Planning Commission Agendas

Planning Commission AGENDA Monday May 9, 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 Jackie Fairbanks 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, May 9, 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 April 25, 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 (Continued from the Monday, April 25, 2016 Planning Commission meeting.) (Related to Agenda Item 3) 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 FINAL PLAT / PF-02-16-5200 / “Parkway Villas” / NW corner of Moreland School Road & Adams Dairy Parkway (Related to Agenda Item 2) 4 ELECTION OF OFFICERS – CHAIRMAN, Travis Graham VICE-CHAIRMAN, Lynn Banks BOARD OF ADJUSTMENT REP., Ginger Duhon BOARD OF ADJUSTMENT ALT. REP., Travis Graham HISTORIC PRESERVATION REP., Ken Billups TECHNICAL REVIEW COMMITTEE REP., Phil Bartolotta 05.09.2016 Page 1 of 2 kf  DEVELOPMENT ADVISORY COMMISSION REP., Jason Sanders SOLID WASTE MANAGEMENT COMMISSION REP., George Abbott DOWNTOWN REVIEW BOARD REP., Lynn Banks DOWNTOWN REVIEW BOARD ALT. REP., Joe Haney 5 OTHER BUSINESS – The next scheduled meeting is Monday, May 23, 2016. 6 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 05.09.2016 Page 2 of 2 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, April 25, 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, April 25, 2016 with the following members, guests and staff in attendance: ATTENDANCE Jason Sanders Mitchell Peil Byron Craddolph Ginger Duhon Joe Haney LaTasha McCall Lynn Banks Ken Billups James Wallace Travis Graham, Chairman Scott Allen, Community Development Director Nathan Jurey, Associate Planner Ben McCabe, City Engineer Nancy Yendes, City Attorney Chris Lievsay, Councilman – District 2 (Mayor Pro-Tem) Karen Findora, Recording Secretary ABSENT Planning Commissioner Phil Bartolotta 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 Mitchell Peil, to approve with the modification to page 3 concerning the square footage, a second from Commissioner Byron Craddolph, and a unanimous vote, the Minutes of March 28, 2016, were approved as modified. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:31 p.m. Chairman PUBLIC HEARNG Graham informed the Commission that the applicant has requested to be P.C. Minutes – 04.25.2016 Page 1 of 4 kf VACATION / VAC-03-16- continued to the Monday, May 9, 2016 Planning Commission meeting. 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.) MOTION Commissioner Ken Billups moved to continue Vacation / VAR-03-16-5235 AGENDA ITEM 2 / “Parkway Villas Stormwater Drainage Easement” to the Monday, May 9, VACATION / VAC-03-16- 2016 Planning Commission meeting. 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.) 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 – Aye James Wallace – Aye Jason Sanders – Aye Phil Bartolotta – Absent Travis Graham, Chairman - Aye (APPROVED 10-Aye, 1-No) Nathan Jurey, Associate Planner, stated before the Planning Commission is AGENDA ITEM 3 a request to approve a Master/Alternative Sign Plan to provide more MASTER/ALTERNATIVE opportunities for signage visibility. The site in question is located along the SIGN PLAN / ASP-03-16- north side of NW Vesper Street, approximately 650 feet west of the 5228 / “Alliance Financial & interaction of NW Vesper Street and NW 7 Highway with an address of 807 Income Tax” / 807 NW NW Vesper Street. 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. None. QUESTIONS P.C. Minutes – 04.25.2016 Page 2 of 4 kf APPLICANT Dean Wille, Gator Graphics Mr. Wille stated that the applicant would like to install the limestone veneer on the sign with the intent to also add limestone to the building itself in the future. QUESTIONS Commissioner Peil asked if the applicant owns the building. Mr. Wille stated that he does. MOTION Commissioner Mitchell Peil moved to approve the Master/Alternative Sign AGENDA ITEM 6 Plan / ASP-03-16-5228 / “Alliance Financial & Income Tax” with two (2) MASTER/ALTERNATIVE staff recommendations modifying recommendation number two to read, SIGN PLAN / ASP-03-16- “The base of the sign must be constructed of limestone instead of brick and 5228 / “Alliance Financial & landscaping must be installed around the base.” Income Tax” / 807 NW Vesper Street SECOND Seconded by Commissioner Ken Billups. 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 – Absent Travis Graham, Chairman - Aye (APPROVED 10-Aye, 0-No) STAFF RECOMMENDATIONS 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 limestone instead of brick brick to match the existing building and landscaping must be installed around the base. OTHER BUSINESS The next Planning Commission meeting is scheduled for Monday, May 9, 2016. MEETING ADJOURN Scott Allen, Director of Community Development, gave a brief description of the National Planning Conference and informed the Commission that Karen Findora, Administrative Assistant, e-mailed summaries from Mr. Allen, Jim Holley and Planning Commissioner Byron Craddolph to the Commission. The summaries provide a brief description, photos, and web links of the training sessions. Commissioner LaTasha McCall noted that this may be her last meeting. Staff appreciates all her service she has provided to the Commission. Staff will bring her back to formerly thank her. Chris Lievsay, Councilman District 2, introduced himself. Councilman Lievsay will hold the seat of Mayor Pro-Tem for a year replacing P.C. Minutes – 04.25.2016 Page 3 of 4 kf  Councilman Kent Edmondson. Commissioner Peil gave accolades to the training session provided by MARC on, “Current Legal Issues for Missouri Planning & Zoning.” Commission Ginger Duhon and Commissioner Peil attended the training session along with Jim Holley, Assistant Director of Community Development. With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 6:39 p.m. Seconded by Commissioner Ginger Duhon. _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Travis Graham, Chairman Date P.C. Minutes – 04.25.2016 Page 4 of 4 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: May 9, 2016 Agenda Item: 2 Case File Number: VAC-03-16-5235 Project Name: Parkway Villas Type of Application: Vacation Request: Approval to vacate Storm Water Drainage Easement Applicant: World Land Investment, LLC / Roy C. Allen III Property Owner: World Land Investment, LLC Engineer: Engineering Solutions / Matt Schlicht Architect: N/A Attorney: The Law Office of Roy C. Allen III / Roy C. Allen III Location (Address): N/A General Location: Northwest corner of SE Adams Dairy Parkway and SE Moreland School Road Area: 3.90 +/- acres Lots: 1 (Proposed) Existing Zoning: “NB” (Neighborhood Business) Existing Land Use: Undeveloped Comprehensive Plan Neighborhood Designation: Attachments:  Site Location Map  Survey & Legal of Vacation Planning Commission: May 9, 2016 City Council: May 16, 2016 Planner: Matt Wright, Senior Planner Reviewed By: Scott Allen, Community Development Director Page 1 of 6  Project: Vacation-Parkway Villas Plan Case Number: VAC-03-16-5235 Figure 1. Vicinity Map / General Location Map Page 2 of 6  Project: Vacation-Parkway Villas Plan Case Number: VAC-03-16-5235 Figure 2. Project Site (Aerial Photo) Page 3 of 6  Project: Vacation-Parkway Villas Plan Case Number: VAC-03-16-5235 BACKGROUND INFORMATION/SUMMARY: A storm water drainage easement was recorded in 2000 on the subject property in conjunction with the Adams Dairy Parkway expansion project. The easement was provided for storm water created by the projected increased runoff from Adams Dairy Parkway. A Preliminary Plat and a Site Plan Design Review have been approved by the Planning Commission, allowing the applicant to proceed with infrastructure improvements to the property. As part of the infrastructure improvements, the applicant has relocated storm water infrastructure and drainage easements elsewhere on site. The applicant is requesting to vacate the storm water drainage easement as it is no longer needed for the purposes it originally intended. The easement is approximately 40-feet by 100-feet, and covers approximately 4,000 square feet. PREVIOUS ACTIONS/APPROVALS:  On September 6, 2006 the City Council approved an Annexation (A-2-2006) of the subject property, as well as a Rezoning application (R-6-2006) from “AG” (County Agriculture) to “NB” (Neighborhood Business) as part of the Parkway Estates development.  On January 13, 2014 the Planning Commission recommended approval of a Rezoning application (RZ-12-13-4228) from “NB” to “TF” (Two-Family Residential) for the development of duplexes. The City Council denied the Rezoning on February 3, 2014.  On January 13, 2014 the Planning Commission denied a Preliminary Plat (PP- 12-13-4230) for the duplex development. The City Council approved an appeal of the Preliminary Plat on February 3, 2014.  On January 13, 2014 the Planning Commission denied a Planned Residential Overlay Concept Plan (PROC-12-13-4229). The application was withdrawn by the applicant prior to a vote by the City Council on February 3, 2014.  On June 9, 2014 the Planning Commission approved a Site Plan and Design Review (SPDR-05-14-4425) request for a 43-unit Assisted Living development. The approved expired on June 9, 2015.  On June 9, 2014 the Planning Commission approved a Preliminary Plat (PP-05- 14-4427) for the subject property.  On October 12, 2015 the Planning Commission re-approved the Site Plan and Design Review (SPDR-09-15-4578) request for the Assisted Living development. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: A Final Plat (PF-02-16-5200) for “Parkway Villas” has been submitted and will run simultaneously with the Vacation. Once the Vacation and the Final Plat have been approved and recorded, building permits can be issued for the development. Page 4 of 6  Project: Vacation-Parkway Villas Plan Case Number: VAC-03-16-5235 ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: SF-7/PR-O Single-Family Residential South: Right-of-Way SE Moreland School Road (Major Collector) East: Right-of-Way SE Adams Dairy Parkway (Arterial) West: SF-7/PR-O Single-Family Residential RECOMMENDATION: Staff recommends approval of the Vacation. VACATION REVIEW CRITERIA The Planning Commission shall consider the vacation request in light of the Comprehensive Plan, and the following applicable review criteria: 1. The application is in accordance with the Comprehensive Plan or any official plan or program developed under the guidance of the Comprehensive Plan. In particular the impact of the vacation on physical patterns, arrangement of streets, blocks, lots and open spaces, and public realm investments reflect the principles and concepts of the plan. 2. Compliance with the requirements of the UDC. In particular the vacation is consistent with the intent and design objectives of the subdivision design standards. 3. The vacation reflects sound planning and urban design principles with respect to existing and potential development in the vicinity, including consideration of current and future streets, open spaces, blocks, lots, and public utilities and facilities. 4. Any impacts identified by specific studies or technical reports are mitigated with generally accepted sound planning, engineering, and urban design solutions, that reflect long-term solutions and sound fiscal investments. 5. The application does not deter any existing or future development on adjacent property from meeting the goals and policies of the Comprehensive Plan. 6. All resulting lots and parcels are capable of meeting the intent and objectives of the applicable zoning districts and development standards. 7. The application meets the public interest, and is not otherwise for the sole benefit of one property owner or project. 8. No private rights will be injured or endangered by the application. 9. The street or alley to be vacated no longer serves a public purpose. 10. The recommendations of professional staff. 11. Other information which may come to its attention. VACATION ANALYSIS: Legal Notice: Legal notice has been provided as required. The public notice was provided through publication in newspaper of general circulation, letters were provided to adjacent property owners and a public notice sign is displayed on the property. Page 5 of 6  Project: Vacation-Parkway Villas Plan Case Number: VAC-03-16-5235 Private Rights: It has been confirmed that there is no existing storm water infrastructure in the easement and Blue Springs Public Works consents to the vacation the easement. Storm water and drainage infrastructure will be developed elsewhere on the subject property and will be dedicated with new easements on the Final Plat. There are no private rights that will be injured/endangered by the proposed vacation. Public Loss: The public will not suffer loss or inconvenience with the abandonment of this easement in that the easement is not currently in use or proposed to be used in the future. STAFF RECOMMENDATION: Staff recommends approval of the Vacation application. Page 6 of 6 E Redwood Ln SE Hillside Cir General Zoning Downtown District Zoning District SE Creek Ridge Ct SE Ridge Line Dr RE CS SE SF-7/ SF-12 T3 Parkwood SF-7 T4 Ct PR-O TF T5 SE 7th Street Ter MF-10 MF-14 MF-20 NB SE Pine Ct SO AG Jackson County GB CB RC r nD LI SE Shamrock Ln haw HI SE Adams Dairy Pkwy ES SF-7/ COUNTY SE Monterrey Dr RE-C SE Amber Ct SE m on d PR-O GB-C HI-C Dia SE Bluebird Ct SE Auburn Ct SE 8th Ter SE er SE Meadow lark Silv Ct SE Scarlet Ct SE Partridge Ln SITE n SE Sherri L SE Crim son Ct SE Oriole Ct SE SE Sparrow Ct NB S ienn aC SE Carmine Ct t SE 7th Ct SE Moreland School Rd Jackson County SE Adams Dr wy Pk iry Da s am Ad SE VAC-03-16-5235 PARKWAY VILLAS ± STORM WATER DRAINAGE EASEMENT 0 250 500 1,000 Feet SITE LOCATION MAP  SE Pine Ct n Dr SE Shamrock Ln SE Shamrock Ln haw SE Adams Dairy Pkwy SE Amber Ct SE Monterrey Dr d SE m on Dia Ct SE 8th Ter SE Auburn Ct SE 8th St SE e r SE Meadowlark v S il Ct SE Scarlet Ct SE Partridge Ln Sherri Ln SITE SE Crimson Ct SE Adams Dairy Pkwy SE Oriole Ct SE Sie SE Sparrow Ct nn aC SE Carmine Ct t SE Moreland School Rd SE 7th Ct Jackson County SE Adams Dr wy Pk iry VAC-03-16-5235 Da PARKWAY VILLAS STORM ± s am WATER DRAINAGE EASEMENT Ad SITE LOCATION AERIAL MAP SE 0 250 500 1,000 Feet  SE Adams Dairy Pkwy SE Pine Ct SE Monterrey Dr SE Shamrock Ln SE Shamrock Ln SE 8th Ter 41-520-15-14-00-0-00-000 41-520-05-06-00-0-00-000 41-520-05-11-00-0-00-000 41-520-15-13-00-0-00-000 SE Bluebird 41-520-05-12-00-0-00-000 41-520-14-46-00-0-00-000 41-520-05-15-00-0-00-000 SE Auburn Ct 41-520-15-12-00-0-00-000 41-520-14-48-00-0-00-000 41-520-05-16-00-0-00-000 41-520-05-17-00-0-00-000 41-520-14-49-00-0-00-000 41-520-05-18-00-0-00-000 SE Scarlet Ct SE Partridge Ln 41-520-14-64-00-0-00-000 41-520-05-23-00-0-00-000 41-520-14-66-00-0-00-000 41-520-05-22-00-0-00-000 SE Crim son Ct SE Oriole Ct 41-520-05-24-00-0-00-000 41-520-14-67-00-0-00-000 41-520-05-25-00-0-00-000 S 41-520-14-68-00-0-00-000 Sie E SE Carmine Ct SE Sparrow Ct nna Ct 41-520-05-30-00-0-00-000 41-520-14-78-00-0-00-000 41-520-05-31-00-0-00-000 SE 7th Ct 41-520-05-36-00-0-00-000 41-520-05-33-00-0-00-000 41-520-14-80-00-0-00-000 41-520-05-32-00-0-00-000 41-520-14-84-00-0-00-000 41-520-05-14-00-0-00-000 41-520-14-81-00-0-00-000 41-520-05-13-00-0-00-000 41-520-14-79-00-0-00-000 41-520-14-65-00-0-00-000 41-530-01-03-00-0-00-000 41-530-02-01-00-0-00-000 Jackson SE Adams Dr 41-530-01-04-00-0-00-000 County y w Pk VAC-03-16-5235 Da i ry s PARKWAY VILLAS Ad am STORM WATER ± SE DRAINAGE EASEMENT 185' NOTIFICATION MAP 0 200 400 800 Feet  PLANNING COMMISSION STAFF REPORT Meeting Date: May 9, 2016 Agenda Item: 3 Case File Number: PF-02-16-5200 Project Name: Final Plat of Parkway Villas Type of Application: Final Plat Request: Recommendation for approval of a Final Plat Applicant: World Land Investment, LLC / Roy C. Allen III Property Owner: World Land Investment, LLC / Roy C. Allen III Engineer: Engineering Solutions / Matt Schlicht Architect: N/A Attorney: The Law Office of Roy C. Allen III / Roy C. Allen III Location (Address): 899 SE Moreland School Road General Location: On the northwest corner of SE Adams Dairy Parkway and SE Moreland School Road Area: 3.90 +/- acres Lots: 1 (Proposed) Existing Zoning: “NB” (Neighborhood Business) Existing Land Use: Undeveloped Comprehensive Plan Neighborhood Designation: Attachments:  Site Location Map  Final Plat Planning Commission: May 9, 2016 City Council: May 16, 2016 Planner: James Holley, Asst. Dir. Of Community Development Reviewed By: Scott Allen, Community Development Director Page 1 of 7  Project: Parkway Villas Final Plat Plan Case Number: PF-02-16-5200 Figure 1. Vicinity Map / General Location Map Page 2 of 7  Project: Parkway Villas Final Plat Plan Case Number: PF-02-16-5200 Figure 2. Project Site (Aerial Photo) Page 3 of 7  Project: Parkway Villas Final Plat Plan Case Number: PF-02-16-5200 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a Final Plat for an approximately 3.90 acre lot located at the northwest corner of SE Adams Dairy Parkway and SE Moreland School Road. The Final Plat will allow the developer to proceed forward with the building permit process. Section 410.050.C, Completion of Development subsection 1 of the 2015 Unified Development Code (UDC) states: “ Any building, development or sign for which an application was submitted to the City before October 5, 2015 shall be reviewed for compliance with the zoning, subdivision and sign regulations in effect before October 5, 2015. Complete application submitted before October 5, 2015 may be approved and permitted may be issued even if the proposed building, development or sign that is the subject of the permit does not fully comply with the provisions of this Development Code.” This means that this Final Plat will be reviewed under the previous UDC provisions (1996) rather than the 2015 UDC provisions. PREVIOUS ACTIONS/APPROVALS:  On September 6, 2006 the City Council approved the Annexation (A-2-2006) of the subject property, as well as the Rezoning application (R-6-2006) from “AG” (County Agricultural) to “NB” (Neighborhood Business) as part of the larger Parkway Estates development.  On January 13, 2014 the Planning Commission recommended approval of a Rezoning application (RZ-12-13-4228) to change the property zoning to “TF” (Two-Family Residential) to allow development of duplexes.  On February 3, 2014 the City Council heard the Rezoning request but it was not approved.  The Planning Commission also reviewed an application for a Preliminary Plat (PP-12-13-4230) and Planned Residential Overlay Concept Plan (PROC-12-13- 4229) on January 13, 2014 for the duplex units, but the applications were denied.  The City Council approved an appeal of the Preliminary Plat application on February 3, 2014.  The Planned Residential Overlay Concept Plan application was withdrawn by the applicant prior to a vote by the City Council on February 3, 2014.  On June 9, 2014 the Planning Commission approved the Site Plan and Design Review (SPDR-05-14-4425) request for a 43-unit Assisted Living development. This approval expired on June 9th of 2015.  Also on June 9, 2014 the Planning Commission approved a Preliminary Plat (PP- 05-14-4427) for the subject property.  On October 12, 2015 the Planning Commission re-approved the SPDR request (SPDR-09-15-4578) for the Assisted Living development. Page 4 of 7  Project: Parkway Villas Final Plat Plan Case Number: PF-02-16-5200 FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: Building permits. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: SF-7/PR-O Single Family Residential South: Right-of-way (Major Collector) SE Moreland School Rd. East: Right-of-way (Arterial) SE Adams Dairy Pkwy. West: SF-7/PR-O Single Family Residential RECOMMENDATION: Staff recommends approval of the Final Plat with conditions (3). FINAL PLAT Final Plat: The applicant is proposing a single lot Final Plat for a 3.9 acre parcel. The proposed Final Plat is consistent with Preliminary Plat approved on June 9, 2014 (PP-05-14-4427). Minimum Setbacks: The chart below details the setback requirements. All applicable setbacks have been met. Direction Zoning Setbacks North: SF-7 15 ft. South: Major Collector (SE Moreland 20 ft. School Rd.) East: Arterial (SE Adams Dairy Pkwy.) 20 ft. West: SF-7/PR-O 15 ft. Access / Parking: Access to the property will be provided from SE Moreland School Road only. Individual units within the development are accessed by private internal drive lanes. UDC Section 407.010. B. requires one parking space per dwelling unit for assisted living facilities. This development proposal is required to provide 43 parking spaces including three accessible spaces. 70 parking spaces have been provided including three accessible parking spaces. Public Utilities: All public utilities are provided to the site. Sidewalk / Path Improvements: Sidewalks are provided immediately adjacent to each residential building. There is an existing trail along SE Adams Dairy Parkway and an existing sidewalk along SE Moreland School Road. The sidewalk along SE Moreland School Road will need to be completed where the existing drive near the intersection of SE Adams Dairy Parkway Page 5 of 7  Project: Parkway Villas Final Plat Plan Case Number: PF-02-16-5200 and SE Moreland School Road will be removed. The portion of sidewalk must be installed, or a financial guarantee submitted, prior to Final Plat approval by the City Council. Landscape Buffers: A 15-foot landscape buffer is provided along the north and west property boundaries. A 25-foot landscape buffer is provided along SE Adams Dairy Parkway and a 7-foot landscape buffer is provided along SE Moreland Scholl Road. All buffers meet the minimum standards of the 1996 UDC. Stormwater Detention: A stormwater study has been provided and is under review by the Public Works Department. Deficiencies must be corrected prior to approval of building plans. Stormwater detention easements are shown on the Final Plat. The stormwater mitigation measures shall be designed and constructed as provided in the approved stormwater study and to the satisfaction of the City’s Public Works Department. Street Improvements: There are not street improvements required for SE Moreland School Road or SE Adams Dairy Parkway. Utility Easements: Utility easements are shown on the plat. Plat Approval: A Final Plat must be approved by the City Council and recorded prior to building permits being released. ACTION BY PLANNING COMMISSION: The Commission is being asked to provide a recommendation on the Final Plat. The plat is reviewed at this time to determine if it conforms to the requirements of the City’s development codes; and there are appropriate assurances that the proposed improvements will be completed, should the developer fail to perform. The Planning Commission may recommend approval, modify approval or, if the plat does not meet the requirements of the City, recommend denial. Approval of the Final Plat by the City constitutes an acceptance of the easements shown on the plat. Endorsement of the Final Plat by the City confers on the owner the right to record the plat, and to use the plat as an instrument to transfer lot ownership. REVIEW CRITERIA: Section 403.050.H, Final Plat Review Criteria, states that “A final plat shall be reviewed according to the following criteria: 1. The layout and design of the final plat is in substantial compliance with the approved preliminary plat considering the number of lots or parcels; the block layout, street designs and access; the open space systems and civic design Page 6 of 7  Project: Parkway Villas Final Plat Plan Case Number: PF-02-16-5200 elements; the infrastructure systems; or other elements of coordinated developments. 2. The construction plans meet all technical specifications. 3. The phasing and timing of public improvements ensures construction and performance guarantees. 4. Any deviations in the final plat brings the application in further compliance with the Comprehensive Plan and the purposes and intent of this Code. 5. Covenants meeting the City’s approval and containing all requirements of the UDC are approved by the City Attorney’s Office. 6. The recommendations of professional staff.” STAFF RECOMMENDATION: Staff recommends approval of the Final Plat based on compliance with Section 403.050.H of the UDC subject to the following conditions: 1. The Final Plat shall be recorded with Jackson County and all required documents must be returned to the Community Development Department once the plat has been recorded prior to the issuance of building permits. 2. The sidewalk along SE Moreland School Rd. will need to be completed where the existing drive near the intersection of SE Adams Dairy Parkway and SE Moreland School Road will be removed. 3. The stormwater mitigation measures shall be designed and constructed as provided in the approved stormwater study and to the satisfaction of the City’s Public Works Department prior to issuance of building permits. Page 7 of 7  SE MONT SE PINE GA TE DR SE CEDRUS LN General Zoning Downtown District Zoning District RE CS SE Redwood Ln SF-12 T3 SE Hillside Cir SF-7 T4 SE Creek Ridge Ct SE Ridge Line Dr TF T5 SE SF-7/ MF-10 MF-14 Parkwood PR-O MF-20 SE 7th Street Ter Ct NB SO GB SE 5th SE Pine Ct CB Ct AG RC LI Jackson Count SF-7 nD r SE Shamrock Ln HI COUNTY aw Sh SE Adams Dairy Pkw y SE SF-7/ RE-C SE Monterrey Dr GB-C SE Amber Ct SE Vicki's SE m on d PR-O HI-C Ct SE Di a SE Bluebird Ct SE 7th SE Auburn Ct 6th St SE 8th Ter SE Diamond St SE e r SE Meadowlark St v S il Ct SE Scarlet Ct SE Silver Ln SE Partridge Ln SE Sherri Ln SE Crimson Ct SE Oriole Ct SE Sherri Ln SE SE Sparrow Ct NB Sie nn aC SE Carmine Ct t SE 5th Ct SE 6th Ct SE 7th Ct SE Moreland School Rd MF-14 SITE SE Mount Vernon Dr SE Hamilton Ct Jackson County SE Adams Dr d B lv SE Franklin Ct eV il la ge Lak SE Alger Dr y SE w Pk i ry SE Da Va SE Saratoga Dr ll e s yF am or Ad ge Dr SE SF-12/ PR-O PF-02-16-5200 PARKWAY VILLAS SITE LOCATION MAP 0 300 ± 600 1,200 Feet  SE Pine Ct n Dr SE Shamrock Ln SE Shamrock Ln S haw SE SE Adams Dairy Pkwy SE Amber Ct SE Monterrey Dr d SE m on 7 Di a SE Ct SE 8th Ter S SE Auburn Ct th SE 8th St SE er t v SE Meadow lark Sil Ct SE Scarlet Ct SE Partridge Ln n SE Sherri L SE Crim son Ct SE Adams Dairy Pkwy SE Oriole Ct SE S ienn SE Sparrow Ct aC SE Carmine Ct t SE Moreland School Rd SE 7th Ct SITE Vernon Dr Jackson County SE Adams Dr Pk wy Da ir y PF-02-16-5200 am s PARKWAY VILLAS ± Ad SE SITE LOCATION AERIAL MAP 0 250 500 1,000 Feet