Planning Commission Agendas

Planning Commission AGENDA Monday October 12, 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, October 12, 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 September 28, 2015 2 PUBLIC HEARING / REZONING / RZ-09-15-4979 / “Saint Luke’s Specialty Clinic” / SE Corner of NE Adams Dairy Parkway & NE R. D. Mize Road (Related to Agenda Item 3) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in B.S. Examiner on September 26, 2015 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) 3 PRELIMINARY PLAT / PP-09-15-4980 / “Saint Luke’s Specialty Clinic” / SE Corner of NE Adams Dairy Parkway & NE R. D. Mize Road (Related to Agenda Item 2) 4 SITE PLAN/DESIGN REVIEW / SPDR-09-15-4978 / “Parkway Villas” / NE Corner of Adams Dairy Parkway & Moreland School Road 10.12.2015 Page 1 of 2 kf 5 OTHER BUSINESS – The next scheduled meeting is Monday, October 26, 2015. 6 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 10.12.2015 Page 2 of 2 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, September 28, 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, September 28, 2015 with the following members, guests and staff in attendance: ATTENDANCE James Wallace Ginger Duhon Ken Billups Mitchell Peil Joe Haney Lynn Banks Chairman Travis Graham 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 Phil Bartolotta Planning Commissioner George Abbott Planning Commissioner Jason Sanders Planning Commissioner LaTasha McCall CALL TO ORDER Chairman Travis Graham called the meeting to order at 6:30 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 Ken Billups, a second from Commissioner Lynn Banks, and a unanimous vote, the Minutes of September 14, 2015, were approved as submitted. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:31 p.m. with a PUBLIC HEARNG request for exhibits from the City Attorney. Ms. Yendes introduced AMENDMENTS TO THE Exhibits 1 thru 4 for Agenda Item 2 into the public record on behalf of the UNIFIED applicant. DEVELOPMENT CODE / P.C. Minutes – 09.28.2015 Page 1 of 4 kf UDCT-09-15-4985 / “Amendments to: Chapter Exhibits: 410, Violations & 1. Memorandum with attachments Enforcement; Section 2. Exhibit A- Changes to be made and Chapter 410 to be 401.050, Transitional adopted – 15 total pages Provisions; 3. Affidavit of Publication in B.S. Examiner on September 12, Section 411.030.F, 2015 Service/Entertainment Use 4. Application for the Amendments Group; Section 405.030, Non Residential Building Type Jim Holley, Assistant Director of Community Development, stated before Standards; Section the Commission is the addition of Chapter 410 Violations & Enforcement 407.030.D, Frontage Design and a couple of other amendment items to the Amended UDC. Standards” Chapter 410 Violations & Enforcement was inadvertently omitted from the code. This request is just asking to enter it once again. There are no changes to this section. Section 401.050, Transitional Provisions mentions Chapter 409 when is discusses violations and enforcement or penalties and enforcements that reference should be to Chapter 410. Daycare Limited and Daycare General: The State law requires that if more than four unrelated children are in a daycare center that the center has to be licensed by the State. Currently our code both existing and the amended has the provision for up to six unrelated persons in a center. In order to be consistent with the State and in order for us to track our daycare providers the City is requiring a Conditional Use Permit for daycare centers with the same state requirements. If the day care center has to get a State license then they will have to get a Conditional Use Permit with the City as well. Section 405.030, Non Residential Building Type Standards: The original amended UDC in the non-residential building types provides a minimum front building line. It has a percentage provided for something other than an activity street and a percentage for an activity street. The purpose of putting this in the UDC was to address developments similar to a downtown development where the building is moved up to the street and the front of that building is something that you want to see occupy a certain percentage of that street frontage in order for the visibility and the continuation of business along that street. Staff has found that percentages in the building types were really restrictive and for a lot of redevelopment along 7 Highway it didn’t work. With an enhanced Streetscape Frontage type this building line makes sense. An example is the downtown area. The building frontage will only be in the Enhanced Streetscape frontage. QUESTIONS Commissioner Ginger Duhon questioned the General childcare provision dropping from seven to five. Mr. Holley stated that it drops from seven to five because the General requires a Conditional Use Permit. The Limited (four or less) you don’t need a Conditional Use Permit. Nor will they need a State license. P.C. Minutes – 09.28.2015 Page 2 of 4 kf WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Graham closed the public hearing at 6:43 p.m. MOTION Commissioner Ken Billups recommended the approval of the Amendments AGENDA ITEM 2 to the Unified Development Code / UDCT-09-15-4985 as presented. PUBLIC HEARNG AMENDMENTS TO THE UNIFIED DEVELOPMENT CODE / UDCT-09-15-4985 / “Amendments to: Chapter 410, Violations & Enforcement; Section 401.050, Transitional Provisions; Section 411.030.F, Service/Entertainment Use Group; Section 405.030, Non Residential Building Type Standards; Section 407.030.D, Frontage Design Standards” SECOND Seconded by Commissioner Ginger Duhon. VOTE Ken Billups – Aye LaTasha McCall - Absent Joseph Haney – Aye Mitchell Peil – Aye Ginger Duhon – Aye George Abbott – Absent Lynn Banks – Aye James Wallace – Aye Jason Sanders – Absent Phil Bartolotta – Absent Travis Graham, Chairman - Aye (APPROVED 7-Aye, 0-No) The next Planning Commission meeting is scheduled for October 12, 2015. OTHER BUSINESS Scott Allen, Director of Community Development, reminded the Commission that the Developers Workshop would take place on Tuesday, September 29th. RSVP to Karen Findora, Administrative Assistant. Mr. Holley informed the Commission that the date for the Eastern Jackson County Planning Commissioners Training is set for Monday, November 30th. Location and topic will be determined. With no further discussion, a motion was made by Commissioner James MEETING ADJOURN Wallace to adjourn at 6:46 p.m. Seconded by Commissioner Ginger Duhon. P.C. Minutes – 09.28.2015 Page 3 of 4 kf  _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Travis Graham, Chairman Date P.C. Minutes – 09.28.2015 Page 4 of 4 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: October 12, 2015 Agenda Item: 2 Case File Number: RZ-09-15-4979 Project Name: Saint Luke’s Specialty Clinic Type of Application: Rezoning Request: Change the zoning from “AG” (County Agriculture) to “SO/ADP-O” (Service Office/Adams Dairy Parkway- Overlay). Applicant: Saint Luke’s Health System, Inc. / Jeremy Bechtold Property Owner: Commerce Bank, Trustee / Ronald E. Snyder Engineer: Olsson Associates / Brad Sonner Architect: Hoefer Wysoki Architecture / Dennis O’Roark Location (Address): Not yet assigned General Location: Southeast corner of NE Adams Dairy Parkway and NE R. D. Mize Road Area: 10.34 +/- acres Lots: 1 Existing Zoning: “AG” (County Agriculture) Proposed Zoning: “SO/ADP-O” (Service Office/Adams Dairy Parkway- Overlay) Existing Land Use: Undeveloped Proposed Land Use: Medical Services Office Comprehensive Plan Designation: Commercial (Adams Dairy Corridor) Attachments: Rezoning area map Applicant request to rezone Planning Commission: October 12, 2015 City Council: October 19, 2015 Planner: Matt Wright, Associate Planner Reviewed By: Scott Allen, Community Development Director Page 1 of 5  Project: Rezoning-Saint Luke’s Specialty Clinic Plan Case Number: RZ-09-15-4979 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 5  Project: Rezoning-Saint Luke’s Specialty Clinic Plan Case Number: RZ-09-15-4979 BACKGROUND INFORMATION/SUMMARY: The current proposal is to rezone the subject property from “AG” (County Agriculture) to “SO/ADP-O” (Service Office/Adams Dairy Parkway-Overlay). The applicant is proposing to develop a two-story 36,100 square foot medical office building on the 10.34+\- acre property located at the southeast corner of NE Adams Dairy Parkway and NE R. D. Mize Road. The preliminary site plan indicates that two additional phases may be added in the future for a total building size of 81,700 square feet and a total of 411 parking spaces. The Adams Dairy Corridor Plan originally designated the property as “Office/Flex-Tech” but was amended in 2005 to “Commercial” to allow for “The Plaza at Adams Farm” development to proceed. “The Plaza at Adams Farm,” was later changed to “Adams Dairy Landing,” which was not developed south of NE R. D. Mize Road as was originally proposed under “The Plaza at Adams Farm” plan. A Preliminary Plat has also been submitted with the Rezoning application. PREVIOUS ACTIONS/APPROVALS:  The property was annexed into the City on June 20, 2005 (A-3-2005).  On September 12, 2005 the Planning Commission approved a Comprehensive Plan Map Amendment (CPA-M-4-2005) to amend the Future Land Use Map for the Adams Dairy Corridor Plan from “Adams Dairy Parkway Overlay Mix- Office/Flex Tech” to “Commercial” for 82.6+\- acres for “The Plaza at Adams Farm” retail development. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a Preliminary Plat (PP-09-15-4980) that will run concurrently with this Rezoning request. Future applications required include an Appearance Review Committee, Site Plan Design Review and a Final Plat. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way NE R. D. Mize Road (local street) South: AG (County Agriculture) Undeveloped East: AG (County Agriculture) Undeveloped West: Right-of-Way NE Adams Dairy Parkway (arterial street) RECOMMENDATION: Staff recommends approval of the proposed Rezoning. Page 3 of 5  Project: Rezoning-Saint Luke’s Specialty Clinic Plan Case Number: RZ-09-15-4979 REZONING APPLICATIONS Zoning and Land Use: Zoning Land Use Existing “AG” (County Agriculture) Undeveloped Proposed “SO/ADP-O” (Service Medical Services Office Office/Adams Dairy Parkway- Overlay) SPECIAL INFORMATION Comprehensive Plan: The Comprehensive Plan (Adams Dairy Corridor Plan) designates the property as Commercial. Zoning: Section 404.130 provides density, lot size, setback, height and open space requirements for the “SO” zoning district. Based on the size of the development and preliminary site plans, the zoning district requirements can be met on the subject property. Section 404.200 provides requirements for the “ADP-O” district. The “ADP-O” regulations apply in addition to the underlying (base) zoning district regulations to impose different development rules for properties within the Adams Dairy Parkway Corridor. In case of conflict between the ADP-O regulations of Section 404.200 and other regulations in the Unified Development Code, the ADP-O regulations of Section 404.200 shall control. Where no special ADP- O regulation is stated, the regulations of the underlying base zoning shall control. REVIEW CRITERIA: In reviewing any application for an amendment to the official Zoning Map (zoning change), the Planning Commission and City Council shall review the proposed amendment in light of the Comprehensive Plan, the general requirements of the Unified Development Code and the following considerations: 1. Whether or not the requested zoning change is justified by a change in conditions since the original ordinance was adopted or by an error in the original ordinance; 2. The precedents, and the possible effects of such precedents, that might result from approval or denial of the petition; 3. The ability of the City or other government agencies to provide any services, facilities or programs that might be required if the petition were approved; 4. The effect of approval on the condition or value of property in the City or in the vicinity; 5. The consistency of the application with adopted policies of the City; and 6. The zoning and land use recommended by the Comprehensive Plan. Page 4 of 5  Project: Rezoning-Saint Luke’s Specialty Clinic Plan Case Number: RZ-09-15-4979 The Blue Springs Unified Development Code defines the Service Office (SO) zoning district as a district that “is intended to provide areas for public, semi-public, institutional, professional and office uses that require separate buildings and building groups surrounded by landscaped yards and open areas, and is intended for application in central areas of the City and in suburban locations with good transportation access.” The Adams Dairy Parkway Overlay (ADP-O) district has the following purposes: “Provide for a high- quality, comprehensively designated and developed corridor that is well planned and well maintained; provide, over time, for development and improvement of individual sites in a compatible manner, encouraging the most appropriate use; protect property and building values and value of City investments in the Adams Dairy Parkway Corridor and to maintain the tax base and foster development of quality commercial and residential structures; manage development in a way that preserves the integrity of natural systems present in the corridor planning area such as storm water runoff, detention and management; implement development quality goals of the Adams Dairy Parkway Corridor Plan with reasonable consideration to the character of the district and its suitability for particular uses; protect extraordinary public investment in public infrastructure, public amenities and public facilities; and secure more business development in the City.” The proposed rezoning and land use meet the intentions of the SO and ADP-O zoning districts. STAFF RECOMMENDATION: The Rezoning request is consistent with the review criteria noted above and as such staff recommends approval of the Rezoning application. Page 5 of 5  SO/ GB/ § ¦ ¨ 70 ADP-O R-O NE Coronado Dr GB/ GB/ R-O ADP-O GB/ GB/R-O r GB/ ado D ADP-O C oron GB/ ADP-O NE MF-14/ SO/ ADP-O ADP-O ADP-O GB/ ADP-O GB/R-O AG/ RE/ ADP-O ADP-O MF-14 d NE okwo o SO/ NE RD Mize Rd NE Adams Dairy Pkwy NE Napoleon Dr Bro Ct ADP-O NE 5th St NE Knox Pl SITE NE GB/ Brookwood ADP-O AG AG/ Cir ADP-O MF-20 NE Knox St GB/ ADP-O NE Wood Ct MF-20/ R-O/ RE NE 6th St NE ood NE ADP-O W r Ci Brookwood RE/ Pl ADP-O E Walnut St LI/ SE Magellan Dr ADP-O LI/ RE/ ADP-O ADP-O RZ-09-15-4979 ± ST LUKE'S SPECIALTY CLINIC SITE LOCATION MAP 0 300 600 1,200 Feet  PUBLIC NOTICE Rezoning RZ-09-15-4979 “Saint Luke’s Specialty Clinic” SE Corner of NE Adams Dairy Parkway & NE R. D. Mize Road Notice is hereby given that a public hearing will be held by the Planning Commission of the City of Blue Springs on Monday, October 12, 2015 at 6:30 p.m. in the Municipal Annex located at 1304 W Main Street for the purpose of hearing parties in interest and citizens on a request by Jeremy Bechtold, Saint Luke’s Health System to approve a Rezoning for the SE corner of NE Adams Dairy Parkway and NE R. D. Mize Road. The applicant is requesting a zoning change from “AG” (County Agricultural) to “SO/ADP-O” (Service Office / Adams Dairy Parkway Overlay) zoning district for the redevelopment of the site to permit medical office uses. Interested parties may view the application materials on file in the Community Development Department located at 903 W. Main Street, Blue Springs, MO. The site is legally described as follows: All that part of the North Half of Section 32, Township 49 North, Range 30 West, in the City of Blue springs, Jackson County, Missouri, described as follows: COMMENCING at the Northwest corner of the Northwest Quarter of Section 32, Township 49 North, Range 30 West; thence South 87 degrees 11 minutes 14 seconds East, along the North line of the Northwest Quarter of said Section 32-T49-R30W, a distance of 1,970.20 feet, to the point of intersection of said North line and the centerline of Adams Dairy Parkway, as established in Book I2329 at Page 1005; thence South 02 degrees 28 minutes 24 seconds West, departing the North line of the Northwest Quarter of said Section 32-T49-R30W, and along the centerline of said Adams Dairy Parkway, a distance of 659.40 feet, to a point on the Westerly prolongation of the North line of the Southeast Quarter of the Northeast Quarter of the Northwest Quarter of said Section 32-T49N-R30W; thence South 87 degrees 13 minutes 40 seconds East, departing the centerline of said Adams Dairy Parkway, and along the North line of the Southeast Quarter of the Northeast Quarter of the Northwest Quarter of said Section 32- T49N-R30W and its Westerly prolongation, a distance of 57.00 feet, to a point on the East Right-of-Way line of said Adams Dairy parkway, said point also being the POINT OF BEGINNING; thence North 02 degrees 28 minutes 24 seconds East, along the East Right-of- Way line of said Adams Dairy Parkway, a distance of 330.62 feet, to a point on the East Right- of-Way line of Adams Dairy Parkway, as established in Document No. 2007E0105781; thence South 87 degrees 29 minutes 49 seconds East, along the East Right-of-Way line of said Adams Dairy Parkway, a distance of 15.00 feet; thence North 02 degrees 28 minutes 24 seconds East, continuing along the East Right-of-Way line of said Adams Dairy Parkway, a distance of 209.93 feet, to a point on the East Right-of-Way line of said Adams Dairy Parkway, as Page 1 of 2 established in Document No. I-1194340, in Book I2407 at Page 1603; thence North 58 degrees 59 minutes 41 seconds East, along the East Right-of-Way line of said Adams Dairy Parkway, a distance of 91.20 feet, to the point of intersection of the East Right-of-Way line of said Adams Dairy Parkway and the South Right-of-Way line of R.D. Mize Road, as established in Document No. 2007E0105781; thence South 72 degrees 37 minutes 02 seconds East, along the South Right-of-Way line of said R.D. Mize Road, a distance of 256.38 feet, to a point of curvature; thence Southeasterly, continuing along the South Right-of-Way line of said R.D. Mize Road, and along a curve to the left, having a radius of 1,001.00 feet, and through a central angle of 14 degrees 40 minutes 00 seconds, an arc length of 256.24 feet, to a point of tangency; thence South 87 degrees 17 minutes 02 seconds East, continuing along the South Right-of-Way line of said R.D. Mize Road, a distance of 194.00 feet; thence South 02 degrees 46 minutes 20 seconds West, departing the South Right-of-Way line of said R.D. Mize Road, a distance of 769.01 feet; thence North 87 degrees 13 minutes 40 seconds West, a distance of 117.97 feet; thence North 09 degrees 51 minutes 56 seconds West, a distance of 281.36 feet, to the Northeast corner of the Southeast Quarter of the Northeast Quarter of the Northwest Quarter of said Section 32-T49N-R-30W; thence North 87 degrees 13 minutes 40 seconds West, along the North line of the Southeast Quarter of the Northeast Quarter of the Northwest Quarter of said Section 32-T49N-R30W, a distance of 604.02 feet, to the POINT OF BEGINNING, containing 450,516 square feet or 10.3424 acres, more or less. CITY OF BLUE SPRINGS Planning Commission By: Karen Findora, Recording Secretary The City Council of the City of Blue Springs will also hold a public hearing on the above noted Rezoning / RZ-09-15-4979 on Monday, October 19, 2015 at 6:30 p.m. in the Municipal Annex Facility to consider the application and the recommendation of the Planning Commission. CITY OF BLUE SPRINGS City Council PUBLISH: Saturday, September 26, 2015 E-MAIL TO THE EXAMINER: Attn. Kathy Jones, Kathy.jones@examiner.net 09/24/2015 Page 2 of 2  Jackson County § ¦ ¨ 70 NE Coronado Dr r oD nad C oro NE 36-500-03-59-00-0-00-000 36-500-04-36-00-0-00-000 36-820-11-03-00-0-00-000 36-500-03-31-01-0-00-000 NE RD Mize Rd NE 5th St NE Napoleo n Dr NE RD Mize Rd NE Knox Pl 36-800-01-03-01-2-00-000 NE Knox St 36-820-11-04-00-0-00-000 36-800-01-03-01-5-00-000 y Pk w NE Summit Dr airy sD am 36-820-01-02-01-0-00-000 Ad NE NE ood NE NE 6th St W r Brookwood Ci Pl E Walnut St Jackson County RZ-09-15-4979 ST LUKE'S SPECIALTY CLINIC 185' NOTIFICATION MAP 0 300 ± 600 1,200 Feet  PLANNING COMMISSION STAFF REPORT Meeting Date: October 12, 2015 Agenda Item: 3 Case File Number: PP-09-15-4980 Project Name: Saint Luke’s Specialty Clinic Type of Application: Preliminary Plat Request: Approval of a Preliminary Plat for St. Luke’s Specialty Clinic Applicant: Saint Luke’s Health System, Inc. / Jeremy Bechtold Property Owner: Commerce Bank, Trustee / Ronald E. Snyder Engineer: Olsson Associates / Brad Sonner Architect: Hoefer Wysoki Architecture / Dennis O’Roark Location (Address): Not yet assigned General Location: Southeast corner of NE Adams Dairy Parkway and NE R. D. Mize Road Area: 10.34 +/- acres Proposed Lots: 1 Existing Zoning: “AG” (County Agriculture) Proposed Zoning: “SO/ADP-O” (Service Office/Adams Dairy Parkway- Overlay) Existing Land Use: Undeveloped Proposed Land Use: Medical Services Office Comprehensive Plan Commercial (Adams Dairy Corridor) Designation: Attachments: 1. Preliminary Plat Planning Commission: October 12, 2015 City Council: N/A Planner: Matt Wright, Associate Planner Reviewed By: Scott Allen, Community Development Director Page 1 of 6  Saint Luke’s Specialty Clinic Preliminary Plat Plan Case Number: PP-09-15-4980 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 6  Saint Luke’s Specialty Clinic Preliminary Plat Plan Case Number: PP-09-15-4980 BACKGROUND INFORMATION/SUMMARY: The applicant is proposing a Preliminary Plat for St. Luke’s Specialty Clinic. The request includes platting one (1) lot on approximately 10.34 +/- areas located at the southeast corner of NE Adams Dairy Parkway and NE R. D. Mize Road. This property was originally included as part of “The Plaza at Adams Farm” retail development, but was not included in the succeeding “Adams Dairy Landing” development. PREVIOUS ACTIONS/APPROVALS:  The property was annexed into the City on June 20, 2005 (A-3-2005).  On September 12, 2005 the Planning Commission approved a Comprehensive Plan Map Amendment (CPA-M-4-2005) to amend the Future Land Use Map for the Adams Dairy Corridor Plan from “Adams Dairy Parkway Overlay Mix- Office/Flex Tech” to “Commercial” for 82.6+\- acres for “The Plaza at Adams Farm” retail development. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a Rezoning (RZ-09-15-4979) that will run concurrently with this Preliminary Plat request. Future applications required include an Appearance Review Committee, Site Plan Design Review and a Final Plat. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way NE R. D. Mize Road (local street) South: AG (County Agriculture) Undeveloped East: AG (County Agriculture) Undeveloped West: Right-of-Way NE Adams Dairy Parkway (arterial street) RECOMMENDATION: Staff recommends approval of this application with conditions (12). PRELIMINARY PLAT: Preliminary Plat Requirements: The proposed Preliminary Plat meets the minimum standards described in Section 403.050.C and the minimum submittal requirements provided in the Preliminary Plat Application. Access: Access to the site is provided through a right-in/right-out on NE Adams Dairy Parkway approximately 560 feet south of NE R. D. Mize Road. A full access drive is provided on NE R. D. Mize Road approximately 670 feet east of NE Adams Dairy Parkway. Both Page 3 of 6  Saint Luke’s Specialty Clinic Preliminary Plat Plan Case Number: PP-09-15-4980 proposed accesses meet the minimum 250 foot driveway spacing requirement from the signalized intersection of NE Adams Dairy Parkway and NE R. D. Mize Road. There is an approximately 15 foot wide strip of property located between the south edge of NE R. D. Mize Road right-of-way and the subject property line. This 15 foot strip was originally planned to be dedicated as right-of-way as part of the Adams Dairy Landing development, but it was later determined that it was not needed. An access easement shall be granted and recorded prior to approval of the Final Plat if the property cannot be obtained for development. A 30 foot cross access easement has been provided to the east, approximately 240 feet south of NE R. D. Mize Road. The cross access easement shall be shown on the Final Plat. This cross access will also connect the site to a future proposed extension of NE Napoleon Drive to the east. Driveway access improvements in the Right- of-Way shall be installed prior to Final Plat approval. Accesses are restricted to a maximum width of 30 feet. Lot Size and Setbacks: The proposed zoning of the property to be platted is “SO/ADP-O” (Service Office/Adams Dairy Parkway Overlay). No minimum lot size or lot width is required in the “SO/ADP-O” zoning district. Only one (1) approximately 10.34 +/- acre lot is being preliminary platted. The exterior setback for the lot is 50 feet along SE Adams Dairy Parkway and 25 feet along SE R. D. Mize Road. The interior setbacks (east and south property lines) are both 20 feet. Building, paving and/or parking areas are not permitted in any exterior or interior setbacks in the Adams Dairy Parkway Overlay zoning district. Traffic: A traffic study has been completed to determine the need for any additional roadway improvements. Based on traffic data collected by the City, a right turn lane from SE Adams Dairy Parkway is warranted for the safety of both the traveling public and Saint Luke’s customers. A right turn lane on SE Adams Dairy Parkway must be incorporated into future applications and development plans, shall be shown on the Final Plat, and shall be installed prior to the issuance of a Final Certificate of Occupancy for the first phase building. Sidewalk Improvement: A five (5) foot wide sidewalk exists along NE Adams Dairy Parkway. A five (5) foot wide ADA-compliant sidewalk is required to be installed along NE R. D. Mize. ADA pedestrian improvements are required at the intersection of NE Adams Dairy Parkway and NE R. D. Mize Road, including ramps and signals. ADA-compliant ramps shall be installed at each driveway access to Lot 1. All required pedestrian improvements shall be installed, or financial guarantee provided, prior to approval of the Final Plat. Page 4 of 6  Saint Luke’s Specialty Clinic Preliminary Plat Plan Case Number: PP-09-15-4980 Landscape Buffers: Landscape buffers are required along all property lines in the Adams Dairy Parkway Overlay zoning district. The right-of-way landscape buffer adjacent to NE Adams Diary Parkway, which is classified as an arterial street, is required to be Buffer “B.” The landscape buffer for the transition between “SO” and “AG” is also Buffer “B.” Buffer “B” requires either a 15 foot wide buffer with a minimum of 45 plant units per 100 linear feet or a 25 foot wide buffer with a minimum of 40 plant units per 100 linear feet. Given that the adjacent properties are intended for commercial zoning districts, an Alternative Compliance Landscape Plan may be submitted for Site Plan Design Review approval at a later date for the transition buffers between “SO” and “AG.” A right-of-way landscape buffer is not required along NE R. D. Mize Road, which is classified as a local street. However, landscaping will still be required to meet the intent of the Adams Dairy Parkway Overlay zoning district. Minimum required landscape buffers shall be shown on the Final Plat. Storm Water Detention: A Storm Water Treatment Facility Easement (STF/E) is included in the Preliminary Plat to preserve the existing stream buffer, storm water detention facilities and storm water quality features. All required infrastructure improvements within these easements shall be completed prior to the approval of the Final Plat. These easements shall be shown, and dedication language included, on the Final Plat. A “Development and Maintenance Agreement” must be executed outlining construction and maintenance responsibilities for on-site storm water management systems and storm water quality best management practices prior to issuance of a building permit. A determination from the United States Army Corps of Engineers (USACE) regarding streams and wetlands must be received and any identified issues must be addressed prior to approval of the Final Plat. A revised storm water management plan (SWMP) per staff comments shall be provided and approved by City staff prior to approval of the Final Plat. Public Utilities: All public utilities are available. Easements: All existing and proposed utility easements and cross access easements are required to be shown and dedicated on the Final Plat. 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. Page 5 of 6  Saint Luke’s Specialty Clinic Preliminary Plat Plan Case Number: PP-09-15-4980 A Final Plat must be approved and recorded prior to the release of building permits for Lot 1. STAFF RECOMMENDATION: Staff recommends approval of the Preliminary Plat application subject to the following conditions: 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. An access easement through the 15-foot wide property between NE R. D. Mize Road and the subject property shall be granted and recorded prior to approval of the Final Plat if the property cannot be obtained for the development. 3. Driveway access improvements in the Right-of-Way shall be installed prior to Final Plat approval. 4. A right turn lane is required for the proposed right-in/right-out on NE Adams Dairy Parkway approximately 560 feet south of NE R. D. Mize Road and shall be shown on the Final Plat and installed prior to the issuance of a Final Certificate of Occupancy for the first phase building. 5. All public pedestrian improvements, including sidewalks, ADA ramps and signals, shall be installed, or a financial guarantee provided, prior to Final Plat approval. 6. Minimum required landscape buffers shall be shown on the Final Plat. 7. All required stormwater-related infrastructure shall be completed, or financial guarantee provided, prior to Final Plat approval. Easements and dedication language shall be included on the Final Plat. 8. A “Development and Maintenance Agreement” must be executed outlining construction and maintenance responsibilities for on-site storm water management systems and storm water quality best management practices prior to issuance of a building permit. 9. A determination from the United States Army Corps of Engineers (USACE) regarding streams and wetlands must be received and any identified issues must be addressed prior to approval of the Final Plat. 10. A revised storm water management plan (SWMP) per staff comments shall be provided and approved by City staff prior to approval of the Final Plat. 11. All existing and proposed utility easements and cross access easements are required to be shown and dedicated on the Final Plat. 12. A Final Plat shall be approved and recorded prior to the release of a building permit for Lot 1. Page 6 of 6  SO/ GB/ § ¦ ¨ 70 ADP-O R-O NE Coronado Dr GB/ GB/ R-O ADP-O GB/ GB/R-O r GB/ ado D ADP-O C oron GB/ ADP-O NE MF-14/ SO/ ADP-O ADP-O ADP-O GB/ ADP-O GB/R-O AG/ RE/ ADP-O ADP-O MF-14 d NE okwo o SO/ NE RD Mize Rd NE Adams Dairy Pkwy NE Napoleon Dr Bro Ct ADP-O NE 5th St NE Knox Pl SITE NE GB/ Brookwood ADP-O AG AG/ Cir ADP-O MF-20 NE Knox St GB/ ADP-O NE Wood Ct MF-20/ R-O/ RE NE 6th St NE ood NE ADP-O W r Ci Brookwood RE/ Pl ADP-O E Walnut St LI/ SE Magellan Dr ADP-O LI/ RE/ ADP-O ADP-O PP-09-15-4980 ± ST LUKE'S SPECIALTY CLINIC SITE LOCATION MAP 0 300 600 1,200 Feet DATE: October 12, 2015 TO: Chairman Graham and Members of the Planning Commission FROM: James Holley, AICP, Assistant Director of Community Development SUBJECT: Re-approval of “Parkway Villas”, a 43 unit Assisted Living Development (SPDR-09-15-4978) On June 9, 2014 the Planning Commission approved a 43-unit Assisted Living development on approximately 3.9 acres of ground located at the southwest corner of SE Adams Diary Parkway and SE Moreland School Road (SPDR-5-14-4425). 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 of extenuating circumstances the developer was not able to submit for building permits within the one year time frame noted above (See Exhibit A) and as such this approval has expired. The developer is now requesting re-approval of the Site Plan and Design Review application for SPDR-5-14-4425. The developer is not requesting any changes from the previous approval. Because the developer is not proposing any changes the staff report for SPDR-5-14-4425 is attached as Exhibit B and serves as the staff report for both the previous and current applications. The staff recommendation as well as the conditions remain valid.  SE Creek Ridge C SE Ridge Line D SE Hillsid SE SF-7/ Parkwood Ct PR-O SE SE 7th Street Ter SE Pine Ct 5th Ct AG Jackso SF-7 n Dr SE Shamrock Ln aw Sh SE Adams Dairy Pkwy SE SF-7/ SE Monterrey Dr SE Amber Ct SE mon d PR-O i a SE Bluebird 7th D Ct 6th SE SE Auburn Ct SE St SE 8th Ter amond St SE er SE Meadow lark Silv St Ct SE Scarlet Ct SE Partridge Ln n SE Sherri L SE Crim son Ct SE Oriole Ct SE Sherri Ln SE SE Sparrow Ct NB S ienn aC SE Carmine Ct t SE 5th Ct SE 6th Ct SE 7th Ct SE Moreland Sch SITE MF-14 SE Mount Vernon Dr SE Hamilton Ct Jackson County SE Adams Dr SE Franklin Ct SE Alger Dr wy Pk iry Da SE Saratoga Dr s am Ad SE SF-12/ PR-O SPDR-09-15-4978 PARKWAY VILLAS SITE LOCATION MAP 0 300 ± 600 1,200 Feet