Downtown Review Board

Municipal Annex Conference Room 1304 W. Main Street DOWNTOWN REVIEW BOARD MEETING AGENDA Tuesday, February 26, 2019 – 4:00 p.m. Board Members please call 816-228-0207 if unable to attend 1 CALL TO ORDER A. Approval of January 15, 2019 meeting minutes 2 REVIEW OF PROJECT APPLICATIONS A. DRB-02-19-6815 / Thomas Ultican Elementary School / 1812 NW Vesper St. / New Building Additions B. DRB-02-19-6814 / Bills Addition, Lot 3 (between 414 and 500 SW 9th St.) / Variance request for front-loaded garage and construction of 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) Agenda posted at the following locations: Howard L. Brown Public Safety Building, 1100 SW Smith Street Municipal Annex Building, 1304 W Main Street City’s website http://www.bluespringsgov.com/AgendaCenter February 22, 2019 Karen Findora, Administrative Assistant Community Development 02.26.2019 Page 1 of 1 kf  City of Blue Springs 903 W. Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Tuesday, January 15, 2019 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, January 15, 2019 with the following members, guests and staff in attendance: ATTENDANCE Chris Sandie, Public Works Thomas Cole, Com. & Eco. Dev. Joe Haney, PC Rep. 2 Kent Edmondson, Councilman, Dist. 2 Jennifer Hauschild, Vice Chairman Ken Billups Jr., PC Rep. 1 Cindy Miller, Chairman STAFF/OTHERS Matt Wright, Senior Planner Karen Findora, Recording Secretary ABSENT Lance Tomlin, Board Member Jackie Fairbanks, PC Alt. Rep. Chris Lievsay, Councilman, Dist. 2 CALL TO ORDER Chairman Cindy Miller called the meeting to order at 5:02 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 of July 30, 2018, 2018, a second from Kent Edmondson and a unanimous vote, the Minutes of July 30, 2018, were approved as submitted. AGENDA ITEM 2A / Matt Wright, Senior Planner, stated that before the Downtown Review Board DRB-01-19-6744 / “Blue is a request for an approval of a building permit for a new commercial/office River Family Dental” / 709 building located at 709 W Main Street. The applicant is proposing a 3,371- W Main Street / New sf. single story office building. This project was heard by the DRB back in Commercial/Office Building August 2018 for approval of a small commercial office building. The Planning Commission approved the building in August 2018, and the Final Plat was approved by City Council in October 2018. A shared access agreement with the City was also approved. All the setbacks meet the T5 Zoning District requirements. They will have a 0-ft. front setback and will have an 8-ft. sidewalk along Main Street. Most of DRB Minutes – 01.15.2019 Page 1 of 3 kf  the parking will be in the rear of the building, with an ADA parking spot in the back corner. There will be three (3) on-street parking spots along Main Street. The main building entrance is off to the west side of the building. They will have street level transparency. All the building materials are masonry, except for some wood plank siding that will added as accent panels. The applicant will preserve one tree and will add addition landscaping to the site. Mr. Wright stated that the signage is not being approved with this application. There will be a separate application for that, and that would come back before the Board at a later date. Staff does recommend approval with three (3) staff conditions that are listed in the staff report. APPLICANT Darrin Ingram, Luke Draily Construction Co., Inc. Dr. Shawn Snider, Blue River Family Dental QUESTIONS Mr. Ingram stated that Dr. Snider will exceed the plant units on the landscape plan and asked if that was acceptable. Mr. Wright stated that yes it would be acceptable as long as they meet the minimum plant units shown and approved on the submitted landscape plan. MOTION Board Member Joe Haney made a motion to approve DRB-01-19-6744 / AGENDA ITEM 2A / “Blue River Family Dental.” DRB-01-19-6744 / “Blue River Family Dental” / 709 W Main Street / New Sigle- Story Tenant Building SECOND Seconded by Councilman Kent Edmondson. VOTE Chris Sandie - Aye Kent Edmondson – Aye Joe Haney – Aye Ken Billups, Jr. - Aye Jennifer Hauschild - Aye Chris Lievsay – Absent Thomas Cole – Aye Jackie Fairbanks – Absent Cindy Miller, Chairman - Aye Lance Tomlin – Absent (APPROVED 7-Aye, 0-No) STAFF CONDITIONS 1. The following items must be completed prior to the issuance of a Certificate of Occupancy: a. Completion of 8-ft. sidewalk along Main Street frontage; and b. Landscaping approved on submitted Landscape Plan. 2. A sign permit is required for all exterior signage. 3. Any exterior lighting must be reviewed and approved with the building permit. DRB Minutes – 01.15.2019 Page 2 of 3 kf AGENDA ITEM 2B / Matt Wright, Senior Planner, stated that before the Downtown Review Board DRB-01-19-6745 / “309 SW is a request for an approval for a Rezoning request for 309 SW 18th Street 18th Street Terrace” / Terrace. This property is unique in that the main lot had a home on it that was Rezoning from “T3” (Sub- permitted to be demolished. Now the applicant would like to build a new Urban) to “SF-7” (Single- single-family home and a detached garage on the property. A majority of the Family Residential) (Request property is zoned “SF-7,” but the recently added 0.09 +\- acres to the north to rezone out of the is zoned “T3”. To develop the lot under a single set of development Downtown Zoning District) standards, the lot needs to be under a single zoning district. Staff doesn’t have any concerns. The property is landlocked. This request will be heard and recommended by the Planning Commission at their January 28th meeting, and voted on by the City Council at their February 4th meeting. APPLICANT Steve Greer, Owner Cindy Miller, Owner MOTION Board Member Jennifer Hauschild made a motion to approve DRB-01-19- AGENDA ITEM 2B / 6745 / “309 SW 18th Street Terrace” DRB-01-19-6745 / “309 SW 18th Street Terrace” / Rezoning from “T3” (Sub- Urban) to “SF-7” (Single- Family Residential) (Request to rezone out of the Downtown Zoning District) SECOND Seconded by Board Member Ken Billups Jr. VOTE Chris Sandie - Aye Kent Edmondson – Aye Joe Haney – Aye Ken Billups, Jr. - Aye Jennifer Hauschild - Aye Chris Lievsay – Absent Thomas Cole – Aye Jackie Fairbanks – Absent Cindy Miller, Chairman - Abstain Lance Tomlin – Absent (APPROVED 6-Aye, 0-No, 1-Abstain) OTHER BUSINESS Staff is to check on a satellite dish located in the front yard of a home along Walnut Street. MEETING ADJOURN With no further discussion, a motion was made by Board Member Jennifer Hauschild to adjourn at 5:15 p.m. Seconded by Councilman Kent Edmondson. ____________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairman Date DRB Minutes – 01.15.2019 Page 3 of 3 kf  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: February 26, 2019 Agenda Item: 2A Case File Number: DRB-02-19-6815 Project Name: Thomas Ultican Elementary School Addition Type of Application: Building Permit Request: Approve a 2,750-sf. building addition Applicant: Hollis+Miller Architects / Jeff Schutzler Property Owner: Blue Springs R-IV School District / Dan Anderson Engineer: Henderson Engineers, Inc. / Doug Everhart Architect: Hollis+Miller Architects / Greg Schiller Location (Address): 1812 NW Vesper St. General Location: South of NW Vesper St., approx. 250-ft. west of NW 17th St. Area: 8.03 +/- acres Proposed Lots: 1 Existing Zoning: “CS” (Civic Space) & “T3” (Sub-Urban) Proposed Zoning: “CS” (Civic Space) & “T3” (Sub-Urban) Existing Land Use: Elementary School Proposed Land Use: Elementary School Comprehensive Plan Neighborhoods / Civic Designation: Attachments: • Downtown Application • Site Plan • Building Elevations Downtown Review Board: February 26, 2019 Planning Commission: N/A City Council: N/A Planner: Matt Wright, Senior Planner Page 1 of 4  Project: Thomas Ultican Elementary Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 4  Project: Thomas Ultican Elementary BACKGROUND INFORMATION/SUMMARY: The applicant is requesting Administrative Site Plan Design Review approval to permit the construction of up to a +/- 2,750-s.f. building addition to the northwest corner of the existing 77,874-s.f. elementary school (Thomas Ultican Elementary) at 1812 NW Vesper Street. The increase represents a 3.53% increase in the total floor area. The proposed addition includes two (2) new classrooms. The proposed addition meets all building setback and massing requirements and complies with the Non-Residential Guidelines by matching the existing building. The exterior building materials of the addition will match the existing building, utilizing brick and metal panels. New exterior wall-mounted lighting is shown on plans and will need to be reviewed for compliance with all lighting standards through the building permit approval process. Other site improvements include: pedestrian improvements adjacent to the new building addition that connect into the existing sidewalk system; relocation of 6-ft. chain link fence for playground security; and asphalt addition to the west of the existing playground to maintain approximate same size after new building addition. PREVIOUS ACTIONS/APPROVALS: • On March 26, 2007, Planning Commission recommended approval of the Downtown Zoning District rezoning (R-13-2007), which rezoned the subject property from “SF-7” (Single-Family Residential) to “CS” (Civic Space). The City Council approved the rezoning on April 2, 2007 (Ordinance No. 4057). • On January 12, 2009, Planning Commission approved a Preliminary Plat (PP-12- 08-2004) for Thomas Ultican Elementary School. • On January 12, 2009, Planning Commission approved a Site Plan Design Review (SPDR-12-08-2006) for Thomas Ultican Elementary School. • On August 24, 2009, Planning Commission recommended approval of a Final Plat (PF-7-09-2262) for Thomas Ultican Elementary School. The City Council approved the Final Plat on September 21, 2009 (Ordinance No. 4261). • On February 4, 2019, Staff approved an Administrative Site Plan Design Review (ASPDR-01-19-6783) for the new building addition and site improvements. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: A Downtown Review Board must be submitted for review by the Downtown Review Board prior to building permit issuance. The applicant must obtain the proper building permitting prior to any construction. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Minor Collector NW Vesper Street South: “T3” (Sub-Urban) Single-Family Residential East: “T3” (Sub-Urban) Single-Family Residential West: “SF-7” (Single-Family) High School (accessory use) Page 3 of 4  Project: Thomas Ultican Elementary 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 an “Elementary School.” The use is permitted by right in the “CS” (Civic Space) zoning district. Building Type: The existing building type is a “Prominent Civic Building,” which is only permitted by a Conditional Use Permit in the “CS” (Civic Space) zoning district per the DDC. Since the building type is existing and is not increasing the size by more than 25%, a Conditional Use Permit is not required. Height and Area: There are no height or area limitations in the “CS” zoning district. The proposed building height of the one-story addition is 16.5-ft. Setbacks: There are no setback minimums or maximums in the “CS” zoning district. Access & Parking: No additional points of access will be provided to the subject property. No additional parking will be added. Sidewalk: There is an existing sidewalk along NW Vesper Street. No additional sidewalk improvements are required. Landscaping: No additional landscaping is required for the subject property. Building Design: The proposed addition complies with Non-Residential Design Guidelines and approved building materials per the Downtown Development Code. The exterior building materials of the addition will match the existing building, utilizing brick and metal panels. Lighting: New exterior wall-mounted lighting is shown on plans and will need to be reviewed for compliance with all lighting standards through the building permit approval process. REVIEW CRITERIA: The Downtown Review Board will approve, approve with conditions, or deny the Application for building permit. STAFF RECOMMENDATION: Staff recommends approval of the Downtown Review Board request for the new building additions and associated site improvements. Page 4 of 4  DOWNTOWN REVIEW BOARD STAFF REPORT Meeting Date: February 26, 2019 Agenda Item: 2B Case File Number: DRB-02-19-6814 Project Name: Bills Addition, Lot 3 Type of Application: Variance & Building Permit Request: Recommendation on Variance for front-loaded garage and approval of a new single-family house Applicant: Walker Custom Homes, LLC / Jason Walker Property Owner: Walker Custom Homes, LLC / Jason Walker Engineer: Engineering Solutions Architect: N/A Sign Designer: N/A Location (Address): TBD (between 414 and 500 SW 9th St.) General Location: East of SW 9th St., approx. 185-ft. north of SW South Ave. Area: 0.33 acres Lots: 1 (pending recording) Number of Homes: 1 proposed Existing Zoning: “T3” (Sub-Urban) Existing Land Use: Undeveloped Proposed Land Use: Residential Comprehensive Plan Designation: Distinct Destination Attachments: • Variance Application • Plot Plan & Building Elevations Other Boards Assigned: Board of Adjustment Planner: Matt Wright, Senior Planner Page 1 of 4  Project: Bills Addition, Lot 3 Figure 1. Aerial & Zoning Map BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a 1,596-sf. single-family house on Bills Addition, Lot 3 (located between 412 and 500 SW 9th Street – address will be assigned once the Final Plat has been recorded). The proposed single-story house will include an attached front- loaded two-car garage that will front SW 9th Street. The application covers two items: 1. The applicant is requesting a Variance to allow the construction of a house with a front-loaded garage. The Downtown Development Code only permits side-loaded and rear-loaded garages, and only front-loaded garages when they are detached and located in the rear yard. 2. If the variance is approved, a building permit may be applied for to construct the house. The applicant has submitted a plot plan and building elevations for the proposed house, which may be approved by the Downtown Review Board under the condition that the variance must be approved before a building permit can be issued. In the event the variance is denied, revised plans must be submitted for approval before a building permit can be issued. PREVIOUS ACTIONS/APPROVALS: • On February 13, 1957, the Board of Alderman (City Council) approved the Final Plat for Bills Addition (Ordinance No. 183). • 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 (Ordinance No. 4057). Page 2 of 4  Project: Bills Addition, Lot 3 • On February 11, 2019, the Planning Commission recommended approval of a Final Plat (PF-01-19-6771) for Bills Addition, Lot 3. The City Council approved the Final Plat on February 19, 2019 (Ordinance No. 4796). FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a Variance (VAR-02-19-6813) tentatively scheduled to be reviewed by the Board of Adjustment on March 13, 2019. If the Variance is approved, the applicant may proceed with building permit review and approval. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single Family South: “T3” (Sub-Urban) Single Family East: “T3” (Sub-Urban) Single Family / Undeveloped West: Right-of-Way SW 9th Street (Local) DOWNTOWN DEVELOPMENT CODE: 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 one-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 25-foot front yard setback. The north side yard setback will be 5.5-feet. The rear yard setback will be 67.17-feet. All setbacks have been met. Parking Standards: Per 404.240.H. attached garages shall not front to the street on which the primary building entrance is located. The applicant is requesting a variance to this requirement. Although the lot is 90-ft. wide, the south 51.3- ft. is a drainage easement, which covers approx. 57.6% of the lot. Unlike many lots in the Downtown area, the subject property does not have access to an alley in the rear to support a rear-loaded garage. Due to the site restrictions, it is not feasible to build a house with a side- or rear-loaded garage and have adequate space for a driveway to access Page 3 of 4  Project: Bills Addition, Lot 3 the garage. Staff believes that the site restrictions creates a unique situation and represents a hardship, and therefore supports a variance to build a house on the subject property. 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 sum total of all facades (not including windows and doors) totals approx. 1,471-sf., of which 170-sf. is brick, which totals 11.58% masonry. A majority of the masonry is on the front elevation. STAFF RECOMMENDATION: 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. Staff recommends approval of the variance due to the uniqueness of the lot and the hardship of developing a house on the lot without a front-loaded garage. If the variance is approved by the Board of Adjustment, the plot plan and building elevations meet all other requirements, and therefore, staff recommends approval of a building permit for the proposed house. If the variance is not approved, the applicant will need to submit revised plans that meet the parking standards per the Downtown Development Code. Page 4 of 4