000 square feet or more, or an addition of more than 25,000 square feet to an existing building. b) Any site or development project involving more than 5 acres. c) Applications that require technical studies, which in the sole discretion of staff, may impact the use, investments, or design of public facilities beyond the specific application. d) Site plans accompanying other administrative or discretionary approvals required to be review by the Planning Commission. A Site Plan and Design Review shall be reviewed according to the following criteria: 1. Compliance with the requirements of the UDC. 2. The application is consistent with any approved Specific Plans, Overlay Districts, Concept Plans, or other specific design and development policies or standards applicable to the site. 3. Whether any additional site-specific conditions are necessary to meet the intent and design objectives of any of the applicable development standards. 4. The application meets the criteria for all other reviews needed to build the project as proposed. 5. The recommendations of professional staff. Page 6 of 8  Project: City Hall Renovation & Addition An approved Site Plan and Design Review shall expire and be of no further effect if an application for a building permit for one or more buildings shown on the application is not filed within one (1) year of the approval. Any other element of the plan not submitted for permits within two (2) years shall expire, unless the application proposes a different schedule that is approved. STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit application with the following conditions: 1. Approval by the Planning Commission is based on the representations of the plans provided as part of this application and does not waive any UDC regulations. 2. The Conditional Use Permit is to approve a “Prominent Civic Building” building at the property addressed as 903 W. Main Street. 3. All public sidewalks shall be delineated and labeled on the Final Plat. Any public sidewalk sections located outside of the right-of-way shall be in a delineated and dedicated pedestrian easement. 4. An exterior lighting plan must be reviewed and approved administratively through the building permit process. 5. A landscape plan shall be submitted for review and approval through the building permit application and review process. 6. All signage shall be reviewed and approved administratively through the sign permit application process. Staff recommends approval of the Site Plan Design Review application with the following conditions: 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. All public sidewalks shall be delineated and labeled on the Final Plat. Any public sidewalk sections located outside of the right-of-way shall be in a delineated and dedicated pedestrian easement. All required landscaping shall be installed prior to the issuance of a Certificate of Occupancy for the building. 3. An exterior lighting plan must be reviewed and approved administratively through the building permit process. Page 7 of 8  Project: City Hall Renovation & Addition 4. A landscape plan shall be submitted for review and approval through the building permit application and review process. 5. All signage shall be reviewed and approved administratively through the sign permit application process. 6. All required screening for the new building addition shall be shown on building permit plans and will be reviewed administratively staff prior to the issuance of a building permit. All required screening for the new building addition must be completed prior to approval of a Final Certificate of Occupancy. 7. A Final Plat must be approved and recorded prior to the issuance of a building permit for Lot 1. The Downtown Review Board may recommend additional conditions if necessary. Staff may also add additional conditions prior to the Planning Commission if necessary. Page 8 of 8