Downtown Review Board

DOWNTOWN REVIEW BOARD MEETING AGENDA Thursday, March 26, 2020 – 4:00 p.m. All Board Members, applicants, and the public must call 816-622-4041 to participate. This meeting is being held via conference call as allowed under § 610.015, RSMo, which permits conference call meetings and roll call votes in emergency situations due to the current health crisis and state of emergency. 1 CALL TO ORDER A. Approval of December 18, 2019 meeting minutes 2 REVIEW OF PROJECT APPLICATIONS A. DRB-03-20-7259 / 1607 NW Vesper St. / New building addition B. DRB-03-20-7268 / 1605 SW Smith St. / 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: City Hall, 903 W. Main Street City’s website http://www.bluespringsgov.com/AgendaCenter March 24, 2020 A quorum of the City Council may be in attendance however no City Council votes will be taken. Community Development 03.26.2020 DRB Page 1 of 1  City of Blue Springs 903 W. Main Blue Springs, Missouri 64015 Downtown Review Board MINUTES Wednesday, December 18, 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 Wednesday, December 18, 2019 with the following members, guests and staff in attendance: ATTENDANCE Jennifer Hauschild, Vice Chair Tom Cole, Com. & Eco. Dev. Cindy Miller, Chairperson Jason Ellis, Downtown Resident Ken Billups Jr., PC Rep. 1 Chris, Sandie, Public Works Dir. STAFF/OTHERS Mike Mallon, Asst. Director Community Development Bruce McCullough (applicant, on phone) ABSENT LaKeisha Veal, PC Rep. 2 Jackie Fairbanks, PC Alt. Rep. Chris Lievsay, Councilmember, Dist.2 Kent Edmondson, Councilmember, Dist. 2 Karen Findora, Liaison Matt Wright, Liaison CALL TO ORDER Chairperson Cindy Miller called the meeting to order at 4:00 p.m. CONSENT AGENDA Chairperson Cindy Miller requested action on the Consent Agenda with a APPROVAL motion by Vice Chairperson Jennifer Hauschild, to approve the Minutes of November 20, 2019, a second from Planning Commissioner Ken Billups Jr., and a unanimous vote, the Minutes of November 20, 2019, were approved as submitted. AGENDA ITEM 2A / Mike Mallon, Asst. Director Community Development, reviewed the request DRB-12-19-7175 / “110 NW before the Downtown Review Board. Mr. Mallon went through the staff 17th St. / Exterior remodel & report and noted the façade changes, including siding, front door, windows, addition DRB Minutes – 12.18.2019 Page 1 of 3 mw  and porch columns, as well as a 500-sf. addition to the rear of the house. All setbacks for the new addition have been met. QUESTIONS Board Member Jason Ellis asked how the asbestos siding would be abated. Planning Commission Rep. Ken Billups, Jr. stated that the asbestos abatement was discussed at the Historic Preservation Commission and that as long as the homeowner was performing the abatement there were no regulations, but there would be regulations if the contractor were doing it. The Board Members had some questions and concerns regarding the asbestos abatement. Mr. McCullough, the applicant, stated that the homeowner will be removing the asbestos shingle siding on their own and dispose of it on their own, which saves them costs. The State regulations allow a homeowner to do this on their own without following the standard abatement process that applies to contractors. Chairperson Cindy Miller requested that the applicant provide a copy of those regulations to staff just to confirm that there is not an abatement process for the homeowner. Mr. McCullough said that they were planning on still trying to dispose of the asbestos siding properly, although there are no regulations on how to properly perform the work. The homeowner made the request to dispose of their own siding to keep the costs lower. Chairperson Cindy Miller asked about permitting for siding. Mr. Mallon stated that whatever a permit is required for is what will need to be obtained. MOTION Public Works Director Chris Sandie moved to approve DRB-12-7175 based AGENDA ITEM 2A / on staff recommendations and with an additional condition that the asbestos DRB-12-19-7175 / “110 NW siding be removed and disposed of in accordance with Missouri law and 17th St. / Exterior remodel & applicable building permits. addition SECOND Seconded by Board Member Jason Ellis. VOTE Chris Sandie - Aye Kent Edmondson – Absent Thomas Cole – Aye Ken Billups, Jr. - Aye Jason Ellis – Aye Chris Lievsay – Absent LaKeisha Veal – Absent Jackie Fairbanks – Absent Jennifer Hauschild, Vice Chairperson - Aye Cindy Miller, Chairperson - Aye (APPROVED 6-Aye, 0-No) OTHER BUSINESS Chairperson Cindy Miller wanted to follow-up on the last meeting when the Lowe Drug sign was discussed and proposed to be removed. She stated that there was discussion with Downtown Alive and the Public Art Commission on possibly taking the sign and storing it for a future project. The property owner has decided to keep the sign up. MEETING ADJOURN With no further discussion, a motion was made by Vice Chairperson Jennifer Hauschild to adjorn at 4:26 p.m. Seconded by Board Member Jason Ellis. DRB Minutes – 12.18.2019 Page 2 of 3 mw  ____________________________ Respectfully Submitted by, Matt Wright, Recording Secretary ____________________________________ __________________________ Cindy Miller, Chairperson Date DRB Minutes – 12.18.2019 Page 3 of 3 mw  DOWNTOWN APPLICATION STAFF REPORT Case File Numbers: HPC-03-20-7258 & DRB-03-20-7259 Project Name: 1607 NW Vesper Street Type of Application: Building Permit Request: Exterior addition Applicant: Dennis Yesenosky & Diana Herlihy Property Owner: Dennis Yesenosky & Diana Herlihy Engineer: HD Engineering & Design / Chris Saathoff Architect: Castrop Design Group / Christopher Castrop Sign Designer: N/A Location (Address): 1607 NW Vesper St. General Location: Northside of NW Vesper St., north of the NW Vesper St. & NW 17th St. intersection Area: 0.39 +/- acres Lots: 1 Existing Zoning: “T3” (Sub-Urban) & Conservation Area #1 Existing Land Use: Single-Family Residential Proposed Land Use: Single-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments:  Downtown Application  Proposed Exterior & Addition Plans Boards Assigned: Historic Preservation Commission – March 18, 2020 Downtown Review Board – March 19, 2020 Planner: Matt Wright, Senior Planner Page 1 of 3  Project: HPC & DRB – 1607 NW Vesper St. SITE AERIAL/ZONING: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting an approx. 700-sf. rear building addition to an existing single- family house at 1607 NW Vesper Street. REVIEWS REQUIRED AND FUTURE ANTICIPATED REVIEWS: A building permit is required for building additions. All exterior changes are required to be reviewed by the Historic Preservation Commission and Downtown Review Board. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single-Family South: Right-of-Way NW Vesper St. East: “T3” (Sub-Urban) Single-Family West: “SF-7” (Single-Family) Single-Family Page 2 of 3  Project: HPC & DRB – 1607 NW Vesper St. PREVIOUS ACTIONS/APPROVALS:  On April 2, 2007, the City Council approved a rezoning from “SF-7” (Single-Family) to “T3” (Sub-Urban) for the subject property as part of the establishment of the Downtown Zoning District.  On October 5, 2015, the City Council approved a Resolution (No. 76-2015) designating the subject property as part of Conservation Area #1. HISTORIC RESOURCES SURVEY (2013)/CONSERVATION AREA 3 According to the 2013 Historic Resources Survey: These blocks contain residential resources with a common size and scale that create an identifiable character consistent with a late-nineteenth and early-twentieth century residential neighborhood. Later resources, including mid-century houses are compatible with the scale of the earlier resources. Although exterior alterations to siding, windows, and porches often compromise the integrity of these resources, possibly preventing them from becoming included in the local historic district, the guidelines included with the Conservation overlay could assist homeowners with improvements to their properties to restore integrity, eventually rendering it eligible for local designation. The subject property and house were included in Conservation Area 3, but it was not surveyed as part of the 2013 Historic Resources Survey. The house was built in 1947. DOWNTOWN DEVELOPMENT CODE (DDC) & DOWNTOWN DESIGN STANDARDS: The DDC does not address second-story windows, openings, architectural details, or projections. However, the Downtown Design Standards include the following recommendations: Height & Area: Buildings in the “T3” zoning district shall not exceed 2 ½ stories in height. Side and rear setbacks are a minimum of 5-ft. from property lines. The proposed building addition is a 1-story addition. The addition meets all setback requirements with a 12.5’ east side setback, a 33’ west side setback, and a 140’ rear setback. Building Materials: Single-family houses shall have 10% masonry of the sum total of all facades. The existing house is entirely lap siding. Since the entire addition is on the back and the siding is intended to match the existing siding, staff does not believe that the addition of new masonry building materials is warranted nor applicable to this request. RECOMMENDATION: Staff recommends approval of the new building addition as it meets all requirements of the UDC and matches the massing and scale of the existing house. Page 3 of 3 HPC-03-20-7258, DRB-03-20-7259 03-12-2020 03-26-2020 03-26-2020 Matt Wright  DOWNTOWN APPLICATION STAFF REPORT Meeting Date: March 26, 2020 Case File Number: HPC-03-20-7267 & DRB-03-20-7268 Project Name: 1605 SW Smith Street Type of Application: Building Permit Request: Construction of new single-family house at 1605 SW Smith Street Applicant: Scott Kisner Homes, LLC / Scott Kisner Property Owner: Kay Murphy Engineer: N/A Architect: Guenther, Mills, Keating Architects Sign Designer: N/A Location (Address): 1605 SW Smith Street General Location: Northside of SW Smith St. between SW 16th & SW 17th Streets Area: 6,939-sf. / 0.16 acres Lots: 1 Existing Zoning: “T3/H-O” (Sub-Urban/Historic Overlay) Existing Land Use: Undeveloped Proposed Land Use: Single-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments: • Downtown Application • Plot plan and building plans Boards Assigned: Downtown Review Board – March 26, 2020 Historic Preservation Commission – March 26, 2020 Planner: Matt Wright, Senior Planner Page 1 of 4  Project: DRB & HPC – 1605 SW Smith St. SITE AERIAL: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a building permit to construct a new 2,980-sf. single-family house at 1605 SW Smith Street, which is in the Local Historic District and the Downtown Zoning District. The subject lot is currently under a single parcel per Jackson County records, though is a separate platted lot from the existing house/lot at 1607 SW Smith Street. REVIEWS REQUIRED AND FUTURE ANTICIPATED REVIEWS: A building permit is required prior to construction of the house. Both the Downtown Review Board and Historic Preservation Commission are required to review requests for building permits for new houses in the Downtown Zoning District and Historic Districts or Conservation Areas. Prior to issuance of a building permit, the applicant must also coordinate with Jackson County to create a separate parcel for the already platted lot. The applicant is also strongly encouraged to record an access easement for the shared driveway in the event that the lots are sold separately in the future. Page 2 of 4  Project: DRB & HPC – 1605 SW Smith St. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3/H-O” (Sub-Urban/Historic Overlay) Church South: Right-of-Way SW Smith St. East: “T3/H-O” (Sub-Urban/Historic Overlay) Single-Family West: “T3/H-O” (Sub-Urban/Historic Overlay) Single-Family PREVIOUS ACTIONS/APPROVALS: • On February 20, 1990, the Board of Alderman approved a rezoning into the “H-O” (Historic Overlay) which established the Old Town Historic District (Ord. No. 1916). • On April 2, 2007, the City Council approved a rezoning from “SF-7” (Single-Family) to “T3” (Sub-Urban) for the subject property as part of the establishment of the Downtown Zoning District. OLD TOWN HISTORIC DISTRICT / HISTORIC OVERLAY DISTRICT The subject property is currently undeveloped in the Old Town Historic District. The Historic Preservation Commission is required to review and make a recommendation on the new construction of a principal building within the Historic Overlay District. In reviewing a permit for new construction, the Commission shall consider the extent to which the building would be harmonious with or incongruous to the old and historic aspects of the surroundings. It is not the intent of this consideration to discourage the contemporary architectural expression or to encourage the emulation of existing buildings or structures of historic or architectural interest in specific detail. Harmony or incompatibility should be evaluated in terms of the appropriateness of materials, scale, size, height, placement, and use of a new building or structure in relationship to existing buildings and structures and to the setting thereof. Staff believes that the proposed house is appropriate on the 1600-block of SW Smith Street. Other houses on the block are a mix of single-story and one-and-a-half story bungalows. Like houses on the north side of the block, the house features a recessed front entrance with a large front porch to the side. As required under the Downtown Development Code, the attached garage is either side- or rear-loaded to minimize the visual impact on the historic streetscape. DOWNTOWN DEVELOPMENT CODE (DDC) & DOWNTOWN DESIGN STANDARDS: The following items from the DDC are applicable to the request: Height and Area Standards: The Downtown Development Code (DDC) (Section 404.240) permits single-family houses in the “T3” zoning district. The DDC states that the following minimum standards are required in the “T3” zoning district: Height of the primary building: Not more than 2 ½ stories. The new house is a single-story house with a full basement. Page 3 of 4  Project: DRB & HPC – 1605 SW Smith St. Setbacks from property lines: • Front yard: 10-ft. min. to 25-ft. max. • Side yard, interior: 5-ft. min. • Rear yard: 5-ft. min. The plot plan shows that all setbacks will be met with a 10-ft. front, 5-ft. east side, 12-ft. west side, and 26-ft. rear setbacks. Parking Standards: The “T3” zoning district requires a minimum of two (2) parking spaces for each dwelling unit. The house includes a 3-car side-loaded attached garage. Parking requirements and garage orientation requirements 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 10% of the sum total of all facades for a single-family house. The new house meets this requirement with approx. 13.2% of the sum total of all facades having brick/stone veneer. The brick/stone veneer will be on the front and side elevation with the front porch. Accessory Structures: The “T3” zoning district permits accessory structures with a maximum total footprint up to 50% of the main structure’s finished floor area (excluding garages and basements). Detached garages may front to the street when located in the rear yard. No accessory structures are proposed at this time. Landscaping: The lot is required a minimum of 1 small street tree per 25- ft. of right-of-way frontage or 1 large street tree per 40-ft. of right-of-way frontage as well as a minimum of 10 front yard plantings. Landscaping must be installed prior to the issuance of a Certificate of Occupancy. RECOMMENDATION: Staff recommends approval of the building permit for the construction of a new house at 1605 SW Smith Street. Page 4 of 4 HPC-03-20-7267 / DRB-03-20-7268 03-16-2020 03-26-2020 03-26-2020 Matt Wright