Planning Commission Agendas

APPROVED City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, January 13, 2014 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, January 13, 2014 with the following members, guests and staff in attendance: ATTENDANCE Mark Trosen Joseph Haney Jason Sanders James Wallace George Abbott Ginger Duhon Travis Graham Lynn Banks Ken Billups, Chairman LaTasha McCall Scott Allen, Community Development Director Jim Holley, Community Development Assistant Director Lauren Grashoff, Associate Planner Ben McCabe, City Engineer Bob McDonald, City Attorney Dale Carter, Councilman – District 1 (Mayor Pro-Tem) Karen Findora, Recording Secretary Jim Leacock, Public Stenographer Brandon Dumsky, Examiner ABSENT Planning Commissioner Phil Bartolotta. 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 Mark Trosen, a second from Commissioner Ginger Duhon and a unanimous vote, the Minutes of November 25, 2013, were approved as submitted. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:33 p.m. with a PUBLIC HEARING / request for exhibits from the City Attorney. Mr. McDonald entered UNIFIED Exhibits 1 thru 6 for Agenda Item 2 into the public record on behalf of the DEVELOPMENT CODE applicant. TEXT AMENDMENT / UDCT-12-13-4238 / P.C. Minutes – 01.13.2014 Page 1 of 20 kf APPROVED “Indoor Shooting Range” 1. Staff Report with attachments Sections 405.010 & 405.020 2. Affidavit of Publication in B.S. Examiner on December 28, 2013 3. Application with attachments 4. Title IV, Land Use Section – B.S. Code of Ordinances (by reference) 5. Zoning Practice December 2013 Issue Number 12, “Practice Shooting Ranges” 6. Blue Earth Co., MN Municipal Code, “Section 24-303. – Performance Standards” STAFF COMMENTS Jim Holley, Assistant Director of Community Development, stated that before the Commission is a request for an Ordinance Amending two Sections in the Unified Development Code. Section 405.010, Use Table to conditionally allow indoor shooting ranges in the “RC” (Regional Commercial), “LI” (Light Industrial), and “HI” (Heavy Industrial) zoning districts and outdoor shooting ranges in the “HI” (Heavy Industrial) zoning district and Section 405.020, Special Use Standards, to provide specific use standards for indoor and outdoor shooting ranges. Both paragraph nine (9) and (10) in the staff report both deal with firearms being stored in a vault that has cut wire protection and number ten (10) deals with ammunition that also is stored in a separate vault also cut wire protection. After speaking with the person that will be proposing the indoor shooting range he stated that most people that sell guns don’t have those restrictions put on them because it could be labor intensive and could possibly damage their goods. Staff is suggesting that the Planning Commission remove paragraphs nine (9) and ten (10) since the entire building will be cut wire protected. Staff would also request that the hours change for paragraph fourteen (14) to reflect the same hours as the City’s noise ordinance, which is 6:00 a.m. – 11:00 p.m. QUESTIONS Commissioner James Wallace asked how this is different from what other cities do. Mr. Holley stated that page 3 of the staff report listed the summary of findings from other cities in the metro area. Commissioner Mark Trosen asked staff if they referenced any reports that were used by the National Rifle Association. Mr. Holley stated that they didn’t look at those guides but it does sound like a good resource. Commissioner Trosen suggested that staff purchase a 2012 resource book. Commissioner Trosen referenced paragraph eleven (11) and asked what cr edentials will the city ask for and who will be reviewing them. T. J. Nigro, Village Gardens APPLICANT 1200 SW Brooke Ct. Blue Springs, MO Mr. Nigro feels that Eastern Jackson County is underserved with shooting ranges. He has contacted Action Target who is very knowledgeable about P.C. Minutes – 01.13.2014 Page 2 of 20 kf APPROVED the construction of the range. Mr. Nigro stated that he would have about 5 ,000 sq. feet of resale firearms. In reference to condition 9 & 10 Mr. Nigro stated that to move that many items it would be intensified labor and they take a risk of scratching the guns. Commissioner Trosen stated that he would like to consider the amendment to condition number five (5) where a statement be added that the National Rifle Association, “Range Source Book” will be used as a technical report in the design and construction of the firing range. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Billups closed the public hearing at 6:47 p.m. MOTION Commissioner James Wallace recommended the approval of the Unified AGENDA ITEM 2 Development Code Text Amendment / UDCT-12-13-4238 / “Indoor PUBLIC HEARING / Shooting Range” Sections 405.010 & 405.020 with staff recommendations UNIFIED amending recommendation number five (5) to include the National Rifle DEVELOPMENT CODE Association Range Source Book and to delete items nine (9) and ten (10) TEXT AMENDMENT / and recommend number fourteen (14) (Indoor) and number seven (7) UDCT-12-13-4238 / (Outdoor) should read hours of operation 6:00 a.m. – 11:00 p.m. “Indoor Shooting Range” Sections 405.010 & 405.020 SECOND Seconded by Commissioner Joe Haney. VOTE Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Absent Ken Billups, Chairman - Aye (APPROVED 10-Aye, 0-No) STAFF RECOMMENDATIONS Indoor Shooting Ranges shall be allowed by Conditional Use Permit Only in the RC (Regional Commercial), LI (Light Industrial), and HI (Heavy Industrial) zoning districts subject to Section 403.060, Conditional Use Permits and the following standards: 1. The use, occupancy and construction of the building shall be of materials that will contain all fired rounds within the confines of the building. 2. The use shall comply with the applicable State of Missouri Statutes relating to businesses and pollution control. 3. The use shall conform to applicable Environmental Protection Agency and OSHA standards for indoor ventilation, emissions into the atmosphere, indoor sound levels, lead containment, and outside noise standards. 4. If retail sales and/or repair of firearms and/or ammunition is P.C. Minutes – 01.13.2014 Page 3 of 20 kf APPROVED conducted on the premises, the management shall comply with all licensing and operations requirements of the Federal Bureau of Alcohol, Tobacco, and Firearms and any other applicable state and federal laws or regulations. 5. The design and construction of the firing range shall totally confine all fired projectiles within the building and in a controlled manner. The design and construction of the firing range shall be certified by a professional engineer or architect registered in the State of Missouri and utilize the National Rifle Association Range Source Book. 6. The certified plans shall include specifications and construction of the bullet traps, ceilings, exterior and interior walls, and floors. The certified plans shall also state what type and caliber of ammunition the range is designed to totally confine. 7. No ammunition shall be used in the range that exceeds the certified design and construction specifications for the firing range. Maximum design specification shall be posted inside the range. 8. An alarm system, cut wire protected, shall be supplied to provide security for the general premises. 9. Firearms which are stored on the premises shall be stored in a vault when the range is closed for business. An alarm system, independent of the general alarm system and cut wire protected, shall be supplied for the firearm vault. 10. Ammunition shall not be stored in the Firearms Vault but shall be stored in a separate vault when the range is closed for business. An alarm system, independent of the general alarm system and cut wire protected, shall be supplied for the ammunition vault. 11. On-site supervision shall be supplied at all times that the range is open of business by an adult with credentials as a qualified range master. 12. The transport of firearms on the premises shall conform to state and federal laws. 13. Persons under the age of 18 shall not be allowed in the range unless accompanied by an adult over the age of 21 at all times. A sign stating the same shall be visibly posted in the premises. 14. The hours of operation for the range shall be limited to the hours of 7:00 am to 10:00 pm 6:00 am to 11:00 pm 15. Sale and/or consumption of alcoholic beverages shall be prohibited on any property that is utilized for an indoor shooting range. AGENDA ITEM 3 The public hearing for Agenda Item 3 was opened at 6:49 p.m. with a PUBLIC HEARING / request for exhibits from the City Attorney. Mr. McDonald entered CONDITIONAL USE Exhibits 1 thru 8 for Agenda Item 3 into the public record on behalf of the PERMIT / CUP-12-13-4198 applicant. / “Thompson Business Park 1. Staff Report with attachments Auto Repair” / 2700 NW 2. Affidavit of Publication in B.S. Examiner on South Outer Road December 28, 2013 3. Application with attachments 4. 185 ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site P.C. Minutes – 01.13.2014 Page 4 of 20 kf APPROVED 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) STAFF COMMENTS Jim Holley, Assistant Director of Community Development, stated that before the Commission is a request to allow an auto repair business to operate in an accessory building on the property. The property is located on the south side of NW South Outer Road between NW Woods Chapel Road and NW 22nd Street with an address of 2700 NW South Outer Road. The property is currently zoned “GB” (General Business) and consists of one (1) lot. The applicant is proposing to allow an auto repair business to occupy an approximately 1,275 sq. foot free standing accessory building located immediately south of the main office building that is located on the site. Staff has gone through the special use provisions that apply to vehicle repair limited that by definition is being proposed. Staff has responded to each of those special standards in the staff report. The applicant shall provide a plan prior to occupancy of the auto repair use that shows specifically designated parking for the auto repair use. A minimum of five (5) spaces shall be provided for the auto repair use and 22 spaces provided for the office use unless the applicant can show that less is required because the office use occupies only a portion of the main building. There will be some striping that will need to take place. Mr. Holley provided some history for this project, the Preliminary Plat was approved in November of 2013 and as part of the plat approval it stated that a sidewalk will be installed. The auto repair business may require a dumpster and if so a trash enclosure will be required to be constructed per Section 407.040.G, Dumpster Screening. Staff does recommend approval with the five (5) staff recommendations. APPLICANT Frank Thompson, Business Owner 25808 E. Cowherd Road Blue Springs, MO Rick Zielinski, Shop Owner 128 N 1st Street Blue Springs, MO Mr. Thompson stated that the sidewalk has been installed. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. P.C. Minutes – 01.13.2014 Page 5 of 20 kf APPROVED QUESTION Commissioner Trosen asked that since the applicant has stated that the sidewalk is installed should the Commission keep recommendation number four (4) in the staff report or do we want to leave it until staff can inspect and approve the sidewalk. Mr. Holley stated that the Commission would leave it in the report until it can be inspected by staff. HEARING CLOSED With no further discussion, Chairman Billups closed the public hearing at 6:49 p.m. MOTION Commissioner Mark Trosen moved to approve the Conditional Use Permit / AGENDA ITEM 3 CUP-12-13-4198 / “Thompson Business Park Auto Repair” with five (5) PUBLIC HEARING / staff recommendations. CONDITIONAL USE PERMIT / CUP-12-13-4198 / “Thompson Business Park Auto Repair” / 2700 NW South Outer Road SECOND Seconded by Commissioner Travis Graham. VOTE Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Absent Ken Billups, Chairman - Aye (APPROVED 10-Aye, 0-No) STAFF RECOMMENDATIONS 1. The Conditional Use Permit is to allow vehicle repair, limited only, and the use is to occupy only the accessory building located behind the main office building. 2. The applicant shall provide a plan prior to occupancy of the auto repair use that shows specifically designated parking for the auto repair and office uses on this site. 3. The existing parking area may need to be restriped in order to provide for easy identification of the parking spaces. A minimum of five (5) spaces shall be provided for the auto repair use and 22 spaces provided for the office use unless the applicant can show that less is required because the office use occupies only a portion of the main building. 4. The applicant will be required to install sidewalk along NW South Outer Road or provide a performance escrow prior to Final Plat approval. 5. If a dumpster is needed on this site to control trash, a dumpster enclosure is required. The enclosure shall be constructed of P.C. Minutes – 01.13.2014 Page 6 of 20 kf APPROVED materials that are compatible in materials and color with the principal structure on the lot. AGENDA ITEM 4 The public hearing for Agenda Items 4 & 5 was opened at 6:57 p.m. with a PUBLIC HEARING / request for exhibits from the City Attorney. Mr. McDonald entered REZONING / RZ-12-13 Exhibits 1 thru 8 for Agenda Items 4 & 5 into the public record on behalf of 4228 / “Parkway Villas PR the applicant. O, Lots 1-11 and Tracts A, 1. Staff Report with attachments B, C & D” /Adams Dairy 2. Affidavit of Publication in B.S. Examiner on Parkway & Moreland School December 28, 2013 Road 3. Application with attachments & 4. 185 ft. Notification Map AGENDA ITEM 5 5. Names/addresses of property owners within 185 ft. of PUBLIC HEARING / site PLANNED 6. Copy of letter sent to said property owners RESIDENTIAL 7. Title IV, Land Use Section – B.S. Code of OVERLAY DISTRICT Ordinances (by reference) CONCEPT PLAN / PROC 8. 2003 Comprehensive Plan (by reference) 12-13-4229 / “Parkway Villas PR-O, Lots 1-11 and Tracts A, B, C & D” /Adams Dairy Parkway & Moreland School Road & AGENDA ITEM 6 PRELIMINARY PLAT / PP-12-13-4230 / “Parkway Villas PR-O, Lots 1-11 and Tracts A, B, C & D” / Adams Dairy Parkway & Moreland School Road STAFF COMMENTS Lauren Grashoff, Associate Planner, stated that before the Commission is a request to change the property zoning from “NB” (Neighborhood Business) to “TF/PR-O” (Two-Family/Planned Residential Overlay). The property is located on the northwest corner of SE Moreland School Road and SE Adams Dairy Parkway. The property consists of 3.90 +\- acres and is currently vacant. The property was annexed into the City in 2006 and there has been no other application since 2006. The owner has also submitted a PR-O Concept Plan and proposes to subdivide the site into 11 lots for construction of 11 maintenance provided duplex buildings. The applicant is requesting approval to deviate from the standard “TF” zoning district requirements, specifically to allow a reduction to the 30 foot front yard setback requirement on Lots 3 and 7 to 19 feet, and to allow rear yard decks to encroach a maximum of 10 feet into the required 20 foot setback on Lot 3. All other lot layout requirements will meet the UDC Section 404.090 Two-Family District standards. P.C. Minutes – 01.13.2014 Page 7 of 20 kf APPROVED A copy of the deed restrictions will be required during submittal of the Final Plat. The applicant submitted one color elevation. Staff is requesting additional color elevations. Staff is requesting that the applicant provide a landscape plan that shows the tree perseveration area. The landscape easements are showing an additional 25 feet of no build area that has been provided and there is a 15 foot wide landscape easement that is in the front yards that the city requires as part of the plan. Each lot that has more than 100 feet of frontage which does require two street trees and in this case it applies to Lot 11. Residential Open Space is also required. The UDC requires 40% of the land in open space. The applicant has provide 69% of the land as residential open space and that’s located on Tract A. They have put a 4 foot walking trail in that area. The additional open space more than required does allow a reduction in minimum lot sizes to 4,000 sq. ft. per dwelling unit or 8,000 sq. ft. per duplex. All the lots do meet the 8,000 sq. ft. requirement. There is a proposed stone pillar monument sign located at the main entrance , but signage will not be approved with this application. There is one access point for this development. There is an existing curb cut along Adams Dairy Parkway that will not be used and will have to be removed. There is sidewalk that will be required and the applicant has shown this on the Preliminary Plat. At this time staff is not aware that a stormwater management plan has been submitted. Staff is looking in to past files to see if one was ever submitted. If staff can’t locate this plan then the applicant will need to submit a stormwater management plan which is located in condition number four in the staff report. The home owners restrictions will have to be recorded and submitted to Community Development before the building permit process. QUESTIONS Commissioner Lynn Banks questioned if these duplexes were to be senior living or townhomes. Ms. Grashoff stated that the development will be geared toward senior living but anyone can live there. Commissioner Banks asked if staff approves of the two street lights and questioned the buffer. Ms. Grashoff stated that a lighting plan was not submitted but will need to be submitted with the PR-O Final Plan. As for setbacks the applicant is only required to be 20 feet away. Commissioner Jason Sanders asked if the townhomes would be for purchase or for rent. Ms. Grashoff stated that the applicant has not specified purchase vs. rental. P.C. Minutes – 01.13.2014 Page 8 of 20 kf APPROVED APPLICANT Roy Allen, Representative of the Owner 3516 NW Winding Wood Drive Lee’s Summit, MO 64064 Mr. Allen stated that Mr. Dana Zander, owner and developer of the property was seated in the audience. Mr. Allen stated that the applicant is requesting a “down zoning” for this property that is currently zone “NB” (Neighborhood Business). The applicant has had this property on the mark et for some time unable to sell it. The applicant would like to propose a maintenance provided community. All maintenance, grass cuttings, etc. will be taken care of in the Home Owners Association. Mr. Allen stated that 69% of this project is being set aside for open space when the UDC only requires 40% so the applicant is exceeding the open space. Mr. Allen stated there are two modifications. One is a 19 foot front yard setback instead of 30, and on Lot 3 10 ft. extension of the decks into the rear yard. The Parkway requires a 25 foot buffer and the applicant is including an additional 25 ft. buffer along Adams Dairy Parkway. If the applicant didn’t add the additional 25 ft. buffer then the applicant wouldn’t have had to submit for a PR-O Concept Plan, but because of what the applicant is trying to add he has to go through the PR-O Concept Plan. Mr. Allen stated that the master bedrooms will be on the main level, some of the units will be two or three bedroom units. Eleven total buildings and one cul-de-sac means the street is less dense and has less traffic compared to a 40,000 sq. ft. commercial space. Mr. Allen stated that is the development is geared for senior living but will be open up to anyone. There will be no age limit. Mr. Allen reminded the Planning Commission that all the units will be maintained in the same manner regardless of who is living in the unit. There will be Home Owner Association restrictions and yearly dues will have to be paid. Commissioner Banks asked if the townhomes would be ADA accessible on the main level. Mr. Allen stated that the units will not be designed to be ADA accessible. Commissioner George Abbott asked if all the units would have basements and asked if the applicant has met with the area home owners. Mr. Allen stated that some of the units would be on slab and no they haven’t met with the area home owners. Commissioner Mark Trosen stated that he was concerned with parking on the street due to the front setback modification. Mr. Allen stated that out of the 11 buildings there are two that will have a reduced setback so enough for two cars in the driveway and one in the garage. For the two that will have a 19 ft. setback one car in garage and one in the driveway. P.C. Minutes – 01.13.2014 Page 9 of 20 kf APPROVED WITNESSES IN FAVOR None. WITNESSES OPPOSED Phillip Leslie 1004 SW Skyline Drive Blue Springs, MO 64015 Mr. Leslie is currently building a home in Parkway Estates off of Bluebird. Mr. Leslie stated that he would rather have a Subway or a small convenience store other than rental property. If the development would indeed be for senior housing than with HOA restrictions, Mr. Leslie would possibly be in favor of the development. Mr. Leslie urged that the applicant place a buffer to the west of the property to protect the future Parkway Estates residents. Commissioner Trosen is concerned with changing the Comprehensive Plan designation. Mr. McDonald stated that you are allowed to change the plan if there is a legitimate reason to change the plan. Chairman Billups stated that the Planning Commission could table the project in order for the applicant to provide more information on the project. HEARING CLOSED With no further discussion, Chairman Billups closed the public hearing at 8:03 p.m. MOTION Commissioner Travis Graham recommended the approval of the Rezoning / AGENDA ITEM 4 RZ-12-13-4228 / “Parkway Villas PR-O, Lots 1-11 and Tracts A, B, C & PUBLIC HEARING / D.” REZONING / RZ-12-13 4228 / “Parkway Villas PR O, Lots 1-11 and Tracts A, B, C & D” /Adams Dairy Parkway & Moreland School Road SECOND Seconded by Commissioner Ginger Duhon. VOTE Mark Trosen – No LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – No Lynn Banks – No James Wallace – No Jason Sanders – Aye Phil Bartolotta – Absent Ken Billups, Chairman - Aye (APPROVED 6-Aye, 4-No) MOTION Commissioner Travis Graham recommended the approval of the Planned AGENDA ITEM 5 Residential Overlay District / PROC-12-13-4229 / “Parkway Villas PR-O, PUBLIC HEARING / Lots 1-11 and Tracts A, B, C & D” with four (4) staff recommendations and PLANNED to include in recommendation number four (4) that if a stormwater plan has RESIDENTIAL not been submitted then a stormwater management plan will be prepared by OVERLAY DISTRICT a professional engineer registered in the State of Missouri. P.C. Minutes – 01.13.2014 Page 10 of 20 kf APPROVED CONCEPT PLAN / PROC 12-13-4229 / “Parkway Villas PR-O, Lots 1-11 and Tracts A, B, C & D” /Adams Dairy Parkway & Moreland School Road SECOND Seconded by Commissioner Mark Trosen. VOTE Mark Trosen – No LaTasha McCall – No Joseph Haney – No Travis Graham – Aye Ginger Duhon – No George Abbott – No Lynn Banks – No James Wallace – No Jason Sanders – No Phil Bartolotta – Absent Ken Billups, Chairman - Aye (DENIED 2-Aye, 8-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Additional building elevations must be submitted with the PR-O Final Plan. 3. A landscape plan must be submitted as required prior to approval of the PR-O Final Plan. The landscape plan must meet the minimum planting requirements for the landscape buffers and each lot or approval of an Alternative Compliance Landscape Plan is required. The landscape plan should also establish a tree preservation area and locations of mature trees to be preserved in the project, and note trees provided to mitigate the loss of mature trees. 4. If a stormwater plan has not been submitted then a storm water management plan prepared by a professional engineer registered in the State of Missouri must be submitted for review and approval by the Public Works Department prior to approval of the PR-O Final Plan and Final Plat. MOTION Commissioner Lynn Banks moved to deny the Preliminary Plat / PP-12-13- AGENDA ITEM 6 4230 / “Parkway Villas PR-O, Lots 1-11 and Tracts A, B, C & D.” PRELIMINARY PLAT / PP-12-13-4230 / “Parkway Villas PR-O, Lots 1-11 and Tracts A, B, C & D” / Adams Dairy Parkway & Moreland School Road SECOND Seconded by Commissioner George Abbott. P.C. Minutes – 01.13.2014 Page 11 of 20 kf APPROVED VOTE Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – No Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Absent Ken Billups, Chairman - No (DENIED 8-Aye, 2-No) AGENDA ITEM 7 Mr. Holley stated that before the Commission is a request for approval for a MASTER/ALTERNATIVE new pole sign along the Interstate 70 corridor. The address of the property SIGN PLAN / ASP-11-13- is 2201 NW Jefferson Street. The property is zoned “GB” (General 4193 / “Blue Springs Siding Business). & Windows” / 2201 NW Jefferson Street The proposed sign will be 35 ft. in height and have a sign face of 120 sq. feet which meets the code for a pole sign. The pole will be set back from the property line approximately 12 1/2 feet and the leading edge of this sign will be 5 feet from the property line which all meet the city’s Sign Code. The applicant is proposing 238 sq. ft. of signage. The applicant will need to install landscaping around the base of the sign compliant with Section 501.110 which requires a landscaped area three (3) feet around the base of the sign with low growing shrubs or ground cover. APPLICANT Elgie Long Jr., Signway, LLC Mr. Long stated that the original sign is located on the east side of the drive and that is where the sign will remain. MOTION Commissioner Lynn Banks moved to approve the Master/Alternative Sign AGENDA ITEM 7 Plan / ASP-11-13-4193 / “Blue Springs Siding & Window with three (3) MASTER/ALTERNATIVE staff recommendations. SIGN PLAN / ASP-11-13- 4193 / “Blue Springs Siding & Windows” / 2201 NW Jefferson Street SECOND Seconded by Commissioner Jason Sanders. VOTE Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Absent Ken Billups, Chairman - Aye (APPROVED 10-Aye, 0-No) STAFF RECOMMENDATIONS 1. The applicant must obtain an approved standard sign permit prior to the construction of the sign. 2. The applicant must obtain approved building permits prior to the P.C. Minutes – 01.13.2014 Page 12 of 20 kf APPROVED construction of the sign. 3. The applicant must submit a landscaping plan compliant with Section 501.110 which requires a landscaped area three (3) feet around the base of the sign with low growing shrubs or groundcovers. Landscaping should be installed according to the approved plan when the sign is constructed. The landscaping plan shall be submitted and approved prior to the issuance of a sign permit. AGENDA ITEM 8 PRELIMINARY PLAT / Mr. Holley stated that before the Commission is a request for approval of a PP-11-13-4195 / “Adams Preliminary and Final Plat. The property is located on the west side of NE Dairy Senior Community” Adams Dairy Parkway, south of NE R. D. Mize Road and north and east of “The Parkway” / NE Adams NE Napoleon Drive with an address of 701-745 NW 7 Hwy. Dairy Parkway & NE R. D. Mize Road A Planned Unit Development Concept Plan was approved by the Planning & Commission on June 10th for the assisted living facility. It was also AGENDA ITEM 9 approved by the City Council on June 17th and reviewed by the Appearance FINAL PLAT / PF-12-13- Review Committee. 4233 / “The Parkway A Replat of Lot 2, Parkway The applicant has submitted for a PUD Final Plan/Site Plan & Design West 1st Plat, Lots 1 thru 3” / Review however; they have requested that the application be held to the NE Adams Dairy Parkway & February 24th Planning Commission meeting in order for them to resolve NE R. D. Mize Road some of the items that were discussed with the Appearance Review Committee. The applicant is proposing three lots for this development. The lot for the assisted living facility will consist of 9.4 acres and there is a 2.05 and 2.08 acre lot which will be used for a commercial and office use. During the PUD Final Plan the access for Lot 2 and 3 will need to be defined. The applicant will be required to install sidewalk along NE Napoleon Drive and provide repairs to the hike/bike trail located on the west side of NE Adams Dairy Parkway. When Lots 2 and 3 come through signalization may be needed. APPLICANT Denise Mathisen, O’Reilly Development Company, LLC MOTION AGENDA ITEM 8 Commissioner Travis Graham moved to approve the Preliminary Plat / PP- PRELIMINARY PLAT / 11-13-4195 / “Adams Dairy Senior Community” with six (6) staff PP-11-13-4195 / “Adams recommendations. Dairy Senior Community” “The Parkway” / NE Adams Dairy Parkway & NE R. D. Mize Road SECOND Seconded by Commissioner Ginger Duhon. VOTE P.C. Minutes – 01.13.2014 Page 13 of 20 kf APPROVED Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Absent Ken Billups, Chairman - Aye MOTION (APPROVED 10-Aye, 0-No) AGENDA ITEM 9 FINAL PLAT / PF-12-13- Commissioner Travis Graham recommended the approval of the Final Plat / 4233 / “The Parkway A PF-12-13-4233 / “The Parkway A Replat of Lot 2, Parkway West 1st Plat, Replat of Lot 2, Parkway Lots 1 thru 3” with six (6) staff recommendations. West 1st Plat, Lots 1 thru 3” / NE Adams Dairy Parkway & NE R. D. Mize Road SECOND VOTE Seconded by Commissioner Ginger Duhon. Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Absent STAFF Ken Billups, Chairman - Aye RECOMMENDATIONS (APPROVED 10-Aye, 0-No) 1. The Final Plat shall be recorded with Jackson County and all required documents must be returned to the Community Development Department once the plat has been recorded prior to the issuance of building permits. 2. The applicant will need to provide a Final Plat for lots 2 and 3 (as shown on the Preliminary Plat) prior to development of these lots. 3. Access for Lot 2 and 3 will also be from NE Napoleon Drive but has yet to be defined. Similarly parking is not defined for lots 2 and 3. Both will need to be defined with the Final Plat and PUD Final Plan for Lots 2 and 3. 4. The applicant will be required to install sidewalk along NE Napoleon Drive and provide repairs to the hike/bike trail located on the west side of NE Adams Dairy Parkway prior to issuance of a Certificate of Occupancy for Lot 1. Needed repairs and/or resurfacing to the hike/bike trail shall be designed and constructed in a manner acceptable to the City’s Parks Department. 5. Depending on the use for Lots 2 and 3 as defined on the proposed plat, there may be need for signalization and/or other improvements at the intersection of NE Napoleon Drive and NE Adams Dairy Parkway. P.C. Minutes – 01.13.2014 Page 14 of 20 kf APPROVED 6. The stormwater mitigation measures shall be designed and constructed as provided in the stormwater study and to the AGENDA ITEM 10 satisfaction of the City’s Public Works Department. SITE PLAN/DESIGN REVIEW / SPDR-12-13- Ms. Grashoff stated that before the Commission is a request for approval of 4235 / “Benton House of a Site Plan/Design Review, Preliminary and Final Plat. The property is Blue Springs” / NE Corner of located at 1701 NW Jefferson. The property is a one lot subdivision with NW Jefferson Court & NW 9.86 +\- acres and is currently zoned “SO” (Service Office). Jefferson Street & AGENDA ITEM 11 The proposed development is for a 51,200 square foot assisted living PRELIMINARY PLAT / facility with 73 dwelling units and there are two phase for this development. PP-12-13-4236 / “Benton The first phase is for a 42,000 square feet with 59 dwelling units. Phase House of Blue Springs” / NE two is a 9,200 square foot addition with an additional 14 dwelling units Corner of NW Jefferson proposed at the northwest corner of the building. Court & NW Jefferson Street & AGENDA ITEM 12 Currently there are 60 proposed parking spaces with a requirement of 59. FINAL PALT / PF-12-13- Once phase two comes in they will be required to have 73 parking spaces. 4237 / “Benton House of The UDC requires one parking space per dwelling unit. If they can’t meet Blue Springs” / NE Corner of the required parking they will have to ask for a variance. The applicant has NW Jefferson Court & NW stated that they intend to apply for a variance for the parking. Jefferson Street There is a resident visitor pick up driveway located in the front of the building and there is also one loading space located behind the building as required. There is a 5 foot sidewalk that is required along NW Jefferson Street. The sidewalk must be installed or a financial guarantee submitted prior to the City Council approval of the Final Plat. There is an interior sidewalk that runs along the south and east sides of the building for pedestrian circulation on the interior of the site. If there are significant changes to the site before the second phase the plan would have to go back through Site Plan/Design Review. The lighting plan conforms to the UDC outdoor lighting standards. A monument sign is located on the west corner of the property. Staff has noted that there is some concern with the sight triangle due to the location of the sign and the fence. Staff will look at this closely once the applicant submits the sign permit application. The applicant has stated that there will be no roof mounted equipment and all ground level equipment must be 100% screened from view so as not to be visible from any public right-of-way or residential zoning district within 300 feet of the subject lot. The trash enclosure is proposed to be located behind the building to the northeast. A wall will screen the dumpster on the north, west and east sides, while gates have been provided for the southern portion. P.C. Minutes – 01.13.2014 Page 15 of 20 kf APPROVED The applicant plans on replacing any trees that may be removed from the site during construction. A detailed stormwater management study must be submitted for the Public Works Department review and approval prior to issuance of a building permit. Due to safety concerns with the proposed height of the retaining wall, staff recommends that at minimum four foot tall fence or similar barrier be constructed of steel tubular rails or wrought iron be provided on APPLICANT or immediately adjacent to the retaining wall. Brenner Holland, Hunt Midwest Real Estate Development, Inc. Centerpoint, SOP And David Matthews, Lutjen, Inc. Mr. Holland stated that Principal Senior Living Group will operate the facility. There are five in the MO & KS area: Lee’s Summit on Highway 50, Liberty and Shoal Creek; Prairie Village, Kanas; construction is stating on one near the airport at Zona Rosa. The concept is assisted living and secured memory care. The applicant received their Certificate of Need approval just this morning from Jefferson City. Meyers Brothers construction builds all of the Benton Houses. The materials for the building are stone, stucco and brick. The facility will be fully sprinkled. The smallest unit is 330 sq. ft. and go up to 550 sq. ft. There are no full kitchens in the units there are kitchenettes that include a microwave and a small refrigerator. There is a full kitchen for the entire facility. There are full ADA bathrooms. There will be 35-40 employees for this building depending on the phasing. Memory care has more intensive staffing. The assisted living units are a little bit larger with full shower and bath. The memory care units are a bit smaller. There are no closests in the memory care units; there are armoires. Mr. Holland stated you want the folks in the memory care units out in the open area. There are two courtyards with raised planters and benches. The memory care courtyard is QUESTIONS controlled as well. Commissioner Joe Haney asked what the cost was. Mr. Holland stated that the cost varies on the services needed. On the low end its $3,200 per month and for the memory care it runs around $5,000 per month. This pays for lodging, utilities and meals. Commissioner James Wallace asked if they provide a skilled care service. Mr. Holland stated that they do not offer skilled care services. The average age for this facility is 83-84. There is a patient evaluation for each person. Mr. Holland also mentioned that the pole sign billboard would be removed from the property. P.C. Minutes – 01.13.2014 Page 16 of 20 kf APPROVED APPLICANT David Matthews, Lutjen, Inc. MOTION Mr. Matthews stated that he would like recommendation seven to read, “per AGENDA ITEM 10 building code” instead of the minimum four foot requirement for the fence. SITE PLAN/DESIGN REVIEW / SPDR-12-13- Commissioner Travis Graham moved to approve the Site Plan/Design 4235 / “Benton House of Review / SPDR-12-13-4235 / “Benton House of Blue Springs” with nine Blue Springs” / NE Corner of (9) staff recommendations amending recommendation number seven (7) NW Jefferson Court & NW removing the minimum four foot requirement and change it to, “per Jefferson Street building code.” SECOND VOTE Seconded by Commissioner Lynn Banks. Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye STAFF Jason Sanders – Aye Phil Bartolotta – Absent RECOMMENDATIONS Ken Billups, Chairman - Aye (APPROVED 10-Aye, 0-No) 1. Approval by the Planning Commission is based on the representations of any drawings presented as part of this application and does not waive any requirement or development standard contained in the UDC nor any condition required by the Planning Commission as part of this approval. 2. Prior to issuance of a building permit for phase two additional parking spaces will need to be provided in order to meet the minimum off-street parking requirements or approval of a Variance is required. 3. If the exterior building design of phase two will vary significantly from phase one or significant site changes are made, Planning Commission review and approval may be required prior to construction of phase two. 4. The proposed monument sign and decorative fence at the site entry cannot be located within the driveway sight triangles set by current AASHTO standards for sight triangles. 5. Signs that are in compliance with the Sign Code will be approved administratively through the standard sign permitting process, but are not approved as a part of this application. 6. A detailed storm water management study must be submitted for Public Works department review and approval prior to issuance of a building permit. P.C. Minutes – 01.13.2014 Page 17 of 20 kf APPROVED 7. Due to safety concerns a minimum four foot tall fence or similar barrier constructed of steel tubular rails or wrought iron “per building code” must be provided on or immediately adjacent to the proposed retaining wall. 8. Per UDC Section 403.180.K, upon installation of the landscaping, a Licensed Landscape Architect shall submit a letter certifying the landscape installation is in accordance with the approved landscape plan before issuance of the Final Certificate of Occupancy. 9. Per UDC Section 407.100.H, prior to the issuance of any occupancy certificates, all roof, building and ground mounted equipment, including but not limited to, utility meters, backflow prevention devices, trash receptacles, electrical transformers, telephone boxes must be wholly screened from view (100% opacity) or isolated so as not to be visible MOTION within 300 ft. of street right-of-way, parking lots, or residentially zoned AGENDA ITEM 11 property. PRELIMINARY PLAT / PP-12-13-4236 / “Benton Commissioner Travis Graham moved to approve the Preliminary Plat / PP- House of Blue Springs” / NE 12-13-4236 / “Benton House of Blue Springs” with four staff Corner of NW Jefferson recommendations. Court & NW Jefferson Street SECOND VOTE Seconded by Commissioner Lynn Banks. Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye STAFF Jason Sanders – Aye Phil Bartolotta – Absent RECOMMENDATIONS Ken Billups, Chairman - Aye (APPROVED 10-Aye, 0-No) 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. A final detailed storm water study must be submitted for Public Works Department review and approval prior to issuance of a building permit. 3. Sidewalk improvements must be installed or a financial guarantee posted prior to approval of the Final Plat by the City Council. P.C. Minutes – 01.13.2014 Page 18 of 20 kf APPROVED 4. Prior to building permits being issued, the Final Plat shall be recorded with Jackson County and all required documents must be returned to the Community Development Department once MOTION the plat has been recorded in order to obtain any building AGENDA ITEM 12 permits. FINAL PALT / PF-12-13- 4237 / “Benton House of Commissioner Travis Graham recommended the approval of the Final Plat / Blue Springs” / NE Corner of PF-12-13-4237 / “Benton House of Blue Springs” with four staff NW Jefferson Court & NW recommendations. Jefferson Street SECOND VOTE Seconded by Commissioner Lynn Banks. Mark Trosen – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Aye George Abbott – Aye Lynn Banks – Aye James Wallace – Aye STAFF Jason Sanders – Aye Phil Bartolotta – Absent RECOMMENDATIONS Ken Billups, Chairman - Aye (APPROVED 10-Aye, 0-No) 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. A final detailed storm water study must be submitted for Public Works Department review and approval prior to issuance of a building permit. 3. Sidewalk improvements must be installed or a financial guarantee posted prior to approval of the Final Plat by the City Council. 4. Prior to building permits being issued, the Final Plat shall be recorded with Jackson County and all required documents must be returned to the Community Development Department once OTHER BUSINESS the plat has been recorded in order to obtain any building permits. Mr. Scott Allen, Director of Community Development, stated that there are no agenda items for the January 27, 2014 Planning Commission meeting. MEETING ADJOURN Chairman Billups cancelled the January 27, 2014 Planning Commission meeting. Mr. Allen reminded the Planning Commission of the 2014 National APA Conference that is right around the corner and would like to choose a P.C. Minutes – 01.13.2014 Page 19 of 20 kf APPROVED Commissioner to attend at the February 10, 2014, meeting. Blue Springs is hosting the next Eastern Jackson County Planners Training on February 4, 2014 at 5:30 p.m. located at Lead Bank. Monday, February 10, 2014 is the next Comprehensive Plan Steering Committee meeting at 5:00 p.m. in the Howard L. Brown Multi-Purpose Room. The next Planning Commission meeting is scheduled for Monday, February 10, 2014, at 6:30 p.m. at the Howard L. Brown Public Safety Facility located at 1100 SW Smith Street. With no further discussion, a motion was made by Commissioner Travis Graham to adjourn at 8:58 p.m. Seconded by Commissioner George Abbott. ____________________________________ Karen Findora, Recording Secretary ___________________________________ __________________________ Ken Billups, Chairman Date P.C. Minutes – 01.13.2014 Page 20 of 20 kf