Planning Commission Agendas

APPROVED City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, October 13, 2014 A regular meeting of the Planning Commission of the City of Blue Springs was held in the Municipal Annex located at 1304 W Main Street on Monday, October 13, 2014 with the following members, guests and staff in attendance: ATTENDANCE Travis Graham Jason Sanders Phil Bartolotta Ken Billups George Abbott James Wallace Mark Trosen, Chairman Lynn Banks Scott Allen, Community Development Director Jim Holley, Community Development Assistant Director Ben McCabe, City Engineer Nancy Yendes, City Attorney Susan Culpepper, Councilman – District 3 (Mayor Pro-Tem) Karen Findora, Recording Secretary Jim Leacock, Public Stenographer Brandon Dumsky, Blue Springs Examiner ABSENT Planning Commissioner LaTasha McCall Planning Commissioner Ginger Duhon Planning Commissioner Joe Haney CALL TO ORDER Chairman Mark Trosen called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. CONSENT AGENDA Chairman Trosen requested action on the Consent Agenda. With a motion by APPROVAL Commissioner Ken Billups, a second from Commissioner Travis Graham, and a unanimous vote, the Minutes of September 22, 2014, were approved as submitted. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:33 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Yendes entered Exhibits 1 thru 8 for REZONING / RZ-09-14- Agenda Item 2 into the public record on behalf of the applicant. 4576 / “Lone Pine Acres 1. Staff Report with attachments Lots 1 & 2” / Russell Moore 2. Affidavit of Publication in B.S. Examiner on September / 1500 SE US 40 Highway 27, 2014 3. Application with attachments P.C. Minutes – 10.13.2014 Page 1 of 11 kf APPROVED 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) STAFF COMMENTS Scott Allen, Director of Community Development, stated that before the Commission is a request to change the zoning for Lone Pine Acres Lots 1 & 2. The applicant is proposing a “General Office” and “Warehousing” use on the lots located at 1500 SE US 40 Hwy. The use is vacant land and two light industrial buildings in unincorporated Jackson County. The lot is currently zoned “LI” (Light Industrial) in unincorporated Jackson County. The intended use of warehousing is only allowed in “LI” (Light Industrial) and “HI” (Heavy Industrial) zoning districts. The applicant intends to request a rezoning of the property to “LI” to allow the use. QUESTIONS Planning Commissioner Ken Billups asked how the two lots would be divided. There would be one lot in the front with a shared access to the second lot. Mr. Allen noted that the Annexation is currently scheduled for the October 20th City Council meeting. He also stated that the application for the plat would come before the Commission at the next Planning Commission meeting scheduled for October 27th. APPLICANT Robert Walquist, Quist Engineering, Inc. 821 E Columbus Street Lee’s Summit, MO QUESTIONS None. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Trosen closed the public hearing at 6:39 p.m. MOTION Commissioner James Wallace recommended the approval of the Rezoning / AGENDA ITEM 2 RZ-09-14-4576 / “Lone Pine Acres Lots 1 & 2.” PUBLIC HEARING / REZONING / RZ-09-14- 4576 / “Lone Pine Acres Lots 1 & 2” / Russell Moore / 1500 SE US 40 Highway SECOND Seconded by Commissioner Ken Billups. VOTE Ken Billups – Aye LaTasha McCall - Absent Joseph Haney – Absent Travis Graham – Aye P.C. Minutes – 10.13.2014 Page 2 of 11 kf APPROVED Ginger Duhon – Absent George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-Aye, 0-No) AGENDA ITEM 3 The public hearing for Agenda Item 3 was opened at 6:40 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Yendes entered Exhibits 1 thru 8 for REZONING / RZ- Agenda Item 3 into the public record on behalf of the applicant. 09-14-4585 / “Toyo Motors” 1. Staff Report with attachments / 1708 SW Eastbound US 40 2. Affidavit of Publication in B.S. Examiner on September 27, Hwy. 2014 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) Scott Allen, stated that the applicant is proposing a “Vehicle Sales” use on Lot 1 located at 1708 SW Eastbound US 40 Highway. The previous use was a STAFF COMMENTS restaurant. Lot 1 is currently zoned “GB” (General Business) and was formerly occupied by a Sonic Drive In restaurant and has associated parking. The intended use of the property is for vehicle sales. This use is only allowed as a conditional use in “RC” (Regional Commercial) and “LI” (Light Industrial) zoning districts. The applicant is requesting a rezoning of the property to “RC” to allow the use. The current lot does not meet the minimum requirement of 1 acre in the “RC” district, it is only 0.45 +/- acres. The applicant received a variance from the Board of Adjustment to reduce the lot size requirement. In addition to rezoning the applicant is requesting Preliminary Plat approval. Staff does recommend approval. None. QUESTIONS Greg Grounds 1401 Wildwood Drive APPLICANT Blue Springs, MO Mr. Grounds stated that this lot is small and very few businesses could go there. The Sonic that was constructed there had not been commercially successful and the lot is now empty. Mr. Grounds stated that his client is looking at putting a used car lot in this location. The request to rezone the property to “RC” (Regional Commercial) would match the Comprehensive Plan. None. QUESTIONS None. WITNESSES IN FAVOR P.C. Minutes – 10.13.2014 Page 3 of 11 kf APPROVED None. WITNESSES OPPOSED With no further discussion, Chairman Trosen closed the public hearing at 6:48 HEARING CLOSED p.m. Commissioner Ken Billups recommended the approval of the Rezoning / RZ- MOTION 09-14-4585 / “Toyo Motors.” AGENDA ITEM 3 PUBLIC HEARING / REZONING / RZ- 09-14-4585 / “Toyo Motors” / 1708 SW Eastbound US 40 Hwy. Seconded by Commissioner Lynn Banks. SECOND Ken Billups – Aye LaTasha McCall - Absent Joseph Haney – Absent Travis Graham – Aye VOTE Ginger Duhon – Absent George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-Aye, 0-No) Mr. Allen stated that the applicant is looking to plat this as a one lot subdivision. The applicant is requesting to bring the property up to city AGENDA ITEM 4 standards. The applicant will also need to file for a Final Plat and Conditional PRELIMINARY PLAT / Use Permit in order to move ahead with their proposal. PP-09-14-4586 / “Toyo Motors” / 1708 SW Eastbound US 40 Hwy. Chairman Trosen stated that since the applicant has to obtain a Conditional Use Permit is there anything on the plat that would hold a condition to that QUESTIONS process that may be changed then in the future. Mr. Allen stated that in the staff recommendation they are required to install a sidewalk. That’s the only outstanding issue at this point. Mr. Greg Grounds stated that the applicant is in agreement with all staff recommendations. APPLICANT None. QUESTIONS Commissioner Ken Billups moved to approve the Preliminary Plat / PP- 09-14-4586 / “Toyo Motors” with five (5) staff recommendations. MOTION AGENDA ITEM 4 PRELIMINARY PLAT / PP-09-14-4586 / “Toyo Motors” / 1708 SW Eastbound US 40 Hwy. Seconded by Commissioner Lynn Banks. SECOND Ken Billups – Aye LaTasha McCall - Absent Joseph Haney – Absent Travis Graham – Aye VOTE Ginger Duhon – Absent George Abbott – Aye P.C. Minutes – 10.13.2014 Page 4 of 11 kf APPROVED Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-Aye, 0-No) 1. The Final Plat shall be recorded with Jackson County and all required documents must be returned to the Community Development STAFF Department once the plat has been recorded prior to the issuance of RECOMMENDATIONS building permits. 2. A permit from the Missouri Department of Transportation will be required to construct all proposed sidewalk infrastructure. 3. A construction permit for public infrastructure is required prior to commencing construction activities and can be acquired from the Engineering Division of the Public Works Department. 4. As-Built Drawings (also known as Record Drawings) marked up to reflect changes made during the construction process to public infrastructure shall be prepared and submitted to the Public Works Department in both electronic and hard copy versions. 5. A Conditional Use Permit is required prior to the issuance of building permits, or if building permits are not needed, prior to initiating the vehicle sale use. Jim Holley, Assistant Director of Community Development, stated that M & M Storage is proposing to construct a residential storage facility on the subject property. The plan is to construct 4 residential storage buildings that are AGENDA ITEM 5 approximately 3,500 square feet per building and one smaller two-story SITE PLAN & DESIGN building that will be approximately 2,500 square feet. The smaller building REVIEW / SPDR- will provide the office as well as interior storage units. 09-14-4557 / “M & M Storage” / 404 SW South The access to the property is provided along SW South Ave. near the east side Ave. of the subject property. It’s currently existing. The applicant is proposing that & five (5) spaces be provided near the office and that 14 spaces be dispersed AGENDA ITEM 6 throughout the development along the drives adjacent to the storage units. The PRELIMINARY PLAT / applicant does meet the setbacks. PP-09-14-4558 / “M & M Storage” / 404 SW South Staff recommends that the sidewalk be extended to the east property line and Ave. that any sidewalk repairs that are needed to the existing sidewalk be provided & with the construction of this project. AGENDA ITEM 5 FINAL PLAT / PF-09-14- Signage isn’t being approved as part of this application. All lighting will be 4559 / “M & M Storage” / building mounted lights. 404 SW South Ave. The applicant is proposing an Alternative Landscape Plan. All the landscaping is proposed in the front they are approximately 131 plant units short because they are not providing landscaping in the parking drive aisle. Staff recommends that the applicant provide a berm at the drainage basins edges similar to the property to the west in order to add to the overall P.C. Minutes – 10.13.2014 Page 5 of 11 kf APPROVED screening of the stormwater detention basin. Staff recommends relating the main entry door to the north façade and providing a single pane of glass on both sides of the door rather than just one side. Staff also recommends that an awning be placed over the main entry to add a bit of relief the façade and to accentuate the main entry. Staff also recommends moving the large overhead door currently shown on the east elevation of the main office/storage building to the south façade. It would also be helpful if the applicant provided a well-defined walkway to the main building. Staff recommends approval of the storage facility with the 12 staff recommendations. Staff is recommending approval of the Preliminary and Final Plat with the six (6) conditions. Commissioner Billups asked if the existing building was to be demolished. Mr. Holley stated that is correct. Commissioner Billups stated that he noticed that there were no street improvements required but the curbing on this property has deteriorated. Ben McCabe, City Engineer, stated that the streets and curbing for South Avenue will be addressed next year during the CIP Overlay Program. Paul Miller, Davidson Architecture Engineering stated that they agree with all of the conditions but would like to clarify recommendation number 10. The applicant will improve the driveway and the curbing near that area. APPLICANT Brad Gilpin, representative for the owner, distributed the revised site drawings that show the recommendations from staff. The one issue that the applicant has is the door. Staff has requested that it go to the north side of the building. There are indoor climate controlled storage units in this area and there is no access along the east and west end of the building. There is no way to remove that to get to the front of the building. Staff also requested two side lights one on each side and the applicant needs the biggest door they can unless they remove one whole unit. Chairman Trosen questioned the recommendation of the double side pane glass on the door. Mr. Gilpin stated that due to the fact there is a storage unit right near the entry way they would have to remove the unit in order to QUESTIONS install the side pane so the applicant is requesting that just one glass pane be installed. Commissioner Billups requested that the applicant present something that would break up the north elevation. Commissioner Ken Billups moved to approve the Site Plan/Design Review / SPDR-09-14-4557 / “M & M Storage” with staff conditions one (1) through nine (9) and twelve (12) and thirteen (13). Eliminating recommendation MOTION number ten (10) and eleven (11). Adding a fourteenth (14) recommendation to AGENDA ITEM 5 read, “Add vertical elements to the north façade of the building and that an SITE PLAN & DESIGN awning be placed over the main entry to add a bit of relief to the façade and to P.C. Minutes – 10.13.2014 Page 6 of 11 kf APPROVED REVIEW / SPDR-09-14- accentuate the main entry.” 4557 / “M & M Storage” / 404 SW South Ave. Seconded by Commissioner Lynn Banks. Ken Billups – Aye LaTasha McCall - Absent SECOND Joseph Haney – Absent Travis Graham – Aye Ginger Duhon – Absent George Abbott – Aye VOTE Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-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 STAFF requirement or development standard contained in the UDC nor any RECOMMENDATIONS condition required by the Planning Commission as part of this approval. 2. Screening for any roof or ground level 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. 3. Details of the trash enclosure shall be provided on the building plans and approved by staff prior to issuance of any building permits. 4. The sidewalk along SW South Avenue shall be extended to the east property line and any sidewalk repairs needed to the existing sidewalk be provided with the construction of this project. 5. The applicant shall provide a lighting plan with the building permit drawings in order to confirm that lighting is provided in accordance with Section 407.080, Outdoor Lighting Standards. 6. 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. 7. Staff recommends that the applicant provide a berm at the drainage basins edges similar to the property to the west in order to add to the overall screening of the stormwater detention basin. 8. The applicant must coordinate with the Public Works Department on finalizing the storm water management study prior to obtaining a building permit for the development. 9. 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. 10. Staff recommends relocating the main entry door to the north façade and providing a single pane of glass on both sides of the door rather than just one side. Staff also recommends that an awning be placed over the main P.C. Minutes – 10.13.2014 Page 7 of 11 kf APPROVED entry to add a bit of relief to the façade and to accentuate the main entry. 11. In addition, the applicant shall provide a well-defined walkway to the main entrance with low fencing along the walkway to provide additional interest to the building. 12. Staff also recommends moving the large overhead door currently shown on the east elevation of the main office/storage building to the south façade. 13. 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. 14. Add vertical elements to the north façade of the building and that an awning be placed over the main entry to add a bit of relief to the façade and to accentuate the main entry. Commissioner Lynn Banks moved to approve the Preliminary Plat / PP-09-14- 4558 and recommended the approval of the Final Plat / PF-09-14-4559 / “M & M Storage” with seven (7) staff recommendations. MOTION AGENDA ITEM 6 PRELIMINARY PLAT / PP-09-14-4558 / “M & M Storage” / 404 SW South Ave. & AGENDA ITEM 5 FINAL PLAT / PF-09-14- 4559 / “M & M Storage” / Seconded by Commissioner Jason Sanders. 404 SW South Ave. Ken Billups – Aye LaTasha McCall - Absent SECOND Joseph Haney – Absent Travis Graham – Aye Ginger Duhon – Absent George Abbott – Aye VOTE Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-Aye, 0-No) 1. The Final Plat shall be recorded with Jackson County and all required documents must be returned to the Community Development STAFF Department once the plat has been recorded prior to the issuance of RECOMMENDATIONS building permits. 2. Staff recommends that the sidewalk be extended to the east property line and that any sidewalk repairs that are needed to the existing sidewalk be provided with the construction of this project. P.C. Minutes – 10.13.2014 Page 8 of 11 kf APPROVED 3. The applicant must coordinate with the Public Works Department on finalizing the storm water management study prior to obtaining a building permit for the development. 4. All storm water detention and storm water quality components must be installed prior to occupancy. 5. Sidewalk curb ramps in order to comply with the American with Disabilities Act (ADA) shall be installed if needed, prior to issuance of a Certificate of Occupancy. 6. An erosion control plan is required to ensure the implementation of proper erosion and sediment controls, and controls for other wastes on the construction project. 7. Fire protection in the project area is provided by the Central Jackson County Fire Protection District (CJCFPD). The City of Blue Springs Community Development and Public Works Departments require conformance with CJCFPD requirements and confirmation of their approval with the development plans, including fire hydrant spacing and locations. A CJCFPD review is typically completed with the construction permit plan set. Mr. Holley stated in June of 2013 the City Council approved a PUD Concept Plan (PUDC-5-13-3950) for this property that included the assisted living facility. This request is for a Final PUD Plan and Site Plan and Design Review AGENDA ITEM 8 approval for the second phase of the assisted living facility. The assisted living PLANNED UNIT facility will be constructed on an approximately 9.4 acre parcel located on the DEVELOPMENT FINAL west side of Adams Dairy Parkway, south of NW R. D. Mize Road and North PLAT & SITE and east of NE Napoleon Drive. The first phase includes the construction of a PLAN/DESIGN REVIEW / three story building that will house 76 assisted living units and a single story PUDS-09-14-4583 / “The building that will house 32 memory care units. In addition the building will Parkway” / 550 NE house a reception area, recreation room, kitchen and dining facilities. Napoleon Drive Phase 2 of this development has been slightly modified since the original PUD Concept Plan approval. The applicant has found the demand for the memory care units to be less than originally thought and is therefore proposing assisted living units in this phase of the development rather than memory care units. The current breakdown of units is as follows: 32 memory care units, 76 independent living units (approved in Phase 1), 40 assisted living units (Phase 2 proposal) for a total of 148 units as per the original PUD Concept Plan approval. Condition Number 2 of the approval for Phase 1 of this project reads as follows: “The applicant shall provide a parking study as defined in Section 407.010.D of the UDC prior to approval of Phase 2 of this development.” The applicant has provided a parking study (attached). The study is based on the results of studies provided by the Institute of Transportation Engineers (ITE). ITE is a leading resource for such studies. In summary, the parking provided (129 spaces) is nearly 50% higher than that the ITE data suggests is needed P.C. Minutes – 10.13.2014 Page 9 of 11 kf APPROVED (70 spaces) and is acceptable to the Director of Community Development. The applicant is required to install sidewalk along NE Napoleon Drive and resurface the walking trail/bike path along the west side of NE Adams Dairy Parkway. None. Tim Wilson, and Scott Halman, SWD Architects QUESTIONS The number of units have been reduced to 34 from 40. Mr. Wilson presented APPLICANT a PowerPoint presentation to the Commission. The applicant would like to increase their floor area ratio. There will be a park like area and wet bottom water feature with a fountain on the northeast corner. Commissioner Ken Billups moved to approve the PUD Final Plan & Site MOTION Plan/Design Review / PUDS-09-14-4583 / “The Parkway” with two (2) staff AGENDA ITEM 8 conditions. PLANNED UNIT DEVELOPMENT FINAL PLAT & SITE PLAN/DESIGN REVIEW / PUDS-09-14-4583 / “The Parkway” / 550 NE Napoleon Drive Seconded by Commissioner Lynn Banks. SECOND Ken Billups – Aye LaTasha McCall - Absent VOTE Joseph Haney – Absent Travis Graham – Aye Ginger Duhon – Absent George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-Aye, 0-No) STAFF 1. Approval by the Planning Commission is based on the RECOMMENDATIONS 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. The conditions of Phase 1 as noted below shall apply to Phase 2 as well.  The applicant shall install sidewalk along the east side of NE Napoleon Drive adjacent to the frontage of Lot 1 as shown on the Final Plat.  The applicant is required to resurface the walking trail/bike path on the west side of NE Adams Dairy Parkway. The design, specifications and construction shall be reviewed, inspected and approved by the City’s Parks Department. P.C. Minutes – 10.13.2014 Page 10 of 11 kf APPROVED  All mechanical equipment including but not limited to electrical transformers, cable and telephone boxes, meters and HVAC units shall be screened from view as required by the UDC (Section 407.100.H).  The applicant is approved for the Alternative Compliance Landscape Plan in accordance with Section 407.040.I of the UDC.  Signage will need to be issued a standard sign permit prior to building permit issuance. OTHER BUSINESS The next Planning Commission meeting is scheduled for October 27, 2014. MEETING ADJOURN With no further discussion, a motion was made by Commissioner George Abbott to adjourn at 7:49 p.m. Seconded by Commissioner Phil Bartolotta. _______________________________ Karen Findora, Recording Secretary ____________________________________ __________________________ Mark Trosen, Chairman Date P.C. Minutes – 10.13.2014 Page 11 of 11 kf