Planning Commission Agendas

Planning Commission AGENDA Monday December 10, 2018 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. ### 1 Thoma sCole ,Direc tor ,Com.&Ec o . Dev. 5 c S t ot Cas y e 10 KarenFi ndora,Admi ni st rat iv eAs si st ant 15 Mitc hel lPei l 2 MikeMa l lon,Asst .Di re c t orCom. , Dev. 6 us S anS tokenbury 11 Tr a v isGraham 16 Counci l ma nSusanCulpepper ,Di st .3 3 Jac k i eFair bank s 7 J oeHa ne y 12 LaKei shaV e al 17 TomDegenhardt,Ci tyEngi neer 4 ByronCraddolph 8 J ack ieS omme r ,Ci tyAt t ne or y 13 KenBil lups,J r. 18 MattWri ght,Seni orPlanner 9 L ynnBa nks 14 ChadS ander son 19 Publ icSt enographer  Howard L. Brown Public Safety Building – 1100 SW Smith Street PLANNING COMMISSION MEETING AGENDA Monday, December 10, 2018 - 6:30 p.m. Planning Commissioners please call 228-0207 if unable to attend 1 CALL TO ORDER – PLEDGE OF ALLEGIANCE - CONSENT AGENDA (All items under Consent Agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and considered separately.) a) MINUTES November 26, 2018 2 PLANNED DEVELOPMENT FINAL PLAN / PDF-11-18-6669 / “The Gardens at Colonial Highlands Lots 1-64 & Tracts A-G” / South of Major Road, north of Wyatt Road, and east of Timothy Lutheran Church, west of Colonial Highlands (Related to Agenda Item 3) 3 FINAL PLAT / PF-11-18-6670 / “Gardens at Colonial Highlands 1st Plat a Replat of a portion of Lot 3, Timothy Lutheran Church Lots 1-30 & Tracts A-E” / South of Major Road, north of Wyatt Road, and east of Timothy Lutheran Church, west of Colonial Highlands (Related to Agenda Item 2) 4 OTHER BUSINESS – The Wednesday, December 26, 2018 Planning Commission has been canceled due to lack of agenda items. Happy Holidays! 5 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) Agenda posted at the following locations: Howard L. Brown Public Safety Building, 1100 SW Smith Street Municipal Annex Building, 1304 W Main Street City’s website http://www.bluespringsgov.com/AgendaCenter December 6, 2018 Karen Findora, Administrative Assistant Community Development 12.10.2018 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, November 26, 2018 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, November 26, 2018 with the following members, guests and staff in attendance: ATTENDANCE LaKeisha Veal Travis Graham Chad Sanderson Susan Stokenbury Scott Casey Jackie Fairbanks Ken Billups Jr., Vice-Chairman Mitchell Peil Lynn Banks, Chairman Joe Haney Thomas Cole, Director, Community & Economic Development Mike Mallon, Assistant Director, Community & Economic Development Matt Wright, Senior Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Susan Culpepper, Councilman – District 3 (Mayor Pro-Tem) Jim Leacock, Public Stenographer Planning Commissioner Byron Craddolph ABSENT Karen Findora, Planning Commission Liaison Chairman Lynn Banks called the meeting to order at 6:30 p.m. with a request CALL TO ORDER that everyone stand for the Pledge of Allegiance. Chairman Banks welcomed Susan Stokenbury as its newest Planning Commissioner. CONSENT AGENDA Chairman Banks 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 November 13, 2018, were approved as submitted. P.C. Minutes – 11.26.208 Page 1 of 3 kf AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:03 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 REZONING / RZ-11-18- through 8 for Agenda Item 2 into the public record on behalf of the applicant. 6656 / “3305 SW Westbound Exhibits: U.S. 40 Highway” 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on November 10, 2018 3. Application with attachments 4. 185ft. Notification Map 5. Names/addresses of property owners within 185ft. 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) Matt Wright, Senior Planner, stated that before the Planning Commission is a request to approve a rezoning from “GB” (General Business) to “MF-14” (Moderate Density Multi-Family) for property located at 3305 SW Westbound U.S. 40 Highway. The existing single-family house was constructed in 1965 in unincorporated Jackson County and was zoned “AG” (County Agriculture). In 2007 the property was rezoned to “GB” (General Business) to serve as a future office and/or retail use that would support the proposed fourplex development to the north and west of the property. The remaining 8.90 +\- acres of property owned by the applicants is zoned “MF-14.” The request is to match the existing “MF- 14” to bring the existing single-family use in compliance with the zoning code. Mr. Wright stated that the future land use map designates the property as Corridor Reinvestment as well as Mixed-Use General. Mr. Wright stated that staff finds that the proposed rezoning meets all the review criteria and therefore recommends approval. APPLICANT Jason Kniffen Jr., Owner 3305 SW Westbound U.S. 40 Highway Blue Springs, MO Mr. Kniffen stated that this property is a second residence for him, he also has an apartment in St. Louis. Mr. Kniffen stated that the reason he is requesting the rezoning is because he would like to refinance the property. Mr. Kniffen stated that in the commercial verbiage for this small piece of property says, that if a structure on the property is to burn down, and it were to burn more than 50% then the commercial verbiage as Mr. Kniffen understands it can’t be rebuilt as a residential property. Mr. Kniffen stated that in refinancing the bankers are saying that they will approve the loan, but they won’t go along with the verbiage. The only alternate is to change the zoning. Planning Commissioner Jackie Fairbanks asked the applicant if he plans on continuing to live in the home. Mr. Kniffen stated that he does. He did state that the ground is for sale but not the house. P.C. Minutes – 11.26.208 Page 2 of 3 kf MOTION Commissioner Mitchell Peil recommended the approval of Rezoning / RZ-11- AGENDA ITEM 2 18-6656 / “3305 SW Westbound U.S. 40 Highway.” PUBLIC HEARING / REZONING / RZ-11-18- 6656 / “3305 SW Westbound U.S. 40 Highway SECOND Seconded by Commissioner LaKeisha Veal. VOTE LaKeisha Veal – Aye Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Aye Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman - Aye Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 10-Aye, 0-No) OTHER BUSINESS The next scheduled meeting is Monday, December 10, 2018. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 6:43 p.m. Seconded by Commissioner Jackie Fairbanks. MEDIA LINK https://youtu.be/b6DbCZseeLg _________________________________ Respectfully Submitted by Karen Findora, Recording Secretary ____________________________________ __________________________ Lynn Banks, Chairman Date P.C. Minutes – 11.26.208 Page 3 of 3 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: December 10, 2018 Agenda Items: 2 & 3 Case File Number: PDF-11-18-6669 & PF-11-18-6670 Project Name: Gardens at Colonial Highlands Type of Application: Planned Development Final Plan & Final Plat Request: Approval of PD Final Plan for the Gardens at Colonial Highlands Approval of Final Plat for the Gardens at Colonial Highlands, First Plat Applicant: Sallee Homes, Inc. / Randy & Tyler Sallee Property Owner: Sallee Homes, Inc. / Randy & Tyler Sallee Engineer: Matt Schlicht / Engineering Solutions Surveyor: Matt Schlicht / Engineering Solutions Landscape Architect: N/A Attorney: N/A Location (Address): No Address Assigned General Location: South of Major Road, north of Wyatt Road, and east of Timothy Lutheran Church, west of Colonial Highlands Area & Lots: Phase One: 12.39 +/- acres; 30 lots & 5 tracts Total (1 & 2): 24.03 +/- acres; 64 lots & 6 tracts Existing Zoning: “TF” (Two-Family) “Planned Development” Existing Land Use: Undeveloped Comprehensive Plan Mixed Density Neighborhoods Designation: Attachments: • Site Location Maps • Final Plat • PD Final Plan • Open Space / Landscaping Plan • Building Elevations & Floorplans Planning Commission: December 10, 2018 City Council: December 17, 2018 (Final Plat only) Planner: Nathan Jurey, Associate Planner Page 1 of 8  Project: Gardens at Colonial Highlands Case: PDF-11-18-6669 & PF-11-18-6670 BACKGROUND INFORMATION/SUMMARY: The applicant, Sallee Real Estate Investments, is requesting approval of a Planned Development (PD) Final Plan for Phase 1 & 2 of the Gardens at Colonial Highlands (24.03 +/- acres) and approval of a Final Plat for Phase 1 of the Gardens at Colonial Highlands (12.39 +/- acres). The subject property is generally located north of Wyatt Road, east of Timothy Lutheran Church, and west of Colonial Highlands. The PD Final Plan is for both Phases, which includes 128 dwelling units on 64 two-family residential lots and 7 common tracts. The Final Plat is only for Phase 1 of the Gardens of Colonial Highlands, encompassing 30 lots and 5 tracts. City Council approved the PD Concept Plan for the Gardens at Colonial Highlands in August 2017. This encompassed 24.03 +\- acres and allowed 64 two-family lots with roughly 2.6 +\- acres of open space. The proposal is in substantial compliance with the approved PD Concept Plan and Preliminary Plat. There are only a few areas outlined below that require conditions of approval in order to ensure complete compliance with the Unified Development Code (UDC). PREVIOUS ACTIONS/APPROVALS: • On March 17, 2003, City Council approved an Annexation request (A-6-2002) of the overall Chapman Farms annexation, which included the subject property. The annexation was effective April 9, 2003. • On May 28, 2008, Planning Commission approved a Comprehensive Plan Map Amendment (CPAM-5-08-1712) to amend the 2003 Future Land Use Map from “Low- Density Residential” to “Public/Semi-Public” for the development of the church. • On May 28, 2008, Planning Commission approved a Preliminary Plat (PP-05-08-1713) for “Timothy Lutheran Church.” • On September 22, 2008, Planning Commission approved an Amended Preliminary Plat (PP-9-08-1885) for “Timothy Lutheran Church, Lots 1-3.” • On January 9, 2017, Planning Commission approved an Amended Preliminary Plat (PP- 12-16-5613) for “Timothy Lutheran Church, Lots 2-4.” • On January 17, 2017, City Council approved a “For Sale Only” Final Plat (PF-12-5605) for “Timothy Lutheran Church, Lot 3.” • On June 12, 2017, Planning Commission approved a Preliminary Plat (PP-05-17-5837) for the “Gardens at Colonial Highlands.” • On June 19, 2017, City Council approved the rezoning from “AG” to the “TF” (Two Family) zoning district. • On August 7, 2017, City Council approved a Planned Development Concept Plan (PDC- 06-17-5906) for the “Gardens at Colonial Highlands. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The Final Plat for Phase 1 and the PD Final Plan for Phase 1 & 2 have been submitted concurrently. After approval of these applications, the appropriate construction, building, and/or sign permits must be obtained prior to construction in Phase 1. Phase 2 still requires Final Plat approval. Page 2 of 8  Project: Gardens at Colonial Highlands Case: PDF-11-18-6669 & PF-11-18-6670 ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way Future SW Major Road (Future Minor Collector) South: Right-of-Way SW Wyatt Road (Major Collector) East: “SF-7” (Single-Family) Single-Family Residential (Colonial Highlands) West: “SO” (Service Office) Religious Facility (Timothy Lutheran Church) RECOMMENDATION: Staff recommends approval of the Final Plat and PD Final Plan with five (5) conditions. FINAL PLAT & PLANNED DEVELOPMENT FINAL PLAN REVIEW Lot Size & The lot layout, size, and setbacks generally match the approved Planned Setbacks: Development (PD) Concept Plan and the approved Preliminary Plat. The approved Planned Development allows the following lot size & setback restrictions: Duplex – Standard Lot Frontage width 81 ft. – 100 ft. Lot Size Area 9,000 sq. ft. minimum Front 50 ft. min. on collector streets; 20 ft. minimum all other streets Side 10 ft. minimum, 20’ minimum distance between buildings Setbacks Corner side 20 ft. minimum Rear 20 ft. minimum, except 4 ft. minimum for alley-loaded detached garages All proposed lots on the Final Plat for Phase 1 complies with the lot size requirements. The lot widths range from 81 feet to approximately 90 feet wide at the build line. The lot areas range from 9,981 square feet to 18,095 square feet per lot. These requirements are to ensure buildable lots. However, in Phase 2, Lots 36 & 37 (71-feet wide) do not appear to meet the lot width requirement (81-feet wide). If limited to these two (2) lots, this modification impacts less than five (5) percent of the 64 proposed lots. According to the UDC, this request may be allowed as a Minor Deviation and does not require approval of an Amended PD Concept Plan. The applicant stated that Lots 36 & 37 are still buildable despite the requested reduction in frontage width because they are triangular lots and the buildings can be pushed farther back and still meet side and rear setbacks. All other lots in Phase 2 appear to comply, but this will be confirmed during the Final Platting process of Phase 2. Floor Area Two-Family developments do not require a Minimum Livable Floor Classification: Classification. However, the single-story duplex provides 2,506 sq. ft. (1,253 sq. Page 3 of 8  Project: Gardens at Colonial Highlands Case: PDF-11-18-6669 & PF-11-18-6670 ft. per unit) of livable area and the two-story duplex provides 3,138 sq. ft. (approx. 1,569 sq. ft. per unit). Building The applicant submitted two building floor plans with various options for the front Design: elevations. There is one elevation option for the two-story duplex and three options for the one-story duplex. Every front elevation option provides a mixture of masonry veneer and vinyl siding and three (3) of the four (4) options provide vinyl shake siding as a complementary accent. All other elevations (rear and sides) are only composed of vinyl siding. The two-story duplex provides a porch (100 sq. ft.) and a portico (54 sq. ft.) as the front entrance features. The single-story duplex provides a stoop (51 sq. ft.) as the front entrance feature on both units. The proposed garages cover roughly 12% of the front façade on the two-story duplex and roughly 23% of the single-story duplex. This design meets the garage coverage requirement for two-family buildings. Driveways may still cover up to 50% of the front yard area, provided they are no wider than 30 feet at the right-of-way. Vehicular & The proposed street layout matches the approved Preliminary Plat. Limits of No Pedestrian Access are shown on the Final Plat along Wyatt Road to the south. Limits of No Access: Access will be required along Major Road to the north. This will limit direct access of every lot to local streets. The Gardens at Colonial Highlands subdivision has access to Wyatt Road and Major Road. The developer is required to make entrance road improvements on Wyatt Road at SW 3rd Street with the Final Plat for Phase 1. The developer is required to build full-road improvements for half the length of the frontage along Major Road with Phase 2. The proposed sidewalk layout matches the approved Preliminary Plat. A five- foot sidewalk is required along Wyatt Road and an eight-foot multi-use trail is proposed along the south side of Major Road and a five-foot sidewalk is required along the north side of Major Road. A four-foot sidewalk is required along both sides of every local road. A five-foot sidewalk is required along the Wyatt Road frontage of Phase 1 because Timothy Lutheran (the parent property) did not escrow money for the 2,056 feet of sidewalk not constructed with the initial Wyatt Road improvements, which would have covered the frontage sidewalk (See Plan Case PF-12-16- 5605). The sidewalk may be financially guaranteed at 125% of construction cost. If financially guaranteed, a fifteen-foot construction easement must be recorded or shown on the Plat along the entire Wyatt Road frontage. Prior to Final Plat approval, a revised Final Plat must be submitted with the following revision: remove the note stating “Sidewalk to be built with Wyatt Road Improvements.” Open Space & Open space is provided with Tracts A-G and encompasses approximately 2.64 Amenities: +/- acres, which is less than required by the UDC; but it is in compliance with the approved PD Concept Plan. In order to include Tracts in the Open Space Page 4 of 8  Project: Gardens at Colonial Highlands Case: PDF-11-18-6669 & PF-11-18-6670 area requirement, the tract must meet the Open Space requirements, such as providing a trail system. Private sidewalks are provided in Tracts A, B, D, F & G. Public sidewalk are located along Tracts C & E and are allowed to count towards the Open Space area requirement as approved in the PD Concept Plan. Prior to Final Plat approval, the required amenities must be installed or financially guaranteed. Maintenance for all Open Space & Amenities is addressed through the Home Owners Association Declaration. The developer has submitted a draft Declaration that adds Tracts A-E to the list of common spaces maintained by the HOA that also maintains Colonial Highlands. Landscaping: The landscaping on all residential lots must meet the minimum requirement of forty-five (45) plant units. The landscaping and street trees on private lots are typically installed by each individual builder after the construction of each individual building. The proposed frontage (street tree) design is the “Yard & Setback” frontage design type, which requires one (1) ornamental or small shade tree for every 40 feet of frontage or one (1) large shade tree for every 75 feet of frontage. The proposal provides at least one (1) shade tree every 50-75 feet, except on the following Lots: 12, 21-22, 27-30, 40, 43, 47-48, 52, & 57. Prior to Final Plat approval, a revised Landscape Plan must be submitted with street trees shown on Lots 12, 21-22, 27-30, 40, 43, 47-48, 52, & 57. No trees shall be planted in the Right-of-Way without written permission from the City Engineer. As for exterior buffers, the site provides open space along SW Wyatt Road and a landscape easement along SW Major Road. Additionally, the site abuts Service / Office (SO) zoning to the west and has provided a 15-foot buffer. The following table outlines these requirements in addition to the landscape requirements for Open Space types. According to conversations with the Engineer, the symbols for the large shade trees were accidentally switched with the symbols for the evergreens. The table below accounts for this accidental switch. Prior to Final Plat approval, a revised Landscape Plan must be submitted that corrects the plant symbols and adds 3 Redbuds and 30 Pines to match the Landscape Calculation Table. Prior to Final Plat approval, the required landscaping in Phase 1 must be installed or financially guaranteed. REQUIRED PROPOSED Street Tree Plan 1 Large Shade / 75’ OR Must add Street Trees on Lots 1 Small Shade / 40’ 12, 21-22, 27-30, 40, 43, 47-48, 52, & 57 North Buffer (A) 230 PUs (767’ x 0.3) 321 PUs (Major Collector-TF) 15’ wide & 30 PU/100’ 12 Planetree, 8 Redbud, 37 Juniper South Buffer (A) 230 PUs (767’ x 0.3) 235 PUs (Minor Collector-TF) 15’ wide & 30 PU/100’ (220 PUs w/out Redbuds) 15 Cypress, 20 Pine, 3 Redbud Must add 3 Redbuds on Plan to match Table Page 5 of 8  Project: Gardens at Colonial Highlands Case: PDF-11-18-6669 & PF-11-18-6670 West Buffer (B) 407 PUs (905’ x 0.45) 423 PUs (TF- SO) 15’ wide & 45 PU/100’ (273 PUs w/out Pines) 16 Maple, 29 Redbud, 30 Pine Must add 30 Pines on Plan to match Table Tract A (Trail) 1 Large Shade or 3 7 Planetree Small Shade (~130’) 1 Lg/100’ OR 1 Sm/50’ Tract B (Trail) 10 Large Shade or 21 10 Planetree Small Shade (~1032’) 1 Lg/100’ OR 1 Sm/50’ Tract C (Trail) 5 Large Shade or 11 Provided as South Buffer Small Shade (~542’) 1 Lg/100’ OR 1 Sm/50’ Tract D (Trail) 1 Large Shade or 2 2 Planetree Small Shade (~123’) 1 Lg/100’ OR 1 Sm/50’ Tract E (Trail) 2 Large Shade or 5 3 Planetree Small Shade (~250’) 1 Lg/100’ OR 1 Sm/50’ Tract F (Trail) 1 Large Shade or 2 2 Planetree Small Shade (~123’) 1 Lg/100’ OR 1 Sm/50’ Tract G (Trail) 2 Large Shade or 4 4 Planetree Small Shade (~185’) 1 Lg/100’ OR 1 Sm/50’ Public Rights-of-Way to be dedicated and public streets and sidewalks to be installed Improvements: with this development are shown on the Final Plat. Public sidewalks adjacent to private lots are typically installed by each individual builder after the construction of each residential building. Prior to Final Plat approval by City Council, all public sidewalks, shared- use paths, street trees, and landscaping along or within any Tract and all landscaping required within the landscape buffers on any Lot must be installed or financially guaranteed. Prior to Final Plat approval of Phase 2, all public sidewalks, shared-use paths, street trees, and landscaping along or within any Tract must be installed. All landscaping required within the landscape buffers on any Lot may be financially guaranteed; but must be installed prior to the release of occupancy of each Lot. Prior to Final Plat approval by City Council, all public improvements must be installed with as-built drawings and a two-year maintenance bonds submitted as required by Public Works. Stormwater The required detention easement is shown on the Final Plat. However, Management: stormwater improvements are not completed in the Gardens at Colonial Highlands as required by the stormwater report. Prior to Final Plat approval, a sealed letter by a Registered Professional Engineer in the State of Missouri stating the stormwater detention basin was constructed in Page 6 of 8  Project: Gardens at Colonial Highlands Case: PDF-11-18-6669 & PF-11-18-6670 accordance with the approved plans and functions as designed must submitted. Easements All easements have been provided as required by City codes and as requested & Utilities: by the City of Blue Springs. All lots have access to all required public utilities through existing and proposed utility, water, electric, and/or sewer easements. Prior to Final Plat approval by City Council, Public Water District #13 shall provide a Letter of Substantial Completion. Prior to Final Plat approval, a revised Final Plat must be submitted with the following revisions: remove B/L from all lots; remove L/E from Tracts B, C, & E; clarify location of W/E and U/E along SW Marigold Street, SW 1st Street, & SW 3rd Street, remove off-site easements that are not existing and not dedicated as part of this plat; remove the off-site trail shown in Tract F. Additionally, a fifteen-foot construction easement for sidewalks along entire Wyatt Road frontage must be recorded or shown on the Final Plat if the sidewalk is financially guaranteed. Plat Prior to building permit issuance, the Final Plat must be recorded with Approval: Jackson County and returned to the City. ACTION BY PLANNING COMMISSION: The Commission is being asked to provide a recommendation on the Final Plat. Final plats are reviewed to determine if they conform to the requirements of the City’s development codes; and if there are appropriate assurances that the proposed improvements will be completed if the developer fails to perform. The Commission may recommend approval, modify approval or, if the plat does not meet the requirements of the City, recommend denial. The Commission has the responsibility to determine if the PD Final Plan application meets the PD Final Plan Review Criteria. The Planning Commission may approve, modify, table, or deny if the PD Final Plan does not meet the requirements of the City. Planned Development (PD) regulations are intended to encourage flexible development at a quality level. The use of the Planned Development can enhance the quality of development, increase compatibility between adjacent uses and developments, and reduce negative impacts by using techniques such as: large-scale developments; efficient use of land; innovative and imaginative architectural approaches; design and site planning standards; conservation and preservation of natural resources; urban amenities; and greater open space. STAFF RECOMMENDATION: Staff recommends approval of the Final Plat and the PD Final Plan application subject to the following conditions: 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirements or development standard contained in the UDC. 2. Approval allows a Minor Deviation to the PD Concept Plan for the following: Page 7 of 8  Project: Gardens at Colonial Highlands Case: PDF-11-18-6669 & PF-11-18-6670 a. Lots 36 & 37 may have a lot frontage of 71 feet, as opposed to the required 81- foot lot width for standard duplex lots. 3. Prior to Final Plat approval by City Council, the following must occur: a. A revised Final Plat must be submitted with the following revisions: remove B/L from all lots; remove L/E from Tracts B, C, & E; clarify location of W/E and U/E along SW Marigold Street, SW 1st Street, & SW 3rd Street, remove off-site easements that are not existing and not dedicated as part of this plat; remove the off-site trail shown in Tract F; remove the note stating “Sidewalk to be built with Wyatt Road Improvements.” b. A revised Landscape Plan must be submitted with street trees shown on Lots 12, 21-22, 27-30, 40, 43, 47-48, 52, & 57; the plant symbols must be corrected and 3 Redbuds; and 30 Pines must be added to match the Landscape Calculation Table. c. All public sidewalks, trails, street trees, and landscaping along or within any Tract in Phase 1 must be installed or financially guaranteed. All landscaping required within landscape buffers on any Lot may be financially guaranteed; but must be installed prior to the release of occupancy of each Lot. d. Prior to Final Plat approval by City Council, all public improvements must be installed with as-built drawings and a two-year maintenance bonds submitted as required by Public Works. This includes the required road improvements along Wyatt Road at the intersection with SW 3rd Street and the sidewalk improvements along the entire frontage of Phase 1 abutting Wyatt Road. The Wyatt Road sidewalks must be constructed or financially guaranteed at 125% of the total construction cost. If financially guaranteed, a fifteen-foot Construction Easement must be recorded or shown on the Plat along Wyatt Road. e. A Letter of Substantial Completion from Public Water District #13 must be submitted. f. A sealed letter by a Registered Professional Engineer in the State of Missouri stating the stormwater detention basin was constructed in accordance with the approved plans and functions as designed must submitted. 4. Prior to building permit submittal or issuance, the following must occur: a. Final Plat must be recorded with Jackson County and returned to the City. Submittal of Building Permits will not be accepted until the Final Plat is recorded. 5. Prior to Final Plat approval of Phase 2, the following must occur: a. Major Road must be extended from its existing location to the proposed subdivision entrance as required by Public Works. Additionally, the eight-foot concrete multi- use path must be installed along said section of Major Road. Lastly, any other public improvements (streets, sidewalks, utilities, etc.) must be completed as required by Public Works. b. All public sidewalks, trails, street trees, and landscaping along or within any Tract in Phases 1 or 2 must be installed. All landscaping required within landscape buffers on any Lot may be financially guaranteed; but must be installed prior to the release of occupancy of each Lot. No trees may be planted within the Right-of- Way without written approval from the City Engineer. Page 8 of 8  SW Davenport SW Newport Dr Dr General Zoning Downtown GB/PR-O District Zoning District RE CS SW 3rd St SW Eagles Ridge Dr SF-12 T3 SF-7 T4 TF T5 MF-10 Overlay Districts TF/ MF-14 SW Webster Dr MF-18 ADP-O SW MF-14/PR-O PR-O MF-20 H-O 2n SW 4th St PR-O SW 5th St NB d SF-7 Dr Te SO R-O so r PLOS Conservation District d rR n Dr PUD Concept Plan TF/ ajo C GB ar ss Planned Development ee CB M GB/ SW ne RC SE PR-O Te n LI PR-O SE h SW HI 7t COUNTY AG St SF-7/PDC SW Carson Dr SW Laurel Dr RE-C GB-C d or R LI-C M aj SE HI-C r lD nia 7 ¬ « GB SE L in d en D r SE Co lo TF/PDC SF-7/ PDC St SO SITE St SE 6 th SE 5th GB TF/PDC SE M GB/ PDC a ple D r SW Wyatt Rd GB Jackson County Jackson County MF-14 SF-7 AG AG PDF-11-18-6669 GARDENS AT COLONIAL HIGHLANDS 1ST PLAT ± SITE LOCATION MAP 0 300 600 1,200 Feet  SW 2n d Te r SW 4th St r D SW 5th St ee ss Te nn e SW SW Carson Dr SW Laurel Dr SW Major Rd l Dr nia C olo D r SE SE Linden h St SE 6 t SITE SE 5t h St SE M a ple D r SW Wyatt Rd Jackson County PF-11-18-6670 GARDENS AT COLONIAL HIGHLANDS 1ST PLAT SITE LOCATION AERIAL MAP 0 200 ±400 800 Feet