Planning Commission Agendas

Planning Commission AGENDA Monday May 8, 2017 6:30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW SMITH STREET City of Blue Springs  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 8, 2017 - 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 24, 2017 2 PUBLIC HEARING / REZONING / RZ-01-17-5650 / “The Parkway Villas” / 510 & 525 NE Napoleon Drive (Continued from the February 13, 2017, March 13, 2017 & April 24, 2017 Planning Commission meeting.) (Related to Agenda Items 3 & 4) (The applicant has withdrawn the Rezoning, PD Concept Plan and the Preliminary Plat.) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on January 28, 2017 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 PUBLIC HEARING / PLANNED DEVELOPMENT CONCEPT PLAN / PDC-01-17-5651 / “The Parkway Villas” / 510 & 525 NE Napoleon Drive (Continued from the February 13, 2017, March 13, 2017 & April 24, 2017 Planning Commission meeting) (Related to Agenda Items 2 & 4) (Withdrawn) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on January 28, 2017 3. Application with attachments 4. 185 ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 05.08.2017 Page 1 of 2 kf  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) 4 PRELIMINARY PLAT / PP-01-17-5652 / “The Parkway, Third Plat A Replat of part of Lot 2, Parkway \ Villas 1st Plat, Lots 1 thru 3” / 510-523 NE Napoleon Drive (Related to Agenda Items 2 & 3) (Withdrawn) 5 MASTER / ALTERNATIVE SIGN PLAN / ASP-04-17-5771 / “Phillips 66” \ 1005 NE Coronado Drive 6 OTHER BUSINESS – The next scheduled meeting is Monday, May 22, 2017. 7 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 05.08.2017 Page 2 of 2 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, April 24, 2017 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 24, 2017 with the following members, guests and staff in attendance: ATTENDANCE Joe Haney Mitchell Peil Lynn Banks Ken Billups Jr. Jackie Fairbanks Ginger Duhon Byron Craddolph Dale Carter, Councilman-Dist. 2 Travis Graham, Chairman (Mayor Pro-Tem) Scott Allen, Community Development Director Jim Holley, Community Development Assistant Director Matt Wright, Senior Planner Nathan Jurey, Associate Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Karen Findora, Planning Commission Liaison Nicole Calcara, Public Stenographer ABSENT Planning Commissioner James Wallace Planning Commissioner Phil Bartolotta 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 by APPROVAL Commissioner Mitchell Peil, a second from Commissioner Jackie Fairbanks, and a unanimous vote, the Minutes of April 10, 2017 and Final Plat PF-04- 17-5759, “Triangle Outer Road,” were approved as submitted. P.C. Minutes – 04.24.2017 Page 1 of 13 kf AGENDA ITEM 2 The public hearings for Agenda Items 2 and 3 were reopened at 6:32 p.m. PUBLIC HEARNG / with a request from the applicant to be continued to the May 8, 2017 Planning REZONING / RZ-01-17- Commission Agenda. 5650 / “The Parkway Villas” / 510 & 525 NE Napoleon Drive (Continued from the February 13, 2017 & March 13, 2017 Planning Commission Meeting. (Related to Agenda Item 3) & AGENDA ITEM 3 PUBLIC HEARNG / PLANNED DEVELOPMENT CONCEPT PLAN / PDC- 01-17-5651 / “The Parkway Villas” / 510 & 525 NE Napoleon Drive (Continued from the February 13, 2017 & March 13, 2017 Planning Commission) (Applicant is requesting to be continued to the Monday, May 8, 2017 Planning Commission meeting.) (Related to Agenda Item 2) MOTION Commissioner Lynn Banks moved to continue the Rezoning / RZ-01-17- AGENDA ITEM 2 5650 and the Planned Development Concept Plan / “PDC-01-17-5651 / “The PUBLIC HEARNG / Parkway Villas” to the Monday, May 8, 2017 Planning Commission Agenda. REZONING / RZ-01-17- 5650 / “The Parkway Villas” / 510 & 525 NE Napoleon Drive (Continued from the February 13, 2017 & March 13, 2017 Planning Commission Meeting. (Related to Agenda Item 3) & AGENDA ITEM 3 PUBLIC HEARNG / PLANNED DEVELOPMENT CONCEPT PLAN / PDC- 01-17-5651 / “The Parkway P.C. Minutes – 04.24.2017 Page 2 of 13 kf Villas” / 510 & 525 NE Napoleon Drive (Continued from the February 13, 2017 & March 13, 2017 Planning Commission) (Related to Agenda Item 2) SECOND Seconded by Commissioner Joe Haney. VOTE Ken Billups Jr. – Aye Jackie Fairbanks – Aye Joseph Haney – Aye Mitchell Peil - Aye Ginger Duhon – Absent Byron Craddolph – Aye Lynn Banks – Aye James Wallace – Absent Vacant Phil Bartolotta – Absent Travis Graham, Chairman - Aye (APPROVED 7-Aye, 0-No) The public hearing for Agenda Item 4 was opened at 6:34 p.m. with a request AGENDA ITEM 4 for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits PUBLIC HEARING / 1 thru 9 for Agenda Item 4 into the public record on behalf of the applicant. REZONING / RZ-03-17- Exhibits: 5745 / “Blue Ridge Bank” / 1. Staff Report with attachments 300 Block of AA Hwy 2. Affidavit of Publication in The Examiner on April 8, 2017 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) 9. 2 letters dated April 13th & April 17th by Third Axis Investments, LLC Nathan Jurey, Associate Planner, Community Development, stated that STAFF COMMENTS before the Planning Commission is a request for approval of Rezoning of Blue Ridge Bank. This request encompasses approximately 15.5 acres and is generally located 750 ft. west of SE Sunnyside School Road. Applicant is requesting to rezone the current zoning of MF-14, Moderate Density Multi- Family, to the proposed zoning of MF-10, Low Density Multi-Family. Staff believes the proposed zoning meets the intent of the Comprehensive Plan and is consistent with the current neighborhood pattern. Jay Barnhart, Applicant, was sworn in to speak and stated that this rezoning APPLICANT is being requested as a first step to proceed with the layout for the future development. P.C. Minutes – 04.24.2017 Page 3 of 13 kf  Commissioner Lynn Banks asked if the row of trees currently in front of the QUESTIONS single-family residences would be left there. Mr. Barnhart responded that they would leave as many trees as possible but that would be decided upon submittal of the Preliminary Plat. Commissioner Jackie Fairbanks asked if the applicant had communicated with a resident on the east side of the proposed rezoning who is concerned about the height of a future fence. The applicant responded that a neighborhood meeting was held and the fence issue was discussed at that time, but he did not yet have an answer because that would be a topic decided with the Preliminary Plat. WITNESSES None. IN FAVOR WITNESSES Richard and Kendra Lee OPPOSED 923 SE Sunnyside School Road Mr. & Mrs. Lee were sworn in to speak and presented a letter to the Planning Commission. Mr. Lee stated that he owns lots 2 and 3 which border the eastern side of the concept plan. He stated that the land in the back of their property slopes up toward the proposed townhouses, and while many of the neighboring houses have mature trees to protect their property during construction, they had only a few young trees. Mr. Lee stated that he was requesting an 8-foot solid privacy fence and a silt fence be installed during construction to prevent construction debris, water and mud runoff, and trespassers onto their property. EXHIBIT City Attorney Jackie Sommer stated that Mr. Lee’s letter had been entered in as Exhibit 10. Mike Wilson 1332 SE Piccadilly Street Mr. Wilson was sworn in to speak and stated that AA Hwy. already has heavy traffic and a high rate of accidents, and he was concerned about the additional 129 units increasing traffic further on that road. Mr. Wilson stated that if the rezoning is approved, the city should consider widening the road to help to compensate for the increased traffic. QUESTIONS Commissioner Ken Billups Jr. asked when a traffic study would be appropriate on AA Hwy. Tom Degenhardt, City Engineer, stated that a traffic study would be conducted at the PUD stage of development. Carl Johnson 1004 SE Gingerbread Court Mr. Johnson was sworn in to speak and asked why a traffic study would not be conducted prior to rezoning. Planning Commission members stated that P.C. Minutes – 04.24.2017 Page 4 of 13 kf  any concept plan currently submitted would not be considered with the rezoning, and that a traffic study could not be conducted without a Preliminary Plat. Wanda Haase Wallman 115 Adams Carbine, Nebraska Ms. Wallman, listing agent for the property, was sworn in to speak and stated that the property is currently zoned for a higher density of multi-family housing, so she felt that the lower-density multi-family housing would be a better option for the area. Rich Shrout 1025 SE County Road AA Mr. Shrout was sworn in to speak and stated that he owns the property in the northwest corner of the proposed plan. He stated that he owns a pond that is split between his property and the property being rezoned and he has concerns about his liability if someone from the multi-family housing units were to be injured in the pond. Mr. Shrout also stated that in the southwest corner of the proposed plan was drainage that he was concerned would run into his property. Mr. Shrout was advised to speak with his own attorney on the question of liability, and that a drainage study would need to be conducted to attempt to keep as much drainage as possible off neighboring properties. Commissioner Billups Jr. stated that the proposed design is not a part of the current decision and should not influence the rezoning. He stated that he encouraged the developer to potentially change the design of the units to be more interesting and original. HEARING CLOSED With no further discussion, Chairman Graham closed the public hearing at 7:04 p.m. MOTION Commissioner Mitchell Peil recommended the approval of the Rezoning / AGENDA ITEM 4 RZ-03-17-5745 / “Blue Ridge Bank.” PUBLIC HEARING / REZONING / RZ-03-17- 5745 / “Blue Ridge Bank” / 300 Block of AA Hwy SECOND Seconded by Commissioner Ken Billups Jr. VOTE Ken Billups Jr. – Aye Jackie Fairbanks – Aye Joseph Haney – Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – Aye Lynn Banks – No James Wallace – Absent Vacant Phil Bartolotta – Absent P.C. Minutes – 04.24.2017 Page 5 of 13 kf  Travis Graham, Chairman - Aye (APPROVED 7-Aye, 1-No) AGENDA ITEM 5 The public hearing for Agenda Item 5 was opened at 7:05 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits AMENDED PLANNED 1 thru 9 for Agenda Item 5 into the public record on behalf of the applicant. UNIT CONCEPT PLAN / PUDC-03-17-5746 / Exhibits: “Ridgewood Place at 1. Staff Report with attachments Chapman Farms Lots 1-104 2. Affidavit of Publication in The Examiner on April 8, 2017 & Tracts A-F” / North of SE 3. Application with attachments Mason School Road, east of 4. 185 ft. Notification Map “Greenbriar at Chapman 5. Names/addresses of property owners within 185 ft. of site Farms” and “The Shores at 6. Copy of letter sent to said property owners Chapman Farm” subdivisions 7. Title IV, Land Use Section—Blue Springs Code of Ordinances (Related to Agenda Item 6) (by reference) & 8. 2014 Comprehensive Plan (by reference) AGENDA ITEM 6 9. Four emails from residents. PRELIMINARY PLAT / PP-04-17-5750 / “Ridgewood Place at Chapman Farms Lots 1-104 & Tracts A-F” / North of SE Mason School Road, east of “Greenbriar at Chapman Farms” and “The Shores at Chapman Farm” subdivisions (Related to Agenda Item 5) STAFF COMMENTS Matt Wright, Senior Planner, Community Development, stated that before the Planning Commission is a request for approval of an Amended Planned Unit Development Concept Plan for Ridgewood Place at Chapman Farms Lots 1-104 & Tracts A-F. This plan includes 34.48 acres and is located north of SE Mason School Road. Staff recommends approval of the PUD Concept Plan with seven conditions listed in the staff report. Mr. Wright also stated that before the Planning Commission is a request to approve a Preliminary Plat for Ridgewood Place at Chapman Farms. Staff recommends approval of the Preliminary Plat with nine conditions listed in the staff report. QUESTIONS Commissioner Billups Jr asked which of the lots are being changed to the minimum of 60 feet. Mr. Wright indicated the lots on the plan drawing. Commissioner Ginger Duhon asked to clarify that several of the lots are being made smaller. Mr. Wright stated that they are. Commissioner Duhon asked P.C. Minutes – 04.24.2017 Page 6 of 13 kf  if that meant that the houses in those lots would still be aesthetically pleasing and flow in the subdivision. Mr. Wright stated that he would let the applicant answer that question. APPLICANT Matt Schlicht, Engineering Solutions, was sworn in to speak and stated that the plan currently being proposed is the same as the Preliminary Plat approved in 2015. Mr. Schlicht stated that some changes have been made based on neighborhood discussions but the setbacks, lots, and preliminary plan are the same. A primary change being made is regarding five lots on the southwest corner of the plan, and those lots either being made larger or one lot being removed and made into four lots. Mr. Schlicht also requested that staff recommendation number 7 be changed to request a review of the “concept plan” of the community pool rather than the “site and design details” and that the construction timeline be “provided” rather than “approved.” QUESTIONS Commissioner Fairbanks asked what the monetary difference would be between enlarging the five lots versus eliminating one. Mr. Schlicht stated that resetting all five lots would be around $40,000 to $50,000, and removing one of the lots would be an additional $60,000 along with that, in addition to loss of revenue from one less lot. Commissioner Billups Jr. asked about a previous change to the lots which took six lots and made them into five. Mr. Schlicht stated that in the previous change, the existing infrastructure could be adapted to five lots instead of six, but to change from five to four, the infrastructure would have to be rearranged. Commissioner Fairbanks asked about the developer’s profit margin. Mr. Schlicht stated that it depends on how quickly the lots sell and he was unsure of the original proposal. WITNESSES None. IN FAVOR WITNESSES Jason Brady OPPOSED 9024 SW 1st Street Mr. Brady was sworn in to speak and stated that he was concerned about the timeline for building the pool. Mr. Brady stated that he was concerned that if the pool was not approved up front, the developers may put off building it and it may or may not ever be built. Mr. Brady also stated that over 70% of the proposed buildings required modifications from UDC standards. Natalie Beltgens 512 SW Lakeside Drive P.C. Minutes – 04.24.2017 Page 7 of 13 kf  Dr. Beltgens was sworn in to speak and stated that she believed the lot sizes were approved previously without being the sizes required based on city code. Dr. Beltgens asked if the developer was required to install infrastructure without having a final PUD approval and why they chose not to wait to install until a final plan had been approved. Grant Montgomery 8916 SE 1st Street Mr. Montgomery was sworn in to speak and stated that neighborhood residents in The Shores and Lakeside are concerned about their property values and are requesting a revision to the original plan of 83 lots. Mr. Montgomery stated that the lot sizes are the primary concerns of the residents and that he believed the decrease to lot sizes was intended to increase revenue for the developer and not to improve the neighborhood. Mr. Montgomery stated that he was also concerned about the ownership of the HOA, and that currently the developer still has ownership of the HOA because the number of houses purchased does not yet meet the threshold to turn the HOA over to the residents. Mr. Montgomery stated that he is concerned an increased number of homes just means that the developer will be able to maintain ownership of the HOA for longer. Commissioner Fairbanks asked about the number of votes the developer holds in the HOA. Jason Brady stated that he was not aware of the number. He also stated that the residents had recently been notified that the HOA is currently in debt and the residents had no say due to a minority vote and did not have access to the detailed information on the debts of the HOA. Matt Schlicht stated that in relation to the pool, it is a part of the plan and is planning to be built, but as stated by the residents, the HOA is currently in debt and cannot afford the maintenance costs of the pool. Mr. Schlicht stated that the developer is willing to set a timeline as to when the pool will be built, but they believe that if it is built too early it will not be able to be maintained. Mr. Schlicht stated that the developer did not take the process out of order, and they have attempted to work with both the city and the residents at every point to get the plans approved, and that there are not established minimums for the lots in the subdivision, which is why they are needing to set the minimum lot sizes now. Mr. Schlicht stated that he did not feel this was the appropriate venue to discuss the issues with the HOA. Chairman Graham asked Matt Wright to clarify that the Preliminary Plat currently being considered is essentially the same as the last concept plan that the Planning Commission saw in February. Mr. Wright stated that the changes since the February 7th meeting include the decrease from six to five lots on the southwest corner. P.C. Minutes – 04.24.2017 Page 8 of 13 kf  Planning Commissioner Byron Craddolph stated that he would like to hear feedback from a representative of the HOA. David Price, HOA president, and applicant was sworn in and stated that when the developer purchased the lots, the HOAs were not being maintained or funded. Mr. Price discussed several improvements that the HOA, funded by the developer, chose to make to maintain the standards of the neighborhood, including finishing the walking trails and adding rock to the lake which was beginning to deteriorate. Jason Brady stated that as a homeowner paying fees into the HOA, he would appreciate more transparency into what the funds are used for. Commissioner Fairbanks asked if the separate subdivisions have representatives in the HOA. Mr. Price stated that there is one representative from each subdivision. Commissioner Banks asked if those representatives have more access to financial information for the HOA. Mr. Cross stated that they each have seen information from the time when they became representatives, but not past information. Commissioner Fairbanks recommended to Mr. Cross that the HOA get with those representatives to share information more widely with their neighborhoods. Jason Brady stated that the records provided by the HOA are not detailed enough and only show amounts paid. Melanie Neir 100 SW Greenbriar Ms. Neir was sworn in to speak and stated that she would rather see houses built in the lots and opposes the proposed development. Christine Hicks 9005 SW 1st Street Ms. Hicks was sworn in to speak and stated that the lack of the transparency from the HOA makes her question the intent of the developers and whether they will do what they are saying. Natalie Beltgens stated that she would just like for the SF-7 zoning guidelines be maintained and the developers had previously stated that the development would meet those guidelines, but this development proposal does not. Commissioner Fairbanks stated that when Chapman Farms was originally proposed, the economy was in a good place, and since the real estate market crashed in 2008, it has taken until now to bring the real estate market back to a good place. Commissioner Fairbanks stated that she felt the neighborhood should be appreciative of the fact that a developer has taken the project to continue developing and improving the neighborhood. P.C. Minutes – 04.24.2017 Page 9 of 13 kf HEARING CLOSED With no further discussion, Chairman Travis Graham closed the public hearing at 8:14 p.m. MOTION Commissioner Ken Billups Jr. recommended the approval of the Amended AGENDA ITEM 5 Planned Unit Concept Plan / PUDC-03-17-5746 / “Ridgewood Place at PUBLIC HEARING / Chapman Farms Lots 1-104 & Tracts A-F” with seven (7) staff AMENDED PLANNED recommendations, and to include a change to recommendation number 7 to UNIT CONCEPT PLAN / read, “Concept Plan Site and design details of the community pool shall be PUDC-03-17-5746 / reviewed with the PUD Final Plan and a condition on the construction “Ridgewood Place at timeline shall be provided approved. All other amenities shall be reviewed Chapman Farms Lots 1-104 and approved with the PUD Final Plan.” & Tracts A-F” / North of SE Mason School Road, east of “Greenbriar at Chapman Farms” and “The Shores at Chapman Farm” subdivisions (Related to Agenda Item 6) SECOND Seconded by Commissioner Mitchell Peil. VOTE Ken Billups Jr. – Aye Jackie Fairbanks – No Joseph Haney – Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph – No Lynn Banks – No James Wallace – Absent Vacant Phil Bartolotta – Absent Travis Graham, Chairman - Aye (APPROVED 5-Aye, 3-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission and City Council based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. The approval of the PUD Concept Plan only impacts the 34.48 +/- acre Ridgewood Place at Chapman Farms development and approved modifications. It does not impact any other previously approved requirements associated with the Chapman Farms PUD. 3. The approved setbacks shall be noted on each PUD Final Plan and Final Plat. 4. The approved minimum livable floor area classifications shall be noted on each PUD Final Plan and Final Plat. 5. The applicant is required to build two-story homes on Lots 34-38 along SE 1st Street to create a transition between the two-story homes P.C. Minutes – 04.24.2017 Page 10 of 13 kf  in Greenbriar and the ranch-style homes proposed east of SE 1st Street. 6. A Landscape Plan shall be approved with the PUD Final Plan. 7. Site and design Concept Plan details of the community pool shall be reviewed with the PUD Final Plan and a condition on the construction timeline shall be approved provided. All other amenities shall be reviewed and approved with the PUD Final Plan. MOTION Commissioner Ken Billups Jr. moved to approve the Preliminary Plat / PP- AGENDA ITEM 6 04-17-5750 / “Ridgewood Place at Chapman Farms Lots 1-104 & Tracts A- PRELIMINARY PLAT / F” with nine (9) staff recommendations. PP-04-17-5750 / “Ridgewood Place at Chapman Farms Lots 1-104 & Tracts A-F” / North of SE Mason School Road, east of “Greenbriar at Chapman Farms” and “The Shores at Chapman Farm” subdivisions (Related to Agenda Item 5) SECOND Seconded by Commissioner Mitchell Peil. VOTE Ken Billups Jr. – Aye Jackie Fairbanks – No Joseph Haney – Aye Mitchell Peil - Aye Ginger Duhon – Aye Byron Craddolph –No Lynn Banks – No James Wallace – Absent Vacant Phil Bartolotta – Absent Travis Graham, Chairman - Aye (APPROVED 5-Aye, 3-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. Approved setbacks shall be noted on the PUD Final Plan and Final Plat. 3. All utility easements shall be delineated, labeled, and dedicated on the Final Plat. 4. A 15-foot landscape easement on each lot shall be shown on the Final Plat. P.C. Minutes – 04.24.2017 Page 11 of 13 kf  5. All drainage easements shall be delineated, labeled, and dedicated on the Final Plat. 6. All public improvements and storm water requirements for each phase shall be completed prior to approval of each Final Plat by the City Council. 7. The approved minimum livable floor area classification shall be noted on the PUD Final Plan and each Final Plat. 8. Final Declaration of Restrictions documents shall be submitted with the PD Final Plan and Final Plat and will be recorded with the Final Plat. 9. A Final Plat must be approved and recorded prior to the issuance of any building permits within the development. AGENDA ITEM 7 Chairman Travis Graham informed the Commission that the applicant for MASTER SIGN PLAN/ White Oak Marketplace have requested to be continued to the Monday, May ALTERNATIVE SIGN 8, 2017 Planning Commission Meeting. PLAN / ASP-03-17-5743 / “White Oak Marketplace” / 1101 SW 7 Hwy OTHER BUSINESS Commissioner Peil stated that he appreciated the citizens who chose to speak at the meeting and share their views. Scott Allen, Director, Community Development, stated that the CIP Review Committee was coming up in about two weeks. Mr. Allen stated that in previous years Chairman Travis Graham and Commissioner Mitchell Peil had served on the committee. Mr. Allen requested a recommendation for committee members for this year. Commissioner Jackie Fairbanks and Commissioner Ken Billups Jr. were nominated to serve on the committee. The next scheduled meeting is Monday, May 8, 2017. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Jackie Fairbanks to adjourn at 8:23 p.m. Seconded by Commissioner Byron Craddolph. P.C. Minutes – 04.24.2017 Page 12 of 13 kf  _______________________________ Respectfully Submitted by, Karen Findora, Recording Secretary _____________________________ ____________________ Travis Graham, Chairman Date P.C. Minutes – 04.24.2017 Page 13 of 13 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: May 8, 2017 Agenda Item: 5 Case File Number: ASP-04-17-5771 Project Name: Phillips 66 Type of Application: Master / Alternative Sign Plan Request: Approval of a Master / Alternative Sign Plan application for Phillips 66 Applicant: Professional Permits / Garry Potts Property Owner: Meiners Market of Blue Springs / Mary Braddock Sign Contractor: Mid America Sign LLC / Anjel Lapoint Engineer: N/A Architect: N/A Location (Address): 1005 NE Coronado Drive General Location: NE Corner of NE Coronado Dr. and NE Adams Dairy Pkwy Area: 1.84 +\- acres Lot: 1 Existing Zoning: “GB / ADP-O” (General Business / Adams Dairy Parkway Overlay) Existing Land Use: Gas Station & Fast-Food Restaurant Comprehensive Plan Distinct Destination Designation: Attachments:  Site Location Maps  Proposed Master / Alternative Sign Plan  Application & Supporting Materials Planning Commission: May 8, 2017 City Council: N/A Planner: Nathan Jurey, Associate Planner Page 1 of 5  Project: Phillips 66 Plan Case: ASP-04-17-5771 BACKGROUND INFORMATION/SUMMARY: The applicant, Professional Permits, is requesting the approval of a Master / Alternative Sign Plan to allow additional signage for the Phillips 66 Gas Station located at 1005 NE Coronado Drive. The proposed plan meets all Sign Code requirements except for the location of the canopy sign on the east façade of the gas island canopy. Canopy signs may only be located on a facade that faces the right-of-way. However, the location restrictions of signage may be altered with a Master / Alternative Sign Plan if the site’s relation to the public street warrants the request. Staff believes that the request to allow a sign on the canopy’s east façade is reasonable and does not damage the intent and image of the sign standards of the Adams Dairy Parkway Overlay District. PREVIOUS ACTIONS/APPROVALS:  The property was annexed into the City on March 16, 1992 (Ord. 2188).  On November 20, 1995, the City Council approved the Rezoning (Ord. 2629) to rezone a property from R-A (Agricultural) District to G-B (General Business District).  On May 26, 1998, the Planning Commission approved the Conditional Use (CU-7-1998) and the Site Plan / Design Review for Breakplace Convenience Store.  On July 20, 1998, the City Council appealed these decisions. The City Council approved the Conditional Use and the Site Plan / Design Review, but with additional conditions.  On November 17, 1998, the City Council approved the Final Plat (Ord. 3097) for Adams Farm Business Services Complex, 1st Plat.  On August 3, 2005, the Board of Adjustment approved a Variance (V-6-2005) to reduce the required exterior setback from 25 feet to 5 feet and to allow a single-bay car wash land use in the GB/ADP-O (General Business / Adams Dairy Parkway Overlay) District. 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: Right-of-Way Interstate 70 (Interstate Highway) South: Right-of-Way NE Coronado Drive (Major Collector) East: GB / PUD / R-O General Business / Planned Unit Development / Restricted Overlay West: Right-of-Way NE Adams Dairy Parkway (Arterial) STAFF RECOMMENDATION: Staff recommends the approval of the proposed project with one (1) condition. Page 2 of 5  Project: Phillips 66 Plan Case: ASP-04-17-5771 MASTER / ALTERNATIVE SIGN PLAN: Types: The proposal includes the following existing and proposed sign types: three (3) monument signs, three (3) canopy signs, two (2) wall signs, and one (1) menu board. Location: The three (3) monument signs are existing. The existing sign face may be replaced within two of the monument signs. Any new monument sign structures must meet the Sign Code. Three (3) canopy signs are proposed; one (1) on the west facing Adams Dairy Parkway, one (1) is on the south facing NE Coronado Drive, and one (1) on the east façade. The sign on the canopy’s east façade is not allowed by the Sign Code. However, this proposed sign is located perpendicular to NE Coronado Drive, allowing drivers to safely notice the sign as they approach the business from the east. Staff believes that the request to allow a sign on the canopy’s east façade is reasonable and does not damage the intent and image of the Adam’s Dairy Parkway Overlay District. The one (1) menu board and two (2) wall signs are existing and may remain if the sign structure is not altered. Any new wall sign structures must meet the Sign Code. Measurements: Signage size allowance is measured by three criteria with whichever criterion providing the lowest square feet (sq. ft.) being the criterion used. Those criteria are: 1) Overall allowance of sign area per property a. All signage for hospital uses is limited to one half (0.5) sq. ft. of signage per linear foot of frontage 2) Allowance of sign area per type of sign a. Wall signs are limited to ten percent (10%) of the building façade. b. Monument signs are limited to 75 sq. ft. and 8 feet in height if setback 10 feet from the property line; or 83 sq. ft. and 10 feet in height if setback 14 feet from the property line. c. Awning & canopy signs are limited to fifty (50) percent of the awning or canopy façade. d. Menu board signs are limited to forty (40) square feet in size. 3) Adams Dairy Parkway Corridor a. Sign area for individual commercial signs facing I-70 is limited to 200 sq. ft. b. Sign area for individual commercial signs facing a 4-lane road with a posted speed of up to 40-mph is limited to 50 sq. ft. The applicant meets all sign measurement criteria for the proposed signage, except for the proposed sign on the canopy’s east façade. If allowed on the east façade, this canopy sign would meet all other Sign Code requirements for canopy signage, which limits sign coverage to 50% of the canopy façade. All other existing signage can remain, per code. Page 3 of 5  Project: Phillips 66 Plan Case: ASP-04-17-5771 See following table for an overview of the sign measurements, calculations, and issues. Overview of Signage & Corresponding Issues SIGN DESCRIPTION TYPE QTY SQFT TOTAL ISSUES A Phillips 66 Logo Canopy 3 14 42 C1 Monument Sign (Coronado) Monument 1 21 21 C2 Monument Sign (I‐70) Monument 1 73 73 Existing B.K. Monument Sign (ADP) Monument 1 46 46 Existing B.K. Menu Board Menu Board 1 31 31 Existing B.K. Wall Sign Wall 1 44 44 Existing Meiner’s Wall Sign Wall 1 43 43 TOTALS 9 300 CANOPY – WEST FACADE 1 14 CANOPY – SOUTH FACADE 1 14 CANOPY – EAST FACADE 1 14 ‐ Does not face a public ROW MONUMENT SIGNAGE (I‐70) 1 73 MONUMENT SIGNAGE (40 mph) 2 67 MENU BOARD 1 31 BUILDING – SOUTH FACADE 2 87 ALLOWED SIGNAGE TOTAL SQ. FT. ALLOWED I‐70 = 257’ 844 x2 1,688 (2 sq. ft. per linear ft.) ADP = 260’ Cor. = 327’ CANOPY – WEST FACADE 96 x 0.5 48 CANOPY – SOUTH FACADE 506 x 0.5 253 CANOPY – EAST FACADE 96 x 0.5 48 ‐ If allowed on non‐ROW façade MONUMENT SIGNAGE (I‐70) 200 x1 200 MONUMENT SIGNAGE (40 mph) 50 x2 100 MENU BOARD 40 x1 40 BUILDING – SOUTH FACADE ~2,000 x 0.1 200 Colors: The proposed signs are mainly gray, red, white, and black in color. Illumination: The proposed canopy signage is internally illuminated, as allowed by the Sign Code. The proposed gas price changer utilizes LED’s for its direct illumination. Gas price changers do not require an Electronic Reader Board permit if they do not change unless the gas price changes. Landscaping: Section 501.110(E) of the Sign Code calls for a landscape planting area at the base of all freestanding permanently mounted signs that shall extend horizontally from the base a minimum of three feet and shall be landscaped with low-growing shrubs or ground cover. This proposal does not require any changes to the existing freestanding signs. 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. Page 4 of 5  Project: Phillips 66 Plan Case: ASP-04-17-5771 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 project with the following condition: 1. Prior to installation of the proposed signage, administrative sign permit approval must be obtained for each sign. Page 5 of 5  unn air yC y k sD ree St NE am Ln NE Country Club Dr 9th Ennis r Ad General Zoning Downtown St District Zoning District NE t Te NE RE CS tree SF-12 T3 NE SF-7 T4 NE 9th TF T5 Greenway S MF-10 NE 10th St MF-14 Overlay Districts Dr MF-14/ MF-20 ADP-O NB H-O NE Locust Dr R-O SO GB PR-O R-O Conservation District CB PUD Concept Plan RC Planned Development RE/ LI HI MF-14 RC/R-O ADP-O COUNTY RE-C GB-C HI-C Jackson County SO/ GB/ § ¦ ¨ 70 ADP-O R-O NE Coronado Dr GB/ GB/ R-O ADP-O wy Pk GB/ GB/R-O r Cir D NE Cort airy ado ADP-O C or on ez GB/ sD NE MF-14/ GB/ am SO/ ADP-O ADP-O ADP-O Ad SITE ADP-O NE GB/R-O AG/ RE/ ADP-O ADP-O MF-14 od SO/ADP-O NE RD Mize Rd NE kwo o Bro Ct NE 5th St SO/ADP-O NE Napoleon Dr GB/ NE Brookwood ADP-O AG AG/ Cir ADP-O MF-20 NE Knox St GB/ ADP-O ASP-04-17-5771 PHILLIPS 66 1005 NE CORONADO DR SITE LOCATION MAP 0 300 ± 600 1,200 Feet  Jackson ferson S t County § ¦ ¨ 70 y Pkw SITE iry Da am do Dr s ona C or Ad NE NE Mize Rd NE Napoleon Dr od NE okwo NE RD Mize Rd Bro Ct ASP-04-17-5771 ± PHILLIPS 66 1005 NE CORONADO DR SITE LOCATION AERIAL MAP 0 200 400 800 Feet