Planning Commission Agendas

Planning Commission AGENDA Monday June 9, 2014 6:30 p.m. MUNICIPAL ANNEX 1304 W MAIN STREET City of Blue Springs  Wallace Ken Billups Trosen Chairman Sanders Bartolotta McCall Duhon 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. ###  Municipal Annex – 1304 W Main Street PLANNING COMMISSION MEETING AGENDA Monday, June 9, 2014 - 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 – May 28, 2014 2 SITE PLAN AND DESIGN REVIEW / SPDR-05-14-4425 / “Parkway Villas” / Northwest corner of SE Moreland School Road and SE Adams Dairy Parkway 3 PRELIMINARY PLAT / PP-05-14-4427 / “Parkway Villas” / Northwest corner of SE Moreland School Road and SE Adams Dairy Parkway 4 ELECTION OF OFFICERS – CHAIRMAN, Ken Billups VICE-CHAIRMAN, Mark Trosen BOARD OF ADJUSTMENT REP., Travis Graham BOARD OF ADJUSTMENT ALT. REP., Ginger Duhon HISTORIC PRESERVATION REP., Ken Billups TECHNICAL REVIEW COMMITTEE REP., Phil Bartolotta DEVELOPMENT ADVISORY COMMISSION REP., Jason Sanders SOLID WASTE MANAGEMENT COMMISSION REP., George Abbott DOWNTOWN REVIEW BOARD REP., Lynn Banks DOWNTOWN REVIEW BOARD ALT. REP., Mark Trosen 5 OTHER BUSINESS – The next scheduled meeting is Monday, June 23, 2014. 6 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 06/09/2014 Page 1 of 1 kf NOT APPROVED City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Wednesday, May 28, 2014 A regular meeting of the Planning Commission of the City of Blue Springs was held in the Municipal Annex at 1304 W Main Street on Wednesday, May 28, 2014 with the following members, guests and staff in attendance: ATTENDANCE Ginger Duhon James Wallace Lynn Banks Travis Graham George Abbott Mark Trosen Ken Billups, Chairman Jason Sanders Scott Allen, Community Development Director Jim Holley, Community Development Assistant Director Ben McCabe, City Engineer Bob McDonald, City Attorney Susan Culpepper, Councilman – District 3 (Mayor Pro-Tem) Karen Findora, Recording Secretary Brandon Dumsky, Blue Springs Examiner ABSENT Planning Commissioner Phil Bartolotta Planning Commissioner LaTasha McCall Planning Commissioner Joe Haney 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 Travis Graham, and a unanimous vote, the Minutes of May 12, 2014, were approved as submitted. AGENDA ITEM 2 Scott Allen, Director, and Jim Holley, Assistant Director of Community COMPREHENSIVE Development, presented the draft Comprehensive Plan to the Planning PLAN DRAFT Commission. Mr. Allen thanked the Steering Committee for their time and PRESENTATION & effort reviewing the project. Mr. Allen stated that staff is looking at DISCUSSION updating the UDC as well and is currently working with internal department heads. The Commission will see updates to the UDC in late summer early fall. Gould Evans will be working with staff on that project. The changes will have to be heard by the DAC (Development Advisory Commission) P.C. Minutes – 05.28.2014 Page 1 of 3 kf NOT APPROVED and they will make their recommendations to the Planning Commission then the Commission makes recommendations to the City Council. Mr. Allen stated that the last update of the Comp. Plan took place in 1996. Staff organized several meetings to get input from the public, Specific Neighborhood Areas 1, 2 and 3 and stakeholders. The structure of the plan is demographic, financial, themes, vision, framework and connectivity. This plan is more about places and not just land uses. How do we create a more quality place within the community? By more of a planning system instead of a structured snapshot. This plan is designed to be more flexible. Staff wants to do away with Comprehensive Plan Map Amendment applications. Mr. Holley stated that the City was divided into eight neighborhoods. Of those eight, staff looked at three areas for input. One of the areas was located to the north near Burr Oaks, the central area that covered Highway 40 and the Chapman Farms area. Bob McDonald, City Attorney, asked if we were going to change our zoning. Mr. Holley stated that staff hasn’t gotten that far but he didn’t feel there would be a need to change it. Planning Commissioner Mark Trosen stated that one of our discussions based on zoning is to insure that it’s consistent with the City’s Comp Plan. He asked is there enough muster in this plan that if we turn down a developer because its inconsistency with the ideas of the plan will it be upheld? Mr. McDonald stated that is his fear as well. This not only gives the city the flexibility but it also gives the developer the flexibility. Commissioner Trosen stated that the plan talked about the aging population but doesn’t really target the subject in the plan. Mr. Holley stated that the plan does speak to connectivity. The City needs more connectivity throughout the entire city not just in the target areas so that people can walk, bike or drive. Commissioner Trosen asked how we would implement the plan in terms of priorities and timeline. Staff will go back to the consultant and ask that question. Mayor Pro-Tem Susan Culpepper asked what other communities have done similar plans. Mr. Holley stated that he will speak with the consultant and get back to the Commission with more information.  June 13th comments are due back from the Planning Commission  June 16th Comp. Plan will be heard by the City Council  June 23rd Comp. Plan scheduled to be adopted by Planning Commission OTHER BUSINESS The next Planning Commission meeting is scheduled for Monday, June 9, 2014. P.C. Minutes – 05.28.2014 Page 2 of 3 kf NOT APPROVED MEETING ADJOURN With no further discussion, a motion was made by Commissioner Mark Trosen to adjourn at 7:48 p.m. Seconded by Commissioner Jason Sanders. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Ken Billups, Chairman Date P.C. Minutes – 05.28.2014 Page 3 of 3 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: June 9, 2014 Agenda Item: 2 Case File Number: SPDR-05-14-4425 Project Name: Parkway Villas Type of Application: Site Plan / Design Review Request: Approval of a 43 unit assisted living facility Applicant: World Land Investment, LLC / Roy Allen Property Owner: World Land Investment, LLC Engineer: Engineering Solutions / Matt Schlicht Architect: N/A Attorney: Roy Allen General Location: Northwest corner of SE Moreland School Road and SE Adams Dairy Parkway Area: 3.90 +/- acres Proposed Lots: 1 Existing Zoning: “NB” (Neighborhood Business) Existing Land Use: Vacant Comprehensive Plan Designation: Neighborhood Commercial Attachments:  Site Plan  Building Elevations  Project Narratives Planning Commission: June 9, 2014 City Council: N/A Planner: Lauren Grashoff, Associate Planner Reviewed By: Scott Allen, Community Development Director Page 1 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 BACKGROUND INFORMATION/SUMMARY: The proposed Parkway Villas assisted living development is a 3.90 +/- acre site located at northwest corner of SE Adams Dairy Pkwy. and SE Moreland School Rd. The assisted living facility will have nine (9) four-or-five-plex two bedroom dwelling units and a centralized community building. Assisted living facilities are a permitted use in the “NB” (Neighborhood Business) zoning district. PREVIOUS ACTIONS/APPROVALS: On September 6, 2006 the City Council approved the Annexation (A-2-2006) of the subject property, as well as the Rezoning application (R-6-2006) from “AG” (County Agricultural) to “NB” (Neighborhood Business) as part of the larger Parkway Estates development. On January 13, 2014 the Planning Commission recommended approval of a Rezoning application (RZ-12-13-4228) to change the property zoning to “TF” (Two-Family Residential) to allow development of duplexes. On February 3, 2014 the City Council heard the Rezoning request but it was not approved. The Planning Commission also reviewed an application for a Preliminary Plat (PP-12-13-4230) and Planned Residential Overlay Concept Plan (PROC-12-13-4229) on January 13, 2014 for the duplex units, but the applications were denied. The City Council approved an appeal of the Preliminary Plat application on February 3, 2014. The Planned Residential Overlay Concept Plan application was withdrawn by the applicant prior to a vote by the City Council on February 3, 2014. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a request for approval of a revised Preliminary Plat (PP-05- 14-4427) that is running concurrently with the Site Plan and Design Review application. Final Plat approval is required prior to issuance of building permits. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: SF-7/PR-O Single Family Residential South: Right-of-way (major collector) SE Moreland School Rd. East: Right-of-way (Arterial) SE Adams Dairy Pkwy. West: SF-7/PR-O Single Family Residential RECOMMENDATION: Staff recommends approval of this project with conditions (7). SITE PLAN/DESIGN REVIEW Access: There is one access drive proposed for the development along SE Moreland School Rd. Currently there is an access drive located just west of SE Adams Dairy Pkwy. along SE Moreland School Rd. This driveway Page 3 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 will not be used and will need to be removed and replaced with a sidewalk and curb and gutter. Parking: UDC Section 407.010. B. requires one parking space per dwelling unit for assisted living facilities. This development proposal is required to provide 43 parking spaces including three accessible spaces. 70 parking spaces have been provided including three accessible parking spaces. Loading/ Unloading: One loading space is required for the facility and is proposed to be located on the east side of the community building. Setbacks: The chart below details the setback requirements. All applicable setbacks have been met. Direction Zoning Setbacks North: SF-7 15 ft South: Major Collector (SE Moreland 20 ft. School Rd.) East: Arterial (SE Adams Dairy Pkwy.) 20 ft. West: SF-7/PR-O 15 ft. Sidewalks: Sidewalks are provided immediately adjacent to each residential building. There is an existing trail along SE Adams Dairy Pkwy. and an existing sidewalk along SE Moreland School Rd. The sidewalk along SE Moreland School Rd. will need to be completed where the existing drive near the intersection of SE Adams Dairy Pkwy. and SE Moreland School Rd. will be removed. The portion of sidewalk must be installed, or a financial guarantee submitted, prior to Final Plat approval by the City Council. Lighting: An exterior lighting plan has been submitted as required. Conformance to UDC Section 407.080, Outdoor Lighting Standards, has been met. Signage: A monument sign is proposed on the east side of access drive along SE Moreland School Rd. An elevation of the proposed sign has been shown on the site plan. The monument sign is not being approved as part of this application. Signs that comply with the Sign Code may be approved through the standard administrative sign permitting process. Screening: Screening of 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. Ground-level equipment is proposed to be screened from view using landscaping. Screening for mechanical equipment and other utilities is required in accordance with the UDC and must be shown on the building permit plans prior to issuance of a building permit. Page 4 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 Trash Enclosure: There are four (4) dumpster enclosures within the development. Three (3) are located along the main drive and one is located east of the community building. A screen wall and metal gate on one side will enclose the dumpsters. Per Section 407.040.G, Dumpster Enclosure Screening, the applicant should use materials that match as closely as possible the materials of the building, and must be shown on the building permit plans prior to issuance of a building permit. Landscaping: As proposed the UDC landscaping requirements have been met. The chart below details each required landscaping element. Landscape Types Plant Units Plant Units Cumulative Required Proposed Total Transitional Buffer to 45 pu’s per 100 ft. 145 0 the north (Buffer B) (321 ft total length)= 145 PU Transitional Buffer to 45 pu’s per 100 ft. 145 0 the south (Buffer A) (323 ft total length)= 145 PU Transitional Buffer to 40 pu’s per 100 ft. 211 0 the east (Buffer B) (528 ft total length)= 211 PU Transitional Buffer to 45 pu’s per 100 ft. 238 0 the west (Buffer B) (528 ft total length)= 238 PU Open Space 170,090 sq. 340 0 Landscaping ft./1000sq. ft. x 2 PU’s= 340 PU Parking Lot 70 spaces/10 x 20 = 145 +5 Landscaping 140 PU Totals: 1,219 plant units 1,224 5 extra required proposed plant units plant units proposed Stormwater Detention: The proposed development of the site has not been accounted for in previous storm water detention studies for Parkway Estates. A storm water management plan must be submitted for review and approval by the Public Works Department prior to approval of the Final Plat. In addition, easements must be provided on the Final Plat to allow for future inspections of the storm water quality facilities. Page 5 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 NON-RESIDENTIAL DESIGN STANDARDS The non-residential design standards of Section 407.100 shall apply in NB and more intensive zoning districts to any new development, building addition or exterior renovation that requires a building permit from the City of Blue Springs. Review for compliance with these standards shall be conducted in accordance with the Site Plan and Design Review Procedures of Section 403.070: A. Prohibited Materials. The following materials shall not be used as exterior building materials and shall be prohibited on all exterior walls: 1. Concrete finishes or precast concrete panels (tilt wall) that are not exposed aggregate, hammered, sandblasted or covered with a cement- based acrylic coating shall be prohibited; 2. Metal panels with a depth of less than one (1) inch or a thickness less than U.S. Standard 26 gauge shall be prohibited; and 3. Mirrored glass with a reflectance greater than forty percent (40%) shall be prohibited from covering more than forty percent (40%) of the exterior walls of any building. B. Preferred Materials. The use of substantial amounts of masonry materials (face brick, stucco, stone) is encouraged. The use of aluminum siding and metal ribbed panels is strongly discouraged. Evaluation of building materials shall be based on the quality of its design and relationship and compatibility to building materials in the immediate neighborhood. C. Form, Scale And Proportion. The form and proportion of buildings shall be consistent with the scale, form and proportion of existing development in the immediate area. D. Masses And Voids. The rhythm of structural mass to voids, such as windows and glass doors, of a front facade shall relate to the rhythms established in adjacent buildings. E. Front And Street Side Exterior Walls. Front and street side exterior walls, excluding windows, doors and overhead doors, consisting of a single undifferentiated plane with a single texture or color shall be prohibited. Visual interest may be accomplished through variations in building plane, materials, colors, entrance canopies, and other design features. F. Visual Interest. Monotony of design in single or multiple building projects shall be avoided. Variation of detail, form, and siting shall be used to provide visual interest. The use of different textures, complementary colors, shadow lines and contrasting shapes may also be used to provide visual interest. G. Screening Of Equipment. 1. Roof-mounted equipment. Roof mounted equipment, including ventilators and satellite dishes shall be completely screened from view (one hundred percent (100%) opacity) or isolated so as not to be visible Page 6 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 from any public right-of-way or residential zoning district within three hundred (300) feet of the subject lot. Roof screens, when used, shall be coordinated with the building to maintain a unified appearance. 2. Equipment at ground level. All electrical and mechanical equipment located at ground level shall be screened from view (one hundred percent (100%) opacity) or isolated so as not to be visible from the right-of-way of an arterial street or residential zoning district within three hundred (300) feet of the subject lot. Such screens and enclosures, when used, shall be coordinated with the building to maintain a unified appearance. ARCHITECTURAL DESIGN FOR COMMERCIAL PROJECTS Building Design: The dwelling units and community building are one-story with primarily horizontal design elements. The buildings have hip roofs with gable features on the front and rear elevations that provide variation and visual interest. The entryways to each dwelling unit are recessed below the gable roofs that provide a front porch. Each dwelling unit also has a covered porch at the rear. Shutters are next to each window on all elevations. A brick base runs horizontally along each front and rear elevation. The exterior elevations are primarily fiber cement lap siding. No building color or material variation has been shown. Mechanical Equipment: All mechanical 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. Ground-level equipment is proposed to be screened from view using landscaping. Screening for mechanical equipment and other utilities is required in accordance with the UDC and must be shown on the building permit plans prior to issuance of a building permit. ACTION BY PLANNING COMMISSION The purpose of the site plan and design review process is to give the Planning Commission an opportunity to review site plans for conformance with adopted standards, or to approve modifications from these standards where the Code specifically authorizes the Planning Commission to act with discretion. The Planning Commission also determines if the use of materials and design of the building, or addition, provides a harmonious relationship with the other buildings in the vicinity, and the character and quality of materials does not detract from existing structures. The Planning Commission may approve the site plan and building design, approve the site plan and building design with modifications, or deny the application. Action of the Planning Commission may be appealed to the City Council. Page 7 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 The UDC states: “In reviewing a Site Plan & Design Review 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 site plan unless it is determined that the proposed development: a. When completed in accordance with the proposed plan, would not comply with all applicable requirements of this Development Code including, as applicable, the non-residential design standards of Section 407.100: b. Would adversely affect the safety and convenience of vehicular and pedestrian circulation in the vicinity of the subject tract, including traffic reasonably expected to be generated by the proposed use and other uses in the area given the existing zoning, existing land uses and proposed land uses in the area: c. Is not compatible with the existing or permitted uses on abutting sites in terms of building height, setbacks and open spaces, bulk and scale, landscaping, exterior building design features, drainage access, parking and circulation features: d. Adversely affects traffic control or adjacent properties by inappropriate location, lighting, size, height or types of signs: e. Will be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity for reasons specifically articulated by the Planning Commission; STAFF RECOMMENDATION: Staff recommends approval of the Site Plan and Design Review application subject to the following conditions: 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. The existing drive located along SE Moreland School Rd. will need to be removed and replaced with a five foot wide sidewalk and curb and gutter, or a financial guarantee submitted, prior to Final Plat approval by the City Council. Page 8 of 9  Project: Parkway Villas Plan Case Number: SPDR-05-14-4225 3. 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. 4. Per Section 407.040.G, Dumpster Enclosure Screening, the applicant should use materials that match as closely as possible the materials of the building, and must be shown on the building permit plans prior to issuance of a building permit. 5. A detailed storm water management study must be submitted for Public Works department review and approval prior to issuance of a building permit. 6. 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. 7. 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 within 300 ft. of street right- of-way, parking lots, or residentially zoned property. Page 9 of 9  SE MONT SE H E SE PINE GA TE DR SE CEDRUS LN SE Redwood Ln SE Hillside Cir SE Creek Ridge Ct SE Ridge Line Dr SE SF-7/ Parkwood PR-O SE 7th Street Ter Ct SE 5th SE Pine Ct Ct AG Jackson County SF-7 nD r SE Shamrock Ln aw SE Adams Dairy Pkw y Sh SE SF-7/ SE Monterrey Dr SE Amber Ct SE Vicki's SE m o n d PR-O Ct SE Di a SE Bluebird Ct SE 7th SE Auburn Ct 6th St SE 8th Ter SE Diamond St SE e r SE Meadowlark St v S il Ct SE Scarlet Ct SE Silver Ln SE Partridge Ln SE Sherri Ln SE Crimson Ct SE Oriole Ct SE Sherri Ln SE SE Sparrow Ct NB Sie nn aC SE Carmine Ct t SE 5th Ct SE 6th Ct SE 7th Ct SE Moreland School Rd SITE MF-14 SE Mount Vernon Dr SE Hamilton Ct Jackson County SE Adams Dr d B lv SE Franklin Ct eV il la ge Lak SE Alger Dr y w Pk i ry Da Va SE Saratoga Dr ll e s yF am or Ad ge Dr SE SF-12/ PR-O Dr b urg ms llia Wi SPDR-05-14-4425 PARKWAY VILLAS SITE LOCATION MAP 0 300 ± 600 1,200 Feet  PLANNING COMMISSION STAFF REPORT Meeting Date: June 9, 2014 Agenda Item: 3 Case File Number: PP-05-14-4427 Project Name: Parkway Villas Type of Application: Preliminary Plat Request: Approval of a one lot 3.9 +/- acre subdivision for development of an assisted living facility Applicant: World Land Investment, LLC / Roy Allen Property Owner: World Land Investment, LLC Engineer: Engineering Solutions / Matt Schlicht Architect: N/A Attorney: Roy Allen General Location: Northwest corner of SE Moreland School Road and SE Adams Dairy Parkway Area: 3.90 +/- acres Proposed Lots: 1 Existing Zoning: “NB” (Neighborhood Business) Existing Land Use: Vacant Comprehensive Plan Designation: Neighborhood Commercial Attachments: Preliminary Plat Planning Commission: June 9, 2014 City Council: N/A Planner: Lauren Grashoff, Associate Planner Reviewed By: Scott Allen, Community Development Director Page 1 of 6  Project: Parkway Villas Plan Case Number: PP-05-14-4427 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 6  Project: Parkway Villas Plan Case Number: PP-05-14-4427 BACKGROUND INFORMATION/SUMMARY: The proposed Parkway Villas assisted living development is a 3.90 +/- acre site located at northwest corner of SE Adams Dairy Pkwy. and SE Moreland School Rd. The assisted living facility will have nine (9) four-or-five-plex two bedroom dwelling units and a centralized community building. Assisted living facilities are a permitted use in the “NB” (Neighborhood Business) zoning district. PREVIOUS ACTIONS/APPROVALS: On September 6, 2006 the City Council approved the Annexation (A-2-2006) of the subject property, as well as the Rezoning application (R-6-2006) from “AG” (County Agricultural) to “NB” (Neighborhood Business) as part of the larger Parkway Estates development. On January 13, 2014 the Planning Commission recommended approval of a Rezoning application (RZ-12-13-4228) to change the property zoning to “TF” (Two-Family Residential) to allow development of duplexes. On February 3, 2014 the City Council heard the Rezoning request but it was not approved. The Planning Commission also reviewed an application for a Preliminary Plat (PP-12-13-4230) and Planned Residential Overlay Concept Plan (PROC-12-13-4229) on January 13, 2014 for the duplex units, but the applications were denied. The City Council approved an appeal of the Preliminary Plat application on February 3, 2014. The Planned Residential Overlay Concept Plan application was withdrawn by the applicant prior to a vote by the City Council on February 3, 2014. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant is currently also seeking Site Plan and Design Review (SPDR-05-14- 4425) approval by the Planning Commission. Final Plat approval is required prior to issuance of building permits. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: SF-7/PR-O Single Family Residential South: Right-of-way (major collector) SE Moreland School Rd. East: Right-of-way (Arterial) SE Adams Dairy Pkwy. West: SF-7/PR-O Single Family Residential RECOMMENDATION: Staff recommends approval of this project with conditions (7). PRELIMINARY PLAT Lot Layout Requirements: All lot layout requirements have been met per UDC Section 404.120, NB, Neighborhood Business District. The chart below details the Page 3 of 6  Project: Parkway Villas Plan Case Number: PP-05-14-4427 setback requirements. The proposed building and paved parking area meet all the applicable setback requirements. Direction Zoning Setbacks North: SF-7 15 ft. South: Major Collector (SE Moreland 20 ft. School Rd.) East: Arterial (SE Adams Dairy Pkwy.) 20 ft. West: SF-7/PR-O 15 ft. Public Utilities: The property has access to existing utilities, including water and sanitary sewer services to be provided by the City of Blue Springs. Construction of the public waterline must be completed, or a financial guarantee submitted, prior to City Council approval of the Final Plat. Sidewalk: Sidewalks are provided immediately adjacent to each residential building. There is an existing trail along SE Adams Dairy Pkwy. and an existing sidewalk along SE Moreland School Rd. The sidewalk along SE Moreland School Rd. will need to be completed where the existing drive near the intersection of SE Adams Dairy Pkwy. and SE Moreland School Rd. will be removed. The portion of sidewalk must be installed, or a financial guarantee submitted, prior to Final Plat approval by the City Council. Landscaping: Per the UDC Section 407.040.F.e. a “Type B” landscape easement/right-of-way and transition buffer is required along the north, west and east, property lines. A 25 foot wide landscape buffer along SE Adams Dairy Pkwy. has been provided as required. A 15 foot wide landscape buffer has been provided along the north and west property lines required. A “Type A” 7 foot wide landscape buffer has been provided as required along SE Moreland School Rd. All landscape easements have been provided as required. Additional parking and open space landscaping planting requirements are concurrently being reviewed for approval through the Site Plan and Design Review process. Storm water Detention: The proposed development of the site has not been accounted for in previous storm water detention studies for Parkway Estates. A storm water management plan must be submitted for review and approval by the Public Works Department prior to issuance of a building permit. In addition, easements must be provided on the Final Plat to allow for future inspections of the storm water quality facilities. Street Improvements: Currently there is an access drive located just west of SE Adams Dairy Pkwy. along SE Moreland School Rd. This driveway will not be used and will need to be removed and replaced with a sidewalk and curb and Page 4 of 6  Project: Parkway Villas Plan Case Number: PP-05-14-4427 gutter. There is one access drive proposed for the development along SE Moreland School Rd. Due to the limited amount of development and associated traffic generation the Public Works Department has not required submission of a traffic study. No street improvements are required to Moreland School Rd. or Adams Dairy Pkwy. Association Agreement: The applicant has not provided an association agreement to date. A copy of the deed restrictions must be submitted for review with the Final Plat application. Classification: The proposed minimum livable floor area is Class “J” (850 square feet per unit or 1,700 square feet per building.) The chart below shows the minimum livable floor area classification of adjacent residential subdivisions: North Parkway Estates PR-O 6th Plat – Class “F” 1,600 sq. ft. South County – Not specified East Parkway Estates PR-O 13th Plat – Class “G” 1,400 sq. ft. & Parkway Estates PR-O 14th Plat – Class “G” 1,400 sq. ft. West Parkway Estates PR-O 4th Plat – Class “F” 1,600 sq. ft. Per the UDC Section 407.140, Minimum Livable Floor Area Standards, subdivisions are to be classified in a manner that minimizes the difference in dwelling sizes between adjacent residential developments. Unless the developer requests a higher classification, the Planning Commission shall not classify the subdivision more than one (1) step lower than the classification of the abutting subdivision. However, no more than one (1) classification may be imposed on a single block within the subdivision. A block is defined as an area of land that is entirely bounded by streets. As represented on the Preliminary Plat, the 11 lots are to be developed on a cul-de-sac and thus are not bounded on all sides. STAFF RECOMMENDATION: Staff recommends approval of the Preliminary Plat application subject to the following conditions: 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. The existing drive located along SE Moreland School Rd. will need to be removed and replaced with a five foot wide sidewalk and curb and gutter, or a financial guarantee submitted, prior to Final Plat approval by the City Council. Page 5 of 6  Project: Parkway Villas Plan Case Number: PP-05-14-4427 3. 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 issuance of a building permit. 4. Easements must be provided on the Final Plat to allow for future inspections of the storm water quality facilities. 5. Construction of the public waterline must be completed, or a financial guarantee submitted, prior to City Council approval of the Final Plat. 6. A copy of the any deed restrictions for the subdivision must be submitted for review with the Final Plat application. 7. 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 the plat has been recorded. Page 6 of 6  SE MONT SE H E SE PINE GA TE DR SE CEDRUS LN SE Redwood Ln SE Hillside Cir SE Creek Ridge Ct SE Ridge Line Dr SE SF-7/ Parkwood PR-O SE 7th Street Ter Ct SE 5th SE Pine Ct Ct AG Jackson County SF-7 nD r SE Shamrock Ln aw SE Adams Dairy Pkw y Sh SE SF-7/ SE Monterrey Dr SE Amber Ct SE Vicki's SE m o n d PR-O Ct SE Di a SE Bluebird Ct SE 7th SE Auburn Ct 6th St SE 8th Ter SE Diamond St SE e r SE Meadowlark St v S il Ct SE Scarlet Ct SE Silver Ln SE Partridge Ln SE Sherri Ln SE Crimson Ct SE Oriole Ct SE Sherri Ln SE SE Sparrow Ct NB Sie nn aC SE Carmine Ct t SE 5th Ct SE 6th Ct SE 7th Ct SE Moreland School Rd SITE MF-14 SE Mount Vernon Dr SE Hamilton Ct Jackson County SE Adams Dr d B lv SE Franklin Ct eV il la ge Lak SE Alger Dr y w Pk i ry Da Va SE Saratoga Dr ll e s yF am or Ad ge Dr SE SF-12/ PR-O Dr b urg ms llia Wi PP-05-14-4427 PARKWAY VILLAS SITE LOCATION MAP 0 300 ± 600 1,200 Feet