Planning Commission Agendas

Planning Commission AGENDA Monday April 8, 2013 6:30 p.m. HOWARD L. BROWN PUBLIC SAFETY FACILITY MULTI-PURPOSE ROOM 1100 SW SMITH City of Blue Springs  Duhon Ken Billups Culpepper Chairman Wallace Bartolotta McCall Trosen Graham Haney Abbott Banks  PROCEDURE FOR PUBLIC HEARING TESTIMONY If you will require special accommodations to allow your participation in this meeting, please call 228-0207 (voice) or 228-0250 (TDD) 1. The Chairman will open the public hearing and call for exhibits from the City Attorney. 2. Staff comments 3. Applicant will make a presentation (See time limits on next page) 4. Witnesses in favor of the petition will be called to speak. (See time limits on next page) If you wish to testify, please raise your hand to be recognized. When you are called upon by the Chairman, please come forward to the microphone at the podium to be sworn in by the Public Stenographer. State your name and your address clearly, and make your comments to the Commission. Please refrain from repeating points made by others. 5. Witnesses opposed to the petition will be called to speak. (See time limits on next page) If you wish to testify, please raise your hand to be recognized. When you are called upon by the Chairman, please come forward to the microphone at the podium to be sworn in by the Public Stenographer. State your name and your address clearly, and make your comments to the Commission. Please refrain from repeating points made by others. 6. Questions and General Discussion 7. The Chairman will close the public hearing, and the Commission will consider the facts and approve or deny the request.  A recommendation will be forwarded to the City Council for their review and action.  City of Blue Springs PLANNING COMMISSION MEETING MANAGEMENT CRITERIA  Introduction – Open Public Hearing - Introduce Items – Call for Exhibits  Staff Presentation – No more than 10 minutes  Questions from Commission – No time limit  Applicant (petitioner) presentation – No more than 15 minutes  Questions from Commission – No time limit  Proponents – each – No more than 5 minutes (No Redundancy)  Questions from Commission – No time limit  Opponents (if using a spokesperson) – No more than 15 minutes  Questions from the Commission – No time limit  Opponents (each) – No more than 5 minutes (No Redundancy)  Questions from Commission – No time limit  Commission discussion  Close Public Hearing  New items will not be started after 10:00 p.m. unless decided by the Planning Commission. Special Meetings will be called when necessary with the recommendation of Staff and the Chairperson. ###  Howard L. Brown Public Safety Facility - 1100 SW Smith Street - Multi-Purpose Room PLANNING COMMISSION MEETING AGENDA Monday, April 8, 2013 - 6:30 p.m. Planning Commissioners please call 228-0207 if unable to attend 1 CALL TO ORDER – PLEDGE OF ALLEGIANCE - CONSENT AGENDA (All items under Consent Agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and considered separately.) a) MINUTES – March 25, 2013 2 PUBLIC HEARING / CONDITIONAL USE PERMIT / CUP-3-13-3850 / “Almost Home Adult Day Care Facility” / 3605 NW Valley View Place Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in B.S. Examiner on March 16, 2013 3. Application with attachments 4. 185 ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section – B.S. Code of Ordinances (by reference) 8. 2003 Comprehensive Plan (by reference) 3 MASTER / ALTERNATIVE SIGN PLAN / ASP-3-13-3869 / “McCarthy Blue Springs Hyundai” / 3000 NW South Outer Road 4 OTHER BUSINESS – The next scheduled meeting is Monday, April 22, 2013. 5 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 04/08/2013 Page 1 of 1 kf NOT APPROVED City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, March 25, 2013 A regular meeting of the Planning Commission of the City of Blue Springs was held in the Multi-Purpose Room of the Howard L. Brown Public Safety Facility at 1100 SW Smith Street on Monday, March 25, 2013 with the following members, guests and staff in attendance: ATTENDANCE Ginger Duhon Mark Trosen Susan Culpepper Travis Graham Lynn Banks LaTasha McCall Ken Billups, Chairman Phil Bartolotta Scott Allen, Community Development Director Jim Holley, Community Development Assistant Director Jeff Quibell, Councilman – District 1 (Mayor Pro-Tem) Karen Findora, Recording Secretary ABSENT Planning Commissioner Joe Haney Planning Commissioner George Abbott Planning Commissioner James Wallace Jeff Sell, Public Works Engineering Manager Bob McDonald, City Attorney CALL TO ORDER Chairman Ken Billups called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. CONSENT AGENDA Chairman Billups requested action on the Consent Agenda. With a motion APPROVAL by Commissioner Susan Culpepper, a second from Commissioner Ginger Duhon, and a unanimous vote, the Minutes of March 11, 2013, were approved as submitted. Scott Allen, Director of Community Development, presented a review of 2012 ANNUAL REPORT the draft 2012 Annual Report to the Planning Commission. Mr. Allen Draft for Review asked the Planning Commissioners to review the document and e-mail Scott or Karen Findora any changes or recommendations. Mr. Allen thanked the Planning Commission for their time that they spend hearing all the application / projects that come before them. P.C. Minutes – 03.25.13 Page 1 of 2 kf NOT APPROVED Scott went through the document and reported a total of 322 lots with over 111 acres final platted. CVS had a PUD Final Plan approved. There were several Site Plan\Design Review applications submitted. Some approved new developments this past year were Wal-Mart Market, CVS, the new Arby’s on Coronado and the new Hy-Vee C-Store. Sprint and T-Mobile also made improvements to their towers. The City has modified codes for solar panel use and driveway coverage. There was a total of 288 Administrative Sign Permit approvals. There were 112 temporary banner permits. Last year the City Council extend the time frame that a banner can be posted. Building Permits are up to 677 for last year. There were 87 new residential house permits. The Planning Commission reviewed 56 applications last year. The City is on an upward trend. Chairman Billups requested that staff add newly created lots vs. replatted lots in the Final Plat section of the report. Scott thanked Lauren Gowdy, Associate Planner, for designing the 2012 Annual Report. Chairman Billups and Commissioner Lynn Banks thanked staff for all they do. Scott thanked the Planning Commission once again for all their volunteered time. OTHER BUSINESS The next Planning Commission meeting is scheduled for April 8, 2013 at 6:30 p.m. at the Howard L. Brown Public Safety Facility located at 1100 SW Smith Street. The next Comprehensive Plan Steering Committee meeting is scheduled for April 8, 2013 after the Planning Commission meeting at the Howard L. Brown Public Safety Facility located at 1100 SW Smith Street. Scott announced that Firehouse Subs is coming to the Copper Leaf Plaza. There is new art work titled “EVOLVE” that is being installed all along Main Street. There will be a total of four art pieces. The first piece was installed at the Blue Springs Historical Society located at 15th and Main Street. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Susan Culpepper to adjourn at 6:52 p.m. Seconded by Commissioner Travis Graham. _______________________________ Karen Findora, Recording Secretary ____________________________________ __________________________ Ken Billups, Chairman Date P.C. Minutes – 03.25.13 Page 2 of 2 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: April 8, 2013 Agenda Item: 2 Case File Number: CUP-3-13-3850 Project Name: Almost Home Commercial Adult Day Care Facility Type of Application: Conditional Use Permit Request: Conditional Use Permit approval to allow a commercial adult day care use on property zoned Neighborhood Business Applicant: Almost Home Adult Day Care / Jennifer Grace Ellis, Director Property Owner: Martha Hamm Engineer: N/A Landscape Architect: N/A Attorney: N/A Location (Address): 3605 NW Valley View Place General Location: West of NW Woods Chapel Road on the north side of NW Valley View Place Area: Approximately 1.52 acres Lots: 1 Existing Zoning: “NB” (Neighborhood Business) Existing Land Use: Vacant commercial day care building Comprehensive Plan Designation: “General Commercial” Attachments: Vicinity Map/General Location Map Aerial Photo Use Description from Applicant Planning Commission: April 8, 2013 City Council: N/A Planner: James Holley, Asst. Dir. of Community Development Reviewed By: Scott Allen, Community Development Director Page 1 of 5  Project: Almost Home Adult Day Care Agenda Item: 2 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 5  Project: Almost Home Adult Day Care Agenda Item: 2 BACKGROUND INFORMATION/SUMMARY: The applicant is proposing to occupy a vacant child day care facility and provide adult day care. The previous child care use on this property was provided without benefit of a Conditional Use Permit. The building has been vacant for over 12 months and as such any new commercial day care use must have a Conditional Use Permit per Section 405.010, Use Table and Section 404.020, Non-conforming Uses. Further, Section 405.020 H.3 of the UDC states that a Commercial Day care facility must be licensed by the State of Missouri, meet all City, County, and State Health Department requirements, obtain a City Occupational License, and provide a vehicle drop-off area/loading zone. PREVIOUS ACTIONS/APPROVALS: The property was rezoned (R-11-1997) from “RE” (Residential Estates) to “NB” (Neighborhood Business) in September of 1997. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: No additional planning approvals are anticipated. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “GB” (General Business) Vacant South: “ROW” (Right-of-Way) / ”TF” NW Valley View Place / Duplexes East: “GB” (General Business) Office West: “ROW” (Right-of-Way) / “GB” NW Valley View Drive / Vacant RECOMMENDATION: Staff recommends approval of this project with conditions (5). SITE PLAN ANALYSIS Land Use: The lot is designated “General Commercial” in the Future Land Use Plan. The “NB” (Neighborhood Business) zoning is consistent with the Future Land Use Plan designation and is intended to accommodate small businesses near residential neighborhoods. Commercial Day care uses are noted as Conditional Uses in this zoning district. Circulation: Access to the lot is provided from NW Valley View Place. The access drive allows patrons to use a drop-off loop or access the parking area located east of the building. Parking: The UDC requires parking for a day care use to be one parking space per employee and one parking space per 10 clients. The applicant has stated that she wishes to ultimately have 24 clients and 4 proposed employees. Per Section 407.010, Off-street Parking and Loading, a total of 7 parking Page 3 of 5  Project: Almost Home Adult Day Care Agenda Item: 2 spaces are needed. The parking area to the east of the building provides for 7 parking spaces. However, the spaces need to be restriped for ease in identification. Section 405.020.H, Special Use Standards, requires that a commercial day care use provide a loading zone capable of holding 1 car per 10 occupants to allow for easy pick-up and discharge of passengers. The property has a loop driveway that supplies ample room for 3 cars for the drop-off and pick-up of clients. Sidewalk: Sidewalk is available along NW Valley View Place. Lighting: The current lighting for this site will be utilized. General Landscaping: Because this site is fully developed and there are not any building additions or changes to the site configuration, landscape improvements are not required. Stormwater Detention: Because this site is fully developed and there are not any building additions or changes to the site configuration there will not be any stormwater detention improvements required. Trash Enclosure: At this time there does not appear to be a dumpster enclosure on the property. It may be possible for the proposed business to contain the garbage in a residential style garbage can (60 to 90 gallon) and if so a dumpster enclosure is not necessary. However, if the Adult Day Care use requires an outdoor dumpster in order to manage trash, a trash enclosure will be required per Section 407.040.G, Dumpster Screening. CONDITIONAL USE PERMIT The Planning Commission may approve, approve with condition, or deny a Conditional Use Permit application. Action of the Planning Commission may be appealed to the City Council. In reviewing a Conditional Use permit application, the Planning Commission shall identify and evaluate all factors relevant to the application, including whether it complies with all applicable provisions of this Development Code. The Planning Commission shall approve a Conditional Use Permit if the development meets the following criteria: 1. The proposed Conditional Use complies with all applicable provisions of this Development Code and will conform to the general intent and purpose of this Development Code; 2. The proposed Conditional Use at the specified location will contribute to and promote the welfare or convenience of the public; Page 4 of 5  Project: Almost Home Adult Day Care Agenda Item: 2 3. The proposed Conditional Use will not cause substantial injury to the value of other property in the neighborhood in which it is to be located; 4. The location and size of the Conditional Use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the Conditional Use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. In determining whether the Conditional Use will dominate the immediate neighborhood, consideration shall be given to: a. The location, nature and height of buildings, structures, walls and fences on the site; and b. The nature and extent of proposed landscaping and buffering on the site. 5. Adequate utility, drainage, and other such necessary facilities have been or will be provided; and 6. Adequate access roads or entrance and exit drives will be provided and shall be so designed to prevent traffic hazards and to minimize traffic congestion in public streets and alleys. RECOMMENDATIONS: Staff recommends approval of the Conditional Use Permit based on the criteria provided above and with the following conditions: 1. In accordance with Section 405.020.H of the UDC, the commercial day care use shall be licensed by the State of Missouri and shall meet all City, County and State Health Department requirements pertaining to facilities, equipment and other features. 2. In accordance with Section 405.020.H of the UDC, an Occupational License shall be required prior to the establishment of a commercial day care use. 3. In accordance with Section 405.020.H of the UDC a loading zone capable of holding one (1) car per ten (10) licensed occupants shall be provided in addition to the required parking area, in order to provide for easy pickup and discharge of passengers. 4. The existing parking area shall be restriped in order to provide for easy identification of the parking spaces. A minimum of seven (7) spaces shall be provided. 5. If a dumpster is needed on this site to control trash, a dumpster enclosure is required. The enclosure shall be constructed of materials that are compatible in materials and color with the principal structure on the lot. Page 5 of 5  LI TF/R- LI RC/ GB R-O § NW Je sb u ry ¦ ¨70 LI GB GB ffe rso n S t NW ter NW RC Winches Pl Danbury an d GB Pl Ct hl As NW TF SF-7 NW Wins low NW inslo W Pl NW Carl NW S ou th Outer R d § ¦ ¨ 70 Felt Dr s w NW K ing Ct NW Dr RC RC An Ct dov nD r rdif f GB RC An NW er do to Ca GB th O uter Rd ton Rd ng Dr ver s NW NW Sou NW Ki GB e Dr tr e nterbu le ds nd ry Rd Woo Ca NW NW NW NW Delwood Dr MF-14 Winsto NW 36th St n Cir NW C a C hap NW K in gsridg e Dr NW GB NW Arl ington Pl NW el Rd Ol NW Delw d y ood lle Ct NW yV Va ll e Kings Jackson Va View SITE ridge County iew R d NW Ct Rd Arlin NW RE NB rb Ct gton Go NW Rosaceae Dr NW Valley View Pl NW nte Ct lde n r Ca ood D Ct GB ur y NW NW ringw Arlington NW Cha pel SF-7 TF Mi NW 37th St Ln NW Pl lf o NW S rd tr P NW 36th S NW NW l p Buckingham Canterbury Br NW mon Pl is t ol Ct Ct a ood Dr Ci nn arw ge NW B ri Pl eet Ter id N SO NW N C W tfo rd NW NW od Dr P W C eac Ct am St ra br Buckingham t NW 39th NW NW 42nd Caramel t h Apple w NW C NW Delw NW oo h e ls Ct ea P Pl St Valley S Jonathan d n l o t Ct TF N NW 41st Ct Ha W ce Ct Pl m S pt NW 36th Street Ter o NW Springwood Dr NW treet Terr Windsor NW a Bedford MF-14 Pl od D r Jackson County Ct elwo NW 41st NW D TF et Ter t S tre NW Woods Chapel Rd S 1s NW 39th St NW 5 SF-7 d Ct NW woo Dogwood NW A pple TF TF Ter NW tone s Dr M ill NW Mill Pl ood Dogw MF-14 Ci r CUP-3-13-3850 NW ALMOST HOME ADULT DAY CARE 3605 NW VALLEY VIEW PL SITE LOCATION MAP 0 300 ± 600 1,200 Feet  § ¦ ¨70 NW S ou th Outer R d Outer Rd NW South 35-530-03-31-01-0-00-000 N W Wo apel Rd y NW C ods Ch anterb NW Delwood Dr NW 36th St 35-530-29-02-00-0-00-000 NW NW K ingsrid ur De g e Dr Ct lwo o 35-530-29-01-00-0-00-000 d 35-530-03-06-03-1-00-000 35-530-29-05-00-0-00-000 35-530-15-15-00-0-00-000 NW Valley View Pl 35-530-15-02-00-0-00-000 35-530-29-06-00-0-00-000 NW 35-530-15-01-00-0-00-000 35-530-21-12-00-0-00-000 Arlington 35-530-16-02-00-0-00-000 35-530-21-02-00-0-00-000 Pl NW 35-530-21-03-00-0-00-000 Br 35-530-16-03-00-0-00-000 is tol Dr C rw ood 35-530-16-15-00-0-00-000 NW Bria N Ca W Pl Ct m St br ra r id tfo NW Sprin ge rd 35-530-16-14-00-0-00-000 NW ood Dr St NW Ch gwood D NW 39th N NW Woods Chapel Rd Ha W NW Delw Pl m pt on NW Windsor Pl Jackson County re et Ter 1st St NW 5 CUP-3-13-3850 ALMOST HOME ADULT DAY CARE 3605 NW VALLEY VIEW PL 185' NOTIFICATION MAP 0 250 ± 500 1,000 Feet  March 18, 2013 Ref: Public Hearing: “Almost Home Adult Day Care” 3605 NW Valley View Place Conditional Use Permit / CUP-3 Dear Property Owner: A Public Hearing will be held by the Planning Commission of the City of Blue Springs to receive comments on a request to approve a Conditional Use Permit for the property located at 3605 NW Valley View Place west of NW Woods Chapel Road on the north side of NW Valley View Place. Jennifer Grace Ellis, applicant is requesting a Conditional Use Permit in order to allow an Adult Commercial Day Care facility in the existing building on the property. This property has previously been used for commercial day care uses. Interested parties may view the development plans and a complete project description on file at the Community Development Department located at 903 W. Main Street, Blue Springs, MO. A general site location map is enclosed for your information. You are receiving this notice because County records indicate you own property within 185 feet of the boundary of the site in question. The hearing will be held in the Multi- Purpose Room of the Howard L. Brown Public Safety Facility at 1100 SW Smith Street commencing at 6:30 p.m. on the following dates: Planning Commission - Monday, April 8, 2013 Conditional Use Permit CUP-3-13-3850 Your attendance and comments are welcome at these meetings. Questions concerning this matter may be directed to the Community Development Department at 228-0207. Very truly yours, CITY OF BLUE SPRINGS COMMUNITY DEVELOPMENT Karen M. Findora Administrative Assistant  PLANNING COMMISSION STAFF REPORT Meeting Date: April 8, 2013 Agenda Item: 3 Case File Number: ASP-3-13-3869 Project Name: McCarthy Blue Springs Hyundai Type of Application: Master/Alternative Sign Plan Request: Amend existing Master/Alternative Sign Plan to replace existing pole sign and add canopy sign Applicant: Infinity Sign / Scott Hueschen or Brooke Braun Property Owner: WRL Investments / Jeff Anthony or John McCarthy Engineer: N/A Architect: N/A Attorney: N/A Location (Address): 3000 NW South Outer Road General Location: South side of NW South Outer Road West of NW 22nd St. within the Interstate 70 Corridor Area: 3.56 +/- acres Lots: 1 Existing Zoning: “RC” (Regional Commercial) Existing Land Use: Vehicle Sales Comprehensive Plan Regional Commercial Designation: Attachments: 1. Sign Plan Proposal 2. Site Map Planning Commission: April 8, 2013 City Council: N/A Planner: Sara Wilbur, Planning Technician Reviewed By: Scott Allen, Community Development Director Page 1 of 6  Project: McCarthy Blue Springs Hyundai Plan Case Number: ASP-3-13-3869 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 6  Project: McCarthy Blue Springs Hyundai Plan Case Number: ASP-3-13-3869 BACKGROUND INFORMATION/SUMMARY: The applicant is proposing to alter the existing Master Alternative Sign Plan to replace the existing pole sign and add an additional canopy sign. The site is located within the Interstate 70 Corridor, which allows pole signs through the Master Alternative Sign Plan application. The replacement pole sign would be forty five (45) feet in height, which is ten (10) feet over the maximum height limit of thirty five (35) feet allowed per section 501.140.I.1.The current pole sign is thirty (30) feet in height. The additional canopy sign addition will be approximately six (6) square feet. The new pole sign and building sign will not exceed the maximum square footage allowed per the Sign Code. PREVIOUS ACTIONS/APPROVALS:  May 28, 2002 the Planning Commission approved a Conditional Use Permit (CU- 2-2002) for McCarthy Blue Springs Hyundai to allow vehicle sales.  May 28, 2002 the Planning Commission recommended approval to rezone the property (R-7-2002) from “GB” (General Business) to “RC” (Regional Commercial). On June 3, 2013 the City Council approved the Rezoning (R-7- 2002) of the property from “GB” (General Business) to “RC” (Regional Commercial) for McCarthy Blue Springs Hyundai.  May 28, 2002 the Planning Commission approved the Site Plan and Design Review for McCarthy Blue Springs Hyundai.  May 28, 2002 the Planning Commission approved the Preliminary Plat for the I- 70 Auto Plaza.  November 11, 2002 the Planning Commission recommended approval for the Final Plat for the I-70 Auto Plaza 1st Plat. On November 18, 2002 the City Council approved the Final Plat.  September 28, 2003 the Planning Commission approved a Master / Alternative Sign Plan (ASP-3-2003) for McCarthy Blue Springs Hyundai allowing four wall signs, a directional sign and the pole sign. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: None. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Public Right-of-Way NW South Outer Road South: “TF” (Two Family) Residential East: “GB” (General Business) Vacant West: “GB” (General Business) Vehicle Sales (McCarthy Nissan) Page 3 of 6  Project: McCarthy Blue Springs Hyundai Plan Case Number: ASP-3-13-3869 RECOMMENDATION: Staff recommends approval of this project with conditions (3). MASTER/ALTERNATIVE SIGN PLAN DESIGN CRITERIA Measurements: SIGN SIZE HEIGHT CODE PROPOSED ALLOWANCE Existing Wall Sign 75 sq.ft. N/A 10 % of the façade or 564 sq.ft. Wall Sign 60 sq.ft. N/A 10 % of the façade or 564 sq.ft. Wall Sign 29 sq.ft. N/A 10 % of the façade or 564 sq.ft. Wall Sign 13 sq.ft. N/A 10 % of the façade or 564 sq.ft. Directional 3 sq.ft. 3 ft. 3 sq.ft. sign face and Sign 3 ft. in height Pole Sign 144 sq.ft. 30 Ft. 35 ft. in height Proposed Canopy Sign 6 sq.ft. N/A ½ face of the canopy or 17 sq.ft. Replacement 144 sq.ft. 45 ft. 35 ft. in height Pole Sign Totals Building 183 sq.ft. N/A 221 sq.ft. previous Signs Master Alt. Sign Plan All 330 sq.ft. N/A 2.25 sq.ft. of signage per each linear foot of street frontage, approximately 900 sq.ft. Code Allowance is measured by three criteria, with whichever criterion providing the lowest square footage being the criterion used. Those criteria are: ten percent (10%) of the building façade; two and twenty five hundredths (2.25) square feet of signage allowed per linear foot of right-of-way frontage in the Interstate 70 Corridor; and the previous Master Alternative Sign Plan allowed for two hundred and twenty one (221) square feet for wall signs. All signs and additional signs fit within the previous Master Alternative Sign Plan sign face square footage allowance and the sign code allowance. The proposed pole sign does exceed the maximum height of thirty five (35) feet. Staff recommends the pole sign be restricted to thirty five (35) feet in height. Location: The proposed pole sign will be adjacent to the existing pole sign on the land north of the front parking area, with the existing pole sign to be Page 4 of 6  Project: McCarthy Blue Springs Hyundai Plan Case Number: ASP-3-13-3869 removed. The proposed canopy sign will be located on the existing canopy over the main entrance on the north façade. The existing wall signs are also located on the north façade. Colors: The proposed Wall sign will be translucent white aluminum letters. The proposed pole sign will have a blue sign face with translucent white acrylic lettering. Type: The proposed signs are a canopy sign and a pole sign. The existing signs include wall signs, a directional sign and a pole sign. Illumination: All signs are internally lit. The pole sign is to be lit with a halide lamp with an aluminum light baffle diffuser. The canopy sign will be lit with internal LED lights. Landscaping: There is no current landscaping for the pole sign. There are no plans for landscaping around the proposed pole sign. Staff recommends that the base of the pole sign be landscaped three (3) feet out from the base per Section 501.110.E. ACTION BY PLANNING COMMISSION The Planning Commission has the responsibility to determine if the proposed signage is appropriate for the proposed use, activity, or building, and may approve or deny an application for the Master/Alternative Sign Plan. Action of the Planning Commission may be appealed to the City Council. REVIEW CRITERIA In order to approve the Master/Alternative Sign Plan the Planning Commission should either agree that the sign meets the criteria defined in the Sign Code or approve an alternative sign program based on the following: 1. The applicant has submitted a complete application; 2. The development site contains unique or unusual physical conditions such as topography, proportion, size or relations to a public street that would limit or restrict normal sign visibility; 3. The proposed or existing development exhibits unique characteristics of land use, architectural style, site location, physical scale, historical interest or other distinguishing features that represent clear variation from conventional development; or 4. The proposed signage incorporates special design features such as logos, emblems murals or statuaries that are integrated with building architecture. Page 5 of 6  Project: McCarthy Blue Springs Hyundai Plan Case Number: ASP-3-13-3869 STAFF RECOMMENDATION: Staff recommends approval of the Master/Alternative Sign Plan application subject to the following conditions: 1. The pole sign shall be restricted to thirty five (35) feet in height. 2. The pole shall sign be landscaped three (3) feet out from the pole base per section 501.110.E. 3. Applicant will obtain standard sign permits and necessary building permits before constructing or displaying signs. Page 6 of 6