Planning Commission Agendas

Planning Commission AGENDA Monday December 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 Craddolph 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, December 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 November 23, 2015 2 PUBLIC HEARING / CONDITIONAL USE PERMIT DAYCARE / CUPC-11-15-5077 / “Kirsten Stafford Day Care” / 1124 SW Liggett Court Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in B.S. Examiner on November 21, 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. 2014 Comprehensive Plan (by reference) 9. Description of Use for Property dated November 16, 2015 10. City of Blue Springs Current Business License 3 MASTER /ALTERNATIVE SIGN PLAN / ASP-11-15-5087 / “Hardee’s” / 910 SW 7 Highway 4 OTHER BUSINESS – The next scheduled meeting is Monday, December 28, 2015. 5 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 12.14.2015 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, November 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, November 23, 2015 with the following members, guests and staff in attendance: ATTENDANCE Ken Billups Mitchell Peil Joe Haney Jason Sanders Byron Craddolph LaTasha McCall James Wallace Phil Bartolotta Lynn Banks Ginger Duhon Chairman, Travis Graham Scott Allen, Community Development Director Matt Wright, Associate Planner Ben McCabe, City Engineer Nancy Yendes, City Attorney Kent Edmondson, Councilman – District 2 (Mayor Pro-Tem) Karen Findora, Recording Secretary Donna J. Lien, Public Stenographer ABSENT Jim Holley, Community Development Assistant Director 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 James Wallace, a second from Commissioner Jason Sanders, and a unanimous vote, the Minutes of November 9, 2015, were approved as submitted. AGENDA ITEM 2 The public hearing for Agenda Item 2 was continued from the Monday, PUBLIC HEARNG November 9, 2015, Planning Commission meeting so that the applicant CONDITIONAL USE could attend the meeting. Chairman Graham re-opened the Public Hearing PERMIT / CUP-10-15-5011 for Prescott Plaza at 6:31 p.m. / “Prescott Plaza” / 2620 S 7 Exhibits: P.C. Minutes – 11.23.2015 Page 1 of 8 kf Highway 1. Staff Report with attachments 2. Affidavit of Publication in B.S. Examiner on October 24, 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. 2014 Comprehensive Plan (by reference) STAFF COMMENTS Scott Allen, Director of Community Development, stated this is a continuation from the last Planning Commission meeting. The request is for a vehicle repair limited business which requires a Conditional Use Permit in the “GB” (General Business) zoning district. The applicant is looking to add a bit more extensive type of vehicle use in that location. QUESTIONS Commissioner Phil Bartolotta questioned the plugging of the floor drain instead of installing a grease trap. Ben McCabe, City Engineer, stated that the applicant is providing a spill response plan that provides them with a way to clean up spills that they may have. Mr. McCabe didn’t foresee a large quantity of spills for this type of operation. The purpose of plugging it up is to prevent spillage from seeping in to the sanitary drainage system. Currently they have a floor drain that is connected to the sewer system. Commissioner Bartolotta understood what Mr. McCabe of saying but still had concerns that if the floor had contaminates and it was during the winter months or after a rain and vehicles were pulling into the bay with wet snow under the vehicle that water will collect on the floor. Commissioner Bartolotta asked how are they going to clean up and where are they going to discard it. Mr. McCabe stated that the applicant will have to respond to those questions. APPLICANT Doug McFadden, Representative of the Owner of Prescott Plaza 14020 NW 63rd Street Parkville, MO Mr. McFadden stated that any kind of used oil or any kind of fluid will be collected and sent to the recycler. Everything is reclaimed. There is not a depository in the floor for the oils. Mr. McFadden stated that there is a spill containment plan in place and part of that plan was to plug the floor drains. He stated that all spills will be cleaned up. Mr. McFadden stated that the prior business was an auto glass repair service and he foresees the same type of business occupying that location. QUESTIONS Commissioner Byron Craddolph asked about the hydrophobic mops and how Mr. McFadden would utilize those for clean up and do they meet OSHA standards. Mr. McFadden stated that the lease document requires occupants to comply with all federal and local EPA regulations. Commissioner Craddolph stated after further research he has noted that the hydrophobic mops don’t clean up antifreeze and asked Mr. McFadden how he would handle that issue. Mr. McFadden stated that he wasn’t capable of P.C. Minutes – 11.23.2015 Page 2 of 8 kf  providing an answer because he didn’t know. Commissioner Mitchell Peil asked how they seal the drains and is there a way to by-pass it and do they monitor the drain to make sure it stays sealed. Mr. McCabe stated that he would have to get with Public Works Operations to answer that question. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Graham closed the public hearing at 6:41 p.m. MOTION Commissioner Ken Billups moved to approve the Conditional Use Permit / AGENDA ITEM 2 CUP-10-15-5011 / “Prescott Plaza” with six (6) staff conditions. PUBLIC HEARNG CONDITIONAL USE PERMIT / CUP-10-15-5011 / “Prescott Plaza” / 2620 S 7 Highway SECOND Seconded by Commissioner Ginger Duhon. VOTE Ken Billups – Aye LaTasha McCall – No Joseph Haney - Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – No Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – No Travis Graham, Chairman - Aye (APPROVED 8-Aye, 3-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission is based on the representations of the plans provided as part of this application and does not waive any UDC regulations. 2. The Conditional Use Permit is to allow vehicle repair, limited, for general repair and maintenance services on the property addressed as 2620 South 7 Highway. 3. All conditions adopted under the Unified Development Code for a vehicle repair, limited, establishment shall be met at all times. 4. Prior to final occupancy, the existing asphalt parking area must be resurfaced and restriped in the areas where significant wear exists. 5. Prior to final occupancy, the existing floor drains must be sealed off; all fluids and/or spills shall be handled in-house. Furthermore, the tenant must regularly implement a fluid/spill containment plan in its business operations. P.C. Minutes – 11.23.2015 Page 3 of 8 kf  6. No exterior storage of parts inventory or equipment is permitted. AGENDA ITEM 3 The public hearing for Agenda Item 3 was opened at 6:42 p.m. with a PUBLIC HEARNG request for exhibits from the City Attorney. Ms. Nancy Yendes introduced CONDITIONAL USE Exhibits 1 thru 8 for Agenda Item 3 into the public record on behalf of the PERMIT / CUP-10-15-5024 applicant. / “QuikTrip No. 217R” / NW Corner of 40 & 7 Highway Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in B.S. Examiner on November 7, 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. 2014 Comprehensive Plan (by reference) STAFF COMMENTS Matt Wright, Associate Planner, stated that before the Commission is a request to allow a “Service Station – Large” use on the subject property and approve a 5,858 square foot convenience store with a 24 pump gas station. This QuikTrip Store #217R will be located on the northwest corner of SW 7 and SW 40 Highways. It consist of a three lot subdivision with approximately 7.64 acres and is zoned “GB” (General Business) & “LI” (Light Industrial). This will be a 24 hour operational facility and because this site is not adjacent to any residential zoned properties there are no additional restrictions on screening or hours of operation for this site. The applicant has requested some outdoor displays for the front of the building as well as the northern side of the innermost gas pumps under the gas canopy. Some of the displays may consist of firewood, windshield wiper fluid, soda, etc. These items will not interfere with parking. Mr. Wright stated that there were several Variances granted for this site at the November 11th Board of Adjustment meeting. Those Variances include allowing the lot to exceed the maximum width of 200 feet for a pad site. Allowing the site to exceed the maximum number of parking spaces which is capped at 39 for this site and the applicant requested 75. Allowing parking in front of the front building line. Also, reduce the west parking perimeter buffer from 2 feet. Staff was concerned with the western most access and the applicant continues to meet with staff and MoDOT to work the issues out concerning this access point. There will be ADA parking available and bike racks that will accommodate three bikes. The 8 foot sidewalks will be provided along both 7 and 40 Highways. There is one light pole located in the 7 Highway right-of-way and staff requested that the applicant shift that pole out of the way. The applicant has P.C. Minutes – 11.23.2015 Page 4 of 8 kf  also submitted an Alternative Compliance Landscape Plan. The applicant would like to add Rose of Sharon’s instead of ornamental trees. The site is short on ornamental and shade trees and they are relocating the 15 foot transitional buffer between General Business and Light Industrial. The northern 60 feet of the site is Light Industrial so instead of having the buffer in the middle of the parking lot they are just going to shift that to the northern property line. Mr. Wright noted that on the Site Plan report condition number seven (7) should read SW 7 Highway instead of NW 7 Highway. 1. A light pole located at the southwest corner of the NW SW 7 Highway access is located in the right-of-way and shall be relocated on private property. A full lighting plan with fixture details and location shall be provided with building permit plans and will be reviewed and approved administratively. QUESTIONS Commissioner Ginger Duhon questioned the bike racks. Mr. Wright stated that in the new UDC any site that is being redeveloped and is within 1,000 feet of a designed bike route they are required to provide bike racks based on the number of parking spaces. Both 7 and 40 Highways are designated bike routes. Commissioner Duhon was concerned with bike safety in this busy area. Commissioner Billups asked why there was so much parking. Mr. Wright stated that they have similar parking counts for their other locations but would ask that the applicant explain more. Minimum is 32 for this site and the applicant is asking 75. The parking variance was approved by the Board of Adjustment on November 11th. APPLICANT Andrew Smith 5725 Foxride Drive Mission, Kansas Mr. Smith stated that they are looking to build one of their “Generation Three” stores. There will be 24 fueling stations. There will be a right in right out on 7 Hwy. and one on 40 with an additional full access on 40 Highway. A traffic study has been submitted to the City and to MoDOT. Mr. Smith stated that they will move the light pole out of the right-of-way. The current landscaping plan will work with the security system. Commissioner Duhon wanted to know if the other stores would be closed. Mr. Smith stated he honestly doesn’t know. DISCUSSION Commissioner Billups and Commissioner Craddolph liked the plan and thinks this is the proper use for this location. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. P.C. Minutes – 11.23.2015 Page 5 of 8 kf HEARING CLOSED With no further discussion, Chairman Graham closed the public hearing at 7:05 p.m. MOTION Commissioner Ken Billups moved to approve the Conditional Use Permit / AGENDA ITEM 3 CUP-10-15-5011 with five (5) staff conditions. CONDITIONAL USE PERMIT / CUP-10-15-5024 / “QuikTrip No. 217R” / NW Corner of 40 & 7 Highway SECOND Seconded by Commissioner Byron Craddolph. VOTE Ken Billups – Aye LaTasha McCall – Aye Joseph Haney - Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – Aye Lynn Banks – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Travis Graham, Chairman - Aye (APPROVED 11-Aye, 0-No) STAFF RECOMMENDATIONS 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. The Conditional Use Permit is to allow the development and operation of a service station – large at the northwest corner of SW 7 and 40 Highways. 3. All conditions adopted under the Unified Development Code for a Service Station – Large establishment shall be met at all times. 4. The following services shall not be permitted on site: video games for customers, car washing services, and/or mechanical repairs for motor vehicles. 5. Outdoor displays may be permitted for seasonal items and shall be limited to the following locations: along the front of the front building wall and on the north side of the fueling canopy adjacent to the innermost fueling stations. All outdoor displays shall not interfere with vehicular traffic and shall not be located in any parking areas, drive aisles or required stacking spaces. Commissioner Ken Billups moved to approve the Site Plan/Design Review MOTION / SPDR-10-15-5023 / “QuikTrip No. 217R” with nine (9) staff conditions as AGENDA ITEM 4 corrected by staff. SITE PLAN/DESIGN REVIEW / SPDR-10-15- 5023 / “QuikTrip No. 217R” / NW Corner of 40 & 7 P.C. Minutes – 11.23.2015 Page 6 of 8 kf Highway SECOND Seconded by Commissioner Mitchell Peil. VOTE Ken Billups – Aye LaTasha McCall - Aye Joseph Haney – Aye Mitchell Peil – Aye Ginger Duhon – Aye Byron Craddolph – Aye Lynn Banks – Absent James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Aye Travis Graham, Chairman - Aye (APPROVED 11-Aye, 0-No) STAFF 1. Approval by the Planning Commission is based on the representations RECOMMENDATIONS of any drawings presented as part of this application and does not waive any requirement or development standard contained in the UDC nor any condition required by the Planning Commission as part of this approval. 2. The cross access easement through the former Ponderosa Steakhouse site (Lot 1 of the Preliminary Plat “QuikTrip No. 217R”) shall be recorded prior to approval of the Final Plat for the QuikTrip lot (Lot 2 of the Preliminary Plat “QuikTrip No. 217R”) unless Lot 1 is platted simultaneously with the cross access easement and Lot 2. 3. Prior to Final Plat approval, the developer must work with MoDOT and City staff to resolve concerns on the westernmost access on SW 40 Highway. 4. An ADA Sidewalk Plan will be required with construction plans to ensure compliance with ADA provisions. 5. All required public pedestrian improvements shall be installed, or a financial guarantee provided, prior to approval of the Final Plat. Any public sidewalk on private property shall be in a sidewalk easement, and delineated and dedicated on the Final Plat. 6. The proposed sidewalk adjacent to the west parking area will be required to be widened to eight (8) feet to accommodate vehicle overhangs. All pedestrian crossings through drive aisles shall be striped per UDC Section 407.020.E.3. 7. A light pole located at the southwest corner of the NW SW 7 Highway access is located in the right-of-way and shall be relocated on private property. A full lighting plan with fixture details and location shall be provided with building permit plans and will be reviewed and approved administratively. 8. A Master/Alternative Sign Plan will be required for all signage that does not meet the Sign Code. Signage that meets the Sign Code will be approved administratively. P.C. Minutes – 11.23.2015 Page 7 of 8 kf  9. All screening shall be shown on building permit plans and is subject to administrative approval by staff prior to the issuance of a building permit. All screening must be completed in accordance with UDC Section 407.090.H prior to approval of a Final Certificate of Occupancy. OTHER BUSINESS Mr. Allen reminded the Commission that the City will host an Eastern Jackson County Planning Commissioners Training on Monday, November 30th. The topic will be Senior Mobility. Please RSVP to Karen Findora, Administrative Assistant 816-228-0207. MEETING ADJOURN Mr. Allen also informed the Commission that there are several projects to be heard at the up-coming Monday, December 14th Planning Commission meeting.  Conditional Use Permit Daycare – Kirsten Stafford Day Care  Master/Alternative Sign / Hardee’s  Several Applications / White Oak Marketplace The next Planning Commission meeting is scheduled for December 14, 2015. With no further discussion, a motion was made by Commissioner Ginger Duhon to adjourn at 7:10 p.m. Seconded by Commissioner Mitchell Peil. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Travis Graham, Chairman Date P.C. Minutes – 11.23.2015 Page 8 of 8 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: December 14, 2015 Agenda Item: 2 Case File Number: CUP-11-15-5077 Project Name: Stafford Day Care Use Type of Application: Conditional Use Permit Request: Approval of a Conditional Use Permit to allow a Daycare, General type of use on property in the Single-family Zoning District. Applicant: Kirsten Stafford Property Owner: Kirsten Elaine and Barry Gene Jr. Stafford Engineer: N/A Architect: N/A Attorney: N/A Location (Address): 1124 SW Liggett Court General Location: On the south side of SW Liggett Court, south of Liggett Drive and east of SW 12th Street Area: +/- 9,200 sq. ft. Lots: 1 Existing Zoning: “SF-7” (Single-family District) Existing Land Use: Residential Comprehensive Plan Neighborhoods Designation: Attachments: Aerial Photo of house and property Application and Supporting Materials Planning Commission: December 14, 2015 City Council: N/A Planner: James Holley, Asst. Dir. of Community Development Reviewed By: Scott Allen, Community Development Director Page 1 of 5  Project: Stafford Day Care Use Plan Case Number: CUP-11-15-5077 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 5  Project: Stafford Day Care Use Plan Case Number: CUP-11-15-5077 BACKGROUND INFORMATION/SUMMARY: The applicant has been operating an in-home day care since approximately 2001, with State Licensing being issued in 2014. The City noted the need for a Conditional Use Permit after review of Ms. Stafford’s Business License renewal request in 2015. In following up on our notification Ms. Stafford is now requesting approval of a Conditional Use Permit to allow a Day Care, General use within her single-family home on property zoned “SF-7” (Single-family District). PREVIOUS ACTIONS/APPROVALS:  The final plat for Eastman Hills 2nd Plat was approved in June of 1985. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant is required to renew this Conditional Use Permit on or before December 14, 2016. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North/South: SF-7 (Single-family District) Single-family residential East/West SF-7 (Single-family District) Single-family residential RECOMMENDATION: Staff recommends approval of this project with four (4) conditions. CONDITIONAL USE PERMIT ANALYSIS Land Use: The lot “type of place” designation is “Neighborhoods” in the Future Land Use Map of the Comprehensive Plan. The Single-family district (SF-7) zoning designation is consistent with the Future Land Use Map and is intended to accommodate residential uses including certain types of home businesses such as a small day care use. Section 411.050.H, Day Care (Limited, General and Commercial, subsection 2 provides the minimum standards for day care uses. The standards are listed below with staff annotation noted in bold print: Section 405.050.H.2. Day care, general (5-10). General day care uses shall be conducted in a dwelling unit that is occupied as a permanent residence by the day care provider. The applicant resides in the home at which the day care use is provided. a. State licensing. General day care uses shall be licensed by the State of Missouri and shall meet all City, County and State Health Department requirements pertaining to facilities, equipment and other features. Overlap care for up to three (3) persons shall be allowed if approved as a part of the license issued by the State. Page 3 of 5  Project: Stafford Day Care Use Plan Case Number: CUP-11-15-5077 The applicant has provided a copy of the State License verifying that the use meets the County and State Health Department requirements. b. Residential districts. In the MF-18 and more restrictive districts, general day care uses shall be conducted in a dwelling unit that is occupied as a permanent residence by the licensed day care provider, except that an assistant may provide care during necessary absences of the regular day care provider. N/A c. Occupational license. An Occupational License shall be required prior to the establishment of a general day care. The applicant has obtained an Occupational License from the City. d. Conditional use permit. In those instances in which a Conditional Use Permit is required, the initial Conditional Use Permit shall be issued for a period not to exceed one (1) year. The Conditional Use Permit may be renewed if the operator applies for renewal before the active permit expires. Noted in Condition #2 recommended in this staff report. Access: Access to the subject property is provided from a typical 2-car residential driveway and walk-up from the residential street. Parking: Parking is provided in the existing driveway as well as on-street parking along SW Liggett Court. Pick-Up/ Drop-off: There is no special drop-off and pick-up area so parents typically utilize the existing driveway to the extent possible and on-street parking for both drop-off and pick-up. Sidewalk: The subject property is located on the south side of SW Liggett Court, and the sidewalk is located on the north side. Lighting: The lighting is provided from the typical residential house mounted outdoor light. There is a street located at the NE corner of SW 12th Street and SW Liggett Road. General Landscape: The site is landscaped and meets the minimum standards of the UDC. Play Area: The applicant has a fenced back yard that appears to be utilized as an outdoor play area. State and County inspections verify that the applicant meets the minimum area standards required by both for a Home Day Care use. Trash Enclosure: The use occurs within the home and special trash receptacles are not required. Trash receptacle location and pick up must meet the minimum standards required by the City’s Municipal Code. CONDITIONAL USE PERMIT The Planning Commission may approve, approve with condition, or deny a Conditional Use Permit application. Action of the Planning Commission may be appealed to the City Page 4 of 5  Project: Stafford Day Care Use Plan Case Number: CUP-11-15-5077 Council. In reviewing a Conditional Use Permit 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 Conditional Use Permit if the development meets the following criteria: 1. The application furthers the intent of the proposed zoning district and supports that of any abutting districts. 2. Compliance of any proposed development with the requirements of this Development Code. 3. Whether any additional site-specific conditions are necessary to meet the purposes and intent of this Development Code and the intent or design objectives of any applicable subsections of this Development Code. 4. The impact on the public realm, including the design and functions of streetscapes and relationships of building and site elements to the streetscape. 5. The adequacy of drainage, utilities and other public facilities. 6. Compatibility with the character of the area in terms of building scale, building form, landscape, and site design. 7. Compatibility with the area in terms of operating characteristics such as hours of operation, visible and audible impacts, traffic patterns, intensity of use as proposed or foreseeable, and other potential impacts on adjacent property. 8. The application will not prevent development and use of the neighboring property in accordance with the applicable development regulations. 9. The long range plans applicable to the site and surrounding area are not negatively impacted considering the permanence of the proposed use, the permanence of existing uses in the area, and any changes in character occurring in the area. 10. The recommendations of professional staff. RECOMMENDATIONS: Staff recommends approval of the Conditional Use Permit for a Day Care, General use based on the criteria provided above and subject to the following four (4) conditions: 1. Approval by the Planning Commission is based on the representations of the plans provided as part of this application and does not waive any UDC regulations. 2. The initial Conditional Use Permit shall be issued for a period not to exceed one (1) year, in this case from December 14, 2015 to December 14, 2016. The Conditional Use Permit may be renewed at no additional fee to the operator if the operator applies for renewal before the active permit expires. 3. Trash receptacle storage, location and pick up must meet the minimum standards required by the City’s Municipal Code. 4. The property’s driveway provides the safest point for drop-off and pick-up and shall be unobstructed to the extent possible during the day care use regular business hours. Page 5 of 5  SW SW 12th St M ey SW 8th St er C ir SW 11th SW 10 SW Bishop Ct GB th Street Cir Street Blvd SW Ter W SW Bishop Dr SW Mey in te er rg re SF-7 SF-7 en Ln ¬ « 7 SW 10th Street Ter SW Ivy SW 10th SW 9th GB SW 11th St Ln Street Ct Street Ct W SW SW SW Stonehenge St Wa SW 9th St ll 14th Stoneh Str Street enge eet Ct Ct Cir SW Liggett Rd MF-14 RE SW 8th Street Ter SW Liggett Ct Jackson SW 10th St SW 10th Street Ter County SW 9th St SITE SW Breckenridge Ct GB SF-7 SW 15th RE SW Brook Ct o St SW Chac Ct SW Edgewood St SW Eastman St SF-7 SW 14th St SW Eastman Ct RE SW 12th St SW SW Trail Ridge Dr Sout SW hgate 15th Ct St SW 8th Street SW Huntington Ter SW B RE r entw ood GB/ SW Southgate Dr PR-O CUPC-11-15-5077 KIRSTEN STAFFORD DAYCARE 1124 SW LIGGETT CT SITE LOCATION MAP 0 250 500 ± 1,000 Feet  PUBLIC NOTICE Conditional Use Permit Daycare CUPC-11-15-5077 “Kirsten Stafford Daycare” 1124 SW Liggett Court Notice is hereby given that a public hearing will be held by the Planning Commission of the City of Blue Springs on Monday, December 14, 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 Kirsten Stafford for a renewal of a Conditional Use Permit to allow a daycare facility within a “SF-7” (Single Family) zoning district. The site is located at 1124 SW Liggett Court, and is more legally described as: Eastman Hills Second Plat, Lot 36 in the City of Blue Springs, Jackson County, Missouri CITY OF BLUE SPRINGS Planning Commission By: Karen Findora, Recording Secretary PUBLISH: Saturday, November 28, 2015 E-MAIL TO THE EXAMINER: Attn. Kathy Jones, Kathy.jones@examiner.net 11/23/2015 Page 1 of 1  SW SW 12th St Pa M ey rk L SW 8th St er SW Bishop Ct n C ir SW 11th SW 10 SW th Street Cir Street SW Ter W SW Bishop Dr in te rg re en Ln SW SW Ivy Lig Ln get tR 42-640-09-06-00-0-00-000 d SW 42-640-09-07-00-0-00-000 Wa SW ll 14th 42-640-09-15-00-0-00-000 Str Street eet Ct Cir 42-640-09-05-00-0-00-000 42-640-09-08-00-0-00-000 42-640-09-04-00-0-00-000 SW Liggett Rd 42-640-08-01-00-0-00-000 42-640-09-14-00-0-00-000 SW 8th Street Ter SW Liggett Ct 42-640-08-49-00-0-00-000 SW Park Ave 42-640-09-17-00-0-00-000 42-640-09-13-00-0-00-000 SW Breckenridge Ct 42-640-08-20-00-0-00-000 42-640-09-22-00-0-00-000 42-640-09-18-00-0-00-000 42-640-09-21-00-0-00-000 Jackson SW 15th 42-640-09-26-00-0-00-000 42-640-09-20-00-0-00-000 County Ct 42-640-09-19-00-0-00-000 SW Edgewood St 42-640-09-27-00-0-00-000 SW Eastman St SW 12th St SW 14th St SW Eastman Ct SW Trail Ridge Dr SW Sout SW hgate 15th Ct St SW Huntington SW Southgate Dr CUPC-11-15-5077 KIRSTEN STAFFORD DAYCARE 1124 SW LIGGETT CT 185' NOTIFICATION MAP 0 250 ± 500 1,000 Feet  PLANNING COMMISSION STAFF REPORT Meeting Date: December 14, 2015 Agenda Item: 3 Case File Number: ASP-11-15-5087 Project Name: Hardee’s Restaurant Type of Application: Master/Alternative Sign Plan Request: To allow alternative approval of a set of signs. Applicant: Verdad Real Estate / Larae Tucker Property Owner: WMBS Holdings, Inc. Engineer: N/A Sign Company: AGI Sign / Eddie Dulaney Attorney: N/A Location (Address): 910 SW 7 Highway General Location: Along on the east side of 7 Hwy, approximately 200’ south of the 40 Hwy & 7 Hwy intersection. Area: 0.75 +/- acres Lots: 1 Existing Zoning: “GB” (General Business) Existing Land Use: Parking Lot Comprehensive Plan “Distinct Destination” Designation: Attachments: 1. Site Location Map 2. Sign Plan Planning Commission: December 14, 2015 City Council: N/A Planner: Nathan Jurey, Planning Technician Reviewed By: Scott Allen, Community Development Director Page 1 of 5  Project: Hardee’s Restaurant Plan Case Number: ASP-11-15-5087 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 5  Project: Hardee’s Restaurant Plan Case Number: ASP-11-15-5087 BACKGROUND INFORMATION/SUMMARY: The applicant, Hardee’s, is applying for a Master/Alternative Sign Plan to install three (3) wall signs, a menu board, a monument sign, and several small informational signs (i.e. entrance/exit, stop signs, etc.) throughout the lot. All signs are allowed through the standard permit process except for one (1) wall sign on the Drive-Thru (south) elevation because it is neither facing a right-of-way nor is it above a main entrance. PREVIOUS ACTIONS/APPROVALS:  The Planning Commission approved a Preliminary Plat (PP-8-07-1274) for Williford- Ward Addition, 3rd Plat, on September 24, 2007.  The Planning Commission recommended approval of a Final Plat (PF-10-07-1387) for Williford-Ward Addition, 3rd Plat, on November 12, 2007. The City Council approved the Final Plat on November 19, 2007.  The Planning Commission approved a Site Plan / Design Review (SPDR-10-15- 4996) for Hardee’s Restaurant on October 26, 2015. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: A standard sign permit application will be required for all signage. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “GB” (General Business) Retail South: “GB” (General Business) Retail East: “GB” (General Business) Parking Lot West: Public Right-Of-Way SW Missouri 7 Highway RECOMMENDATION: Staff recommends approval of this project with four (4) conditions. MASTER/ALTERNATIVE SIGN PLAN DESIGN CRITERIA Types: Hardee’s is proposing one (1) monument sign, one (1) menu board, three (3) wall signs, and several informational signs. Measurements: The proposed signage falls within the Sign Code’s allowance for total square footage of signage. The code allowance uses the lessor square footage of the following two criterion: ten percent (10%) of the building façade; two (2) square feet of signage allowed per linear foot of right- of-way frontage. Some types of signs have a separate maximum height and size (monument and informational signs) while some signs are not included in the total square footage (menu boards). Page 3 of 5  Project: Hardee’s Restaurant Plan Case Number: ASP-11-15-5087 All signs must meet all UDC requirements, with the exception that the one (1) proposed wall sign on the south elevation will be allowed, provided the sign does not cover more than 10 percent of the south elevation and the total square footage of all signage on site does not exceed the allowed 358 square feet. SIGN SIZE HEIGHT CODE ALLOWANCE PROPOSED Monument sign 68 sf 75 sf max 8’ high max North Wall Sign 45 sf N/A 128 sf max (10%) West Wall Sign 45 sf N/A 84 sf max (10%) South Wall Sign 45 sf N/A 128 sf max (10%) Informational Signs +/- 21 sf 3 sf per sign max (7 x 3 sf) TOTAL 224 sf 358 sf (179’ x 2 sf per linear ft.) NOT INCLUDED Menu Board +/- 40 sf 40 sf max +/- indicates the maximum allowable size of the sign because the applicant did not provide a specific size for the sign. Location: The proposed signs are located throughout the property located at 910 SW 7 Highway. The three wall signs will be located on the north, west, and south elevations of the building. The menu board will be located along the east side of the drive-thru aisle. The informational signs will be located throughout the property at key locations to help direct traffic. The monument sign is located in the southwest corner of the site, setback the required ten (10) feet from the property line. However, the monument sign is located in a 15’ utility easement. Prior to sign permit issuance, the property owner must sign an agreement that does not hold the city responsible for any damages inflicted on the signage while conducting work within the utility easement. Colors: The proposed signage will mostly be red, yellow, and white – the corporate colors for Hardee’s. Illumination: The proposed wall and monument signs will be internally lit. Landscaping: There are no submitted landscape plans for the monument sign. Per code, staff recommends that landscaping must surround the monument sign in a three (3) foot radius, without impeding any vehicular sight lines. ACTION BY PLANNING COMMISSION The Planning Commission has the responsibility to determine if the proposed signage is appropriate for the proposed use, activity, or building, and may approve or deny an Page 4 of 5  Project: Hardee’s Restaurant Plan Case Number: ASP-11-15-5087 application for the Master/Alternative Sign Plan. Action of the Planning Commission may be appealed to the City Council. REVIEW CRITERIA In order to approve the Master/Alternative Sign Plan the Planning Commission should either agree that the sign meets the criteria defined in the Sign Code or approve an alternative sign program based on the following: 1. The applicant has submitted a complete application; 2. The development site contains unique or unusual physical conditions such as topography, proportion, size or relations to a public street that would limit or restrict normal sign visibility; 3. The proposed or existing development exhibits unique characteristics of land use, architectural style, site location, physical scale, historical interest or other distinguishing features that represent clear variation from conventional development; or 4. The proposed signage incorporates special design features such as logos, emblems murals or statuaries that are integrated with building architecture. STAFF RECOMMENDATION: Staff recommends approval of the Master/Alternative Sign Plan for Hardee’s with the following conditions: 1. Prior to installation of signage, the applicant obtain a standard sign permit and building permit for the signage. The building permit obtained for the development of the entire site should include any electrical work pertaining to the signage. 2. All signs must meet all Sign Code requirements, with the exception that the one (1) proposed wall sign on the south elevation will be allowed, provided the sign does not cover more than 10 percent of the south elevation and the total square footage of all signage does not exceed the allowed 358 square feet. 3. Landscaping must surround the monument sign in a three (3) foot radius, without impeding any vehicular sight lines. 4. Prior to sign permit issuance, the property owner must sign an agreement that does not hold the city responsible for any damages inflicted on the signage while conducting work within the utility easement. Page 5 of 5  SW SW 7th Street Ter SW h 6t S 1st St e SW Moor St 11th St T3 St re e SW 4th St SW er tT SW 5th St Chicago SW Moore Ct SE Moore Ct St SW 12th St GB TF SW Chicago St SE Chicago St SW 6th St TF SW 6th SW South Ave GB Street SW 5th SW Ter St 4th St MF-14 SW 8th St LI LI SW 10th St LI LI GB GB GB GB £ ¤ 40 SW Jaguar Ln SE Gingerbread Ln SE Alice St SW Kings Cross Rd SW Sunset Ave SITE SW W in SW ds M SW Skyline Dr GB or SW Luttrell Rd ni C Ct or t indsor ng e GB SW Consumer SE W s id Dr SW Azure St TF rD r SF-7 cto SF-7 SE Vi ard SW SW 13 th SW ¬ « 7 SW Victor Dr SW Earl's Ct Pk wy T Rainbow SE erry Ln Ch Te r Ln MF-14 n's GB/ SF-7 Qu ee SW r d Ln SW SW ree SW Speas Dr R-O SW Wa Tw Ct i lig SW m ht L Ha n Es le t SW Sunrise Dr xC Dr se ir RC/R-O SW Westminister Rd SW Clark Ln TF TF SW 11th St RE SW Angelia Ct SW Joy Ct SW Castlerock SW 3rd St MF-14 SE Castlerock SW Robin Ct Ct ASP-11-15-5087 HARDEE'S 910 SW 7 HWY SITE LOCATION MAP 0 300 600 ± 1,200 Feet