Downtown Review Board

City Hall – Development Conference Room 128 903 W. Main Street, Blue Springs, MO 64015 DOWNTOWN REVIEW BOARD MEETING AGENDA Monday, August 12, 2019 – 4:00 p.m. Board Members please call 816-228-0207 if unable to attend 1 CALL TO ORDER A. Approval of July 23, 2019 meeting minutes 2 REVIEW OF PROJECT APPLICATIONS A. DRB-08-19-7033 / 707 SW South Street / Conditional Use Permit for 7 two-family buildings “McAtee Meadows” B. UDCT-08-19-7029 / DRB Appeal Process 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: City Hall, 903 W. Main Street City’s website http://www.bluespringsgov.com/AgendaCenter August 9, 2019 A quorum of the City Council may be in attendance however no City Council votes will be taken. Community Development 08.12.2019 Page 1 of 1  City of Blue Springs 903 W. Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Tuesday, July 23, 2019 A meeting of the Downtown Review Board of the City of Blue Springs was held in the City Hall Development Conf. Room 128 located at 903 W. Main Street on Tuesday, July 23, 2019 with the following members, guests and staff in attendance: ATTENDANCE Ken Billups Jr., PC Rep. 1 Chris Lievsay, Councilmember, Chris Sandie, Public Works Dist.2 Jason Ellis, Downtown Resident Kent Edmondson, Councilmember, Jennifer Hauschild, Vice Chair Dist. 2 Cindy Miller, Chairperson Tom Cole, Com. & Eco. Dev. STAFF/OTHERS Mike Mallon, Assist. Director Matt Wright, Senior Planner Brad Stanton, Associate Planner ABSENT LaKeisha Veal, PC Rep. 2 Jackie Fairbanks, PC Alt. Rep. Chad McAtee, Applicant Karen Findora, Liaison CALL TO ORDER Chairperson Cindy Miller called the meeting to order at 4:00 p.m. CONSENT AGENDA Chairperson Miller requested action on the Consent Agenda with a motion APPROVAL by Board Member Jennifer Hauschild, to approve the Minutes of June 27, 2019, a second from Board Member Jason Ellis, and a unanimous vote, the Minutes of June 27, 2019, were approved as submitted. AGENDA ITEM 2A / Matt Wright, Senior Planner, informed the Board that the property owner, DRB-07-19-7014 / “New Chad McAtee is proposing the construction of a new home to be located at Single-Family House / 208 208 NW 16th Street. Chad McAtee, RC McAtee Construction, LLC is the NW 16th Street applicant and property owner. Mr. McAtee was not present at the meeting. Mr. Wright stated that the home that was located on this property was demolished. Mr. McAtee is proposing a 1,357-sf. single-family home, which is part of Conservation Area #1 and the Downtown Zoning District. There DRB Minutes –07.23.2019 Page 1 of 2 kf  will also be a single-car detached garage in the rear yard, which faces the street. Mr. Wright stated that the garages are allowed to face the street as long as they are located in the rear yard. The home meets the height and setback standards in the Code. Mr. McAtee will have 12.4% of the total façade cement board siding on the front, along with cedar shake shingles in the gables on the front elevation. The remainder of the house will be wood lap siding. The garage material will also be wood lap siding to match the house. QUESTIONS Chairperson Miller asked Mr. Wright to show where the cement board siding would be on the home. Mr. Wright stated that everything that is shown as lap siding on the first floor, front elevation is what the applicant is proposing to be cement board siding. The applicant is proposing cedar shake siding for the gable area. Chairperson Miller questioned the gray metal shed that is currently located on the property. Mr. Wright stated that it was not shown on their plot plan and he would have to look at that. He stated that he would have to verify the size to see if it’s allowed. MOTION Planning Commissioner Rep. Ken Billups moved to approve DRB-07-19- AGENDA ITEM 2A / 7014 / New Single-Family House / 208 NW 16th Street. DRB-07-19-7014 / “New Single-Family House / 208 NW 16th Street SECOND Seconded by Board Member Jennifer Hauschild. VOTE Chris Sandie - Aye Kent Edmondson – Aye Thomas Cole – Aye Ken Billups, Jr. - Aye Jason Ellis - Aye Chris Lievsay – Aye Jennifer Hauschild, Vice Chairperson - Aye Jackie Fairbanks – Absent Cindy Miller, Chairperson - Aye (APPROVED 8-Aye, 0-No) OTHER BUSINESS The Board Members would like for Code Enforcement to go out to this area and check for surrounding code violations. MEETING ADJOURN With no further discussion, a motion was made by Councilmember Kent Edmondson to adjourn at 4:16 p.m. Seconded by Board Member Jennifer Hauschild. ____________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairperson Date DRB Minutes –07.23.2019 Page 2 of 2 kf  DOWNTOWN APPLICATION STAFF REPORT Meeting Date: August 12, 2019 Agenda Item: 2A Case File Number: DRB-08-19-7033 Project Name: McAtee Meadows Type of Application: Downtown Application / Conditional Use Permit Request: Approval of a Conditional Use Permit for seven (7) paired houses and flat over flat building types at 707 SW South Avenue. Applicant: Powell CWM, Inc. / Jed A.M. Baughman Property Owner: RC McAtee Construction, LLC / Chad McAtee Engineer: Powell CWM, Inc. / Aaron Barnhart Architect: Powell CWM, Inc. / Nathan Boen Location (Address): 707 SW South Avenue General Location: Northwest corner of SW South Ave. & SW 7th St. Terr. Area: 0.92 +/- acres Proposed Lots: 7 Existing Zoning: “T3” (Sub-Urban) Proposed Zoning: “T3” (Sub-Urban) Existing Land Use: Vacant (former single-family house) Proposed Land Use: Semi-attached housing (two-family dwellings) Comprehensive Plan Designation: Distinct Destination Attachments: • Planning Application • Preliminary Site Plan • Preliminary Building Elevations Downtown Review Board: August 12, 2019 Planning Commission: August 26, 2019 City Council: N/A Planner: Matt Wright, Senior Planner Page 1 of 6  Project: McAtee Meadows Plan Case Number: DRB-08-19-7033 / CUP-08-19-7031 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a Conditional Use Permit to allow the development of seven (7) paired houses and flat over flat building types at 707 SW South Avenue. The proposed “McAtee Meadows” development will include a mix of two- family residential buildings, totaling 14 dwelling units at the northwest corner of SW South Avenue and SW 7th St. Terrace. All buildings will front SW 7th St. Terrace and will have shared parking behind the buildings accessing SW South Avenue. 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 (setbacks, building design, etc.) have been noted in the staff report for informational purposes but are not being approved with this application, unless otherwise conditioned. These items will be reviewed for conformance with the Downtown Development Code by the Downtown Review Board prior to building permit approval. 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. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a Downtown Application (DRB-08-19-7033) and a Preliminary Plat (PP-08-19-7032) that will be reviewed concurrently with the Conditional Use Permit. A Final Plat must be approved and recorded prior to the issuance of a building permit for the subject property. The final building and plot plans must be reviewed by the Downtown Review Board with a Downtown Application prior to building permit approval. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single-Family Residential South: Right-of-Way SW South Avenue (Local) East: Right-of-Way SW 7th St. Terrace (Local) West: “T3” (Sub-Urban) Single-Family Residential RECOMMENDATION: Staff recommends approval of the Conditional Use Permit. CONDITIONAL USE PERMIT ANALYSIS: Land Use: The proposed land use is “Semi-Attached Housing,” which is defined by the UDC as the use of a lot for two (2) principle dwelling units where a house is divided into two (2) units sited on a single lot, or each unit is attached by a common wall on the lot line. Typical formats include duplexes, paired houses, flat over flat or tandem houses. The proposed land Page 2 of 6  Project: McAtee Meadows Plan Case Number: DRB-08-19-7033 / CUP-08-19-7031 use is permitted in the “T3” (Sub-Urban) zoning district with a Conditional Use Permit. Building Type: The proposed building types include a mix of “Paired Houses” and “Flat Over Flats,” which are only permitted by a Conditional Use Permit in the “T3” (Sub-Urban) zoning district. The “T3” zoning district only permits single-family houses and accessory dwelling units by right, but permits live/work units, small civic buildings, and two-family dwellings (flat over flats, paired houses, and tandem houses) by Conditional Use Permit. “Paired houses” are defined as a structure with two dwelling units placed on beside the other, sharing a common wall. “Flat over flats” are defined as a structure with two dwelling units placed one above the other. The Downtown Master Plan, adopted in 2007, encourages the enhancement of Downtown’s desirability with new residential structures, including a range of two-family, multi- family, and live/work building types. Height and Area: The “T3” zoning district limits the height of primary buildings to not more than 2 ½ stories. All proposed buildings meeting this requirement with 2 stories proposed. The minimum lot width is 25-ft. in the “T3” zoning district. All lots are proposed to be a minimum of 30-ft. wide. There is no minimum lot area requirement. Setbacks: The following setbacks apply to the development based on the zoning district (T3) and frontage type (front yard): Area Required Setback Proposed Setback Front 10’ min. – 25’ max. 11.8’ – 15.3’ Side 5’ min. 5’ min. Rear 5’ min. 5’ min. Surface parking shall be screened from public right-of-way by landscaping to effectively screen parking areas from the street. Access & Parking: Access to the development is proposed to be provided from SW South Avenue. A shared parking area is proposed to serve all residential units within the development. Two (2) off-street parking spaces are required for each dwelling unit, totaling 28 required spaces. 30 parking spaces are proposed, including 2 ADA spaces. 16 parking spaces will be uncovered and 14 spaces will be covered by a carport structure. A shared access and parking easement is required to be dedicated on the Final Plat to ensure long-term access and parking availability to the site. Page 3 of 6  Project: McAtee Meadows Plan Case Number: DRB-08-19-7033 / CUP-08-19-7031 Sidewalk: A 5-ft. sidewalk is required along SW South Avenue, which is classified as a minor collector street. The sidewalk must be installed prior to the issuance of a Certificate of Occupancy on the first building. A public sidewalk is not required along SW 7th St. Terrace. However, a 4-ft. sidewalk will be provided in a pedestrian easement within the front setback area of Lots 1 through 7 to provide pedestrian access to each building. Additional sidewalk connections will be made between each building connecting to the parking lot. All 4-ft. sidewalk sections must be completed prior to the issuance of a Certificate of Occupancy for each lot. Landscaping: The following landscaping requirements apply to the site: Area Required Landscaping Lots 1-7 1 small street tree per 25-ft. of street frontage (210’ / 25 = 8.40) = 8 small street trees required OR 1 large street tree per 40-ft. of street frontage (210’ / 40 = 5.25) = 5 large street trees required AND 10 front yard plantings per lot Tract A 1 small street tree per 25-ft. of street (7th St. Terr.) frontage (34’ / 25 = 1.36) = 1 small street tree required OR 1 large street tree per 40-ft. of street frontage (34’ / 40 = 0.85) = 1 large street tree required Tract A 1 small street tree per 25-ft. of street (South Ave.) frontage (73.9’ / 25 = 2.96) = 3 small street trees required OR 1 large street tree per 40-ft. of street frontage (73.9’ / 40 = 1.85) = 2 large street trees required AND Screening of parking from SW South Ave. (shrubs / evergreens) Lots 1-7 are required street trees and front yard plantings. Tract A is required street trees and the parking lot from SW South Avenue to be screened from the street right-of-way. No additional landscaping or buffering is required for the development. All required landscaping must be installed prior to the issuance of a Certificate of Occupancy for each lot. Landscaping in Tract A must be completed Page 4 of 6  Project: McAtee Meadows Plan Case Number: DRB-08-19-7033 / CUP-08-19-7031 prior to the issuance of a Certificate of Occupancy on the first building. Building Design: The applicant is proposing seven (7) two-family buildings. Each building is proposed to be two-stories in height and include a mix of paired houses (side by side units) and flat over flats (unit over unit). Building elevations submitted show primarily horizontal hardboard siding, with some areas of hardboard shingle siding and cultured stone. Per the Downtown Development Code, the exterior façades of all non-single-family buildings must be 50% masonry (brick, stone, stucco) or 75% masonry if using EIFS or cement board siding to meet the masonry requirement. Hardboard siding is a wood siding that does not meet the cement board siding requirement. The minimum masonry requirement must be met prior to building permit issuance. Final building elevations and materials will be reviewed by the Downtown Review Board prior to building permit approval. Screening: If a shared trash enclosure is proposed, it must meet all screening requirements of the UDC. Accessory Structures: Per the Downtown Development Code, the total building footprint for all accessory structures shall have a maximum square footage equal to 50% of the main structure’s finished area, excluding garages and basements. REVIEW CRITERIA: The Downtown Review Board will make a recommendation to the Planning Commission on the Conditional Use Permit request. 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. Page 5 of 6  Project: McAtee Meadows Plan Case Number: DRB-08-19-7033 / CUP-08-19-7031 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. Conditions as noted in the staff report are subject to change prior to submittal to the Planning Commission. The Downtown Review Board may recommend conditions be added for Planning Commission consideration. Page 6 of 6