Planning Commission Agendas

Planning Commission AGENDA Monday April 27, 2015 6:30 p.m. MUNICIPAL ANNEX 1304 MAIN STREET City of Blue Springs  Wallace Mark Trosen Graham Chairman Sanders Bartolotta McCall Duhon Billups 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, April 27, 2015 - 6:30 p.m. Planning Commissioners please call 228-0207 if unable to attend 1 CALL TO ORDER – PLEDGE OF ALLEGIANCE - CONSENT AGENDA (All items under Consent Agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and considered separately.) a) MINUTES – March 23, 2015 2 PLANNED RESIDENTIAL OVERLAY FINAL PLAN / PROF-04-15-4798 / “Parkway Estates Amended PRO Final Lots 1-75; 128-203 & 379-383” / NE Corner of Moreland School Road & Adam’s Dairy Parkway 3 PRELIMINARY PLAT / PP-04-15-4797 / “Triangle Outer Road” / 2800 & 2900 NW South Outer Road 4 OTHER BUSINESS – The next scheduled meeting is Monday, May 11, 2015. 2015 Planning & Zoning Commissioners Workshop Series, “Effective Meetings: Response to Common Citizen Concerns” / Wednesday, May 13th, 6-8:30 p.m., MARC Conf. Center Sponsored by the Kansas City Metro Section of APA and MARC. Moderator: Dave Knopick, Guest Speakers: Paul A. Welcome, County Appraiser for Johnson County & Jeff McKerrow, Licensed Professional Engineer 5 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 04.27.2015 Page 1 of 1 Kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, March 23, 2015 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, March 23, 2015 with the following members, guests and staff in attendance: ATTENDANCE James Wallace Joe Haney Lynn Banks Travis Graham Jason Sanders Ken Billups LaTasha McCall George Abbott Phil Bartolotta Ginger Duhon Mark Trosen, Chairman 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 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 Jason Sanders, and a unanimous vote, the Minutes of February 23, 2015, were approved as submitted. AGENDA ITEM 2 Jim Holley, Assistant Director of Community Development, stated that FINAL PLAT / PF-10-14- before the Commission is a request to recommend approval for the Final 4618 / “Anna Estates” / Plat for Anna Estates. Said property is located at 7700-7704 SE Cook 7700-7704 SE Cook Road Road. The lot consist of approximately 3.49 +\- acres and is zoned “RE” (Residential Estates). In previous approvals the Planning Commission approved the Sketch Plat for Willow Tree subdivision in November 1984. Between the years of 1985 and 2004 the Planning Commission and the City Council approved six (6) previous plats for Willow Tree. On February 17, 2015, the City Council approved Ordinance No. 4533 amending Section 260.110 and 700.030 to P.C. Minutes – 03.23.2015 Page 1 of 5 kf  permit on-site waste disposal systems on certain lots. The applicant is proposing to plat a single family lot originally planned as part of the Willow Tree subdivision. The applicant, Jim Tharp, plans to demolish the existing structures and construct a single-family residence on the property. Demo and building permits will need to be acquired prior to beginning construction of the new home. The City Council recently amended the Municipal Code to permit on site waste disposal systems on certain lots. That allows the applicant the opportunity to install a septic system on this particular lot because the cost of extending the sanitary sewer to the lot would be too costly. The lot meets the minimum lot size and width. During the planning phase the City does require public improvements to be made. The applicant is providing a 20-foot right-of-way dedication to bring Cook Road up to collector street standards. The applicant is also required to provide sidewalk. Willow Tree subdivision did not install sidewalk along Cook Road and all other adjacent lands remain undeveloped and/or utilized for rural single family homes. Given that it is not appropriate to install sidewalk at this time staff recommends that an agreement and covenant that runs with the land be allowed as our performance guarantee. Section 403.050.E (1) states that: “Prior to approval of a final plat, the developer shall install all required public improvements or post a financial guarantee or performance bond in a form established by the City.” Staff recommends that the financial guarantee come in the form of an agreement and covenant that binds the land to the cost of construction of the sidewalk when it is appropriate to do so. It would be appropriate to install the sidewalk if the City initiates street improvements in this area of SE Cook Road or if an adjacent property owner were to install sidewalk. The covenant and agreement would run with the land and require that the property owner provide for the cost of construction of sidewalk across their frontage when the time is appropriate. The city attorney is working with the applicant on the agreement. The other requirement is a fifteen foot sewer easement that will be required to be platted or dedicated by deed to the City in lieu of brining City sewer service to the property at this time. The fifteen foot easement is to run parallel and adjacent to the west property line from the north property line to the south property line. In addition, the applicant will need to comply with the previsions of Ordinance 4533, dealing with on-site waste disposal systems. QUESTIONS Commissioner Billups asked if changing the name of the plat would affect anything. Mr. Holley stated that it doesn’t change anything. This particular lot was included in the sketch plat as a tract and now the applicant is separating it and platting it as its own lot. It isn’t part of Willow Tree and won’t be a part of their HOA, stated Mr. Holley. Commissioner Haney asked Mr. Holley to better explain the sidewalk agreement. Mr. Holley stated the agreement will be set up with the City Attorney, Nancy Yendes, the applicant, Jim Tharp, and dependent upon P.C. Minutes – 03.23.2015 Page 2 of 5 kf  what the City Council desires. Right now we are proposing somewhere between a 10-15 sunset clause. At the end of whatever term that is, the property owner at that time would no longer be responsible for installing a sidewalk should it come in around them. If in the future it does fully develop and require sidewalk we would ask the applicant to install it. APPLICANT Jim Tharp, Owner, stated that the City of Kansas City has a 10 year agreement and would like the Planning Commission to recommend the same. Commissioner James Wallace asked if the Planning Commission had the authority to grant the time line on the agreement. Mr. Holley stated that the Planning Commission can recommend the time line to the City Council. MOTION Commissioner Joe Haney recommended the approval of the Final Plat / PF- AGENDA ITEM 2 10-14-4618 / “Anna Estates” with six (6) staff recommendations and to FINAL PLAT / PF-10-14- include with recommendation number two (2). “The Planning 4618 / “Anna Estates” / Commission added that the agreement/covenant be limited in time to 7700-7704 SE Cook Road 10 years after which the agreement/covenant shall expire and the property shall not be subject to its terms.” SECOND Seconded by Commissioner Lynn Banks. VOTE Ken Billups – 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 – Aye Mark Trosen, Chairman - Aye (APPROVED 11-Aye, 0-No) STAFF Staff and the Planning Commission recommend conditional approval of the RECOMMENDATIONS Final Plat application subject to the conditions below. The Planning Commission modified condition number two as noted in bold print. 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 financial guarantee for sidewalk along SE Cook Road shall be provided in the form of an agreement and covenant that binds the land owner to the cost of construction of the sidewalk when it is appropriate to do so. It would be appropriate to install the sidewalk if the City initiates street improvements in this area of SE Cook Road or if an adjacent property owner were to install sidewalk. The covenant and agreement shall run with the land and require that the property owner provide for the cost of construction of sidewalk across their frontage when the time is appropriate. The Planning Commission added that the agreement/covenant be limited in time to 10 years after which the agreement/covenant shall expire and the property shall not be subject to its terms. The covenant/agreement shall be recorded at the office of the County Recorder and a copy shall be provided to the City of Blue Springs P.C. Minutes – 03.23.2015 Page 3 of 5 kf  prior to occupancy permits being issued for any future construction. 3. The applicant shall dedicate 20 feet of right-of-way necessary to bring Cook Road up to collector street standards. 4. The applicant shall dedicate a 15-foot sewer easement along Cook Road for future sewer service. 5. The applicant is required to obtain all necessary State and County permits prior to installation of the on-site sewage disposal system. ANNOUNCEMENTS Chairman Trosen asked if anyone had announcements. OTHER BUSINESS The next Planning Commission meeting is scheduled for April 13, 2015. Chairman Trosen requested that the April 13th meeting be canceled due to lack of agenda items. (Approved Unanimously) Scott Allen, Director of Community Development, stated that on Monday, April 27th staff will provide a progress report on the Revised UDC. 2015 ANNUAL Chairman Trosen also noted that the HHW event is coming up in April. HOUSEHOLD Household Hazardous Waste – Saturday, April 18, 2015, at Pink Hill Park HAZARDOUS WASTE 8:00 a.m. – noon. The city is in need of volunteers. To volunteer please contact Matt Wright at 816-220-4504. EASTERN JACKSON Eastern Jackson County Planning Commissioners Training Series / COUNTY PLANNING “Density By Design” / Tuesday, April 7, 2015 / 5:30-7:30 p.m. / Lee’s COMMISSIONER Summit Gamber Community Center Conf. Room – Shenandoah A / RSVP TRAINING SERIES to Karen Findora, Planning Commission Liaison at (816) 228-0207 or by e- mail kfindora@bluespringsgov.com. 2014 ANNUAL REPORT 2014 ANNUAL REPORT – Draft for Review - please direct all comments to Matt Wright, Associate Planner at (816)220-4504 or by e-mail at mwright@bluespringsgov.com. Chairman Trosen and Commissioner Banks complimented staff on their hard work and turnaround time on the report. UP-COMING MARC Mid-American Regional Council has scheduled a couple of meetings: MEETINGS  April 8, 2015, 6:30-8:30 p.m., MARC Conf. Center, “Regulations Facilitating Older Adult Housing”  May 13, 2015, 6:00-8:30 p.m. MARC Conf. Center, “Effective Meetings: Response to Common Citizen Concerns” To register contact Karen Findora, PC Liaison at (816) 228-0207 or by e- mail: kfindora@bluespringsgov.com. DOWNTOWN ALIVE Commissioner Billups stated that Downtown Alive recently went through an assessment process to achieve the next level of accreditation. We didn’t quite make it but they gave the program a six (6) month extension. We have until the 1st of July to comply. One of the recommendations they came up with was to increase the volunteer and friend base. Commissioner Billups invited everyone to contact Downtown Alive or himself (816) 229-4100 to become volunteer or a friend of Downtown Alive. There is a small donation to be a friend in increments of $25, $50 and $100. There are lots of committees and areas of interest for the public to get involved in our Downtown District. P.C. Minutes – 03.23.2015 Page 4 of 5 kf HAPPY BIRTHDAY JIM Chairman Trosen wished Commissioner Wallace a Happy Birthday. WALLACE CIP MEETING Mr. Holley stated that he will contact the appropriate people on the upcoming CIP meeting dates. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Jason Sanders to adjourn at 6:48 p.m. Seconded by Commissioner Ken Billups. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Mark Trosen, Chairman Date P.C. Minutes – 03.23.2015 Page 5 of 5 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: April 27, 2015 Agenda Item: 2 Case File Number: PROF-04-15-4798 Parkway Estates Amended PR-O Final Plan, Lots 1-75, Project Name: 128-203 & 379-383 Type of Application: Planned Residential Overlay Final Plan Request: Requesting approval of the Parkway Estates Amended PR-O Final Plan, Lots 1-75, 128-203 & 379-383. Applicant: Sallee Homes, Inc / R L Sallee Real Estate Investments, LLC Property Owner: Randall W. Sallee Power Land Investment, LLC / Roy Allen Engineer: Lovelace and Associates, LLC / Joe Smith Architect: N/A Attorney: N/A Location (Address): N/A General Location: South of SE Shamrock Drive, West of SE Adams Dairy Parkway, North of SE Moreland School Road and East of SE Taylor Road Area: 49.32 +/- acres Lots: 156 lots Existing Zoning: “SF-7/PR-O” (Single-Family – Planned Residential Overlay) Existing Land Use: Single-Family Residential, Undeveloped Comprehensive Plan Designation: Low Density Residential Attachments:  Building Elevations/Floor Plans Planning Commission: April 27, 2015 City Council: N/A Planner: Matt Wright, Associate Planner Reviewed By: Jim Holley, Community Development Asst. Director Page 1 of 5  Project: Parkway Estates PR-O - Amended Plan Case Number: PROF-04-15-4798 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 5  Project: Parkway Estates PR-O - Amended Plan Case Number: PROF-04-15-4798 BACKGROUND INFORMATION/SUMMARY: The applicant is proposing to amend the PR-O Final Plan for Parkway Estates, Lots 1-75, 128-203 and 379-383. The amended PR-O Final Plan includes approximately 49.32 +/- acres of the 141.94 +/- acres of the entire PR-O located north of SE Moreland School Road, west of SE Taylor Road, south of The Pines subdivision and east of Moreland Manor subdivision. The applicant is requesting to amend 156 lots on the east side of SE Adams Dairy Parkway to allow for greater flexibility in the architectural styles and designs of new single-family houses. PREVIOUS ACTIONS/APPROVALS:  On July 17, 2006 the Planning Commission recommended approval of an annexation request (A-2-2006), this included the area encompassing the proposed Parkway Estates subdivision. The City Council approved the Annexation on September 6, 2006.  The Parkway Estates Preliminary Plat (06-06-18) was approved by the Planning Commission on July 24, 2006.  The Planning Commission recommended approval of the Rezoning (R-9-2006) to SF-7 (Single-Family Residential) on July 24, 2006. The City Council approved the Rezoning request on September 6, 2006.  On July 24, 2006, the Planning Commission also recommended approval of the Parkway Estates PR-O Concept Plant (PRO-1-2006). The City Council also approved PR-O Concept Plan on September 6, 2006.  The Parkway Estates PR-O Final Plan (06-12-11) was approved by the Planning Commission on January 22, 2007.  The Planning Commission approved an Amended Preliminary Plat (PP-8-08-1837) on August 25, 2008.  The Planning Commission approved an Amended Preliminary Plat (PP-7-10-2681) for Lots 1-75, 382 & 383, Tracts C & H-1 on September 27, 2010.  A majority of the lots included in this Amended PR-O request have been final platted, the following are case numbers and approval dates of the final plats: o On April 27, 2009 the Planning Commission recommended approval of the 13th Final Plat (PF-4-09-2124). The City Council approved the 13th Final Plat on May 4, 2009. o On June 25, 2012 the Planning Commission recommended approval of the 9th Final Plat (PF-4-12-3405), 10th Final Plat (PF-4-12-3406), 11th Final Plat (PF-4-12-3407) and the 12th Final Plat (PF-4-12-3408). The City Council approved the 9th, 10th, 11th and 12th Final Plats on July 2, 2012. o On October 28, 2013 the Planning Commission recommended approval of the 19th Final Plat (PF-10-13-4129) and the 20th Final Plat (PF-10-13-4130). The City Council approved the 19th and 20th Final Plats on November 4, 2013 o On January 12, 2015 the Planning Commission recommended approval of the 21st Final Plat (PF-12-14-4699). The City Council approved the 21st Final Plat on January 20, 2015. Page 3 of 5  Project: Parkway Estates PR-O - Amended Plan Case Number: PROF-04-15-4798 FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: Additional final plats will be required for the remaining 35 preliminary platted lots included with this request. There are an additional 52 lots preliminary platted to the north of this request adjacent to The Pines development. This Amended PR-O does not impact those lots (Lots 76-127). ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: County AG & SF-7/PR-O Fire station, community pool & undeveloped South: Right-of-Way & County AG SE Moreland School Road, agriculture & single family residential East: Right-of-Way & County AG SE Taylor Road, agriculture & single family residential West: Right-of-Way, SF-7/PR-O & NB SE Adams Dairy Parkway, single family residential & undeveloped RECOMMENDATION: Staff recommends approval of the Parkway Estates Amended PR-O Final Plan, Lots 1-75, 128-203 and 379-383 with conditions (2). PR-O Final Plan Review Criteria The Planned Residential Overlay (PR-O) regulations are intended to encourage flexible development at a quality level. The use of the PR-O District can enhance the quality of development, increase compatibility between adjacent uses and developments, and reduce negative impacts by using techniques such as: large-scale developments; efficient use of land; innovative and imaginative architectural approaches; design and site planning standards; conservation and preservation of natural resources; urban amenities; and greater open space. The proposed amended PR-O meets the goals by: Architectural Character: The applicant has provided proposed new building elevations and floor plans for additional building options. The architectural styles and massing that have been approved in the past in Parkway Estates east of SE Adams Dairy Parkway has been predominantly a mix of two-story and reverse ranch (1 story with walk-out basement) homes. The applicant would like to have additional flexibility and be able to construct more 1.5 story and front- to-back split homes. The building elevations submitted show materials that conform to existing homes in the development, including stucco, stone and smart siding. Page 4 of 5  Project: Parkway Estates PR-O - Amended Plan Case Number: PROF-04-15-4798 STAFF RECOMMENDATION: Staff recommends approval of the Amended PR-O Final Plan, Lots 1-75, 128-203 & 379- 383 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 or any other adopted codes. 2. The approval of this application only impacts the architectural style, character and massing of houses within the lots specified in this request. It does not impact any other previously approved requirements associated with this PR-O. Page 5 of 5  SE M a Jackson County St a tford SE P ic n or P l SE Taylor Rd SE S tr cadil ly SE S ands to ne Dr Jackson S LN ES County SF-12/ E CY PR SE MONTERREY CK PR-O S SE HEMLO SE PINE GA TE DR SE CEDRUS LN SE Red woo d Ln SE Hillsid e Cir SE Creek Ridge Ct SE Ridge Line Dr SE SF-7/ Parkwood Ct PR-O SE SE 7th Street Ter SE Pine Ct 5th Ct AG Jackson County SF-7 nD r SE Shamrock Ln aw Sh SE Adams Dairy Pkwy SE SF-7/ SE Monte rrey Dr SE Ambe r Ct SE Vicki's SE mon d PR-O Ct SE Dia SE Blueb ird Ct SE 7 th SE Auburn Ct 6 th St SE 8th Ter SE Diamond St SE e r SE Mead owlark Silv St Ct SE Scarlet Ct SE Silver Ln SE Partr idge Ln SITE SE Sherri Ln SE Crimson Ct SE Oriole Ct SE Sherri Ln SE SE Sparrow Ct NB S ie nn a Ct SE Carmine Ct SE 5th Ct SE 6th Ct SE 7th Ct SE Moreland School Rd MF-14 SE Mount Vernon Dr SE Hamilton Ct Jackson County SE Adams Dr SE Fran klin Ct SE Alger Dr y Pk w Da SE i ry SE Cook Rd Va SE Saratoga Dr lle s yF Ad or am ge Dr SE PROF-04-15-4798 PARKWAY ESTATES AMENDED P-RO FINAL PLAN LOTS 1-75, 128-203, & 379-383 0 350 ± 700 1,400 Feet SITE LOCATION MAP  PLANNING COMMISSION STAFF REPORT Meeting Date: April 27, 2015 Agenda Items: 3 Case File Number: PP-04-15-4797 Project Name: Triangle Outer Road Type of Application: Preliminary Plat Request: Approval of a Preliminary Plat for Triangle Outer Road Applicant: Triangle Joint Venture, LLC / Kelly Smith Property Owner: Triangle Joint Venture, LLC / Kelly Smith Engineer: Pruitt and Dooley Surveying, LLC / Jerry Pruitt Architect: N/A Attorney: N/A Location (Address): 2800 & 2900 N.W. South Outer Road General Location: On the south side of NW South Outer Road, approximately 2250 feet east of NW Woods Chapel Rd. Area: Approximately 2.76 +/- acres Lots: 2 proposed on Preliminary Plat Existing Zoning: “GB” (General Business) Existing Land Use: Vacant (formerly Fastenal) Comprehensive Plan Regional Commercial Designation: Attachments:  Site Location Map  Preliminary Plat Planning Commission: April 27, 2015 City Council: N/A Planner: Nathan Jurey, Planning Technician Reviewed By: Jim Holley, Community Development Asst. Director Page 1 of 7  Project: Triangle Outer Road Plan Case Number: PP-04-15-4797 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 7  Project: Triangle Outer Road Plan Case Number: PP-04-15-4797 BACKGROUND INFORMATION/SUMMARY: The applicant is proposing to plat 2 lots generally located on the south side of NW South Outer Road approximately 2250-feet east of NW Woods Chapel Road. The total land area is approximately 2.76 acres (120,419.78 sq. ft.) with lot 1 being 1.59 acres (69,386.71 sq. ft.) and Lot 2 being 1.17 acres (51,033.07 sq. ft.). Lot 1 has an existing building and asphalt parking lot. Lot 2 has an existing concrete pad and asphalt parking lot. The applicant is requesting approval of the Preliminary Plat. PREVIOUS ACTIONS/APPROVALS: SPD-24-2005 – Planning Commission approved the Site Plan Design for Fastenal on November 28, 2005. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant must obtain Final Plat approval prior to the issuance of building permits. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: GB (General Business) NW South Outer Road and vacant commercial land South: TF (Two-family residential) Two-family residential buildings East: GB (General Business) Insurance and Auto Repair West: RC (Regional Commercial) Vehicle sales RECOMMENDATION: Staff recommends approval of the Preliminary Plat with sixteen (16) conditions. PRELIMINARY PLAT Preliminary Plat Overview: Correct the location of “Point of Commencement” on the plan to match the legal description. Legal description states the “Point of Commencement” as the SE Corner of said NE 1/4. The proposed land use must be included in the Preliminary Plat. Minimum Setbacks: The proposed configuration meets setback requirements noted in Section 404.140 (c) as follows: 3. Exterior setback. The minimum exterior setback shall be fifteen (15) feet when adjacent to local streets and twenty-five (25) feet when adjacent to any other type of street. 4. Interior setback. No minimum interior setback shall be required, provided that when the interior setback area is adjacent to lots zoned TF, SF-7, SF-12 or less intensive, the minimum interior Page 3 of 7  Project: Triangle Outer Road Plan Case Number: PP-04-15-4797 setback shall be twenty (20) feet. When adjacent to lots zoned MF- 14, MF-20, NB or SO the minimum interior setback shall be fifteen (15) feet. NW South Outer Road is a collector and as such the exterior front setback area will need to be a minimum of 25-feet. Also, the interior rear setback is required to be a minimum of twenty (20) feet. The existing buildings meet the minimum requirement. Any future building will be required to meet the same. Access / Parking: Currently, Lot 1 has only one access point via NW South Outer. However, the driveway providing access to Lot 1 does not fully reside within Lot 1, since a portion of it lies within Lot 2. This may create issues in the future if Lots 1 and 2 are sold separately. There is one access point from NW South Outer Road to Lot 2. Similar to the Hyundai dealership to the west, driveway improvements to both lots will be required prior to Final Plat approval. Per the City of Blue Springs Municipal Code, all driveways providing access to collector streets (NW South Outer Road) shall be constructed so that the point of tangency of the curb return radius closest to a non- signalized street or driveway intersection is at least one hundred twenty- five (125) feet from the perpendicular curb face of an intersecting street or driveway. This code has the following implications on this development:  At least one driveway shall be allowed per lot. As development moves forward, access along NW South Outer Road will be further defined based on need and safety. However, any proposed additional drives must be approved and permitted by the Missouri Department of Transportation. Driveway widths are restricted to 30 feet. If the applicant intends to provide a single, joint driveway to serve both properties access easements will be needed and shall be shown and dedicated on the final Plat. The minimum driveway width or alternative approved by the Director of Public Works or his designee shall apply to a shared access point. Sidewalk / Path Improvements: Completion of a 5-foot wide, ADA compliant sidewalk will be required along South Outer Road prior to Final Plat approval. Street Improvements: Dependent on the future development and associated traffic generation, a traffic study may be required to assess impacts to the adjacent roadway network. Page 4 of 7  Project: Triangle Outer Road Plan Case Number: PP-04-15-4797 Landscape Buffers: The landscape buffer for the right-of-way between NW South Outer Road and the properties is buffer “B,” which is defined as a buffer that is either 15’ in width with 45 plant units per 100 linear feet or 25’ in width with 40 plant units per 100 linear feet. The landscape buffer for the transition between GB & RC is buffer “A” which is defined as a buffer that is either 7’ in width with 45 plant units per 100 linear feet or 15’ in width with 30 plant units per 100 linear feet. The landscape buffer for the transition between GB & SF-7 is buffer “C” which is defined as a buffer that is either 25’ in width with 60 plant units per 100 linear feet or 35’ in width with 55 plant units per 100 linear feet. Furthermore, an undulating 4-6’ high earth berm or a 6’ fence shall be required in the setback area. Landscape buffers and berms must be included in the Final Plat. Storm water Detention: Per APWA, a storm water management plan (SWMP) prepared by a professional engineer licensed in the State of Missouri is required as the remodeling, repair, replacement, or other improvements to any existing structure or facility and appurtenances cause an increased area of impervious surface on the site in excess of ten percent (10%) of that previously existing and the total impervious surface on the site is greater than 5,000 square feet. If a SWMP is required, storm water quality requirements must also be met. The City of Blue Springs requires adhering to the current edition of APWA 5600 which has a water quality component for the 90% mean event. Design procedures for each best management practice is included in the Mid-America Regional Council Best Management Practice Manual. These calculations are to be included in the SWMP submittal and updated as the design advances. Easements are required to allow future inspections of the storm detention and water quality facilities. Public Utilities: All public utilities are available to both lots. Old building sewers may be reused in connection with new buildings but will be required to be rehabilitated with an insituform or approved equal liner. Easements: All existing and proposed utility easements as well as existing cross- access easements are required to be shown on the Final Plat. The triangular piece of property (illustrated in the Preliminary Plat) owned by the “Land Bank of Blue Springs” that is located directly south of Lot 2 requires an ingress/egress easement, which is provided on the Preliminary Plat and shall be shown and dedicated on the Final Plat. Page 5 of 7  Project: Triangle Outer Road Plan Case Number: PP-04-15-4797 Plat Approval: All public infrastructure must be constructed and/or financially guaranteed prior to approval of the Final Plat. The latest edition of the American Public Works Association and the City of Blue Springs standards, specifications, and materials shall be followed. A Final Plat must be approved and recorded prior to the release of building permits for Lots 1 and 2. ACTION BY PLANNING COMMISSION: The Commission is being asked to provide a recommendation on the Preliminary Plat. The plat is reviewed at this time to determine if it conforms to the requirements of the City’s development codes; and there are appropriate assurances that the proposed improvements will be completed, should the developer fail to perform. The Planning Commission may recommend approval, modify approval or, if the plat does not meet the requirements of the City, recommend denial. STAFF RECOMMENDATION: Staff recommends approval of the Preliminary Plat application subject to the following sixteen (16) 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. Correct the location of “Point of Commencement” on the plan to match the legal description. 3. Include the proposed land use in the Preliminary Plat. 4. All public infrastructure and/or required improvements shall be completed and/or financially guaranteed prior to Final Plat approval. 5. Landscape buffers shall be shown and dedicated on the Final Plat prior to approval. 6. A 7.5 foot ingress/egress easement shall be shown and dedicated on the Final Plat to serve as access to the triangular piece of property located near the southeast corner of the proposed Lot 2. 7. Proper construction permitting for public infrastructure is required prior to commencing construction activities and can be acquired from the Engineering Division of Public Works. 8. Similar to the Hyundai dealership to the west, driveway improvements to both lots will be required prior to Final Plat approval or alternatively. If the applicant intends to provide a single, joint driveway to serve both properties access easements will be needed and shall be shown and dedicated on the final Plat. Page 6 of 7  Project: Triangle Outer Road Plan Case Number: PP-04-15-4797 The minimum driveway width or alternative approved by the Director of Public Works or his designee shall apply to a shared access point. 9. A 5-foot wide, ADA compliant sidewalk is required along South Outer Road. All required sidewalks will need to be shown on the Final Plat. The sidewalks must be installed with proper permitting or a financial guarantee submitted prior to City Council’s Final Plat approval. 10. A permit from the Missouri Department of Natural Resources (MDNR) is required for land disturbance greater than one acre. 11. As required by the MDNR land disturbance permit, a storm water pollution prevention plan (SWPPP) is also required to ensure maintenance, inspection, and flexibility for erosion control and storm water quality on the project during construction. The City of Blue Springs Engineering Division requires confirmation the SWPPP has been prepared and the land disturbance permit has been acquired prior to beginning construction activities. 12. 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. 13. Dependent on the future development and associated traffic generation, a traffic study may be required to assess impacts to the adjacent roadway network. 14. 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. 15. Maintenance bonding is required for public infrastructure – water, sanitary sewer, and roadway. Per City Code, a maintenance bond in an amount equal to one- half (½) the cost of construction and satisfactory to the City Attorney shall be posted with the City Engineer or his/her designate, guaranteeing against defects in construction for a period of one (1) year. 16. 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. 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