Planning Commission Agendas

Planning Commission AGENDA Monday February 11, 2019 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, February 11, 2019 - 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 January 28, 2019 2 PUBLIC HEARING / UNIFIED DEVELOPMENT CODE TEXT AMENDMENT / UDCT-01-19-6776 / “An Ordinance Amending Section 408.020: H-O, Historic Overlay District; Section 411.030: Use Groups and Description of Uses; Section 407.040: Site and Landscape Design; Section 405.020: Residential Building Type Standards; Section 407.010: Parking; and Section 402.030: Board of Adjustment Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on January 26, 2019 3. Application with attachments 4. Title IV, Land Use Section – Blue Springs Code of Ordinances (by reference) 5. 2014 Comprehensive Plan (by reference) 3 FINAL PLAT / PF-01-19-6771 / “Bills Addition Lot 3” / SW 9th Street 4 S2 AREA PLAN PRESENTATION: Matt Wright, Senior Planner 5 OTHER BUSINESS – The next scheduled meeting is Monday, February 25, 2019. 6 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) 02.11.2019 Page 1 of 2 kf  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 February 6, 2019 Karen Findora, Administrative Assistant Community Development 02.11.2019 Page 2 of 2 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, January 28, 2019 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, January 28, 2019 with the following members, guests and staff in attendance: ATTENDANCE Chad Sanderson Travis Graham Scott Casey Jackie Fairbanks Joe Haney Mitchell Peil Lynn Banks, Chairman Mike Mallon, Assistant Director, Community & Economic Development Matt Wright, Senior Planner Nathan Jurey, Associate Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Susan Culpepper, Councilman – District 3 (Mayor Pro-Tem) Jim Leacock, Public Stenographer Karen Findora, Planning Commission Liaison ABSENT Planning Commissioner Ken Billups Jr. Planning Commissioner Susan Stokenbury Planning Commissioner Byron Craddolph Planning Commissioner LaKeisha Veal Thomas Cole, Director, Community & Economic Development CALL TO ORDER Chairman Lynn Banks called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. 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 January 14, 2019, were approved as submitted. P.C. Minutes – 01.28.2019 Page 1 of 13 kf AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:32 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 REZONING / RZ-01-19- through 8 for Agenda Item 2 into the public record on behalf of the applicant. 6742 / “309 SW 18th Street Exhibits: Terrace” 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on January 12, 2019 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) STAFF COMMENTS Matt Wright, Senior Planner, stated that before the Planning Commission is a request to rezone property located at 309 SW 18th Street Terrace from “T3” (Sub-Urban) to “SF-7” (Single-Family Residential). The property is in the Downtown Zoning District. The property was recently subdivided and added to the south lot which is outside of the Downtown Zoning District. The applicant is currently building a new single-family house on the primary lot to the south. The home that was there was previously demolished, and the applicant is re- building a new home on the lot. The applicant will be developing that property as a single lot, and they are proposing a detached garage on a portion of the property. The detached garage straddles both zoning districts and rather than having two different development requirements for the two properties the applicant would like to combine the two lots to the “SF-7” zoning district. Mr. Wright stated that since adopted back in 2007 this would be the first request to be removed from the Downtown Zoning District. Staff doesn’t feel that this would set a new precedent as it’s a landlocked property. The Downtown Review Board did review the rezoning request and recommends approval of the rezoning. QUESTIONS None. APPLICANT Steve Greer, Applicant was present. QUESTIONS None. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. QUESTIONS Commissioner Jackie Fairbanks asked if the garage is in fact an 1800-sf. garage. Mr. Wright stated that this is what is proposed, and it meets the size requirements in the SF-7 zoning district. Commissioner Fairbanks stated that it seems that it is larger than some people’s homes. Mr. Wright stated that for an accessory structure it is 10% of the total lot area. You can have a larger garage if you have a larger lot. Commissioner Fairbanks asked if there would be an option to have a business operating out of the garage. Mr. Wright stated no, the P.C. Minutes – 01.28.2019 Page 2 of 13 kf  main reason for a large garage is storing of an RV or other large vehicles, but it wouldn’t allow for a business to operate on residential property. Commissioner Mitchell Peil asked out of the 185-ft. resident letters were any returned. Ms. Karen Findora, Planning Commission Liaison stated that one letter was retuned. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 6:37 p.m. MOTION Commissioner Mitchell Peil recommended the approval of Rezoning / RZ-01- AGENDA ITEM 2 19-6742 / “309 SW 18th Street Terrace.” PUBLIC HEARING / REZONING / RZ-01-19- 6742 / “309 SW 18th Street Terrace” SECOND Seconded by Commissioner Scott Casey. VOTE LaKeisha Veal – Absent Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Absent Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman - Absent Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 7-Aye, 0-No) AGENDA ITEM 3 The public hearing for Agenda Item 3 was opened at 6:38 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 REZONING / RZ-01-19- through 8 for Agenda Item 3 into the public record on behalf of the applicant. 6740 / “Verdad Self-Storage Exhibits: Blue Springs” / 715 SW 7 1. Staff Report with attachments Highway 2. Affidavit of Publication in The Examiner on January 12, 2019 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) STAFF COMMENTS Matt Wright, Senior Planner, stated that before the Planning Commission is a request to rezone property located at 715 SW 7 Highway from “GB” (General Business) to “RC” (Regional Commercial). The property is undeveloped. The applicant is requesting to rezone the property to develop the site as a residential warehouse storage facility in the future. The property was rezoned in 1988 but remained undeveloped over the years. Access will be limited only through the QuikTrip parking lot. Traffic generation for this site will be minimal. The site plan shows a single building, 3-stories in height, approximately 99,000-sf. climate-controlled self-storage facility, including 73,950-sf. of rentable storage space. Of the 739 proposed storage units 722 will be interior-accessed and climate-controlled. 17 units will be accessed from the rear of the building. P.C. Minutes – 01.28.2019 Page 3 of 13 kf  Mr. Wright stated that if this rezoning is approved other needed applications would be a Conditional Use Permit, Site Plan/Design Review and Final Plat must all be approved prior to development. Staff recommends approval of the rezoning request. QUESTIONS Commissioner Scott Casey asked how many parking spaces are planned for the location. Mr. Wright stated that has not been reviewed yet, but the Commission will see more of that information once the Site Plan is submitted. The Commission will only vote on the Rezoning Application. APPLICANT James Montgomery, Verdad Real Estate 3 Central Drive Battery, Louisiana, 70005 Ron Cowger, Civil Engineer, AGC Engineers Mr. Montgomery stated that he is here on behalf of Verdad Real Estate firm out of South Lake, Texas. The storage facility would be the second development in Blue Springs, the first development was Hardee’s. The facility will be third party managed by, Extra Space Storage out of Salt Lake City, Utah. Mr. Montgomery stated that the property is heavily deed restricted by QuikTrip for non-traditional retail use and they feel this is the best use for the property. QUESTIONS Commissioner Fairbanks asked if one of the three levels would be dug below grade. Mr. Montgomery stated that all three levels would be above grade. Commissioner Peil asked if there would-be 24-hour security. Mr. Montgomery stated that he doesn’t know yet. More of those details will be reviewed when the Site Plan Application is submitted. The Commission will only vote on the Rezoning Application. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 6:48 p.m. MOTION Commissioner Mitchell Peil recommended the approval of Rezoning / RZ-01- AGENDA ITEM 3 19-6740 / “Verdad Self-Storage Blue Springs.” PUBLIC HEARING / REZONING / RZ-01-19- 6740 / “Verdad Self-Storage Blue Springs” / 715 SW 7 Highway SECOND Seconded by Commissioner Jackie Fairbanks. VOTE LaKeisha Veal – Absent Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye P.C. Minutes – 01.28.2019 Page 4 of 13 kf  Susan Stokenbury – Absent Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman – Absent Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 7-Aye, 0-No) AGENDA ITEM 4 The public hearing for Agenda Item 4 was opened at 6:50 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 REZONING / RZ-12-18- through 8 for Agenda Item 4 into the public record on behalf of the applicant. 6719 / “KC Bobcat” / 1450 Exhibits: SE US 40 Highway (Related 1. Staff Report with attachments to Agenda Items 5 & 7) 2. Affidavit of Publication in The Examiner on January 12, 2019 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) STAFF COMMENTS Nathan Jurey, Associate Planner, stated that before the Planning Commission is a request to change the zoning for property located south of US 40 Hwy.; - 1,500’ east of SE Adams Dairy Parkway from “AG” (Jackson County Agriculture) to “LI/ADP-O” (Light Industrial / Adams Dairy Parkway Overlay). Mr. Jurey stated that the property is currently in unincorporated Jackson County. However, the 1st reading requesting Annexation took place at the January 22nd City Council meeting and the final reading will take place February 19th. KC Bobcat desires to include the rezoning area in their proposed relocation. A separate nearby property was included in the Annexation request, but not this rezoning because the owner intends to dedicate that area as public right-of-way after annexation. QUESTIONS None. APPLICANT Jeremy Powell, Powell CWM, Inc. Mr. Powell was present. QUESTIONS None. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 6:55 p.m. P.C. Minutes – 01.28.2019 Page 5 of 13 kf MOTION Commissioner Travis Graham recommended the approval of Rezoning / RZ- AGENDA ITEM 4 12-18-6719 / “KC Bobcat.” PUBLIC HEARING / REZONING / RZ-12-18- 6719 / “KC Bobcat” / 1450 SE US 40 Highway (Related to Agenda Items 5 & 7) SECOND Seconded by Commissioner Joe Haney. VOTE LaKeisha Veal – Absent Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Absent Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman – Absent Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 7-Aye, 0-No) AGENDA ITEM 5 The public hearing for Agenda Item 5 was opened at 6:56 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 CONDITIONAL USE through 8 for Agenda Item 5 into the public record on behalf of the applicant. PERMIT / CUP-12-18-6720 Exhibits: / “KC Bobcat” / 1450 SE US 1. Staff Report with attachments 40 Highway (Related to 2. Affidavit of Publication in The Examiner on December 29, 2018 Agenda Items 4 & 7) 3. Application with attachments (Continued from the 4. 185ft. Notification Map Monday, January 14, 2019 5. Names/addresses of property owners within 185ft. of site Planning Commission 6. Copy of letter sent to said property owners Agenda) 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by & reference) AGENDA ITEM 6 8. 2014 Comprehensive Plan (by reference) SITE PLAN/DESIGN REVIEW / SPDR-12-18- 6721 / “KC Bobcat” / 1450 SE US 40 Highway (Related to Agenda Items 4 & 5) STAFF COMMENTS Nathan Jurey, Associate Planner, stated that before the Planning Commission is a request for approval of a Conditional Use Permit for Outdoor Sales & Service – Equipment and a Site Plan/Design Review for a 21,364 +\- sf. building to be located at 1450 SE US 40 Highway. The Appearance Review Committee reviewed this project on January 4th. Their only comment was to include stucco style panels above the stone in the front, or something other than the metal. The applicant reviewed the comments and made the necessary changes. Mr. Jurey stated that the applicant has stated that they will not utilize loud speakers or exterior amplification devises. Th proposed repair and service bays on the east elevation face a proposed right-of-way. However, it is not currently a right-of-way and thus, a variance request is not applicable or necessary. The proposed right-of-way must be annexed, dedicated, and public improvements constructed as required by Public Works. P.C. Minutes – 01.28.2019 Page 6 of 13 kf  There is a required 5-ft. sidewalk along 40 Highway that must be installed prior to occupancy. There is also a sidewalk along the proposed right-of-way on both sides that shall be installed with the dedication of road. There is a private 5-ft. sidewalk that will connect to the building as well as an 8-ft. sidewalk near the front of the entrance to the building. Decorative security fencing is proposed all around the site. APPLICANT Jeremy Powell, Powell CWM, Inc. 3200 So. State Route 291 Independence, MO QUESTIONS Commissioner Fairbanks asked that since KC Bobcat currently stores equipment on the exterior of the site will this location have equipment on the outside of the building. Mr. Powell stated that it would, and that is why they are requesting the approval of the Conditional Use Permit so that they can store equipment on the west side of the property. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 7:13 p.m. MOTION Commissioner Joe Haney moved to approve Conditional Use Permit / CUP-12- AGENDA ITEM 5 18-6720 / “KC Bobcat” with three (3) staff conditions. PUBLIC HEARING / CONDITIONAL USE PERMIT / CUP-12-18-6720 / “KC Bobcat” / 1450 SE US 40 Highway (Related to Agenda Items 4 & 7) (Continued from the Monday, January 14, 2019 Planning Commission Agenda) SECOND Seconded by Commissioner Travis Graham. VOTE LaKeisha Veal – Absent Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Absent Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman – Absent Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 7-Aye, 0-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirements or development standard contained in the UDC. P.C. Minutes – 01.28.2019 Page 7 of 13 kf  2. The Conditional Use Permit is to allow the “Outdoor Sales & Service - Equipment” use on the property addressed 1450 SE U.S. 40 Highway. 3. All conditions adopted under the UDC for a “Outdoor Sales & Service - Equipment” establishment shall be met at all times. MOTION Commissioner Joe Haney moved to approve Site Plan/Design Review / SPDR- AGENDA ITEM 6 12-18-6721 / “KC Bobcat” with two (2) staff conditions. SITE PLAN/DESIGN REVIEW / SPDR-12-18- 6721 / “KC Bobcat” / 1450 SE US 40 Highway (Related to Agenda Items 4 & 5) SECOND Seconded by Commissioner Scott Casey. VOTE LaKeisha Veal – Absent Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Absent Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman – Absent Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 7-Aye, 0-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirements or development standard contained in the UDC. 2. Prior to occupancy, the following must occur: a. The proposed right-of-way must be annexed, dedicated, and full road, utility and sidewalk improvements installed as required by MoDOT and the City. b. The public sidewalk along U.S. 40 Highway must be installed per MoDOT and City standards. c. Stormwater, sewer and water improvements shall be installed as required by the City. d. The subject property and the annexed strip of land must be platted as one property. AGENDA ITEM 6 The public hearing for Agenda Item 6 was opened at 6:56 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 CONDITIONAL USE through 8 for Agenda Item 6 into the public record on behalf of the applicant. PERMIT / CUP-12-18-6715 Exhibits: / “StorTropolis of Blue 1. Staff Report with attachments Springs” / 3140 NW Jefferson 2. Affidavit of Publication in The Examiner on January 12, 2019 Street (Related to Agenda 3. Application with attachments Item 8) 4. 185ft. Notification Map & 5. Names/addresses of property owners within 185ft. of site AGENDA ITEM 8 6. Copy of letter sent to said property owners SITE PLAN/DESIGN 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by REVIEW / SPDR-12-18- reference) 6716 / “StorTropolis of Blue 8. 2014 Comprehensive Plan (by reference) Springs” / 3140 NW Jefferson P.C. Minutes – 01.28.2019 Page 8 of 13 kf Street (Related to Agenda Item 6) STAFF COMMENTS Mike Mallon, Assistant Director, Community & Economic Development, stated that before the Planning Commission is a request for approval of a Conditional Use Permit and Site Plan/Design Review for StorTropolis of Blue Springs for a new 135,000-sf. self-storage facility. The property consists of 4.59 +\- acres. Mr. Mallon stated that the applicant will need to submit a Minor Subdivision Plat application to combine the two lots into a single lot to construct the proposed storage facility. The site will include three separate buildings, a single three-story building will sit in the center which is approximately 100,000-sf. and two buildings on the east and west side that are one story in height. The site complies with all setbacks. The applicant is well below the maximum height for the buildings. Mr. Mallon displayed a picture of the building design and staff feels that the overall building appearance is significantly enhanced from what the minimum commercial design standards in the code, and staff considers this to be upgraded architecture. Mr. Mallon stated that the site is required to provide 134 parking spaces. Trying to accommodate that amount of parking on site based on what the applicant has explained to staff, they really don’t need that many parking spaces on their other facilities. What the applicant would like to propose is to provide five stiped parking spaces at the primary entrance to the building and another four to six parking spaces are proposed internally under the canopy. On the parking drawing the applicant displayed another 102 parking spaces on the site, but those spaces will not be striped. To further comply with the minimum code requirement the applicant is proposing to accommodate overflow parking on an off-site lot on the north side of NW Jefferson Street that is also owned by the applicant. The applicant is requesting an Alternative Compliance Landscape Plan for the property approximately, representing a 25% reduction in plant units. Staff believes through the upgraded architecture that is being provided and the proposed decorative enhanced wrought iron style fence with massionary columns every 40 to 50 feet along with an upgraded black vinyl coated chain link fence, the reduction in landscaping is warranted. All of the upgrades are acceptable to off-set the plant unit counts. QUESTIONS Commissioner Casey asked if there would be any way the applicant could get rid of the overflow lot in the future. Mr. Mallon stated that they only way to get rid of that lot is if the code would be amended that would reduce the required parking for this use. The applicant could request a Variance if the code does not change in the future. Commissioner Fairbanks was concerned with the lack of landscaping on the west side of the site. P.C. Minutes – 01.28.2019 Page 9 of 13 kf APPLICANT Doug Colman & Michael Knight, Hunt Midwest 8300 NE Underground Drive Kansas City, MO 64161 Mr. Knight distributed a handout to the Commission. Mr. Colman stated that Hunt Midwest is owned by Lamar Hunt’s family and is a full service real-estate company out of Kansas City. One of the other projects that was presented and constructed in Blue Springs is Benton House which is right down the road from this project. Mr. Colman stated that two years ago they got into the storage facility business and their partner, Strickland Construction, who has built hundreds of these facilities. This will be the fourth self-storage facility constructed in the metro area. Mr. Colman stated that there will be four to six loading and unloading bays. There will be large and small unit configurations as well as RV climate- controlled storage units. QUESTIONS Commissioner Fairbanks questioned the landscaping. Mr. Knight stated that the elevations and building design is above the required standards and that is why they are requesting an alternative landscape plan. They are concerned with the future growth of the trees and building visibility from the highway. Commissioner Casey asked the applicant if he would be willing to work with staff to add more plant units. Mr. Knight stated that he would in strategic locations. Commissioner Casey asked how people would get from the off-site lot to the storage facility. Mr. Mallon stated that there is sidewalk along the south side of the lot and the applicant is required to install a sidewalk along Jefferson. Chairman Banks asked how the applicant would secure the off-site lot from semi-trucks entering that site. Mr. Knight stated that they would have to have a secure gate for the site to block them from coming into the site. Mr. Knight stated that the off-site parking lot will be for overflow parking and/or storage. They don’t believe they will need the off-site lot but in case they do it is available. EXHIBIT 9 Ms. Jackie Sommer, City Attorney entered the supplemental packet submitted by StorTropolis as Exhibit 9. Commission Peil asked if security would be available for this site. Mr. Knight stated that there would be a manager on site during office hours with a secure access. There will be no access for the hours of 10:00 p.m. to 6:00 a.m. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. P.C. Minutes – 01.28.2019 Page 10 of 13 kf QUESTIONS Commissioner Peil asked if any letters of opposition were received. Ms. Findora stated that there were none. Commissioner Peil also had concerns about the storage facility that is located in Independence west of Woods Chapel. More discussion was conducted concerning the landscaping. Mr. Knight informed the Commission that to take away the subjectivity of all this, if they need to comply with the full landscaping requirement then that is what they will do. Mr. Knight informed the Commission that they do extensive market studies and research before they invest in communities with projects like this, this is a new product for the area and they do believe there is a demand. Councilman Susan Culpepper reminded the Commission that they are not to make decisions on whether a business will or will not be successful, they are to look to see if they meet all the requirements of our City Code and if the wish is to change the requirements on the landscaping then to add that to the motion. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 7:50 p.m. MOTION Commissioner Travis Graham moved to approve the Conditional Use Permit / AGENDA ITEM 6 CUP-12-18-6715 / “StorTropolis of Blue Springs” with two (2) staff conditions. PUBLIC HEARING / CONDITIONAL USE PERMIT / CUP-12-18-6715 / “StorTropolis of Blue Springs” / 3140 NW Jefferson Street (Related to Agenda Item 8) SECOND Seconded by Commissioner Scott Casey. VOTE LaKeisha Veal – Absent Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - No Susan Stokenbury – Absent Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman – Absent Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 6-Aye, 1-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission is based on the representations of any drawings presented as part of this application and does not waive any requirements or development standard contained in the UDC, except as otherwise shown and identified herein and on the attached plan set. 2. The Conditional Use Permit is to allow a Residential Storage Warehouse on the property addressed as 3140 and 3160 NW Jefferson Street and covering 4.6 +/- acres as provided in attached exhibits. MOTION Commissioner Scott Casey moved to approve the Site Plan/Design Review / AGENDA ITEM 8 SPDR-12-18-6716 / “StorTropolis of Blue Springs” with nine (9) staff P.C. Minutes – 01.28.2019 Page 11 of 13 kf SITE PLAN/DESIGN conditions and to include a tenth (10) condition to read, “Applicant will comply REVIEW / SPDR-12-18- with all landscaping requirements.” 6716 / “StorTropolis of Blue Springs” / 3140 NW Jefferson Street (Related to Agenda Item 6) SECOND Seconded by Commissioner Jackie Fairbanks. VOTE LaKeisha Veal – Absent Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Absent Byron Craddolph – Absent Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman – Absent Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 7-Aye, 0-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC, except as otherwise identified and shown herein and on the attached plan set. 2. All public sidewalks shall be delineated and labeled on the (original West Gateway Office Park 1st & 2nd Plats?) Final Plat. Any public sidewalk sections located outside of the right-of-way shall be in a delineated and dedicated pedestrian easement. All public and internal sidewalks shall be installed prior to the issuance of a Certificate of Occupancy. 3. An exterior lighting plan must be reviewed and approved administratively through the building permit process. 4. All required landscaping shall be installed prior to the issuance of a Certificate of Occupancy. 5. All signage shall be reviewed and approved administratively through the sign permit application process. 6. All required screening for the new building addition shall be shown on building permit plans and will be reviewed administratively staff prior to the issuance of a building permit. All required screening for the new building addition must be completed prior to approval of a Final Certificate of Occupancy. 7. An Administrate Plat, minor subdivision, must be approved and recorded prior to the issuance of a building permit for the property. 8. A sealed letter by a Registered Professional Engineering in the State of Missouri stating the storm water detention basin was constructed in accordance with the approved plans and functions as designed prior to the issuance of a Certificate of Occupancy. P.C. Minutes – 01.28.2019 Page 12 of 13 kf  9. As-builts and 2-year maintenance bonds on public improvements must be submitted prior to the issuance of a Certificate of Occupancy. 10. Applicant will comply with all landscaping requirements. OTHER BUSINESS The next scheduled meeting is Monday, February 11, 2019. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 7:53 p.m. Seconded by Travis Graham. MEDIA LINK https://youtu.be/Mr1VCSFFyWE _________________________________ Respectfully Submitted by Karen Findora, Recording Secretary ____________________________________ __________________________ Lynn Banks, Chairman Date P.C. Minutes – 01.28.2019 Page 13 of 13 kf  PLANNING COMMISSION STAFF REPORT Meeting Date: February 11, 2019 Agenda Item: 3 Case File Number: PF-01-19-6771 Project Name: Bills Addition Lot 3 Type of Application: Final Plat Request: Approval of a Final Plat for Bills Addition, Lot 3 Applicant: Matt Schlicht / Engineering Solutions Property Owner: Jason Walker / Creative Real Estate Solutions, LLC Surveyor: Matt Schlicht / Engineering Solutions Engineer: N/A Landscape Architect: N/A Attorney: N/A General Location: East of SW 9th Street, +/- 250’ north of SW South Avenue Area & Lots: 14,461.24 +/- sq. ft. & 1 Lot Existing Zoning: “T3” (Sub-Urban) Existing Land Use: Undeveloped Comprehensive Plan Distinct Destination Designation: Attachments: • Site Location Maps • Final Plat Planning Commission: February 11, 2019 City Council: February 19, 2019 Planner: Nathan Jurey, Associate Planner Page 1 of 3  Project: Bills Addition, Lot 3 Case: PF-01-19-6771 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting Final Plat approval for Bills Addition Lot 3. The Final Plat is located east of SW 9th Street and approximately 250 feet north of SW South Avenue. The proposal is to replat Lot 3 of the Bills Addition subdivision, which was platted in 1957. The applicant is re- platting an existing lot to remove the platted build line, to provide a drainage easement, and to extend a utility easement to the lot to the south. The one (1) lot encompasses roughly 14,461 square feet. The proposed Final Plat does not alter the boundaries of the existing Lot 3. PREVIOUS ACTIONS/APPROVALS: • On February 13, 1957, City Council approved Final Plat for Bills Addition (Ord. 183). • On April 2, 2007, City Council approved the rezoning (R-13-2007) of the entire Downtown Zoning District (Ord. 4057). FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: A Variance, through the Board of Adjustment, may be required if the developer desires to build a front-facing garage in the “T3” Downtown Zoning District. Prior to building permit issuance, the Final Plat must be approved by City Council and recorded at Jackson County. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single Family Residential South: “T3” (Sub-Urban) Single Family Residential East: “T3” (Sub-Urban) Undeveloped West: Local Road SW 9th Street RECOMMENDATION: Staff recommends approval of this application with three (3) conditions. FINAL PLAT REVIEW: Lot Layout / The “T3” zoning district requires a 10-foot minimum front setback with a Requirements: maximum front setback of 25 feet. However, the existing Final Plat platted the front build line at 35-feet. Both the maximum front setback by zoning and the platted build line cannot be met. Thus, the proposed amended Final Plat removes the platted build line, which reverts the front setback requirement to the underlying zoning district. The proposed lot still meets the minimum 25-foot lot width, required by the Downtown Development Code. The existing property boundaries of Lot 3 of Bills Addition are not changed with this amended Final Plat. Street No street improvements are required by Public Works. Improvements: Sidewalks & Trail According to the Downtown Master Plan, public sidewalks are not System: required on SW 9th Street between Walnut Avenue and South Avenue. Page 2 of 3  Project: Bills Addition, Lot 3 Case: PF-01-19-6771 Landscaping: Street Trees are required along SW 9th Street according to the following standard: One (1) small shade tree per 25 feet of frontage or one (1) large shade tree per 40 feet of frontage. The Downtown Development Code requires ten (10) separate plantings in the front yard per residential lot. Prior to occupancy, the required street trees and landscaping must be installed. Housing The Downtown Development Code has no minimum floor area Classification: requirements. Declarations & Declaration of Restrictions are not necessary since no open space is Restrictions: required for a Homeowners Association to maintain. Easements: The existing Utility Easement (U/E) is now extended so it may also service Lot 4 to the south. Stormwater The required Drainage Easement (D/E) and associated language is Management: provided as required by Public Works. Public Utilities: The property has access to all public utilities. Platting: Prior to building permit issuance, the Final Plat must be approved by City Council and recorded at Jackson County. ACTION BY PLANNING COMMISSION: The Commission is being asked to provide a recommendation on the Final Plat. The plats are reviewed at this time to determine if they conform 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. STAFF RECOMMENDATION: Staff recommends approval of the Final Plat 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. Prior to building permit issuance, the Final Plat must be approved by City Council and recorded at Jackson County. 3. Prior to occupancy, the required street trees and landscaping must be installed. Page 3 of 3  NW 11th T5 NW Summit St T3 NW 14th St NW Summit St General Zoning Downtown District Zoning District NW South Summit Cir RE CS SF-7 NW Oak St SF-12 T3 T5 SF-7 T4 T4 T4 TF T5 MF-10 Overlay Districts T5 MF-14 T5 MF-18 ADP-O SW 8th St SW 12th St MF-20 H-O NW Lakeview R NW 6th Street Ter PR-O SW NB SW 14th St R-O SW 11th St SO NW 6th St Smith PLOS Conservation District St SW Jones St GB PUD Concept Plan Planned Development CB GB RC LI SW Walnut St HI SW 15th St T4 T5 COUNTY AG W Walnut SW 9th St RE-C CS GB-C LI-C HI-C SW 7th Street Ter SW Moore SW St SW T3 e 6t h SW Chicago St SW Moor 11th St r St Te reet SW 13th St SW St Chicago SITE St T3 GB TF SW 12th St GB TF SW 6th St SW 6th SW South Ave Street SW South Ave Ter T5 SW 8th St ¬ «7 LI SW Eugene SW 10th St SF-7 LI LI GB GB GB £ 40 GB ¤ SW Sunset Ave PF-01-19-6771 BILLS ADDITION LOT 3 SITE LOCATION MAP 0 250 ± 500 1,000 Feet  SW 12th St SW 8th St SW SW 14th St Smith SW 11th St NW 6th St St SW Jones St NW 10th St SW 9th St SW SW 7th Street Ter Moore St SW re Moo SW 11th St SW Chicago St St SW 13th St SITE SW 12th St SW 9th St SW South Ave SW South A SW 8th St SW Eugene SW 10th St «7 ¬ 40 £ ¤ PF-01-19-6771 BILLS ADDITION LOT 3 SITE LOCATION MAP 0 200 ± 400 800 Feet DATE: February 11, 2019 TO: Planning Commission FROM: Tom Cole, Community & Economic Development Director SUBJECT: S2 Area Plan Presentation The 2014 Comprehensive Plan serves to help guide the physical development of the community and in general, how the citizens of the community want the City to improve in the near-term and long-term up to 20 years. The Plan provides a rational and comprehensive guide for the physical development of the City that fosters quality growth, conservation, and redevelopment throughout the City and its Planning Area. The 2014 Comprehensive Plan is based on three planning scales: The General Plan (city-wide- scale), Specific Plans (area-scale), and Development or Project Plans (concept- or project-scale. The General Plan establishes broad, long-range, yet flexible guidance based on the community’s values, vision and its role within an evolving region. Specific Plans, on the other hand, are tailored to the conditions and opportunities for particular areas of the City and involve a more detailed review of data, analysis, and public participation. This process allows new and more specific information for an area to influence decisions and investment, while still viewing all development decisions through the lens of city-wide outcomes and long-range goals. Specific Plans are a means to adding greater detail and more direction in specific areas. Specific Plans allow stakeholders in a particular area to consider “What does the General Plan mean to us, in our context?”, and also requires them to determine “What is our role in contributing to the city-wide Vision, Goals and Targets of that plan?” The S2 Area Plan process commenced in Spring 2018. City staff completed background research, assembled data, and created draft land use concepts, goals and strategies throughout the early summer. The initial public stakeholder meeting was held on July 12, 2018 to present the S2 Area Plan concepts to stakeholders and receive feedback. Following the meeting, staff compiled and reviewed all public comments and made modifications to the land use concepts, goals and policies. Staff developed a final list of recommendations and goals in the Fall 2018, which were presented to area residents on December 6, 2018. The final S2 Area Plan takes into consideration stakeholder feedback, staff recommendations and generally accepted urban planning principles; and when combined with the 2014 Comprehensive Plan, presents a guide for future growth and development throughout the planning area. The completed S2 Area Plan is attached for the Planning Commission’s reference. 1  A P P E N DI X B : S P ECIFIC PL A N S INTRODUCTION The Blue Springs comprehensive plan is based on three planning scales: The General Plan (city-wide-scale), Specific Plans (area-scale), and Development or Project Plans (concept- or project-scale. The General Plan establishes broad, long-range, yet flexible guidance based on the community’s values, vision and its role within an evolving region. It also enables data, analysis, and public participation that is more precise to the conditions and opportunities for particular areas where necessary, through Specific Plans. This process allows new and more specific information for an area to influence decisions and investment, while still viewing all development decisions through the lens of city-wide outcomes and long-range goals. While the General Plan should always provide the city-wide policies and guidance for the general direction of future planning and development, Specific Plans are a means to adding greater detail and more direction in specific areas. Specific Plans allow stakeholder in a particular area to consider “What does the General Plan mean to us, in our context?”, and also requires them to determine “What is our role in contributing to the city-wide Vision, Goals and Targets of that plan?” 102 SPECIFIC PLANS This plan initially recognizes the following sub-areas for cre- ating more specific plans under the guidance of the General Plan. Different areas, or further targeted locations within this area may also be identified for more specific planning. These areas are identified to establish an on-going system of plan- ning, where more detailed plans and periodic updates and refinements to those plans keep the Policies, Goals and Targets of the General Plan relevant to these areas. Specific Plans should be incorporated into this appendix as they are created. APPENDIX B: N1 103  HOW TO USE THIS PLAN TO DO SPECIFIC PLANS OR DEVELOPMENT PLANNING The following steps are a template for how to continue to apply the General Plan in on-going specific planning processes. This is a general outline, which should be tailored to the needs, issues and personnel or financial resources available for any particular area or initiative. Step 1 – Area Assessment: Refine existing conditions for a particular area. Use the framework provided in the Technical Supplement to update and/or provide more specific data on the area. The area assessment may begin to identify strengths, weaknesses or opportunities to implement General Plan concepts in a specific area. The assessment should include the following: • Street network figure ground, considering all modes of transportation • Existing land use (ideally with building scale figure ground), including the mix of specific development types (see Appendix A on future land use). • Open space systems • Natural resource analysis (Level 2 or 3 NRI data, from Mid-America Regional Council’s Natural Resource Inventory. See City-wide Natural Resource Policy Map in Appendix A.) • Assessment of conditions (windshield survey) categorizing opportunities and constraints (i.e. areas of potential change, etc.) • Any other information relevant to the Goals and Targets of the General Plan. 104 Step 2 – Community Dialogue / SWOT Analysis: Based upon the area assess- Step 4 – Evaluation of Concepts: Based upon the direction from the dialogue ment, a public participation process should verify or revise the analysis provided and concepts, an evaluation should occur. This can either refine or discount certain in the area assessment. This is an opportunity for stakeholders in specific areas concepts, or prioritize initiatives in a strategic sense for the area. This evaluation to determine “What does the general plan mean in our area and based on our should also consider which options are most in line with the Frameworks and Goals context?” and “What is our role in implementing the city-wide Vision, Goals, and Targets of the General Plan. and Targets of the General Plan?” Step 5 – Plan Development & Adoption. Feedback from the evaluation should Step 3 – Concepts and Illustrations: Based on the feedback in the community be formalized into a final plan for the specific area. Upon official adoption of a dialogue, initial concepts of the way the General Plan may be implemented for Specific Plan by the Planning Commission, the Specific Plan becomes part of, and the specific area should be presented. These may include graphics and maps at a more detailed reflection of the General Plan for that particular area. In general a more refined level and/or a specific lists of projects and priorities for the area. the Specific Plan should address the following components: Typically this should include: • Community Character Plan (Public Realm): including street networks and • Area Wide Systems: Street Networks, Open Space, Parks and Trails, Land Street Design types applied to the network (see City-wide Transportation Policy Use Patterns at a block or area scale, or Development/redevelopment areas. in Appendix A); parks, trails, natural areas and civic spaces; and institutions. • Illustrative Concepts: more detailed illustrations of prototype projects, example • Land Use and Development Plan (Private Realm): including detailed future developments, etc. land use, building form and urban design strategies, and potential targeted development areas where future private investment or a land use/development change is likely. • Strategies: including public or private investment priorities, potential catalyst projects, or other implementation guidance, etc. APPENDIX B: N1 105  APP E NDI X A : C I TY-WI DE POL I C Y MA P S GENERAL USE CATEGORIES The following are General Land Use Categories that support this plan. They are High Density Residential. Residential areas of predominantly multi-unit buildings best mapped as a Future Land Use Plan for block- or area-scale plans through the or sites, apartments, and supporting institutional uses, primarily located in corridors Specific Plan process, to identify the range and relationships of different land uses or at the transition areas between neighborhoods and centers or corridors. Net that are typical of the Place Types in the Framework Plans. Areas that do not have density for these areas is typically more than 12 units per acre. a current Specific Plan should be guided by the categories for each Place Types identified in Table A-1, and the Goals and Targets of the General Plan. Mixed-use & Commercial Categories: Mixed-use – General. A mix of retail, service and entertainment, institutional and Residential Categories: employment uses, primarily located around the periphery of Neighborhood Centers Low Density Residential. Areas of predominantly detached houses and neighbor- or Distinct Destinations to support the core areas of those Place Types. These areas hood compatible institutional uses. Net density for these areas is typically less than may include residential uses in formats that support the principal commercial 5 units per acre. This category is appropriate in limited application to areas that nature of the area. are remote from neighborhood centers or where transitions to natural features makes it difficult to develop in more compact and walkable neighborhood patterns. Mixed-use – Retail Dominant. A concentrated mix of small scale retail uses, and supporting service, office and institutional uses that serves as the core of Neighbor- Mixed Density Neighborhood. Areas for residential living arranged in a neighbor- hood Centers or Distinct Destinations. These areas may include residential uses in hood pattern with access to supporting uses. Net density for these areas is typically formats that support the principal retail uses. 5 to 12 units per acre. A range of housing formats, institutional uses or micro-com- mercial uses that are compatible with the neighborhood scale may be incorporated at strategic locations. 70 Mixed-use – Employment Dominant. A mix of businesses that can include office, Industrial. Areas for assembly, processing, warehousing, and limited manufactur- service, craft manufacturing or light industrial uses, and any small scale retail ing uses that require larger building formats or land areas, and whose operations or institutional uses that help support the primary function of other job-creating required buffering or separation from other potentially incompatible uses. These uses. Appropriate locations include Business Hubs, Corridor Reinvestment Areas areas may include office or service use that support the principle production and or on the periphery to support Neighborhood Centers or Distinct Destinations. employment function of the area. These areas may include residential uses in formats that support the principle employment uses or serves as a transition to adjacent neighborhoods, Civic Categories: Public / Semi-Public. Areas to accommodate public entities, private uses that serve a Downtown Blue Springs. A mixed use area including commercial, service, civic broader public interest or other facilities built and maintained for general public use. and residential uses organized in a walkable urban pattern. The scale, location and relationship of different land uses within downtown is more specifically identi- Parks. Open space designed for active or passive recreation which typically in- fied in the Downtown Master Plan. cludes a mix of natural and formal amenities, such as parks, playgrounds, trails, and greenways. General Commercial. Areas primarily for larger scale non-retail service or office uses, or for retail uses that cannot easily be accommodated in or are not compati- Natural Areas. Areas of significant natural features such as topography, vegetation ble with mixed-use areas. or bodies of water that will have an impact on infrastructure and development patterns. These areas may provide aesthetic, recreation, or green infrastructure opportunities for surrounding development. APPENDIX A1 71  SE M oreland School Rd y kw yP air sD am Ad SE S Co o k R d Dannell Ln S Arnett Rd SE Major Rd E Wyatt Rd E Harr is Potts R d S S h ro u t R d E Li ch fo rd Rd SE Ma son Sc hool R d Colbern R d  S2: Strategies S2: Specific Plan 1 TO 2 YEARS (SHORT-TERM) • Assess traffic patterns at SE Adams Dairy Parkway and SE Wyatt Road to determine if any future modifications are needed to increase safety for drivers, pedestrians, and bicyclists (12 votes). • Discourage “leapfrog” development that lead to gaps in public services and insufficient infrastructure systems (sewer, water, transportation, etc.) (10 votes). • Preserve natural stream buffers and floodplains to avoid flooding issues, stabilize stream banks, and filter stormwater runoff (9 votes). • Encourage development patterns which will preserve significant trees and topography (5 votes). • Limit the subdividing of parcels under 50 acres, unless developed as part of a planned development, to promote coordinated development patterns (5 votes). • Leave it alone (write-in by attendees) (5 votes). • Encourage the Land Bank to set standards for development of Land Bank-owned properties (4 votes). • Improve Moreland School Road and Cook Road intersection (write-in by attendees) (3 votes). • Shoulder improvements to Moreland School Road and Cook Road (write-in by attendees) (2 votes). • Create an Annexation guidebook for property owners within the area (2 votes). • Encourage use of roundabouts or other alternatives to traffic signals on Adams Dairy Parkway (write-in by attendees) (2 votes). • Encourage integration of various housing types and densities within single developments.  S2: Strategies, con’t. S2: Specific Plan 2 TO 5 YEARS (MID-TERM) • Utilize floodplains and stream buffers to develop a system of greenways for future trail and park development (4 votes). • Review, and amend if needed, Parks Master Plan for potential expansion of parks and trails within the area (3 votes). • Evaluate opportunities for the development of a Complete Streets system within the area (1 vote). • Require dedication of public open space in and adjacent to natural areas for future trail system (1 vote).  S2: Strategies, con’t. S2: Specific Plan 5+ YEARS (LONG-TERM) • Support needed infrastructure improvements along Adams Dairy Parkway/Shrout Road without higher density development (write-in by attendees) (9 votes). • Analyze viability of a natural trail system adjacent to stream buffers that provides bicycle and pedestrian connections between neighborhoods, schools, parks, and commercial areas (6 votes). • Encourage higher density development along arterial streets (Adams Dairy Parkway/Shrout Road and Colbern Road) to support needed infrastructure improvements and long-term maintenance (2 votes). • Determine solutions to fund future infrastructure improvements that go beyond the 2029 expiration of the Neighborhood Improvement District (NID), including utility and street improvements (1 vote).