Planning Commission Agendas

Planning Commission AGENDA Monday April 25, 2016 6:30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW SMITH STREET City of Blue Springs  Planning Commission Seating Chart Dais Lectern 19 Portable Lectern 18 1 17 2 16 3 15 4 14 5 12 13 6 7 8 11 9 10 1 Scott Allen, Community Development 5 LaTasha McCall 10 Karen Findora, Administrative 15 Mitchell Peil Director 6 Joe Haney Assistant 16 Councilman Chris Lievsay, District 2 2 Jim Holley, Assistant Community 7 Lynn Banks 11 Phil Bartolotta 17 Ben McCabe, City Engineer Development Director 8 Nancy Yendes, City Attorney 12 Jason Sanders 18 Matt Wright, Associate Planner 3 James Wallace 9 Travis Graham 13 Byron Craddolph 19 Public Stenographer 4 Ken Billups 14 Ginger Duhon  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. ###  Howard L. Brown Public Safety Building – 1100 SW Smith Street PLANNING COMMISSION MEETING AGENDA Monday, April 25, 2016 - 6:30 p.m. Planning Commissioners please call 228-0207 if unable to attend 1 CALL TO ORDER – PLEDGE OF ALLEGIANCE - CONSENT AGENDA (All items under Consent Agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and considered separately.) a) MINUTES March 28, 2016 2 PUBLIC HEARING / VACATION / VAC-03-16-5235 / “Parkway Villas Stormwater Drainage Easement” / Northwest corner of SE Adams Dairy Parkway and SE Moreland School Road (Applicant has requested to be continued to the Monday, May 9, 2016 Planning Commission meeting.) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on April 9, 2016 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 – Blue Springs Code of Ordinances (by reference) 8. 2014 Comprehensive Plan (by reference) 3 MASTER/ALTERNATIVE SIGN PLAN / ASP-03-16-5228 / “Alliance Financial & Income Tax” / 807 NW Vesper Street 4 OTHER BUSINESS – The next scheduled meeting is Monday, May 9, 2016. 5 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 04.25.2016 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, March 28, 2016 A regular meeting of the Planning Commission of the City of Blue Springs was held in the Howard L. Brown Public Safety Building located at 1100 SW Smith Street on Monday, March 28, 2016 with the following members, guests and staff in attendance: ATTENDANCE Jason Sanders Mitchell Peil Byron Craddolph Ginger Duhon Joe Haney Phil Bartolotta Interim Chairman, Ken Billups Jim Holley, Community Development Assistant Director Matt Wright, Senior Planner Nathan Jurey, Associate Planner 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 Travis Graham Planning Commissioner Lynn Banks Planning Commissioner James Wallace Planning Commissioner LaTasha McCall Scott Allen, Community Development Director CALL TO ORDER Interim Chairman Ken Billups called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. CONSENT AGENDA Interim Chairman Billups requested action on the Consent Agenda with a APPROVAL motion by Commissioner Mitchell Peil, a second from Commissioner Byron Craddolph, and a unanimous vote, the Minutes of March 14, 2016, were approved as submitted. P.C. Minutes – 03.28.2016 Page 1 of 11 kf AGENDA ITEM 2 The public hearing for Agenda Items 2 & 3 was opened at 6:33 p.m. with a PUBLIC HEARNG request for exhibits from the City Attorney. Ms. Nancy Yendes introduced REZONING / RZ-02-16- Exhibits 1 thru 8 for Agenda Items 2 & 3 into the public record on behalf of 5203 / “Colonial Highlands” the applicant. / West of SE Adams Dairy Exhibits: Pkwy., and North of East 1. Staff Report with attachments Wyatt Road (Continued 2. Affidavit of Publication in The Examiner on from the Monday, March February 27, 2016 14, 2016 Planning 3. Application with attachments Commission meeting. 4. 185 ft. Notification Map Related to Items 3 & 4) 5. Names/addresses of property owners within 185 ft. of site AND 6. Copy of letter sent to said property owners AGENDA ITEM 3 7. Title IV, Land Use Section – Blue Springs Code of PUBLIC HEARING Ordinances (by reference) PLANNED 8. 2014 Comprehensive Plan (by reference) DEVELOPMENT CONCEPT PLAN / PDC- 02-16-5204 / “Colonial Matt Wright, Senior Planner, stated before the Planning Commission are Highlands” / West of SE three (3) requests related to the Colonial Highlands development project. Adams Dairy Pkwy., and The property is located north of SE Wyatt Road, west of SE Adams Dairy North of East Wyatt Road Parkway, and south of (future) SE Major Road. The property consist of (Continued from the 62.65 +\- acres. The first request is for a rezoning from “SF-7/PR-O” Monday, March 14, 2016 (Single Family/Planned Residential Overlay) to “SF-7” (Single Family) & Planning Commission “TF” (Two Family). Approximately 48.78 +\- acres is proposed to be meeting. Related to Items 2 zoned “SF-7” with the remaining 13.87 +\- acres to be zoned “TF”. The & 4) development will house single family homes as well as small scale multi- AND family. The proposed rezoning meets the intentions of the Comprehensive AGENDA ITEM 4 Plan and the Specific Area Plan therefore staff recommends approval of the PRELIMINARY PLAT / rezoning request. PP-02-16-5205 / “Colonial Highlands” / West of SE The next request is for a Planned Development Concept Plan. The concept Adams Dairy Pkwy., and plan includes 115 single-family residential lots and 33 duplexes (66 units) North of East Wyatt Road for a total of 181 new dwelling units. (Related to Items 2 & 3) The first phase of development will be in the south western portion of the development with access from SE Wyatt Road. Southeast Major Road will be constructed as part as Phases 2 and 3 when the adjacent lots are developed. Both SE Wyatt Road and SE Major Road will be classified as Collector Streets and will be improved or developed as such, which will include a 60 ft. right-of-way and sidewalks on both sides of the street. There are two (2) stormwater detention / retention areas proposed for the site. There will be a wet bottom detention area located at the SW corner of the site and a dry basin area to the NE corner of the site. The development is required a minimum of 6.96 +\- acres of open space. The site has provided 7.74 +\- acres which include trails and two pocket parks. The trails will connect to Adams Dairy Parkway. The trail will run along the south side of SE Major Road. The trail will be constructed in lieu of a sidewalk. There will be an 8 ft. wide bike trail similar to what is existing along Adams Dairy Parkway. P.C. Minutes – 03.28.2016 Page 2 of 11 kf  The largest pocket park will include a pool, cabana and a playground. With 181 dwelling units the average density is 2.89 units per acre. For comparison this is slightly denser than the all single family Parkway Estates which is 2.7 units per acre and much less dense than Eagles Ridge with 3.78 units per acre. The proposed floor area classification for Lots 1-68 the NE part of the development is classified as Class G which requires 14,000 sq. ft. homes. Lots 69-115 the western part of the single family homes is Class F which requires 16,000 sq. ft. homes. No minimums are required for duplex units but preliminary floor plans generally range between 1,050 sq. ft. up to 14,050 sq. ft. The Concept Plan does allow the applicant to request modifications to the underlined zoning regulations, a list was provided on page 8 of the staff report. Staff does recommended approval of the Concept Plan. The final request is a Preliminary Plat. The trail sections along SE Major Road where they are not within the right-of-way do require a pedestrian access easement to allow access and maintenance of that trail. A 15 ft. landscape buffer shall be provided on the front of each lot to accommodate street trees. A landscape buffer along SE Wyatt Road will be between 20-25 feet and the alley can’t be include in the landscape buffer. A draft of the Declarations and Restrictions and the HOA has been provided and will have to be recorded with Jackson County. Staff recommends approval of the Preliminary Plat with twelve (12) conditions. QUESTIONS Commissioner Jason Sanders asked how many lots encase this development. Matt stated there are 115 single family lots, 33 duplex lots with each duplex on its own individual lot, and there are 13 tracts which will have the common open space. Commissioner Peil stated that he would like to look for the guidance of counsel. One of the documents included in the application packet is not signed or dated nor does it declare whether Mr. Sallee has any interest as a partner, major stockholder. Since these items are public record do they need to be signed? Nancy Yendes, City Attorney, stated that by the time it goes to Council it will have to sign and if someone would testify today as part of the public hearing that would take care of it. Staff has verified with the legal description the owner of the property. Mr. Tyler Sallee was present and he will testify. APPLICANT Tyler Sallee, Sallee Homes 3730 NE Troon Drive Lee’s Summit, MO Mr. Sallee testified that he is part owner of Sallee Homes, the applicant and is representing Randy Sallee. Others in attendance were: Greg Musil, Douthit Frets Rouse Getile & Rhodes, LLC P.C. Minutes – 03.28.2016 Page 3 of 11 kf  Wayne Kirchhoff, WLK Urban Design, LLC David A. Rinne, Schlagel & Associates, P.A. Mark Breuer, Schlagel & Associates, P.A. Wayne Kirchhoff, WLK Urban Design, LLC 11437 Flint Overland Park, KS Mr. Kirchhoff complimented staff on how well they worked with the applicant. The development was originally platted and some of the sewer lines were already installed. Part of the layout is based on the existing sewer lines. The original layout was all one type of housing with a grid street pattern. The proposed layout has more of a diverse type of housing and curvilinear streets. The entrances are set up to slow traffic. The intersection off of Major Road are T intersections or a round-about that would slow traffic as well. Mr. Kirchhoff displayed several photos of the types of housing design. He also stated that this area would be maintenance provided. The single family would be for sale lots but the duplex lots may be sold but most will be leased and Sallee will maintain it. QUESTIONS None. WITNESSES IN FAVOR None. WITNESSES OPPOSED Mark Hatfield 28904 E. Wyatt Road Grain Valley, MO Mr. Hatfield lives ½ mile from Colonial Highlands. Mr. Hatfield has an interest in the way Blue Springs grows. He graduated from Blue Springs and has lived on Wyatt Road for 33 years. His concern was with the multi- family development. Mr. Hatfield spoke on an article by the Blue Springs Journal dated Saturday, April 5, 2008 which addresses planning issues of Blue Springs. The Kansas City Star conducted a Citizen Satisfactory Survey which included 19 cities that were surveyed. Blue Springs finished 17th out of 19 cities. Some key areas in the article were quote, “Blue Springs is the lowest rated suburb in the Metro area and the Cities response to growth, City Planning and development. The rating is based on what Blue Springs is building which, is multi-family housing and the blight on our retail corridors.” Mr. Hatfield stated that the article also mentions that building permits are 2 to 1 for multi-family to single family housing since the year 2000. Quote, “Many citizens feel this area of housing is putting a strain on our school system, and renters don’t pay the same taxes like our homeowners pay.” Mr. Hatfield stated that our Mayor Carson Ross agreed and stated quote, “The single most important issue facing Blue Springs is too much Multi-Family housing and not enough starter and dream homes.” P.C. Minutes – 03.28.2016 Page 4 of 11 kf QUESTIONS Interim Chairman Billups asked Jim Holley, Assistant Director, Community Development, if there was a rezoning of this property in the past. Mr. Holley stated that he would have to go back and pull the documentation from the past files. EXHIBIT 9 Ms. Yendes marked the Blue Springs Journal article as Exhibit 9 for both public hearings. Linda Redwine 27307 E Wyatt Road Blue Springs, MO Ms. Redwine stated that she has lived on 18 acres on Wyatt Road for 40 years. Ms. Redwine stated that the last developer built a retention pond that has damaged her pond. She stated that when the massive annexation occurred it was zoned for single family housing. Ms. Redwine stated that she would prefer the single family without the multi-family and is concerned with traffic and the wildlife/livestock. QUESTIONS Commissioner Peil asked if multi-family was her main concern. Ms. Redwine stated that she would prefer to see single family and no multi- family. Mr. Kirchhoff stated that he hesitates to call the duplex homes multi-family when they are classified as two-family homes that will consist of two bedrooms with garages. All stormwater issues will be cleaned up and this will be an improvement to this area. Commissioner Sanders asked why not all single family. Mr. Kirchhoff stated that it helps to keep the cost down so that it is affordable for empty nesters and starter homes. Commissioner Ginger Duhon asked if there has been a study conducted or in-depth thought of the effects that the multi-family may produce on the future value of the new single family being built in the same vicinity. Mr. Kirchhoff stated that they haven’t conducted a study. Mr. Sallee stated they have an interest in the entire project. The goal is to not do anything that is detrimental to either the multi-family or the single family. This development was based off of a similar project located at Shoal Creek Parkway and 435. There are hopes that these folks become buyers in our community. Commissioner Duhon asked what the rental amount would be. Mr. Sallee stated that if they were to sell half a unit it would run in the $220 -$240 range per side and the rental rates in the $1,800 - $2,000 range. Commissioner Duhon asked what the ratio is for the multi-family vs. the single family. Mr. Sallee stated 2/3 single family and 1/3 duplex homes. P.C. Minutes – 03.28.2016 Page 5 of 11 kf  Patricia Coppell 7721 S Sunfield Road Grain Valley, MO Ms. Coppell is located east of this development on the other side of Cook Road just off of Major. She asked if this portion of Major Road is scheduled to be put in with this development. Mr. Holley stated that eventually Major Road will go from 7 Hwy. to Adams Dairy Parkway but with this particular development the developer is required to put in ½ road improvements along the south frontage of the homes. Mr. Wright stated that the future portion of Major Road to 7 Highway will be developed whenever Eagles Ridge and Timothy Lutheran complete their developments. Ms. Coppell also has concerns for the School District. Linda Dugan 27800 E Wyatt Road Ms. Dugan is surrounded by Colonial Nursery on three sides on the corner lot of Adams Dairy and Wyatt Road. She asked what the difference was between the colors on the plat drawings. Mr. Sallee stated that there are three different style home layouts purposed. One is a front loaded garage, one is a side loaded garage, another where it is front loaded but a recessed garage and then a type 3 where there are alley ways and rear loaded garages. Ms. Dugan was also concerned with the Fire Department accessing this project. Mr. Wright stated that this area is located is Prairie Township Fire Protection District. David Redwine 27307 E Wyatt Road Mr. Redwine had concerns about the detention pond and the damage it has done to his pond. He stated that there were many meetings in the past concerning the detention pond. Mr. Redwine displayed several before and after photos of his pond and the silt run off that destroyed his pond. Mr. Holley stated that the applicant has submitted their Stormwater Management Plan for the Public Works department to review. EXHIBITS 10, 11, 12, 13 & Ms. Yendes marked the before photo of Mr. Redwine’s pond Exhibit 10. 14 Exhibit 11 will be the after photo of the pond after the detention was dug. Exhibit 12 will be the photo of the attempt to handle the silt at that detention facility. Exhibit 13 will be the no silt fence after a heavy rain for the pond. Exhibit 14 will be the photo of the neighbor’s yard which can’t be mowed due to the saturation of the ground. All Exhibits marked for both public hearings. Mark Breuer, Schlagel & Associates, P.A. 14920 W 107th Lenexa, KS Mr. Breuer stated that staff informed them early on that the existing basin was improperly constructed and that there were some downstream drainage P.C. Minutes – 03.28.2016 Page 6 of 11 kf  issues. With this project they will reconstruct the outlet works on the existing basin and reshape the basin to provide additional retention volume. HEARING CLOSED With no further discussion, Interim Chairman Billups closed the public hearings at 7:47 p.m. MOTION Commissioner Mitchell Peil recommended the approval of Rezoning / RZ- AGENDA ITEM 2 02-16-5203 / “Colonial Highlands.” PUBLIC HEARNG REZONING / RZ-02-16- 5203 / “Colonial Highlands” / West of SE Adams Dairy Pkwy., and North of East Wyatt Road (Continued from the Monday, March 14, 2016 Planning Commission meeting. Related to Items 3 & 4) SECOND Seconded by Commissioner Joe Haney. VOTE Ken Billups, Interim Chairman – Aye LaTasha McCall – Absent Joseph Haney – Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – Aye Lynn Banks – Absent James Wallace – Absent Jason Sanders – No Phil Bartolotta – Aye Travis Graham, Chairman - Absent (APPROVED 6-Aye, 1-No) Commissioner Mitchell Peil recommended the approval of Planned MOTION Development Concept Plan / PDC-02-16-5204 / “Colonial Highlands” with AGENDA ITEM 3 twelve (12) staff recommendations. PUBLIC HEARING PLANNED DEVELOPMENT CONCEPT PLAN / PDC- 02-16-5204 / “Colonial Highlands” / West of SE Adams Dairy Pkwy., and North of East Wyatt Road (Continued from the Monday, March 14, 2016 Planning Commission meeting. Related to Items 2 & 4) Seconded by Commissioner Ginger Duhon. SECOND Ken Billups, Interim Chairman – Aye LaTasha McCall – Absent VOTE Joseph Haney - Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – Aye Lynn Banks – Absent James Wallace – Absent P.C. Minutes – 03.28.2016 Page 7 of 11 kf  Jason Sanders – No Phil Bartolotta – Aye Travis Graham, Chairman - Absent (APPROVED 6-Aye, 1-No) STAFF RECOMMENDATIONS 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 unless modified under the Concept Plan. 2. A Development and Maintenance Agreement is required to be executed outlining maintenance requirements and responsibilities for the proposed private streets. 3. A Development and Maintenance Agreement is required to be executed outlining maintenance requirements and responsibilities for the proposed stormwater detention/retention and native grass areas. 4. Details on pocket park features and landscaping shall be required with the PD Final Plan. 5. A 15-foot rear setback will be maintained for all single-family lots and shall be noted on the PD Final Plan. 6. Lots 102 and 103 are required to maintain a 25-foot rear setback line since the rear property line abuts a public street. The 25-foot setback line shall be shown on the PD Final Plan. 7. Minimum livable floor area classifications shall be shown on each Final Plat and included in the Declaration of Restrictions. 8. A Development and Maintenance Agreement is required for the installation and maintenance of angled on-street parking for the community pool and cabana area. 9. Building elevations for both duplexes and single-family homes must be provided with the PD Final Plan. 10. A final landscape plan that meets all requirements in UDC Section 407.040 is required to be submitted with the PD Final Plan. The landscape plan shall include landscaping for open space systems per UDC Section 406.030. 11. A Master Sign Plan may be requested for any monument signs or markers that do not meet the Sign Code. 12. If the applicant desires to request decorative street lighting, specifications of the lighting must be approved by Public Works and provided with the PD Final Plan. P.C. Minutes – 03.28.2016 Page 8 of 11 kf MOTION Commissioner Mitchell Peil moved to approve Preliminary Plat / PP-02-16- AGENDA ITEM 4 5205 / “Colonial Highlands” with twelve (12) staff recommendations. PRELIMINARY PLAT / PP-02-16-5205 / “Colonial Highlands” / West of SE Adams Dairy Pkwy., and North of East Wyatt Road (Related to Items 2 & 3) SECOND Seconded by Commissioner Ginger Duhon. VOTE Ken Billups, Interim Chairman – Aye LaTasha McCall – Absent Joseph Haney - Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – Aye Lynn Banks – Absent James Wallace – Absent Jason Sanders – No Phil Bartolotta – Aye Travis Graham, Chairman - Absent (APPROVED 6-Aye, 1-No) STAFF 1. Approval by the Planning Commission based on the representations RECOMMENDATIONS of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. All requirements and conditions contained within the approved Colonial Highlands PD Concept Plan shall govern development under this Preliminary Plat where inconsistent with the City’s zoning or subdivision regulations. 3. An ADA Sidewalk Plan shall be submitted with final construction plans. 4. Trail sections along SE Major Road that are not located in the right- of-way shall be shown, labeled, and dedicated as a pedestrian access easement (“P/E”) to allow for the access and maintenance of the trail. 5. A 15-foot landscape easement on each lot shall be shown on the Final Plat to accommodate required street trees. 6. Access easements are required over private streets allowing access to public infrastructure. 7. Easements are required over all storm detention and storm water quality best management practices on the Final Plat. 8. The stormwater detention facility north of SE Major Road shall be labeled as a Tract. 9. A Final Landscape Plan shall be provided with the PD Final Plan to ensure that all landscaping and buffering requirements have been P.C. Minutes – 03.28.2016 Page 9 of 11 kf  met. All landscape buffers shall be shown, labeled, and dedicated on the Final Plat. 10. Minimum livable floor area classifications are required to be shown on each Final Plat and included in the Declaration of Restrictions. 11. Final Declaration of Restrictions documents shall be submitted with the PD Final Plan and Final Plat. 12. All public infrastructure, unless stated otherwise, shall be completed prior to approval of the Final Plat. AGENDA ITEM 5 Nathan Jurey, Associate Planner, stated before the Planning Commission is MASTER/ALTERNATIVE a request to approve a Master/Alternative Sign Plan to provide more SIGN PLAN / ASP-03-16- opportunities for signage visibility. The site in question is located along the 5228 / “Alliance Financial & north side of NW Vesper Street, approximately 650 feet west of the Income Tax” / 807 NW interaction of NW Vesper Street and NW 7 Highway with an address of 807 Vesper Street NW Vesper Street. The applicant is requesting a monument sign to be closer to the road. They are requesting a sign to be 5 ft. and 6 in. set back in lieu of the 10 ft. setback requirement. Staff would prefer that the proposed stone façade be the matching brick of the building. QUESTIONS Interim Chairman Billups liked the stone faced rather than the brick. Commissioner Haney asked how far the building is from the proposed monument sign. Mr. Jurey stated that its 57 ft. from the property line to the front façade of the building minus the 5 ft. setback. Quite a distance. APPLICANT Applicant was absent. MOTION Commissioner Mitchell Peil moved to continue the Master/Alternative Sign AGENDA ITEM 5 Plan / ASP-03-16-5228 / “Alliance Financial & Income Tax” to the MASTER/ALTERNATIVE Monday, April 11, 2016, Planning Commission meeting so that the SIGN PLAN / ASP-03-16- applicant and/or the business owner can be present. 5228 / “Alliance Financial & Income Tax” / 807 NW Vesper Street SECOND Seconded by Commissioner Ginger Duhon. VOTE Ken Billups, Interim Chairman – No LaTasha McCall – Absent Joseph Haney - Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – Aye Lynn Banks – Absent James Wallace – Absent Jason Sanders – Aye Phil Bartolotta – Aye Travis Graham, Chairman - Absent (APPROVED 6-Aye, 1-No) P.C. Minutes – 03.28.2016 Page 10 of 11 kf OTHER BUSINESS The next Planning Commission meeting is scheduled for Monday, April 11, 2016. MEETING ADJOURN Save The Date: “Current Legal Issues for Missouri Planning & Zoning Commissioners,” Wednesday, April 20, 2016 from 6:00-8:30 p.m. Please RSVP to Karen Findora, Administrative Assistant no later than Wednesday, April 13th. With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 8:02 p.m. Seconded by Commissioner Ginger Duhon. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Ken Billups, Interim Chairman Date P.C. Minutes – 03.28.2016 Page 11 of 11 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: April 25, 2016 Agenda Item: 3 Case File Number: ASP-03-16-5228 Project Name: Alliance Financial & Income Tax Type of Application: Master/Alternative Sign Plan Request: Approval of a Master/Alternative Sign Plan for Alliance Financial & Income Tax. Applicant: Dean Wille / Gator Graphics Property Owner: Mike Mead / AIM Properties, LLC Developer: Dean Wille / Gator Graphics Engineer: N/A Architect: N/A Agent: N/A Location (Address): 807 NW Vesper Street General Location: Along the north side of NW Vesper Street, approximately 650 feet west the intersection of NW Vesper Street and NW 7 Highway Area: 0.25 +/- acres Lot: 1 Existing Zoning: “GB” (General Business) Existing Land Use: Offices Comprehensive Plan Neighborhoods Designation: Attachments:  Proposed Alternative Sign Plan  Site Location Map Planning Commission: April 25, 2016 Cont. from March 28, 2016 City Council: N/A Planner: Nathan Jurey, Associate Planner Reviewed By: Scott Allen, Community Development Director Page 1 of 6  Project: Alliance Financial Plan Case Number: ASP-03-16-5228 Figure 1. Vicinity Map / General Location Map Page 2 of 6  Project: Alliance Financial Plan Case Number: ASP-03-16-5228 Figure 2. Project Site (Aerial Photo) Page 3 of 6  Project: Alliance Financial Plan Case Number: ASP-03-16-5228 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting the approval of a Master/Alternative Sign Plan to provide more opportunities for signage visibility. The proposed plan meets all Sign Code requirements except for the setback requirement for freestanding signs. Because the site has a very limited area where a monument sign may be installed without taking away from much needed parking the applicant is requesting a five (5) foot and six (6) inch setback in lieu of the ten (10) foot setback requirement. PREVIOUS ACTIONS/APPROVALS: No previous actions have been taken on this property. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: If approved by the Planning Commission, the proposed signage will need to be permitted separately through the standard administrative sign permitting process. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: SF-7 Single Family Homes South: ROW (Right-of-Way) NW Vesper Street East: GB (General Business) Law Offices West: GB (General Business) Pool Supply STAFF RECOMMENDATION: Staff recommends the approval of the proposed Master/Alternative Sign Plan with two (2) conditions. MASTER / ALTERNATIVE SIGN PLAN DESIGN CRITERIA Types: There is one existing wall sign on the front façade. The applicant is proposing to add one (1) new monument sign in front of the building. Location: The applicant is proposing to add one (1) new monument sign that has a five (5) foot and six (6) inch setback from the front property line. One monument sign is allowed per frontage but it must be setback from any property line at least ten (10) feet. The applicant is requesting this variance because the existing pavement and parking patterns limit the area in which a freestanding sign may be installed. Also, the close proximity of neighboring buildings and landscaping reduces signage visibility the farther one is from NW Vesper Street. The Planning Commission has previously allowed signage on other busier streets to be setback closer than the required ten (10) feet. In this case, the proposed sign does not face residential development and staff does not see any negative impact on neighboring properties or traffic Page 4 of 6  Project: Alliance Financial Plan Case Number: ASP-03-16-5228 safety. Staff recommends that the monument sign be allowed within the setback as proposed. Size: Size allowance is measured by three criteria with whichever criterion providing the lowest square feet (sq. ft.) being the criterion used. Those criteria are: one (1) sq. ft. of signage allowed per linear foot of right-of- way frontage, ten (10) percent of the building façade, and 200 sq. ft. of signage allowed per building façade. Also, monument signs are only allowed a maximum of eight (8) feet in height. The proposed sign meets this standard because it is approximately seven (7) feet and nine (9) inches tall. The applicant meets all size standards. Overview of Proposed Signage & Corresponding Issues DESCRIPTION TYPE QTY SQFT TOTAL ISSUES Monument Sign Mon. 1 29 29 ‐ Must setback 10’ from property line. Proposed sign only sets back 5’ 6” from property line. South Façade Wall Sign Wall 1 18 18 TOTALS 8 47 OTHER SIGNAGE 1 29 SOUTH WALL (main 1 18 entrance) ALLOWED SIGNAGE TOTAL SQUARE FEET 72 x 1 72 ALLOWED (1 sq. ft. per linear ft.) SOUTH WALL (10% of wall) 1050 x 0.1 72 (further limitations apply) Design: As required by code, the lowest portion of the proposed sign area is no less than twelve (12) inches above ground level. As for materials, the proposed sign will be composed of aluminum, painted white, blue, and black, and cultured stone, similar to limestone. However, staff recommends that the base of the sign be constructed of brick to match the existing building. Illumination: The proposed signage will be internally illuminated with LED’s, as allowed by Code. Landscaping: The proposed signage requires landscaping because it is a free- standing sign. The plans note that the required three (3) feet of landscaping will be installed around the base of the sign. Page 5 of 6  Project: Alliance Financial Plan Case Number: ASP-03-16-5228 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 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 the approval of the proposed Master/Alternative Sign Plan with two (2) conditions: 1. Prior to installation of the proposed signage, administrative sign permit approval must be obtained. 2. The base of the sign must be constructed of brick to match the existing building and landscaping must be installed around the base. Page 6 of 6  NW 10th St NW Ran GB TF General Zoning Downtown District Zoning District RE CS SF-12 T3 SF-7 T4 TF T5 NW 11th NW RD Mize Rd MF-14 TF MF-10 MF-14 MF-20 NW 10th St St NB SO SO GB CB RC LI HI COUNTY RE-C GB-C NW B St HI-C GB NW Zaun Ave MF-14 GB SITE LI GB NW Vesper St SO NW 11th St NW North LI Summit Cir GB NW Summit St T3 NW Summit St GB NW South Summit Cir NW Oak St T5 SF-7 W Main St T4 SW 8th St T5 T5 SW Smith St SW 11th St SW Jones St ¬ «7 NW 6th St NW 6th Street Ter GB ASP-03-16-5228 ALLIANCE FINANCIAL & INCOME TAX SITE LOCATION MAP 0 245 490 ± 980 Feet NW 10 ¬ « 7 NW B St NW Zaun Ave SITE NW Vesper St NW North Summit Cir NW Summit St NW Summit St NW South Summit Cir ASP-03-16-5228 ALLIANCE FINANCIAL & INCOME TAX SITE LOCATION AERIAL MAP 0 125 ± 250 500 Feet