Downtown Review Board

Municipal Annex Conference Room 1304 W. Main Street DOWNTOWN REVIEW BOARD MEETING AGENDA Thursday, July 26, 2018 - 4:00 p.m. Board Members please call 228-0207 if unable to attend 1 CALL TO ORDER A. Approval of June 5, 2018 meeting minutes B. Election of Chair and Vice Chair 2 REVIEW OF PROJECT APPLICATIONS A. DRB-07-18-6476 / Blue River Family Dental / 709 W Main Street / New Small Commercial Building B. DRB-07-18-6485 / Hannahs Place Lot 12 / 819 SW Walnut Street / New Single-Family House C. DRB-07-18-6487 / Hannahs Place Lot 13 / 815 SW Walnut Street / New Single-Family House 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) Posted at the Municipal Annex Building located at 1304 W Main Street and on the City’s website. http://www.bluespringsgov.com/AgendaCenter July 24, 2018 Karen Findora, Administrative Assistant Community Development 07.26.2018 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Tuesday, June 5, 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, June 5, 2018 with the following members, guests and staff in attendance: ATTENDANCE Chris Sandie, Public Works Mike Mallon, Community Dev. Joe Haney Kent Edmondson, Councilman Jennifer Hauschild Lance Tomlin Cindy Miller, Chairman STAFF/OTHERS Thomas Cole, Director Mike Mallon, Assistant Director Matt Wright, Senior Planner Karen Findora, Recording Secretary Mike Yancik, Dwellings by Design KC ABSENT Cindy Miller, Chairman Jackie Fairbanks Chris Lievsay, Councilman CALL TO ORDER Vice-Chairman Jennifer Hauschild called the meeting to order at 4:00 p.m. CONSENT AGENDA Vice-Chairman Jennifer Hauschild requested action on the Consent Agenda APPROVAL with a motion by Board Member Joe Haney, to approve the Minutes of May 15, 2018, a second from Councilman Kent Edmonson and a unanimous vote, the Minutes of May 15, 2018, were approved as submitted. ELECTION OF CHAIR & The election will be postponed until the next Downtown Review Board VICE CHAIR meeting with full attendance. AGENDA ITEM 2A / Matt Wright, Senior Planner, stated before the Downtown Review Board is DRB-05-18-6416 / “Hannahs a request for new single-family residence on Lot 10 of Hannahs Place. It will Place Lot 10” / 827 SW be 1,833-st. in size on the northeast corner of 9th and Walnut Streets. The Walnut Street / New Single- home will have a finished basement, with a rear-loaded two car garage. The Family House home will meet the 5ft. side setbacks, will be setback 31ft. from the rear, and DRB Minutes – 06.05.2018 Page 1 of 2 kf/mk  11ft. from the front. The applicant has proposed a 3ft. setback at the corner of the front porch, where a 5ft. setback is required. An encroachment of 2ft. is allowed for architectural features, and this porch will be considered one, as long as it does not become enclosed. The front façade will consist of cement board lap siding, with masonry along the porch columns. The side and rear facades will consist of standard lap siding. APPLICANT Mike Yancik, Dwellings by Design KC MOTION Board Member Joe Haney made a motion to approve DRB-05-18-6416. AGENDA ITEM 2A / DRB-05-18-6416 / “Hannahs Place Lot 10” / 827 SW Walnut Street / New Single- Family House SECOND Seconded by Councilman Kent Edmondson. VOTE Chris Sandie - Aye Kent Edmondson – Aye Joe Haney – Aye Chris Lievsay – Absent Jennifer Hauschild - Aye Jackie Fairbanks – Absent Mike Mallon– Aye Lance Tomblin - Aye Cindy Miller, Chairman - Absent (APPROVED 6-Aye, 0-No) OTHER BUSINESS None. MEETING ADJOURN With no further discussion, a motion was made by Councilman Kent Edmondson to adjourn at 4:06 p.m. Seconded by Board Member Joe Haney. ____________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Jennifer Hauschild, Vice-Chairman Date DRB Minutes – 06.05.2018 Page 2 of 2 kf/mk  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: July 26, 2018 Agenda Item: 2A Case File Number: DRB-07-18-6476 Project Name: Blue River Family Dental Type of Application: Conditional Use Permit Request: Approve a Conditional Use Permit for a “Small Commercial Building” type for Blue River Family Dental at 709 W. Main Street Applicant: Blue River Real Estate Investment LLC / Shawn Snider Property Owner: Blue River Real Estate Investment LLC / Shawn Snider Engineer: Powell CWM, Inc. / Aaron Barnhart Architect: Primus Companies / Paul Newman Location (Address): 709 W. Main St. General Location: North of Main St., 230-ft. west of NW 7 Highway Area: 0.39 +/- acres Proposed Lots: 1 Existing Zoning: “T5” (Urban Center) Proposed Zoning: “T5” (Urban Center) Existing Land Use: Vacant Proposed Land Use: Medical Services/Office Comprehensive Plan Designation: Distinct Destination Attachments:  Downtown Application  Preliminary Site Plan  Preliminary Building Elevations Downtown Review Board: July 26, 2018 Planning Commission: August 13, 2018 City Council: N/A Planner: Matt Wright, Senior Planner Page 1 of 6  Project: Blue River Family Dental CUP SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a Conditional Use Permit to allow a “Small Commercial Building” type at 709 W. Main Street. The applicant proposing to develop a single-story commercial building for medical services (dentist offices) on the subject property. The purpose of the Conditional Use Permit is to review the building type and the requirements associated with the building type. Other site and building requirements have been noted in the staff report for informational purposes but are not being approved with this application. These items will be reviewed for final approval under a future Downtown Application prior to building permit approval. PREVIOUS ACTIONS/APPROVALS:  On March 26, 2007, the Planning Commission recommended approval of a rezoning from “CB” (Central Business) to “T5” (Urban Center) as part of the rezoning for the Downtown Zoning District. The City Council approved the rezoning on April 2, 2007. Page 2 of 6  Project: Blue River Family Dental CUP FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a Preliminary Plat that will run concurrently with the Conditional Use Permit. A Final Plat and shared-access easement must be approved and recorded prior to the issuance of a building permit for the subject property. The final building plans, site plan, landscape plan, signage, etc. must be reviewed by the Downtown Review Board with a Downtown Application prior to building permit approval. Any signage that does not meet the Sign Code may also be reviewed for approval by the Planning Commission through the Master/Alternative Sign Plan process. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single-Family Residential South: Right-of-Way W. Main Street (Local) East: “T5” (Urban Center) Commercial Services (U.S. Bank) West: “T4” (General Urban) Vacant DOWNTOWN DEVELOPMENT CODE (DDC): The following items from the Downtown Development Code (DDC) (Section 404.240) are applicable to the rezoning request: Land Use: The proposed land use is “Medical Services,” which includes offices for dentists. The use is permitted by right in the “T5” (Urban Center) zoning district. Building Type: 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 DDC. The building type is the only commercial building type that permits a single-story building. Although the Downtown Master Plan encourages the development of two- to five-story mixed-use buildings along much of Main Street, particularly on the south side, the subject lot is suitable for a single-story building. Most of the buildings on the north side of Main Street are single-story. Those buildings that are two- stories typically are single-story on Main Street with a finished lower-level. Single-story buildings on the north side of Main Street also provide an appropriate transition in scale to the predominantly single-story, single-family homes to the north, which is also sit at a lower elevation. Height and Area: The minimum height from floor to ceiling of the first floor is 15-feet. The proposed floor to ceiling height will be reviewed with a future Downtown Application for building permit. The preliminary building elevations have two different parapet Page 3 of 6  Project: Blue River Family Dental CUP heights, one at 19.17-ft. and the other at 24-ft. Based on the preliminary building elevations, it appears that the 15-ft. floor to ceiling requirement can be met. Setbacks: The following setbacks apply to the development based on the zoning district (T5) and frontage type (storefront): Area Required Setback Proposed Setback Front 0-ft. min./max. 0-ft. Side 0-ft. min. – 10-ft. max 8-ft. Rear 5-ft. min. 121-ft. Surface parking shall be screened from public right-of-way by landscaping to effectively screen parking areas from the street. Surface parking shall be setback a minimum of 6-ft. from any property line of a less-intensive zoning district. The proposed parking areas Access & Parking: Access to the subject property is proposed to be provided through a shared-access drive on W. Main Street, where a curb-cut was already installed when previous street improvements were made to Main Street. The shared- access drive on private properties will require a dedicated and recorded easement. As the City of Blue Springs is the property owner to the west, this easement must be approved by the City Council and recorded with a future Final Plat. A minimum of 2 parking spaces per 1,000-sf. of office space is required per the DDC. The proposed building consists of approximately 3,371-sf., which would require 7 parking spaces. The preliminary site plan provides 18 parking spaces, including 2 ADA spaces, meeting the minimum parking requirements. Bike parking requirements were added to the DDC in March 2018. However, bike parking is not required for small commercial building types. Sidewalk: An 8-ft. sidewalk along W. Main Street is required per the Downtown Master Plan. The sidewalk must be installed prior to the issuance of a Certificate of Occupancy on the new building. Landscaping: The following landscaping requirements apply to the site: Area Required Proposed Landscaping Landscaping Street 1 small street tree per Not required with 25-ft. of street “storefront” type and frontage (92’ / 25 = limited space between 3.68) = 4 street trees street and building. required Page 4 of 6  Project: Blue River Family Dental CUP OR 1 large street tree per 40-ft. of street frontage (92’ / 40 = 2.3) = 2 street trees required Front Not required Not required Although no specific landscaping requirements apply to the site, some landscaping is required to soften the visual impact of the parking areas and enhancing the overall appearance of the site. Landscaping will be reviewed with a future Downtown Application for building permit. Building Design: The applicant is proposing an approximately 3,371-sf. medical office building for Blue River Family Dental. The building includes a mix of materials, including brick, stone veneer, faux wood planks, and aluminum awnings/sunshades. The varying parapet heights and building projections create visual interest on all four-sides of the building, with particular attention given to the Main Street façade and the west façade (main building entrance). Aside from the faux wood planks, the building is all masonry, meeting and exceeding the minimum 50% requirement for all façades. The building design will be reviewed under the Downtown Design Standards (adopted by the City Council in April 2017). Based on the preliminary building elevations and site plan, the building meets the intent of the Standards. Although the main building entrance is on the side of the building, it has a pedestrian connection to the Main Street sidewalk. The Main Street façade includes multiple windows to provide visual interest and to draw customers to the main entrance. The reason for the side entrance is to make the building more accessible for both customers entering from Main Street (either from on-street parking or a pedestrian) and the parking lot in the rear of the building. Signage is not being reviewed nor approved with the Conditional Use Permit. Lighting: An exterior lighting plan must be reviewed and approved administratively through the building permit process. REVIEW CRITERIA: The Downtown Review Board will make a recommendation to the Planning Commission on the Conditional Use Permit request. Page 5 of 6  Project: Blue River Family Dental CUP A Conditional Use Permit shall be reviewed according to the following criteria: 1. The application furthers the intent of the proposed zoning district and supports that of any abutting districts. 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. STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit request. Staff will add conditions to the application prior to submittal to the Planning Commission for their review and approval. The Downtown Review Board may recommend conditions be added for Planning Commission consideration. Page 6 of 6  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: July 26, 2018 Agenda Item: 2B Case File Number: DRB-07-18-6485 Project Name: 819 SW Walnut St. (Lot 12, Hannahs Place) Type of Application: Building Permit / New House Request: New construction of a single-family house 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): 819 SW Walnut Street General Location: North of SW Walnut St., 60-ft. east of SW 9th St. Area: 0.07 +/- acres (3,150 s.f) Lots: 1 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 – July 26, 2018 Planner: Matt Wright, Senior Planner Page 1 of 4  Project: DRB – 819 SW Walnut St. SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a 1,433-sq. ft. single-family house at 819 SW Walnut Street. The proposed two-story house will include an attached rear-loaded two-car garage that will be accessed through a private access easement. The proposed house 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. 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.  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. Page 2 of 4  Project: DRB – 819 SW Walnut St. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: Once the application has been reviewed and approved by the Downtown Review Board and the Historic Preservation Commission, 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: “T3” Single-Family (Proposed) West: “T3” Single-Family (Proposed) 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 house will be two-story. 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 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. The rear yard setback will be 38.8-feet. All setbacks have been met. 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. To meet the minimum 10% masonry requirement for Lot 12 (819 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. Page 3 of 4  Project: DRB – 819 SW Walnut St. 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 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 permit for the construction of a new house at 819 SW Walnut Street. Page 4 of 4  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: July 26, 2018 Agenda Item: 2C Case File Number: DRB-07-18-6487 Project Name: 815 SW Walnut St. (Lot 13, Hannahs Place) Type of Application: Building Permit / New House Request: New construction of a single-family house 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): 815 SW Walnut Street General Location: North of SW Walnut St., 90-ft. east of SW 9th St. Area: 0.07 +/- acres (3,150 s.f) Lots: 1 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 – July 26, 2018 Planner: Matt Wright, Senior Planner Page 1 of 4  Project: DRB – 815 SW Walnut St. SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a 1,468-sq. ft. single-family house at 815 SW Walnut Street. The proposed two-story house will include an attached rear-loaded two-car garage that will be accessed through a private access easement. The proposed house 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. 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.  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. Page 2 of 4  Project: DRB – 815 SW Walnut St. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: Once the application has been reviewed and approved by the Downtown Review Board and the Historic Preservation Commission, 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: “T3” Single-Family (Proposed) West: “T3” Single-Family (Proposed) 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 house will be two-story. 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 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. The rear yard setback will be 33.46-feet. All setbacks have been met. 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. To meet the minimum 10% masonry requirement, the applicant is requesting to use cement board siding on the front façade, which accounts for 14.41% 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 Page 3 of 4  Project: DRB – 815 SW Walnut St. 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 55-ft. deep) and much of the front façade includes windows and doors for added 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 permit for the construction of a new house at 815 SW Walnut Street. Page 4 of 4