Planning Commission Agendas

Planning Commission AGENDA Monday March 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, March 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 February 25, 2019 2 PLANNING COMMISSIONER TRAINING – Presented by various staff members (not to be televised) 3 OTHER BUSINESS – The next scheduled meeting is Monday, March 25, 2019. 4 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 March 7, 2019 Karen Findora, Administrative Assistant Community Development 03.11.2019 Page 1 of 1 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, February 25, 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, February 25, 2019 with the following members, guests and staff in attendance: ATTENDANCE Chad Sanderson Travis Graham Scott Casey Jackie Fairbanks Joe Haney Mitchell Peil Ken Billups Jr. Byron Craddolph Susan Stokenbury LaKeisha Veal Lynn Banks, Chairman Thomas Cole, Director, Community & Economic Development Mike Mallon, Assistant Director, Community & Economic Development Matt Wright, Senior Planner Nathan Jurey, Associate Planner Brad Stanton, Associate Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Susan Culpepper, Councilman – District 3 (Mayor Pro-Tem) Brittany Murray, Public Stenographer Karen Findora, Planning Commission Liaison 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 February 11, 2019, were approved as submitted. P.C. Minutes – 02.25.2019 Page 1 of 15 kf  Chairman Banks informed the Commission that Item 7 for Scooter’s Coffee will be heard before the public hearings. AGENDA ITEM 7 Brad Stanton, Associate Planner, stated that before the Planning Commission is MASTER/ALTERNATIVE a request to approve a Master/Alternative Sign Plan for Scooter’s Coffee to be SIGN PLAN / ASP-02-19- located at 1230 NW Woods Chapel Road. The applicant is proposing eight (8) 6790 / “Scooter’s Coffee” / new signs for the building they will be constructing. The applicant is requesting 1230 NW Woods Chapel wall signs on a façade that doesn’t face public right-of-way and doesn’t contain Road the main building entrance. The applicant is proposing one wall sign on the west façade that contains the Scooter’s logo. The south façade doesn’t face the public right-of-way and it’s not the main building entrance therefore it doesn’t meet code and it contains three (3) wall signs one of which has channel letters of the business and it also contains two (2) changeable poster mounts. The north façade also has channel letters but that has the drive thru which staff is considering the main building entrance since they don’t have a customer facing building entrance. The applicant is also proposing directional signage which meets the sign code and they are proposing a monument sign, which meets the sign code in both size and setback. The applicant is also proposing a changeable menu board which meets the sign code. All of the wall signage meets the sign code except for the south façade containing wall signage because it doesn’t face a public right-of-way and it doesn’t contain the main building entrance. Staff and the Commission have approved master sign plans that have had this exact same situation several times, so staff finds the application consistent with other approvals and staff recommends approval of the application with two (2) staff conditions. APPLICANT Mackenzie Sykes, Owner, Scooter’s Coffee Ms. Sykes and her mother own two other Scooter’s Coffee kiosks in Blue Springs and are residents of Blue Springs. Ms. Sykes stated that at this location along Woods Chapel Road because they are a kiosk model the northbound morning traffic on Wood Chapel is huge to the overall success of their business. The south elevation where they are proposing signage is, where people will see what and who they are. Ms. Sykes stated that they believe in building customer relationships and have a big impact on the community and they have given back to the schools and various projects throughout the city. QUESTIONS None. MOTION Commissioner Mitchell Peil moved to approve the Master/Alternative Sign Plan AGENDA ITEM 7 / ASP-02-19-6790 / “Scooter’s Coffee” with two (2) staff conditions. MASTER/ALTERNATIVE SIGN PLAN / ASP-02-19- 6790 / “Scooter’s Coffee” / 1230 NW Woods Chapel Road SECOND Seconded by Commissioner Jackie Fairbanks. VOTE LaKeisha Veal – Aye Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Aye Byron Craddolph – Aye Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman – Aye Joe Haney - Aye P.C. Minutes – 02.25.2019 Page 2 of 15 kf  Lynn Banks, Chairman – Aye (APPROVED 11-Aye, 0-No) STAFF RECOMMENDATIONS 1. Prior to installation of the proposed signage, administrative sign permit approval must be obtained for each sign. 2. Landscaping must be installed in a three (3) foot radius around the entire base of the menu board, the monument sign, and the directional sign. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:40 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 VACATION / VAC-02-19- through 8 for Agenda Item 2 into the public record on behalf of the applicant. 6796 / “Durvet Inc.” / 100 SE Exhibits: Magellan Drive 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on February 9, 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 vacate street right-of-way for SE Magellan Drive south of NE Walnut Street and between Lots 1, 7 & 8 of the Walnut Street Development Center subdivision. Currently that portion of SE Magellan acts as a private road for the adjacent properties since it is a dead-end road that dead-ends into the City’s Public Works facility on the west side of the vacation area. There are existing public utilities in the right-of-way, staff recommends reserving a utility easement over the right-of-way. There are private drives that access the right- of-way and staff recommends reserving a cross access easement. For any private street, the City requires an ingress-egress easement to be in place so that emergency services and City Officials can access the property as needed. Mr. Jurey stated that Durvet, Inc. owns Lot 1 where their building currently exists, and they plan on combining Lot 8 that they also own with Lot 1. Durvet is requesting the vacation in part to obtain additional land for proposed expansion of their current operations. If approved the vacated right-of-way would be split in half, from the centerline of Magellan and half would go to the properties on the east or north and the other half split at the right-of-way would go to the properties to the west as south. Staff recommends approval with five (5) conditions. APPLICANT Todd Muenstermann, President, Durvet, Inc. 100-105 SE Magellan Drive Blue Springs, MO Mr. Muenstermann stated that Durvet is planning a 54,000 sq. ft. addition to their facility. This will give them the land they need to expand and give them the flexibility they need to maximize the footprint of the building, maximizing their parking because they are out of space with their current facility. P.C. Minutes – 02.25.2019 Page 3 of 15 kf  Planning Commissioner Ken Billups Jr. congratulated Durvet on their success and is pleased that Durvet has decided to expand their site and stay in Blue Springs. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 6:45 p.m. MOTION Commissioner Mitchell Peil recommended the approval of Vacation / VAC-02- AGENDA ITEM 2 19-6796 / “Durvet Inc.” with five (5) staff conditions. VACATION / VAC-02-19- 6796 / “Durvet Inc.” / 100 SE Magellan Drive SECOND Seconded by Commissioner Joe Haney. VOTE LaKeisha Veal – Aye Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Aye Byron Craddolph – Aye Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman - Aye Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 11-Aye, 0-No) STAFF RECOMMENDATIONS 1. Approval by the 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. A utility easement must be reserved across the area to be vacated. 3. Cross-access must be reserved across the area to be vacated to provide cross-access between all the abutting properties. 4. Access must be reserved for utility providers, code enforcement, and emergency services. 5. The Vacation must be recorded with Jackson County Recorder of Deeds and a recorded copy must be returned to the City of Blue Springs. AGENDA ITEM 3 The public hearing for Agenda Item 3 was opened at 6:46 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 3 into the public record on behalf of the applicant. PERMIT / CUP-01-19-6789 Exhibits: / “Pro-Auto Service, LLC” / 1. Staff Report with attachments 1110 SW 28th Street, Ste. B 2. Affidavit of Publication in The Examiner on February 9, 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 P.C. Minutes – 02.25.2019 Page 4 of 15 kf  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 approve a Conditional Use Permit for Vehicle Repair, Limited to be located at 1110 SW 28th Street, Ste. B. Mr. Jurey stated that the applicant currently operates Pride Auto Sales which is located at 201 SW 7 Highway. The applicant intends to use Suite B on the existing building as their mechanic or repair facility for vehicles for the Pride Auto Sales business and its customers. A Business License will need to be approved prior to the opening of this business. The applicant will only conduct vehicle repairs at this site and once completed they will return that vehicle to the retail lot located on 7 Highway. There will be no car sales at this lot and limited customer services may be provided on site, such as coffee and light refreshments. Staff recommends a condition that prior to business license approval that the applicant strip the required parking and that long-term outdoor storage of vehicles or the use of the property as a storage yard is not allowed on the property as restricted by the Use Table in the UDC. Mr. Jurey has spoken to the tenant that leases the north half of the building about the multiple vehicles stored there. The tenant informed Mr. Jurey that he uses the space as his personal storage of boats and cars. Mr. Jurey informed him that there should be no exterior storage. The Suite A tenant will need to comply with this request. APPLICANT Paul Varriano, Pride Auto Sales 201 SW 7 Highway Blue Springs, MO QUESTIONS Planning Commissioner Mitchell Peil asked about the storage of fluids and cloths that might be used. Mr. Varriano stated that there is not a whole lot of storage, but they do have a company that comes out and extracts any oils and they don’t store gasoline at this site, and they will launder the dirty cloths. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 6:59 p.m. MOTION Commissioner Mitchell Peil moved to approve the Conditional Use Permit / AGENDA ITEM 3 CUP-01-19-6789 / “Pro-Auto Service, LLC” with five (5) staff conditions. PUBLIC HEARING / CONDITIONAL USE PERMIT / CUP-01-19-6789 / “Pro-Auto Service, LLC” / 1110 SW 28th Street, Ste. B SECOND Seconded by Commissioner Jackie Fairbanks. P.C. Minutes – 02.25.2019 Page 5 of 15 kf VOTE LaKeisha Veal – Aye Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Aye Byron Craddolph – Aye Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman - Aye Joe Haney - Aye Lynn Banks, Chairman – Aye (APPROVED 11-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. The Conditional Use Permit is to allow the “Vehicle Repair, Limited” use at 1110 SW 28th Street, Suite B, Blue Springs, Missouri on property described as LOT 3 of ONAWA ACRES INDUSTRIAL PARK, a subdivision in Blue Springs, Jackson County, Missouri. 3. All conditions adopted under the UDC for a “Vehicle Repair, Limited” establishment shall be met at all times. 4. The long-term exterior storage of vehicles, parts, inventory, or equipment and the use of the property as a “Storage Yard” are not allowed on this property, as restricted by the Unified Development Code. 5. The required parking for the “Vehicle Repair, Limited” establishment must be striped and meet all parking requirements of the Unified Development Code. AGENDA ITEM 4 The public hearing for Agenda Item 4 was opened at 7:00 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 REZONING / RZ-02-19- through 9 for Agenda Item 4 into the public record on behalf of the applicant. 6791 / “1501 NW North Exhibits: Ridge Drive” / North Ridge 1. Staff Report with attachments Landing 2. Affidavit of Publication in The Examiner on February 9, 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) 9. Nextdoor App. Comments STAFF COMMENTS Nathan Jurey, Associate Planner, stated that before the Planning Commission is a request to rezone property located at 1501 NW North Ridge Drive from “GB” (General Business) to “MF-18” (High Density Multi-Family). The property is currently vacant but has the pre-existing foundation and parking lot of the former Comfort Inn, which burned down in 2012. The applicant plans on constructing a 73,000 sq. ft. building on the property and provided preliminary drawings. The drawings showed a four-story, 69-unit apartment. This would be classified as an apartment mid-rise building. The P.C. Minutes – 02.25.2019 Page 6 of 15 kf  applicant would be required to go through Planned Development approval which includes Concept and Final Plan, as well as a Site Plan/Design Review. APPLICANT Zachary Goff, 1505 North Ridge Developers, LLC 601 NW Jefferson Street Blue Springs, MO 64014 Levi Messer, 1505 North Ridge Developers, LLC 601 NW Jefferson Street Blue Springs, MO 64014 Mr. Goff stated that both he and Mr. Messer are local Blue Springs residents. Mr. Messer constructs the buildings. Both expressed that they feel that this is an ideal location for their proposed development. The applicants displayed a color rendering of an independent living facility located in Gladstone off of Barry Road that Mr., Messer constructed. ADDED EXHIBIT #10 The applicants PowerPoint was entered into the record as Exhibit #10. QUESTIONS Chairman Banks questioned the sentence, “55 or over Unless” on the applicant’s application. Mr. Messer stated that it is standard practice if they can’t get to 80% in order to cover that service then that option becomes available. It’s not the preference but they do have to meet certain expectations to be able to cover the debt service on the projects. Commissioner Billups asked about the amenities for the development. Mr. Messer stated that they will have some amenities but not as much if they would have more acreage. He stated that there are surrounding businesses that make this development attractive. Planning Commissioner Susan Stokenbury asked how long it typically takes for the “unless” to kick in. Mr. Messer stated that he couldn’t tell her because he has never had the “unless” kick in yet. It’s just a standard practice on their part. WITNESSES IN FAVOR None. WITNESSES OPPOSED Jack Maybee, Resident 2111 NE Waterfield Blue Springs, MO Mr. Maybee owns property at 1725 & 1727 NW 9th Street soon to be moving into one of those sides. Mr. Maybee is concerned with the traffic level in the area, the people noise, head lights shining in a residential area which has a business adjacent to it, engine starting, car alarms and, sewer systems. Susie Saunders, Resident 1702 NW 9th Street Blue Springs, MO Ms. Saunders is concerned with the retention ponds and the pressure this development will place on it. Ms. Saunders is also concerned with the word P.C. Minutes – 02.25.2019 Page 7 of 15 kf  “unless.” Ms. Saunders has concerns with crossing 7 Hwy. to visit some of the amenities. John Town, Resident 1718 NW 10th Street Blue Springs, MO Mr. Town also owns 1716 & 1718 NW 10th and 1709 NW 9th and 3424 NW Duncan Road. Mr. Town also has concerns with the “unless.” He asked if the Fire Department has seen the building. Sidewalk concerns were mentioned, and he had concerns with the zoning to Multi-Family and the possible construction of an extend stay hotel. Mike Mallon, Assistant Director stated that the extended stay hotels that are in Blue Springs along Jefferson Street are commercially zoned properties. Mr. Towns would like the “unless” taken out of the proposal. Frank Hinn, Resident 428 NW Manor Drive Blue Springs, MO Mr. Hinn stated that he feels this development would hurt property value. Mr. Messer stated he didn’t have the exact statistics before him, but regular general apartments average stay is like 16 to 18 months and with independent living it’s just over 7 years. Mr. Messer stated that they have a vested interest in making sure that they have tenants that are 55 and over. He stated that they have to protect the long-term future of being able to completely occupy the building. They want responsible older adults who will pay their monthly rent. Mr. Goff stated that they are working with their architect on creating the full plans for development, which would be looked at a later date. This property is only 2 acres so comparing it to 10-15-acre developments with 100 units, this development will not be the same. An example of this type of development is Eastland Senior Living Center in Independence. The proposed development will be professionally managed by a property management company that focuses on senior living. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 7:42 p.m. OFF THE RECORD Commissioner Peil asked the question if is possible to make a condition on the rezoning so that if there is no certificate of occupancy issued to the applicant that the zoning revert to “GB” (General Business). City Attorney, Jackie Sommer stated that no, the Commission can’t do that. The applicant can always come back in and have it rezoned. MOTION Commissioner Mitchell Peil recommended the approval of Rezoning / RZ-02- AGENDA ITEM 4 19-6791 / “1501 NW North Ridge Drive” / North Ridge Landing. PUBLIC HEARING / REZONING / RZ-02-19- 6791 / “1501 NW North Ridge Drive” / North Ridge Landing P.C. Minutes – 02.25.2019 Page 8 of 15 kf SECOND Seconded by Commissioner Travis Graham. VOTE LaKeisha Veal – Aye Jackie Fairbanks – Aye Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – No Byron Craddolph – Aye Travis Graham – Aye Scott Casey – No Ken Billups Jr., Vice Chairman - Aye Joe Haney - No Lynn Banks, Chairman – No (APPROVED 7-Aye, 4-No) AGENDA ITEM 5 The public hearing for Agenda Item 5 was opened at 7:45 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 AMENDED PLANNED through 8 for Agenda Item 5 into the public record on behalf of the applicant. UNIT DEVELOPMENT Exhibits: CONCEPT PLAN / PUDC- 1. Staff Report with attachments 02-19-6794 / “Edgewater at 2. Affidavit of Publication in The Examiner on February 9, 2019 Chapman Farms” – 3. Application with attachments “Amendment to The 4. 185ft. Notification Map Meadows at Chapman 5. Names/addresses of property owners within 185ft. of site Farms” / West of SW 7 Hwy. 6. Copy of letter sent to said property owners North & South of SW Green 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by Meadow Drive (Related to reference) Agenda Item 6) 8. 2014 Comprehensive Plan (by reference) Matt Wright, Senior Planner, stated that before the Planning Commission is a & request to approve an Amended Planned Unit Development Concept Plan and approve a new Preliminary Plat for, Edgewater at Chapman Farms. The subject AGENDA ITEM 6 property is currently owned by the Blue Springs Land Bank and the applicant PRELIMINARY PLAT / Summit Homes is proposing to develop 173 single-family lots as well as 15 PP-02-19-6790 / “Edgewater common open space tracts on 38.3 +\- acres. at Chapman Farms” – “Amendment to The Mr. Wright stated that the PUD zoning district permits a maximum of five Meadows at Chapman dwelling units per acre for the “SF-7” zoning district. The proposed Farms” / West of SW 7 Hwy. development includes approximately 4.52 dwelling units per acre. The applicant North & South of SW Green is required to amend the PUD Concept plan due to the increase in density. Meadow Drive (Related to modifications in the underline zoning district standards, and changes to the Agenda Item 5) general layout of the site. The current approved density for “SF-7” in the Chapman Farms PUD is 768 units on 353 +\- acres, which averages to 2.18 units an acre. With the additional 56 units that are proposed on the subject properties the average density increases to 2.33 units per acre. This increases the overall density per acre by 7.29% for the single-family zoning districts in Chapman Farms. The applicant is also requesting modifications to the underling zoning district which is laid out in the staff report. Mr. Wright stated that the proposed subdivision layout builds off of The Meadows 1st Plat with street extensions from the north and south as well as the west. The numbered streets 8th St., 9th St., and 10th St. would be extended both north and south from the existing The Meadows subdivision. Willow Way would extend to the east as part of the first phase. Mr. Wright described the three development phases to the Commission. P.C. Minutes – 02.25.2019 Page 9 of 15 kf  Mr. Wright stated that the general layout of the subdivision is similar in design and scale to a neo-traditional style neighborhood which provides a housing type that is not currently available in the community outside of downtown. There will be two story houses on the 38-ft. wide lot and a mix of single-story, two- story, and split-level homes on the 52-ft. wide lots. Staff recommends enhancements to the housing elevations including added transparency at street- level whether that be on garage doors or front doors as well as masonry on the first floor, particularly around the garage to add some additional building materials. Additional design elements such as shutters, dormers and greater variations of design and building materials are recommended. Staff believes that these enhancements would create added visual interest in each house as well as enhance the overall neighborhood streetscape increasing the long-term viability of the neighborhood. QUESTIONS Planning Commissioner Scott Casey asked if staff should be looking at having a separate zoning district for these smaller homes. Mr. Wright stated that in the 2015 UDC there are two zoning districts that accommodate this type of development, the (Neighborhood Limited) “NL” and (Neighborhood Open) “NO” zoning districts. Staff has not received any requests to change to those zoning districts yet but that is what staff would recommend when they see that type of development. Mr. Wright stated that in this situation because it’s part of a PUD that’s already developed staff would not recommend changing the zoning from what is already in place. Commissioner Fairbanks expressed concerns on the lot sizes. Mr. Wright clarified that the minimum house size is 1,300-sq. ft. the lot depth is that of a standard lot. Most are 120-ft., and some are 160-ft. deep. The lots are deep enough to accommodate outdoor recreation in the rear yards. Chairman Banks questioned if the Fire Department had looked at the plans and was concerned with parking on the street. Mr. Wright stated that the right-of- way would be the same as any other subdivision. Mr. Wright stated that the applicant has provided some dedicated on-street parallel parking that the applicant will be maintaining. ADDED EXHIBIT #9 Ms. Sommer added the applicants PowerPoint presentation as Exhibit #9 in to the public record. APPLICANT Vincent Walker, Summit Homes John Erpelding, Olsson Associates Chris Holmquist. Olsson Associates Kyle Jones, Development Manager, Summit Homes Mr. Walker presented a PowerPoint presentation to the Commission. WITNESSES IN FAVOR John Erpelding, Olsson Associates 1301 Burlington North KCMO Mr. Erpelding is representing the applicant. WITNESSES OPPOSED None. P.C. Minutes – 02.25.2019 Page 10 of 15 kf QUESTIONS Commissioner Billups Jr. requested that the applicant show many varied facades, designs, and stagger the houses as well as relocate the front door on every other house when they submit their Final Plan application. Commissioner Peil asked staff if there were any letters of opposition or 185ft. resident letters returned. Ms. Karen Findora, Commission Liaison, stated that there were no letters of opposition and two 185ft. resident letters were returned. Joshua Sumpter and Yu Rebecca & Willette Evan, both return to sender. Commissioner Byron Craddolph had concerns with street parking in the development. Tom Degenhardt, City Engineer stated that it’s a standard residential street, so it’s usually built for parking on both sides of the street. Mr. Degenhardt stated that any variance would have to be recommended by the Commission, but from Public Works stand point they are satisfied with the residential street. Mr. Walker addressed the concern by pointing out that the homes will have two-car garages, 25-ft. setbacks on the driveway which allows additional parking in the driveway. Mr. Erpelding showed the Commission other areas on the plan where they are providing more on street parking throughout the development. HEARING CLOSED With no further discussion, Chairman Banks closed the public hearing at 8:27 p.m. MOTION Commissioner Joe Haney recommended the approval of the Amended Planned AGENDA ITEM 5 Unit Development Concept Plan / PUDC-02-19-6794 / “Edgewater at Chapman PUBLIC HEARING / Farms” – “Amendment to The Meadows at Chapman Farms” with twelve (12) AMENDED PLANNED staff conditions. UNIT DEVELOPMENT CONCEPT PLAN / PUDC- 02-19-6794 / “Edgewater at Chapman Farms” – “Amendment to The Meadows at Chapman Farms” / West of SW 7 Hwy. North & South of SW Green Meadow Drive (Related to Agenda Item 6) SECOND Seconded by Commissioner Scott Casey. VOTE LaKeisha Veal – Aye Jackie Fairbanks – No Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Aye Byron Craddolph – Aye Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman - Aye Joe Haney - Aye Lynn Banks, Chairman – No (APPROVED 9-Aye, 2-No) STAFF RECOMMENDATIONS 1. Approval by the 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 unless modified under the Concept Plan. P.C. Minutes – 02.25.2019 Page 11 of 15 kf  2. A Limits of No Access is required to be delineated and dedicated on all tracts adjacent to SW 7 Highway and SW Cowherd Road on the Final Plat. 3. The Cowherd Road right-of-way adjacent to the development shall be annexed into the City of Blue Springs. 4. All Street improvements and sidewalk improvements adjacent to tracts are required to be installed prior to Final Plat approval for each development phase. A 125 percent financial guarantee shall be provided for 38 percent of the Cowherd Road improvements prior to approval of the Final Plat for the first phase, based on total phase acreage. Cowherd Road improvements shall be constructed prior to approval of the Final Plat for the second phase. 5. Sidewalk improvements adjacent to lots and Tract E are required to be installed prior to the issuance of a Certificate of Occupancy for each lot or tract. 6. On-street parallel parking may be permitted in the right-of-way adjacent to Tract E but are required to be installed by the developer and maintained by the Homeowners Association. Any portion of the public sidewalk that is shifted outside of the right-of-way must be located in a public pedestrian easement that is dedicated on the Final Plat. 7. A final landscape plan that meets all requirements of the UDC is required to be submitted with the PUD Final Plan. The landscape plan shall address landscaping on all tracts and street trees. 8. A final plan for all amenities, including site plans, building elevations, and landscape plan, must be submitted with the PUD Final Plan. 9. The minimum livable floor area classification of 1,300-sf. must be noted on the Final Plat for each development phase. 10. Final building designs for single-family houses must be reviewed and approved with the PUD Final Plan. The front elevation of each single-family house shall include masonry. Additional design elements, such as shutters, shall be provided on some front elevations. 11. Final details of monument signs and any other proposed signage or identity markers must be submitted with the PUD Final Plan. A Master/Alternative Sign Plan may be requested for any signage that does not meet the Sign Code. 12. Drafts of the proposed Declaration of Restrictions and the Homes Association Declaration are required to be submitted and recorded with the Final Plat. Declarations must address the maintenance of all open space tracts, amenities, and on-street parallel parking. P.C. Minutes – 02.25.2019 Page 12 of 15 kf MOTION Commissioner Joe Haney moved to approve the Preliminary Plat / PP-02-19- AGENDA ITEM 6 6790 / “Edgewater at Chapman Farms” – “Amendment to The Meadows at PRELIMINARY PLAT / Chapman Farms” with eighteen (18) staff conditions. PP-02-19-6790 / “Edgewater at Chapman Farms” – “Amendment to The Meadows at Chapman Farms” / West of SW 7 Hwy. North & South of SW Green Meadow Drive (Related to Agenda Item 5) SECOND Seconded by Commissioner Scott Casey. VOTE LaKeisha Veal – Aye Jackie Fairbanks – No Chad Sanderson – Aye Mitchell Peil - Aye Susan Stokenbury – Aye Byron Craddolph – Aye Travis Graham – Aye Scott Casey – Aye Ken Billups Jr., Vice Chairman - Aye Joe Haney - Aye Lynn Banks, Chairman – No (APPROVED 9-Aye, 2-No) STAFF RECOMMENDATIONS 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC, unless otherwise approved through the PUD Concept Plan. 2. Approval of this Preliminary Plat is rescinded if the PUD Concept Plan (PUDC-02-19-6794) request is denied by City Council. 3. A Limits of No Access is required to be delineated and dedicated on all tracts adjacent to SW 7 Highway and SW Cowherd Road on the Final Plat. 4. The Cowherd Road right-of-way adjacent to the development shall be annexed into the City of Blue Springs prior to approval of the First Plat. 5. All street and sidewalk improvements adjacent to tracts are required to be installed prior to Final Plat approval for each development phase. A 125 percent financial guarantee shall be provided for 38 percent of the Cowherd Road improvements prior to approval of the Final Plat for the first phase. Cowherd Road improvements shall be completed prior to approval of the Final Plat for the second phase. 6. Sidewalk improvements adjacent to lots and Tract E are required to be installed prior to the issuance of a Certificate of Occupancy for each lot or tract. All sidewalks shall be 5-ft. wide. 7. On-street parallel parking may be permitted in the right-of-way adjacent to Tract E and is required to be installed by the developer and maintained by the Homeowners Association. Any portion of the public sidewalk that is shifted outside of the right-of-way must be located in a public pedestrian easement that is dedicated on the Final Plat. P.C. Minutes – 02.25.2019 Page 13 of 15 kf  8. Landscape buffers shall be installed or financially guaranteed prior to approval of the Final Plat. If financially guaranteed, all landscape buffers shall be installed prior to the issuance of a Certificate of Occupancy for the first lot. 9. An ADA Sidewalk Plan shall be submitted with final construction plans. 10. Easements are required over all storm detention and storm water quality best management practices on the Final Plat. 11. The Minimum Livable Floor Area must be noted on the Final Plat. 12. Final Declaration of Restrictions documents shall be submitted with the Final Plat and shall address the maintenance of all open space tracts, amenities, and on-street parking. 13. All public infrastructure, unless stated otherwise, shall be completed prior to approval of the Final Plat. 14. A Traffic Impact Study and Storm Water Drainage Study must be submitted and approved by the Engineering Division of the Public Works Department prior to approval of the Final Plat by the City Council. 15. As-builts and 2-year maintenance bonds on the street, storm sewers, and sanitary sewers shall be submitted prior to approval of the Final Plat by the City Council. 16. A sealed letter by a Registered Professional Engineer in the State of Missouri stating the detention basin has been improved per the approved plans and will function as designed shall be submitted prior to approval of the Final Plat by the City Council. 17. A letter from Public Water Supply District 13 stating water lines have been substantially completed must be submitted prior to approval of the Final Plat by the City Council. 18. A Final Plat must be approved and recorded prior to the issuance of any building permits within the development. OTHER BUSINESS The next scheduled meeting is Monday, March 11, 2019. Annual Piccadilly Ladies Gala, Saturday, March 22, 2019, 6:00 p.m. at the Adams Pointe Conference Center. Tickets available at downtownbluesprings.com. Thomas Cole, Director, Community and Economic Development informed the Commission that there are no project applications for the next agenda meeting. Staff is taking this opportunity to conduct a Planning Commissioner training session on process and procedures. P.C. Minutes – 02.25.2019 Page 14 of 15 kf  Mike Mallon, Assistant Director, Community and Economic Development introduced Brad Stanton, Associate Planner to the Commission. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 8:32 p.m. Seconded by Travis Graham. MEDIA LINK https://youtu.be/qfoYipDvuUM _________________________________ Respectfully Submitted by Karen Findora, Recording Secretary ____________________________________ __________________________ Lynn Banks, Chairman Date P.C. Minutes – 02.25.2019 Page 15 of 15 kf