Planning Commission Agendas

Planning Commission AGENDA Monday September 14, 2015 6:30 p.m. MUNICIPAL ANNEX 1304 MAIN STREET City of Blue Springs  Bartolotta Travis Graham Banks Chairman Sanders Peil McCall Duhon Billups Haney Abbott Wallace  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, September 14, 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 August 24, 2015 2 SITE PLAN & DESIGN REVIEW / SPDR-09-15-4959 / “Cosentino’s Price Chopper #109” / 1305 North 7 Highway 3 OTHER BUSINESS – The next scheduled meeting is Monday, September 28, 2015. 4 PRESENTATIONS: Amended Unified Development Code 2014 Comprehensive Plan Design and Construction Manual 5 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 09.14.2015 Page 1 of 1 kf  Pink Hill Rd Burr Oak Woods State Forest Roan oke Dr ¬ «7 Roan oke Dr RD M ize Rd Duncan Rd Adams Dairy Rd ¦ ¨ § 70 Dunc an Rd 2 § ¦ ¨ 70 Lake Remembrance Ashton Dr Coro nado Dr 15th St RD Mize Rd RD Mize Rd Vesper St Lake Tapawingo Main St Walnut St Walnut St 22nd St 15th St 10th St South Ave £ ¤ 40 £ ¤ 40 " ) SE Adams Dairy Pkwy AA 19th St M in te r Rd Minter Rd Clark Rd Ryan Rd Blue Springs Lake Ryan Rd Taylor Rd ¬ « 7 Morela nd Schoo l Rd Cook Rd Arnette Liggett Rd Major Rd Wyatt Rd Wyatt Rd Enoch 's Mill Rd ¬ « 7 Shrout Rd Cowherd Rd Mason School Rd Colbern Rd Colbern Rd Colbern Rd PLANNING COMMISSION SEPTEMBER 14, 2015 ± 1 Agenda Item # AGENDA ITEMS MAP Not to Scale  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, August 24, 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, August 24, 2015 with the following members, guests and staff in attendance: ATTENDANCE Mitchell Peil James Wallace Ken Billups Joe Haney Phil Bartolotta Lynn Banks Travis Graham, Chairman George Abbott Scott Allen, Community Development Director Jim Holley, Community Development Assistant Director Ben McCabe, City Engineer Nancy Yendes, City Attorney Kent Edmondson, Councilman – District 2 (Mayor Pro-Tem) Karen Findora, Recording Secretary Jim Leacock, Public Stenographer ABSENT Planning Commissioner Jason Sanders Planning Commissioner LaTasha McCall Planning Commissioner Ginger Duhon CALL TO ORDER Chairman Travis Graham called the meeting to order at 6:42 p.m. with a request that everyone stand for the Pledge of Allegiance. CONSENT AGENDA Chairman Graham requested action on the Consent Agenda with a motion APPROVAL by Commissioner James Wallace, a second from Commissioner George Abbott, and a unanimous vote, the Minutes of August 14, 2015, were approved as submitted. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:43 p.m. with a PUBLIC HEARING request for exhibits from the City Attorney. Ms. Nancy Yendes introduced PLANNED UNIT Exhibits 1 thru 8 for Agenda Item 2 into the public record on behalf of the DEVELOPMENT applicant. CONCEPT PLAN / PUDC- 07-15-4920 / “White Oak Exhibits: Marketplace” / 821-1051 SW 1. Staff Report with attachments 7 Highway (excl. 909 SW 7 2. Affidavit of Publication in B.S. Examiner on Aug. 8, 2015 P.C. Minutes – 08.24.2015 Page 1 of 11 Kf Hwy.) 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) STAFF COMMENTS Jim Holley, Assistant Director, Community Development stated that the applicant is seeking approval of a PUD Concept Plan for White Oak Marketplace located at 821-1051 SW 7 Highway. The property consist of 20.53 +\- acres and is zoned “GB” (General Business). The development has three (3) phases and the first phase will include approximately 84,300 sq. ft. for a grocery store use and a 6,000 sq. ft. attached retail space. The second phase will consist of multi-family senior residential development with approximately 180 units housed in three separate buildings (60 units per building). The third phase will consist of approximately 24,320 sq. ft. of other retail/restaurant for a total of approximately 114,620 sq. ft. of retail development. The applicant will be required to obtain City approvals for the following: Preliminary, Final Plat, PUD Final Plan and Site Plan & Design Review. Mr. Holley noted that the 2003 Comprehensive Plan designates the property as a commercial property. The commercial designation would align with the general business zoning district. There is a residential component to this project and with the 2003 Comprehensive Plan there is an opportunity in this particular area and in that it calls for clustered development with shared access; adding the residential component to this through the PUD provisions does implement the current Comprehensive Plan. Note that the 2014 Comprehensive Plan shows the area as providing for commercial or retail in the front and high / medium residential density to the rear of the site. Through the land use analysis section on page 5 of 11 one thing to note is that the PUD regulations do not allow residential uses in a PUD if they’re located on land that the base zoning district is non-residential which is in this case. Mr. Holley stated that prior to the residential portion of development coming forward the applicant will have to rezone that property to a residential designation so that it would be allowed. The 2014 Comprehensive Plan will become effective October 5, 2015. Staff is not recommending any Comprehensive Plan changes be made at this time. Phase 2 and 3 will be conditioned on market conditions. The grocery store and the attached retail phase will take place in the first phase. There are several conditions that Mr. Holley noted:  Stormwater Management Plan: Shall be submitted with the PUD Final Plan.  Open Space: Calculations for the Open Space shall be submitted with the PUD Final Plan.  Parking: The applicant has exceeded the parking spaces by 13.5%. They are required to provide 461 currently they are providing 533. P.C. Minutes – 08.24.2015 Page 2 of 11 Kf  This is for the retail portion only. There is not enough detail in the residential portion to provide a good estimate for that area.  Setback: They do meet minimum setbacks.  Sidewalk: They will be required to install sidewalks along SW 7 Hwy. as well as SW Sunset Avenue.  Landscaping: Note page 8 of 11 in the staff report; because this is a TIF staff will be anticipating that the landscape materials that are provided will be a bit larger than our code typically requires as with most TIF developments in Blue Springs.  Architectural Detail: The details for the grocery store and the attached retail will be provided at the time of the PUD Final Plan. The pad site buildings will each be required to go through a separate Site Plan & Design Review. That will be the case regardless of whether a new UDC is in effect. In other words; our Amended UDC that will go into effect October 5, 2015 stated that a site plan for buildings that are 25,000 square feet or less don’t have to be heard by the Planning Commission and can be administratively approved. In this case all those pad site buildings will have to be seen and heard by the Planning Commission.  Maintenance Agreement: Common driveways, common parking those agreements will be provide also at the time of the Final Plan. The plan is consistent with the Tax Increment Financing Plan and it’s also consistent with many discussions staff has had with the developer up to this point and therefore staff is recommending approval with fourteen (14) staff recommendations. QUESTIONS Commissioner George Abbott asked if any of the current businesses were going to stay. Commissioner Ken Billups wanted to know how the orientation of the site came to be had. Mr. Holley stated that they have looked at various alternative ways of orienting the building and even talked about pushing the grocery building closer to the street, hiding more of the parking in the back. The developer of this site feels that this is the most appropriate layout for this site not only for visibility but from a functional standpoint as well. Commissioner Billups also asked about the grading. Commissioner Mitchell Peil asked if there was a study conducted on the switching of locations and asked if a traffic study would be done. Mr. Holley stated that a study has been done but doesn’t know the results of that study. A traffic report will be submitted during the Final Plan submittal. APPLICANT Chris Hafner, Davidson Architecture and Engineering 4301 Indian Creek Parkway Overland Park, KS 66207 Mr. Hafner stated that this development would not be your normal Price Chopper. One key factor for this development is the visibility from 40 & P.C. Minutes – 08.24.2015 Page 3 of 11 Kf  7. The applicant will cut into the hill a bit and then raise the grocery store up so there is good visibility. The applicant is also going to create a 2% slope throughout the development to meet ADA standards and keep everyone safe as they walk through the parking lot. They will be keeping the signal at 7 Highway. They will meander the entrance a bit to try and slow traffic down. There will be a lot of landscape islands, green space and pedestrian connections. Truck delivery will be located behind the grocery store to the south. Mr. Hafner confirmed that the first phase will be the grocery store and detached retail shops. For future development the applicant will set up the sites with utilities to those locations so they are pad site ready for marketing. Mr. Hafner presented the architecture drawing of the grocery store. There will be a lot of glass, wood, brick, plaza areas and outdoor patio areas for lunch or dinner. APPLICANT Mike Fishman, Development Associates 10985 Cody Ste. 220 Overland Park, KS 66210 Mr. Fishman addressed some of the Planning Commissioners questions. He stated that there are three remaining tenants: Dollar General; Radio Shack; and Beauty Brands. As it stands right now none of those three businesses will remain in the project. Initially Beauty Brands wanted to stay but has since changed direction. Mr. Fishman stated that they have had extended negotiations with all three tenants that wasn’t productive. Mr. Fishman stated that the City Council has authorized the developer to use eminent domain in order to condemn and acquire a leasehold interests and that process is ongoing at the moment. QUESTIONS Commissioner Lynn Banks asked Mr. Fishman if he had a letter of commitment from Price Chopper for the grocery store. Mr. Fishman stated that he did not. He did say that the Constintio family is connected to the project. Commissioner Peil stated that the White Oak development needed this for a long time. He asked Mr. Fishman if there were retail users already picked out for the site. Mr. Fishman stated that there is not. Once they know what their construction schedule will be they will have a better idea on when to market the sites. Commissioner Peil asked if the east side of the grocery store would house the pharmacy. Mr. Hafner stated that on the east side is the attached 6,000 sq. ft. retail and they also have fast-casual dining shown to the south east. Mr. Hafner stated that they haven’t worked out the fine details as to whether a pharmacy will or will not work into this plan. They are working with Price Chopper in designing the inside of the grocery store so that they can have a pharmacy and not disrupt traffic flow and parking. Commissioner Peil asked if the restaurant had been identified. Mr. Hafner P.C. Minutes – 08.24.2015 Page 4 of 11 Kf  stated that it has not. They have received some good market analysis on this site. No one to date. Mr. Hafner stated that the only thing he knows for sure is the grocery store and the 6,000 sq. ft. retail space will be constructed. Commissioner Abbott asked what would happen to the old Price Chopper. Mr. Fishman stated that it would be leased and repositioned as retail. Mr. Hafner stated that they are in agreement with the fourteen (14) conditions. WITNESSES IN FAVOR Steve Solcer, Central Bank of the Midwest 909 S 7 Highway Blue Springs, MO Mr. Solser had concerns with the turning lane into their bank property that looks like it is cut off of the proposed drawings. WITNESSES OPPOSED None. QUESTIONS Commissioner Billups showed his concern with the fact that the three existing businesses are going out of business. He also described his displeasure of the entrance cut-off for the existing bank and the layout of the entire project. Mr. Hafner stated that because of that site is so deep the draw to get something onto that site has been a challenge. There have been several proposed projects for this site and all met some kind of challenge. They were able to find someone that could utilize 6.6 acres of the site on the back end that allows for a mixed uses that provide a bit of vitality and life to the project as a whole. Commissioner Peil asked for more detail on the senior housing. Mr. Fishman stated that the development will be age restricted 55 and older and will be built in three phases. There will be a total of 180 units with one and two bedroom units available. No memory care will be provided. Mr. Fishman stated that the City Council voted to approve a letter of support to the state for tax credits and they are highly optimistic that the first phase of the senior housing will be built at the same time the grocery store is constructed. Mayor Pro-Tem, Kent Edmondson, stated that the City Council has seen a color rendering of the senior housing. Commissioner Billups stated that he would have liked to have seen the same drawing. HEARING CLOSED With no further discussion, Chairman Graham closed the public hearing at 7:30 p.m. MOTION Commissioner Wallace recommended the approval of the Planned Unit AGENDA ITEM 2 Development Concept Plan / PUDC-07-15-4920 / “White Oak PLANNED UNIT Marketplace” with fourteen (14) staff recommendations. DEVELOPMENT P.C. Minutes – 08.24.2015 Page 5 of 11 Kf CONCEPT PLAN / PUDC- 07-15-4920 / “White Oak Marketplace” / 821-1051 SW 7 Highway (excl. 909 SW 7 Hwy.) SECOND Seconded by Commissioner Mitchell Peil. VOTE Ken Billups – No LaTasha McCall - Absent Joseph Haney – Aye Mitchell Peil – Aye Ginger Duhon – Absent George Abbott – Aye Lynn Banks – No James Wallace – Aye Jason Sanders – Absent Phil Bartolotta – Aye Travis Graham, Chairman - Aye (APPROVED 6-Aye, 2-No) STAFF RECOMMENDATIONS 1. Prior to approval of a PUD Final Plan for Phase 2, an application to amend the zoning map and change the GB zoning to a residential zoning is required. 2. A detailed Landscape Plan complying with the standards of Section 407.040, Landscaping and Buffering, of the 1996 UDC and including calculations for all landscaping including parking lot and open space landscape and area calculations, said plan and calculation to be provided by the developer with any application for PUD Final Plan and/or Site Plan and Design Review approval for any future phase of the development. More mature landscaping shall be installed, such as larger caliper trees, than the minimum required by the UDC. 3. A detailed stormwater plan that consistent with APWA standards and City of Blue Springs requirements that addresses water quality as well as stormwater controls is required prior to submittal of the PUD Final Plan and the Final Plat. 4. Adequate capacity for both water distribution and sewer capacity for the proposed retail development will need to be verified as the proposed development moves forward. The developer will also be required to provide improvements as necessary to ensure that adequate utilities meeting City of Blue Springs design requirements for placement and depth are provided to Phase 1 and 3. 5. The PUD Final Plan shall clearly show pedestrian circulation throughout the development. 6. Architectural drawings and color renderings are required at the time of the PUD Final Plan for each phase of this development. The architectural design is to be of high quality and shall be at a minimum, equal to the conceptual design quality provided with P.C. Minutes – 08.24.2015 Page 6 of 11 Kf  this submittal. 7. Final details of the grocery store and individual free standing retail buildings shall be provided at the time of the PUD Final Plan and/or Site Plan and Design Review for each building. The individual pad buildings shown on the conceptual plan shall be required to file an application for Site Plan and Design Review to be reviewed and approved by the Planning Commission prior to issuance of building permits. 8. The details of the building design for Phase 2 (Multi-family Residential) shall be submitted along with the PUD Final Plan/Site Plan and Design Review application for this phase of the development. The conditions of this approval shall apply to Phase 2 in as much as is applicable, and shall be addressed when submitting an application for Final PUD Plan/Site Plan and Design Review approval. 9. The developer is required to install the public sidewalk along both frontages, and said sidewalks shall meet the minimum standards of the American with Disabilities Act (ADA) and the MoDOT along SW 7 Highway as well as City standards. 10. To help control access and improve safety, a raised concrete median should be installed on MO-7 from Consumer Drive to the southernmost drive. Left-ins could be considered at the middle access point as the development moves forward. 11. The developer is required to provide details of all user amenities such as gathering spaces, public art, plazas, areas for outdoor seating and the like. 12. A maintenance agreement is required to be reviewed and approved by the City prior to approval of the PUD Final Plan and Final Plat for any Phase of this development. The agreement shall be recorded in the Office of the Recorder, Jackson County, Missouri and a recorded copy shall be returned to the Community Development Department prior to issuance of building permits for any buildings within Phase 1 of the development. 13. PUD Final Plan(s) and Site Plan and Design Review may be specific for each building within Phase 3 and shall not prohibit moving forward with the necessary building permits for Phase 1 once the development in Phase 1 has approval of a PUD Final Plan/Site Plan and Design Review, and a Final Plat. 14. A Standard sign permit application as required by Chapter 501, Signs, is required prior to the installation of any sign. Building permits will also be necessary prior to installation of any sign. P.C. Minutes – 08.24.2015 Page 7 of 11 Kf AGENDA ITEM 3 PRELIMINARY PLAT / Jim Holley stated that this applicant is requesting to plat two (2) lots PP-07-15-4921 / “The Estate located west of the intersection of SE Cook and Major Road. The total at Buffalo Valley” / 7800 of land area is approximately 82.32 acres. The proposed property is currently SE Cook Road zoned “AG” (Agriculture-County) and they intend on staying with that zoning. The intent of the applicant is to construct a single-family home on & the smaller of the two proposed lots. The applicant was asked to provide easements for the expansion of Cook Road in the future and they have AGENDA ITEM provided that on the Final Plat. It is approximately 20 feet that they have FINAL PLAT / PF-07-15- dedicated for additional right-of-way. The applicants also provided a 15 4922 / “The Estate at Buffalo foot sanitary sewer easement along the west property boundary and that is Valley” / 7800 of SE Cook shown on the Final Plat as well. Staff is recommending approval of the Road Preliminary and Final Plat with the five (5) staff conditions. Commissioner Abbott asked if there would be just a single home and Mr. Holley stated yes, that the house will be located on 3 +\- acres and the remaining will remain agricultural. QUESTIONS Kim Compton, Owner 1106 NW Meadow Court Grain Valley, MO 64029 APPLICANT Mrs. Compton stated that she is a fourth generation farm hand on this land. They are excited to come to Blue Springs and build a home where she and her husband can raise their little boy on their farm and live that farm experience. QUESTIONS Commissioner Peil asked there were any ideas of extending this property for future residential development. Mrs. Compton stated not at this time as there is no sanitary sewer system available and there is no other road access other than Cook. Mrs. Compton informed the Commission that they will farm the property. MOTION AGENDA ITEM 3 Commissioner Lynn Banks moved to approve the Preliminary Plat / PP-07- PRELIMINARY PLAT / 15-4921 / “The Estate at Buffalo Valley” with five (5) staff PP-07-15-4921 / “The Estate recommendations. at Buffalo Valley” / 7800 of SE Cook Road SECOND Seconded by Commissioner Ken Billups. VOTE Ken Billups – Aye LaTasha McCall - Absent Joseph Haney – Aye Mitchell Peil – Aye Ginger Duhon – Absent George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Absent Phil Bartolotta – Aye Travis Graham, Chairman - Aye STAFF (APPROVED 8-Aye, 0-No) RECOMMENDATIONS P.C. Minutes – 08.24.2015 Page 8 of 11 Kf  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 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 covenant/agreement shall be recorded with the County Recorder and a copy shall be provided to the City of Blue Springs prior to building permits being issued for any future construction. 3. The applicant is required to obtain all necessary State and County permits prior to installation of the on-site sewage disposal system. 4. A “Declaration of Restriction on Use of the Land and On-Site Waste Disposal System, Easement of Access, and Covenants Running with the Land” and an “Agreement for On-Site Waste Disposal System” shall be approved by the City Council and recorded with the County Recorder and a copy shall be provided to the City of Blue Springs prior to building permits being issued for any future construction. 5. If a new driveway access is desired onto SE Cook Road, the applicant must work with Public Works to ensure the installed MOTION driveway meets all City requirements. AGENDA ITEM 3 PRELIMINARY PLAT / Commissioner Lynn Banks recommended the approval of the Final Plat / PP-07-15-4921 / “The Estate PF-07-15-4922 / “The Estate at Buffalo Valley” with five (5) staff at Buffalo Valley” / 7800 of recommendations. SE Cook Road SECOND VOTE Seconded by Commissioner Mitchell Peil. Ken Billups – Aye LaTasha McCall - Absent Joseph Haney – Aye Mitchell Peil – Aye Ginger Duhon – Absent George Abbott – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Absent Phil Bartolotta – Aye Travis Graham, Chairman - Aye STAFF (APPROVED 8-Aye, 0-No) RECOMMENDATIONS 1. Approval by the Planning Commission based on the representations P.C. Minutes – 08.24.2015 Page 9 of 11 Kf  of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC 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 covenant/agreement shall be recorded with the County Recorder and a copy shall be provided to the City of Blue Springs prior to building permits being issued for any future construction. 3. The applicant is required to obtain all necessary State and County permits prior to installation of the on-site sewage disposal system. 4. A “Declaration of Restriction on Use of the Land and On-Site Waste Disposal System, Easement of Access, and Covenants Running with the Land” and an “Agreement for On-Site Waste Disposal System” shall be approved by City Council and recorded with the County Recorder and a copy shall be provided to the City of Blue Springs prior to building permits being issued for any future construction. 5. If a new driveway access is desired onto SE Cook Road, the applicant must work with Public Works to install a driveway that OTHER BUSINESS meets all City requirements. Scott Allen, Director of Community Development, stated that the next meeting is scheduled for September 14th which is 3 weeks from tonight. Chairman Graham will be absent and Vice-Chairman, Lynn Banks, will conduct the meeting. On that agenda is the Adams Pointe Village PR-O Final Plan and Final Plat. Staff will also present a general training education session on the newly adopted UDC. Other boards and committees will be invited to attend. Mr. Holley announced the next Eastern Jackson County Planning Commissioners Training. Staff is looking at Tuesday, September 29, 2015 from 5:00 – 8:00 p.m. Location TBA. September 12th the first annual, “Taste of Blue Springs” event to be held at the Blue Springs High School. Over 30 restaurants will be in attendance. Cost is $10.00 advance tickets or $12.00 at the door children 6 and under are free. The event runs from 4:00 p.m. – 8:00 p.m. There is a Facebook Page titled “Taste of Blue Springs” with more information. MEETING ADJOURN The next Planning Commission meeting is scheduled for Monday, September 14, 2015. With no further discussion, a motion was made by Commissioner Ken P.C. Minutes – 08.24.2015 Page 10 of 11 Kf  Billups to adjourn at 7:52 p.m. Seconded by Commissioner Lynn Banks. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary _________________________________ Travis Graham, Chairman __________________________________ Date P.C. Minutes – 08.24.2015 Page 11 of 11 Kf  PLANNING COMMISSION STAFF REPORT Meeting Date: September 14, 2015 Agenda Item: 2 Case File Number: SPDR-09-15-4959 Project Name: Price Chopper North – Expansion Type of Application: Site Plan / Design Review Request: Re-approval of Site Plan and Design Review for a grocery store addition with site improvements Applicant: Shafer, Kline & Warren, Inc. / Arnie Tulloch Property Owner: Consentino Enterprises, Inc. / Victor Consentino Engineer: Shafer, Kline & Warren, Inc. / Arnie Tulloch Architect: J Price Architecture, Inc. / Bryan Boyd Attorney: N/A Location (Address): 1305 NW 7 Hwy. General Location: West side of NW 7 Hwy. and north of Interstate 70 and Pointe Center Area: 7.085 +/- acres Lots: 1 Existing Zoning: “GB” (General Business) Existing Land Use: Grocery Store Comprehensive Plan Designation: General Commercial Attachments:  Site Plan  Building Elevations  Narrative for Site Plan Changes dated August 28, 2015.  Exhibit “A” and “B”  Staff report - Variance Application VAR-10-13-4139 Planning Commission: September 14, 2015 City Council: N/A Planner: James Holley, Asst. Dir. of Community Development Reviewed By: Scott Allen, Community Development Director Page 1 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 BACKGROUND INFORMATION/SUMMARY: In November of 2013 the Planning Commission approved an expansion to the existing Price Chopper grocery store located at 1305 NW 7 Hwy. to 77,500 square feet (SPDR- 10-13-4144). Section 403.070, Site Plan and Design Review, subsection K states: Expiration Of Approved Site Plan And Design Review Plans. An approved site plan and design review plan shall expire and be of no further effect if an application for a building permit for one (1) or more buildings shown on the approved site plan and design review plan is not filed within one (1) year of the date that the site plan and design review plan is approved. Because the applicant did not apply for building permits within the allotted time the approval for SPDR-09-13-4144 expired on November 25, 2014. The applicant is requesting re-approval of the Site Plan and Design Review application SPDR-09- 13-4144 with the change as noted in the “Narrative for Site Plan Changes” dated August 28, 2015 and included herewith as an attachment. PREVIOUS ACTIONS/APPROVALS:  On November 13, 2013, the Board of Adjustment approved a Variance request (VAR-10-13-4139) to the UDC Section 407.010.B, Off-Street Parking Schedule A, for a reduction in the number of parking spaces required.  On November 25, 2013, the Planning Commission approved Site Plan and Design Review application (SPDR-09-13-4144) to allow a 16,300 square foot building expansion of an existing 61,200 square foot grocery store with site improvements.  On February 10, 2014 the Planning Commission recommended approval of an application to vacate easements (VAC-1-14-4280) in order to allow for the building expansion as proposed.  On June 23, 2014 the Planning Commission approved a Preliminary Plat application (PP-05-14-4433) and recommended approval of a Final Plat application (PF-05-14-4432) for this property. The City Council approved the Final Plat on July 7, 2014. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: None. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: General Business Commuter parking lot South: General Business Religious Assembly East: Public right-of-way NW 7 Hwy. West: Public right-of-way NW Northridge Dr. Page 3 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 RECOMMENDATION: Staff recommends re-approval of application SPDR-09-13-4144 with the changes as noted in the “Narrative for Site Plan Changes” dated August 28, 2015 and included herewith as an attachment, and including the conditions (7) noted in the original approval. SITE PLAN/DESIGN REVIEW Floor Area: The original approval for this projects noted that the existing floor area was 61,200 sq. ft. and that the building addition was to be 16,, 300 sq. ft. for a total building square footage of 77,500 sq. ft. (See Exhibit “A,” attached). During the building plan preparation it was determined that the actual number of square feet for the existing building is 57,522. The building addition will now be 21,157 sq. ft. for a total building square footage of 78,679 sq. ft. (See Exhibit “B,” attached). The net gain in in floor area with the current proposal is 1,179 sq. ft. as noted below: 78,679 (proposed square footage) – 77,500 (approved square footage) = 1,179 sq. ft. (additional newly proposed square footage) The remaining portions of this staff report are taken directly from the original staff report provided for Application No. SPDR-09-13-4144. The applicant is not proposing any other changes to the original approval except as noted under “Parking.” Access: There are two existing driveways on the property. Both are located along 7 Hwy. The drives will not be widened but will be slightly modified to accommodate the new parking spaces and modified site circulation. Delivery trucks will utilize the northernmost drive to access the loading/unloading area behind the grocery store. A traffic study has been submitted as required and approved by the Public Works Department. The traffic study specifically addresses the question of whether dedicated right turn lanes are needed along 7 Hwy. at both driveways. The study does recommend the southbound right turn lanes at the north and south drives in the existing shoulder along 7 Hwy., which are shown on the proposed site plan. MoDOT approval of the proposed right-turn lanes is required prior to issuance of a building permit. Parking: 264 parking spaces have been provided for the grocery store. 310 parking spaces are required per the UDC Section 407.070.B. A Variance (VAR-10-13-4139) to the off-street parking requirement was approved on November 13, 2013 to require only 264 off-street parking spaces (the Variance staff report is attached for reference.) 12 accessible parking spaces have been provided, only 7 are required. Page 4 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 With the current proposal 315 parking spaces are required and 252 spaces are provided. The applicant was granted a variance (VAR- 10-13-4139) to reduce the number of parking spaces required for this use. The variance report is attached. Though the final number of parking spaces is different than noted in the staff report for VAR-10- 13-4139, the net reduction of 66 spaces remains valid. The applicant is reducing the number of parking spaces by 63 spaces from the number that is required. 315 space required – 252 spaces proposed = 63 space reduction Loading/ Unloading: Off-street loading/unloading occurs on the west side of the site just behind the grocery store building. A concrete panel wall screens the loading/unloading area. Setbacks: The chart below details the setback requirements. All applicable setbacks have been met. Direction Zoning Setbacks North: General Business 0 ft. South: General Business 0 ft. East: Major Arterial 25 ft. West: Local Street 15 ft. Phases: Development will occur in one phase. Sidewalks: A five foot wide sidewalk is required along NW 7 Hwy. and is shown on the site plan. The sidewalk must be installed, or a financial guarantee submitted, prior to City Council approval of the Final Plat. Lighting: An exterior lighting plan has been provided with the application. As currently proposed the light levels at the north property line immediately adjacent to the commuter parking lot exceed the maximum illumination standards. A Variance to UDC Section 407.080.E., Maximum Illumination and Luminaire Height, is required prior to building permit approval, if the outdoor lighting standards cannot be met. Conformance to the Outdoor Lighting Standards will be reviewed administratively through the building permit process. Signage: With the building expansion exterior building signage will be modified, but is not being approved as part of this application. The existing pole sign will not be altered. Signs that comply with the Sign Code may be approved through the standard administrative sign permitting process. If future signage does not meet the code requirements, then the applicant must seek approval of a Master/Alternative Sign Plan to be reviewed by the Planning Commission. Page 5 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 Screening: Concrete screen walls are proposed for the loading/unloading area and trash compactor located behind the building. The screen walls are proposed to match the materials and color of the existing store. The trash compactor must be completely screened from view per the UDC prior to issuance of a building permit, which will be reviewed for approval administratively. Per Section 407.040.C.7. a six foot fence or wall is required to screen adjacent residential developments. They should be of high quality masonry, plastic, or wood. An existing eight foot wood fence along the west property line will be replaced with a six foot high vinyl fence screening the adjacent residential properties. Roof screening of equipment has been shown on the building elevations. Additional 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. Trash Enclosure: The proposed trash compactor is located on the west side of the building adjacent to the loading/unloading area. A screen wall has been identified to screen the compactor on the west side and there is an existing screen wall directly to the east, but no screening is shown on the north side. Per UDC Section 407.040.G, dumpsters must be completely screened from view on all sides by a fence or wall with a minimum height of six feet or one foot taller than the dumpster, whichever is greater. The fence or wall should be compatible with the principal structure on the lot. Prior to issuance of a building permit the trash enclosure must meet the UDC standards. General Landscaping: The applicant is requesting approval of an Alternative Compliance Landscape Plan per UDC Section 407.040.I., because the east transitional buffer does not meet the minimum landscaping requirements. Six existing pear trees are located just outside of the property lines within the 7 Hwy. right-of-way. While the UDC does not allow any plantings not located within the subject property to be counted towards meeting the landscaping requirements, it can be noted that the plantings do provide a functional transition buffer for the site that meets the buffer requirements. The rest of 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 North transitional N/A N/A N/A buffer– Not required South transitional N/A N/A N/A Page 6 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 buffer– Not required East transitional 45 pu’s per 100 ft. 50 -130 buffer (Buffer B – (400 ft. total (130 w/in ROW) (+0 including 15 ft. wide) length)= 180 PU plantings w/in ROW) West transitional 40 pu’s per 100 ft. 290 +89 buffer (Buffer B – (502 ft. total 25 ft. wide) length)= 201 PU Open Space 308,800 sq. 619 +3 Landscaping ft./1000sq. ft. x 2 PU’s = 616 PU Parking Lot 264 spaces x 528 +0 Landscaping 20/10= 528 PU Totals: 1,525 plant units 1,487 proposed -38 plant units required plant units proposed (1,617 including (+92 including plantings in plantings in ROW) ROW) Stormwater Detention: A stormwater report has been submitted as required and accepted by the Public Works Department. One stormwater detention basin is proposed for the site along the undeveloped western portion of the site. 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 Page 7 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 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 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 front (east) and the side (south) elevations are the only facades significantly being modified. All of the existing precast concrete walls will being changed from a gray color to cream, and the new precast walls will be painted to match. There is little to no variation in form and visual interest to the south, north and west elevations, but there is limited visibility of those elevations from any public right-of-way since it is setback so far from 7 Hwy. and screened from view by fencing and landscaping to the west. Page 8 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 The new east elevation extends east 17 additional feet and south an additional 30 feet. The main entryway has been enhanced with two colors of brick veneer and a height and form variation from the rest of the façade. A covered walkway has been added to a majority of the front of the building with two-color brick veneer columns and canopies extending from the main entryway. Red metal awnings have been added above the canopies, which provides a contrast of colors, materials and form. In addition, a split face block band extends horizontally along the majority of the façade to also provide color variation. Both end caps utilize red steel beam canopies, sloped roofs extending above the adjacent roof line, a lighter EIFS color and either windows or a recessed brick veneer. Mechanical Equipment: Roof screening of equipment has been shown on the building elevations. Additional 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. 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 Page 9 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 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 & Design Review application subject to the following conditions: 1. Approval by the Planning Commission is based on the representations of any drawings presented as part of this application and does not waive any requirement or development standard contained in the UDC nor any condition required by the Planning Commission as part of this approval. 2. An approval letter from MoDOT accepting the traffic study must be submitted prior to issuance of a building permit. All improvements within the 7 Highway right-of-way must be coordinated with MoDOT. 3. A Variance to UDC Section 407.080.E., Maximum Illumination and Luminaire Height, is required prior to building permit approval, if the outdoor lighting standards cannot be met. 4. The proposed trash compactor must be completely screened from view using compatible materials to the principal structure per UDC Section 407.040.G. prior to issuance of a building permit. 5. 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. 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. Page 10 of 11  Project: Price Chopper North - Expansion Plan Case Number: SPDR-09-15-4959 7. 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. Page 11 of 11  W Ha Ct m ps hir e MF-14 NW 11th Street Ct NW 10th St GB/ NW 9th St NW 6th St NW R-O MF-14 We at NB TF Crossing on e her N W W ne TF C ea t th sto GB er Dr NW Burdett st r cl eD NW Cir Timber SF-7 SF-7 NW Ridge NW North Ridge Dr NW Club Dr NW North Ridge Ct e stw oo dD r ¬ «7 W W GB/ MF-14 NW Port e Cir r R-O SITE NW y Tamm NW TF Cir Fa NW 6th St irw GB ay NW 6th Ter NW NW 5th Street Ter Porter TF NW 12th St NW North Ridge Dr Ct NW Shaw Pkwy GB NW Jeff e rson St NW South Outer Rd GB § ¨ ¦ 70 GB GB MF-14 TF SPDR-09-15-4959 CONSENTINO'S PRICE CHOPPER #109 SITE LOCATION MAP 0 250 500 ± 1,000 Feet