Downtown Review Board

Municipal Annex Conference Room 1304 W. Main Street DOWNTOWN REVIEW BOARD MEETING AGENDA Tuesday, May 15, 2018 - 4:00 p.m. Board Members please call 228-0207 if unable to attend 1 CALL TO ORDER A. Approval of April 10, 2018 meeting minutes B. Election of Chair and Vice Chair 2 REVIEW OF PROJECT APPLICATIONS A. DRB-05-18-6381 / Hannahs Place Lots 11, 13, & 14 / 823, 815, & 811 SW Walnut Street / New Single-Family Houses B. DRB-05-18-6384 / Blue Springs Historical Society – Dillingham-Lewis Museum / 101 SW 15th Street / Exterior Accessibility Improvements 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) 05.15.2018 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Tuesday, April 10, 2018 A meeting of the Downtown Review Board of the City of Blue Springs was held in the Municipal Annex Conf. Room located at 1304 W. Main Street on Tuesday, April 10, 2018 with the following members, guests and staff in attendance: ATTENDANCE Jennifer Hauschild Mike Mallon, Community Dev. Joe Haney, PC Rep. Jackie Fairbanks, PC Alt. Rep. Cindy Miller, Chairman STAFF Matt Wright, Senior Planner Karen Findora, Recording Secretary ABSENT Chris Sandie, Public Works Kent Edmondson, Councilman Chris Lievsay, Councilman CALL TO ORDER Chairman Cindy Miller called the meeting to order at 4:13 p.m. CONSENT AGENDA Chairman Cindy Miller requested action on the Consent Agenda with a APPROVAL motion by Planning Commissioner Joe Haney, to approve the minutes for March 28, 2018, a second from Board Member Jennifer Hauschild and a unanimous vote, the Minutes of March 28, 2018, were approved as submitted. AGENDA ITEM 2A / Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-04-18-6337 / “East a request for a new sign at East Forty Brewing, located at 1201 W Main St. Forty Brewing” / 1201 W The sign will be on the front of the building, and will be approximately Main Street / New Signage 47sq.ft.. It will be composed of fiber cement board, with the logo of the business, affixed to the façade of the structure. The sign does meet sign code requirements; primarily that the sign does not exceed 25% of the front façade, this sign only covers 11%. APPLICANT David Mann East Forty Brewing 1201 W Main St Blue Springs, MO 64015 DRB Minutes – 04.10.2018 Page 1 of 3 kf/mk QUESTIONS Chairman Miller inquired if the sign would be illuminated. Mr. Mann noted that it will not be internally illuminated, but instead, lights from underneath the awning will provide visibility to the sign. Chairman Miller asked if there would be multiple signs at this site. Mr. Wright indicated that there would be, as the roof sign is grandfathered in and has already received a sign permit from staff. MOTION Board Member Jennifer Hauschild made a motion to approve DRB-03-18- AGENDA ITEM 2A / 6337. DRB-03-18-6337 / “East Forty Brewing” / 1201 W Main St / New Signage SECOND Seconded by Planning Commissioner Joe Haney. VOTE Chris Sandie - Absent Kent Edmondson – Absent Joe Haney – Aye Chris Lievsay – Absent Jennifer Hauschild - Aye Jackie Fairbanks – Aye Mike Mallon– Aye Vacant Cindy Miller, Chairman - Aye (APPROVED 5-Aye, 0-No) AGENDA ITEM 2B / Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-04-18-6343 / “Hannahs a request for a Vacation of the easements and building lines on Lots 10-14 of Place 2nd Plat, Lots 10-14” / Hannahs Place fronting Walnut Street. The houses are desired to be moved 811-827 SW Walnut St / closer to the street to allow more space for driveways in the rear. Currently, Vacation of Drainage & there is a 20ft. platted drainage easement, utility easement, and build line in Utility Easements and the front. The applicant is requesting to vacate the build line completely, and Building Line vacate 10ft. of the drainage and utility easements; allowing the houses to move up to 10ft. closer to the front property line, even though the houses are only anticipated to be situated 5ft. closer to this property line. APPLICANT Mike Yancik Dwellings By Design KC 1002 W Main St Blue Springs, MO 64015 Chairman Miller inquired if issues would arise if Walnut St. would need to QUESTIONS be widened. Mr. Wright noted that there are no foreseeable plans to widen Walnut St., and if it was, other properties along Walnut St. would be in a more challenging position than the five properties discussed here. Planning Commissioner Jackie Fairbanks questioned why staff and the applicant were asking for a 10ft. setback, opposed to a 15ft. that the applicant plans to use. Mr. Wright stated that it is a new subdivision with few utilities in the way. All but two utility companies have corresponded with staff regarding this project, but no issues are projected, as any future utility additions can simply be added within the 10ft. front setback. DRB Minutes – 04.10.2018 Page 2 of 3 kf/mk MOTION Board Member Jennifer Hauschild made a motion to approve DRB-04-18- AGENDA ITEM 2A / 6343. DRB-03-18-6343 / “Hannahs Place 2nd Plat, Lots 10-14” / 811-827 SW Walnut St / Vacation of Drainage & Utility Easements and Building Line SECOND Seconded by Planning Commissioner Joe Haney. Chris Sandie - Absent Kent Edmondson – Absent VOTE Joe Haney – Aye Chris Lievsay – Absent Jennifer Hauschild - Aye Jackie Fairbanks – Aye Mike Mallon– Aye Vacant Cindy Miller, Chairman - Aye (APPROVED 5-Aye, 0-No) OTHER BUSINESS Agenda Item 2B, regarding the Hannahs Place Vacation, will be recommended for approval to the April 23rd Planning Commission meeting and the May 7th City Council meeting. Pending their approval, revised plot plans or items of this nature could be introduced in the time following these meetings. MEETING ADJOURN With no further discussion, a motion was made by Planning Commissioner Jackie Fairbanks to adjourn at 4:24 p.m. Seconded by Planning Commissioner Joe Haney. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairman Date DRB Minutes – 04.10.2018 Page 3 of 3 kf/mk  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: May 15, 2018 Agenda Item: 2A Case File Number: DRB-05-18-6381 823, 815, & 811 SW Walnut Street (Hannahs Place, Project Name: Lots 11, 13 & 14) Type of Application: Building Permits / New Houses Request: New construction of single-family houses Applicant: Dwellings by Design KC / Erwin Gard Property Owner: Dwellings by Design KC / Mike Yancik Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 823, 815, & 811 SW Walnut Street General Location: North of SW Walnut Street approximately 30-ft. east of SW 9th Street Area: Lot 11: 3,150-sf. / 0.07 acres, Lot 13: 3,150-sf. / 0.07 acres, & Lot 14: 3,178-sf. / 0.07 acres Lots: 3 Existing Zoning: “T3” (Sub-Urban) Existing Land Use: Vacant Proposed Land Use: Single-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments:  Downtown Application  Proposed building plans Other Boards Assigned: Historic Preservation Commission – May 15, 2018 Planner: Matt Wright, Senior Planner Page 1 of 5  Project: DRB – 823, 815, & 811 SW Walnut St. SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a 1,468-sf. single-family house at 823 SW Walnut Street (Lot 11) and a 1,433-sf. single-family house at 815 SW Walnut Street (Lot 13). The proposed two-story houses will include an attached rear-loaded two-car garages that will be accessed through a private access easement. The proposed houses will generally complement the size, scale, and materials of houses permitted elsewhere in the Hannahs Place along SW Jones Street, SW 9th Street, and SW Walnut Street. A revised plot plan is also being submitted for review for 811 SW Walnut Street (Lot 14). The building plans and plot plan were approved by the Downtown Review Board on March 28, 2018, with the Downtown Review Board indicating that they were comfortable with the house being shifted closer to the street if the 20-ft. build line and utility and drainage easements were vacated. The City Council approved the vacation of the 20-ft. build line and the north 10- ft. of the utility and drainage easement on May 7, 2018. PREVIOUS ACTIONS/APPROVALS:  On March 26, 2007, the Planning Commission recommended approval of a rezoning from “SF-7” (Single-Family Residential) to “T3” (Sub-Urban) as part of the rezoning for the Downtown Zoning District. The City Council approved the rezoning on April 2, 2007.  The City Council approved the designation of Conservation Areas in the Downtown Blue Springs area (Resolution No. 76-2015) on October 5, 2015.  The Planning Commission recommended approval of a Final Plat (PF-03-17-5733) for “Hannahs Place 2nd Plat” on December 11, 2017. The City Council approved the Final Plat on December 18, 2017. Page 2 of 5  Project: DRB – 823, 815, & 811 SW Walnut St.  The Downtown Review Board recommended approval of a build line and partial drainage and utility easement vacation (DRB-04-18-6343) on April 10, 2018. The Planning Commission recommended approval of the vacation (VAC-04-18-6336) on April 23, 2018. The City Council approved the vacation on May 7, 2018. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: Once the application has been reviewed and approved by the Downtown Review Board and the Historic Preservation Commission and the build line and drainage and utility easement vacation has been recorded at Jackson County, staff will approve and issue the building permit for the new house. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” Single-Family (Under Construction) South: Right-of-Way SW Walnut Street (Major Collector) East: Right-of-Way Alley (Undeveloped) West: “T3” Single-Family (Future) DOWNTOWN DEVELOPMENT CODE (DDC) & DOWNTOWN DESIGN STANDARDS: The following items from the DDC are applicable to the rezoning request: Height and Area Standards: The Downtown Development Code (DDC) (Section 404.240) states that the following minimum standards are required in the “T3” zoning district: Height of the primary building: Not more than two and one- half (2 ½) stories. The new houses will both be two- stories. Setbacks from the property line: Front yard setback of not less than ten (10) feet and not more than twenty-five (25) feet to the building wall; Side yard, interior and corner setback, and rear setback of not less than five (5) feet. The new house on Lot 11 (823 SW Walnut St.) will have a 10-foot front yard setback (measured from the front porch to the front property line). The front wall of the house will be set back 15.67-feet. The side yard setbacks will be 5-feet on both sides. The rear yard setback will be 33.5-feet. All setbacks will be met. The new house on Lot 13 (815 SW Walnut St.) will have a 10-foot front yard setback (measured from the front porch to the front property line). The front wall of the house will be set back 16-feet. The side yard setbacks will be 5-feet on both sides. The rear yard setback will be 38.8-feet. All setbacks will be met. Page 3 of 5  Project: DRB – 823, 815, & 811 SW Walnut St. The new house on Lot 14 (811 SW Walnut St.) will have a 10-foot front yard setback (measured from the front porch to the front property line). The front wall of the house will be set back 16.5-feet. The side yard setbacks will be between 5-feet and 5.26-feet. The rear yard setback will be 23-feet. All setbacks will be met. A fireplace/chimney will encroach 2-feet into the east side setback, which is permitted by UDC Section 411.020.E.1.f., which states that architectural and ornamental features of the house may project up to two (2) feet into the required setback. This encroachment is adjacent to an unimproved alley. Building Materials: High quality masonry building materials approved for the Downtown Zoning 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 equal or greater durability to natural stone. These masonry materials shall be required on ten percent (10%) of the sum total of all facades for single-family houses. Lot 11 (823 SW Walnut St.) will have a stucco front and lap siding on the sides and rear. This is consistent with previous built houses in Hannahs Place and will meet the minimum 10% masonry requirement. To meet the minimum 10% masonry requirement for Lot 13 (815 SW Walnut St.), the applicant is requesting to use a cement board siding that resembles batten board on the front façade, which accounts for 11.5% of the façade. The Downtown Development Code allows cement board siding to be used to fulfill the masonry requirement, but the percentage of masonry becomes 75% unless otherwise approved by the Downtown Review Board. Based on the code, the 75% is related to an increase from the 50% masonry requirement for commercial buildings (the masonry requirement increases 50% if cement board siding is used). The code does not specifically mention what percentage of cement board siding must be used to fulfill the masonry requirement if used on single- family houses. However, using the same percentage increased established for commercial (+ 50%), it could be assumed that an increase from 10% to 15% masonry is appropriate. The code gives some flexibility to the Downtown Review Board in determining the appropriate percentage of cement board siding. The applicant is providing greater than 10% masonry, but less than 15% masonry, which would typically be required for cement board siding. The main reason the masonry percentage is lower than previous applications is that this is a two-story house (large percentage of façade includes the side walls which are Page 4 of 5  Project: DRB – 823, 815, & 811 SW Walnut St. 50-ft. deep) and there is a covered front porch, which adds architectural interest. Staff believes that the proposed building design makes up for the reduction in cement board siding. The Downtown Review Board must make the final decision. RECOMMENDATION: Staff recommends approval of the building permits for the construction of new houses at 811, 815, and 823 SW Walnut Street. The proposed houses are in the same scale, massing, design, and building materials as previously approved houses in Hannahs Place. Page 5 of 5  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: May 15, 2018 Agenda Item: 2B Case File Number: DRB-05-18-6384 Project Name: 101 SW 15th Street Type of Application: Building Permit Request: Exterior accessibility improvements to the Dillingham- Lewis Museum / Blue Springs Historical Society Applicant: Nielson Bros / Dan Nielson Property Owner: Blue Springs Historical Society / Donna Zion Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 101 SW 15th Street General Location: Southwest corner of W. Main St. and SW 15th St. Area: 0.39 +/- acres Lots: 1 Existing Zoning: “T3/H-O” (Sub-Urban/Historic Overlay) Existing Land Use: Cultural Service Proposed Land Use: Cultural Service Comprehensive Plan Designation: Distinct Destination Attachments:  Downtown Application  Proposed improvements Other Boards Assigned: Historic Preservation Commission – May 15, 2018 Planner: Matt Wright, Senior Planner Page 1 of 3  Project: DRB – 101 SW 15th Street SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to replace the concrete on the front porch and stairs, add a handicap accessible ramp to the south side of the front porch, and remove an existing concrete slab on the south side of the building that is not being used. PREVIOUS ACTIONS/APPROVALS:  On April 20, 1987, the Board of Alderman approved a rezoning into the “H-O” (Historic-Overlay) for the Museum, the Chicago & Alton Hotel, and the Brownfield House (Ordinance No. 1623).  On February 20, 1990, the Board of Alderman approved a rezoning into the “H-O” (Historic-Overlay) which established the Old Town Historic District (Ordinance No. 1916).  On March 26, 2007, the Planning Commission recommended approval of a rezoning from “SF-7” (Single-Family) 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: A building permit is required for the porch, ramp, and handrail improvements. Once the Downtown Review Board and Historic Preservation Commission has approved the request, staff will administratively review and approved the building permit. Page 2 of 3  Project: DRB – 101 SW 15th Street ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way W. Main Street (local street) South: “T3/H-O” Single-Family East: Right-of-Way SW 15th Street (major collector) West: “T3/H-O” Single-Family DOWNTOWN DEVELOPMENT CODE (DDC) & DOWNTOWN DESIGN STANDARDS: The following items from the DDC are applicable to the rezoning request: Height and Area Standards: The Downtown Development Code (DDC) (Section 404.240) states that the following minimum standards are required in the “T3” zoning district: Height of the primary building: Not more than two and one- half (2 ½) stories. Building height will not be impacted by the proposed addition. Setbacks from the property line: Front yard setback of not less than ten (10) feet and not more than twenty-five (25) feet to the building wall; Side yard, interior and corner setback, and rear setback of not less than five (5) feet. Setbacks will be met with the proposed addition. Building Materials: High quality masonry building materials approved for the Downtown Zoning 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 equal or greater durability to natural stone. These masonry materials shall be required on ten percent (10%) of the sum total of all facades for single-family houses. The proposed accessibility ramp addition and front porch improvements will not impact the masonry requirements for the building (treated as a single-family house). The proposed accessibility ramp will be concrete with metal railings. The only changes to the existing structure is the removal of the two stone walls on the sides of the south stairway, which need to be removed to construct a wide enough ramp. The contractor has stated that they could possibly salvage these pieces and add them to the front of the ramp to tie the historic porch and the new ramp together. Staff is supportive of either option. RECOMMENDATION: Staff recommends approval of the proposed accessibility improvements. Page 3 of 3