Planning Commission AGENDA. Monday August 14, :30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW SMITH STREET. City of Blue Springs

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1 Planning Commission AGENDA Monday August 14, :30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW SMITH STREET City of Blue Springs

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3 PROCEDURE FOR PUBLIC HEARING TESTIMONY If you will require special accommodations to allow your participation in this meeting, please call (voice) or (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.

4 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. ###

5 Howard L. Brown Public Safety Building 1100 SW Smith Street PLANNING COMMISSION MEETING AGENDA Monday, August 14, :30 p.m. Planning Commissioners please call 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 July 24, PUBLIC HEARING / UNIFIED DEVELOPMENT CODE TEXT AMENDMENT / UDCT Minor Amendments to the Unified Development Code Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on July 29, Application with attachments 4. Title IV, Land Use Section Blue Springs Code of Ordinances (by reference) 5. Section H.1, Screening of Equipment Roof 6. Chapter 120: Article VI: Development Advisory Commission (add to UDC Chapter 402: Review and Decision -Making Bodies) 7. Section , Non-Residential Building Type Standards Small Commercial Buildings 8. Section L, Downtown Development Code Building Materials 9. Section D.4, Two-Family & Multi-Family Performance/Design Standards Limited Building Types 10. Section D.2, Single- and Two-Family Residential Driveway Coverage 3 PUBLIC HEARING / REZONING / RZ / St. Mary s 2 nd Plat / 101/201 NW R. D. Mize Road (Continued from the Monday, July 10 th and 24 th, 2017 Planning Commission meeting) (Applicant has requested to be continued to the Monday, August 28, 2017 Planning Commission meeting.) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on June 24, Application with attachments Page 1 of 3 kf

6 ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section Blue Springs Code of Ordinances (by reference) Comprehensive Plan (by reference) 4 PUBLIC HEARING / PLANNED DEVELOPMENT CONCEPT PLAN / PDC / Eagle s Creek Lots 1-255, & Tracts A-K / East of SW 7 Highway, West of SE Adams Dairy Parkway, North of Eagles Ridge subdivision, and South of Lake Village subdivision (Applicant has requested to be continued to the Monday, August 28, 2017 Planning Commission meeting) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on July 29, Application with attachments ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section Blue Springs Code of Ordinances (by reference) Comprehensive Plan (by reference) 5 PUBLIC HEARING / REZONING / RZ / The Villas at the Parkway / 510 & 525 NW Napoleon Drive / East side of NE Napoleon Drive between NE R. D. Mize Road and NE Napoleon Drive (Related to Agenda Items 6 & 7) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on July 29, Application with attachments ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section Blue Springs Code of Ordinances (by reference) Comprehensive Plan (by reference) 6 PUBLIC HEARING / PLANNED DEVELOPMENT CONCEPT PLAN / PDC / The Villas at the Parkway / 510 & 525 NW Napoleon / East side of NE Napoleon Drive between NE R. D. Mize Road and NE Napoleon Drive (Related to Agenda Items 5 & 7) Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on July 29, Application with attachments ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section Blue Springs Code of Ordinances (by reference) Comprehensive Plan (by reference) 7 PRELIMINARY PLAT / PP / The Parkway, Third Plat, A Replat of Part of Lot 2, Parkway West 1 st Plat, Lots 1 thru 3 / NE Adams Dairy Parkway & NE R. D. Mize Road (Related to Agenda Items 5 & 6) 8 OTHER BUSINESS The next scheduled meeting is Monday, August 28, Page 2 of 3 kf

7 9 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL (VOICE) OR (TDD) Page 3 of 3 kf

8 City of Blue Springs 903 Main Blue Springs, Missouri Planning Commission MINUTES Monday, July 24, 2017 A regular meeting of the Planning Commission of the City of Blue Springs was held in the Howard L. Brown Public Safety Building located at 1100 SW Smith Street on Monday, July 24, 2017 with the following members, guests and staff in attendance: ATTENDANCE Joe Haney Phil Bartolotta Byron Craddolph James Wallace Lynn Banks, Chairman Ken Billups Jr. Travis Graham Ginger Duhon Jackie Fairbanks Scott Allen, Community Development Director Matt Wright, Senior Planner Nathan Jurey, Associate Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Dale Carter, Councilman Dist. 2 (Mayor Pro-Tem) Jim Leacock, Public Stenographer Karen Findora, Planning Commission Liaison ABSENT CALL TO ORDER CONSENT AGENDA APPROVAL Planning Commissioner Mitchell Peil Chairman Lynn Banks called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. Chairman Banks requested action on the Consent Agenda with a motion by Commissioner Jackie Fairbanks, a second from Commissioner Ken Billups Jr, and a unanimous vote, the Minutes of July 10, 2017 were approved as submitted. P.C. Minutes hs Page 1 of 14

9 AGENDA ITEM 2 PUBLIC HEARING / REZONING / RZ / St. Mary s 2 nd Plat / 101/201 NW R.D. Mize Road (Continued from the Monday, July 10, 2017 Planning Commission meeting) MOTION AGENDA ITEM 2 PUBLIC HEARING / REZONING / RZ / St. Mary s 2 nd Plat / 101/201 NW R.D. Mize Road (Continued from the Monday, July 10, 2017 Planning Commission meeting) SECOND Chairman Banks informed the Commission that the applicant is once again requesting to be continued to the Monday, August 14, 2017 Planning Commission meeting. Commissioner Ken Billups Jr. moved to continue Rezoning / RZ / St. Mary s 2 nd Plat to the Monday, August 14, 2017 Planning Commission meeting. Seconded by Commissioner Travis Graham. VOTE Ken Billups Jr. Aye Joseph Haney Aye Ginger Duhon Aye Travis Graham Aye Lynn Banks, Chairman Aye Vacant (APPROVED 9-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Absent Byron Craddolph Aye James Wallace Aye Phil Bartolotta Aye AGENDA ITEM 3 PUBLIC HEARING / PLANNED DEVELOPMENT CONCEPT PLAN / PDC / The Gardens of Colonial Highlands / Wyatt Road (Related to Agenda Item 4) & AGENDA ITEM 4 PRELIMINARY PLAT / PP / The Gardens of Colonial Highlands / North of SW The public hearing for agenda item 3 was opened at 6:33 p.m. with a request for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 thru 8 for Agenda Item 3 into the public record on behalf of the applicant. Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on July 8, Application with attachments ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section Blue Springs Code of Ordinances (by reference) Comprehensive Plan (by reference) P.C. Minutes hs Page 2 of 14

10 Wyatt Road approximately 2,250 ft. east of SW 7 Hwy and south of future SW Major Rd (Related to Agenda Item 3) Nathan Jurey, Associate Planner, Community Development, stated that before the Planning Commission is a request for approval of a Planned Development Concept Plan and a Preliminary Plat for The Gardens of Colonial Highlands. In this proposal is a 24-acre parcel that will allow the development of 64 paired homes (128 dwelling units). The site is situated between the future Major Road to the north and Wyatt Road to the south. Subject property was rezoned by City Council on June 19, 2017 from County Agriculture to Two-Family Zoning. Land is currently undeveloped. A Planned Development Concept Plan has been submitted for an extension to the previously approved Colonial Highlands plan. The applicant is requesting the overage of open space from Colonial Highlands to count toward the required open space for the Gardens of Colonial Highlands. However, even with the overage from Colonial Highlands, total open space is still short by ¼ acre. Staff recommends approval of this modification as long as the applicant includes a 20-foot wide open space tract with a 5-foot sidewalk between lots 36 and 37. The main purpose behind this request is to provide a pedestrian walkway from the future Major Road and to connect the northern portion of the development to the commercial developments to the north. The proposed subdivision has one access drive along the north side of Major Road and one access drive to Wyatt Road proposed. The southern half of the development, Phase 1, road improvements have already been completed by Timothy Lutheran. The only road improvements needed will be anything requested by the traffic study (not yet received by staff). Phase 2 full road improvements are required along Major Road prior to Final Plat. The subject property does not have a high enough sewer capacity to serve the proposed number of units. However, Timothy Lutheran Church has a higher sewer capacity than required and staff has requested that Timothy Lutheran relinquish a portion of their sewer capacity. Staff has received the letter from Timothy Lutheran relinquishing a portion of their sewer capacity and this requirement has been met. QUESTIONS Commissioner Ken Billups Jr. noted that the report stated only one-story units were being proposed, but building elevations showed some with twostories. Commissioner Billups asked if both one- and two-story buildings were being proposed. Mr. Jurey responded that the report contained an error and that the current proposal includes both one- and two-story developments. Commissioner Ken Billups Jr. asked if the units were going to be leased or sold individually. Mr. Jurey stated that he would let the applicant answer that question. P.C. Minutes hs Page 3 of 14

11 APPLICANT QUESTIONS Randy Sallee, RL Sallee Real Estate Investments, LLC Mr. Sallee, applicant, was sworn in and stated before the Planning Commission that the units being proposed would be a mixture of single and two-story units and a variety of designs to be more visually appealing. Mr. Sallee stated that Sallee Homes plans to continue ownership and maintenance of all units to be paid by the future HOA. Chairman Lynn Banks asked if the developer is planning on fencing the area that will contain a sidewalk between two lots (lots 36 and 37). Mr. Sallee stated that no fencing (other than underground fencing) will be allowed with HOA rules due to maintenance requirements with the HOA. Commissioner Ken Billups Jr. stated that he would prefer future developments to contain less single-story units. WITNESSES IN FAVOR WITNESSES OPPOSED HEARING CLOSED MOTION AGENDA ITEM 3 PLANNED DEVELOPMENT CONCEPT PLAN / PDC / The Gardens of Colonial Highlands / North of SW Wyatt Road approximately 2,250 ft. east of SW 7 Hwy and south of future SW Major Rd (Related to Agenda Item 4) SECOND AMEND MOTION SECOND None. None. With no further discussion, Chairman Banks closed the public hearing at 6:47 p.m. Commissioner Joe Haney recommended the approval of the Planned Development Concept Plan / PDC / The Gardens of Colonial Highlands with 13 staff recommendations. Seconded by Commissioner Jackie Fairbanks. Commissioner Joe Haney amended his motion to recommend the approval of the Planned Development Concept Plan / PDC / The Gardens of Colonial Highlands with thirteen (13) staff recommendations removing recommendation number three (3) since the notarized letter had been submitted to staff. Seconded by Commissioner Jackie Fairbanks. P.C. Minutes hs Page 4 of 14

12 VOTE Ken Billups Jr. Aye Joseph Haney Aye Ginger Duhon Aye Travis Graham Aye Lynn Banks, Chairman Aye Vacant (APPROVED 9-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Absent Byron Craddolph Aye James Wallace Aye Phil Bartolotta Aye MOTION AGENDA ITEM 4 PRELIMINARY PLAT / PP / The Gardens of Colonial Highlands / North of SW Wyatt Road approximately 2,250 ft. east of SW 7 Hwy and south of future SW Major Rd (Related to Agenda Item 3) SECOND Commissioner Joe Haney recommended the approval of the Preliminary Plat / PP / The Gardens of Colonial Highlands with thirteen (13) staff recommendations, removing recommendation number three (3) since the notarized letter has been submitted to staff. Seconded by Commissioner Ginger Duhon. VOTE Ken Billups Jr. Aye Joseph Haney Aye Ginger Duhon Aye Travis Graham Aye Lynn Banks, Chairman Aye Vacant (APPROVED 9-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Absent Byron Craddolph Aye James Wallace Aye Phil Bartolotta Aye STAFF RECOMMENDATIONS FOR PLANNED DEV. CONCEPT PLAN & PRELIMINARY PLAT Staff recommends approval of the Planned Development Concept Plan and Preliminary Plat applications 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 requirement or development standard contained in the UDC. 2. The reduction in the open space requirement be approved with the change that a 20-foot wide open space tract with a five (5) foot sidewalk between Lots is required to be added to the already proposed open space. 3. Prior to release of construction permits for the required public improvements, Timothy Lutheran Church must provide a notarized letter approved by the Director of Public Works, stating how many P.C. Minutes hs Page 5 of 14

13 gallons per day (GPD) of sewer capacity they are relinquishing to the development of the Gardens of Colonial Highlands. 4. Building plans and elevations, and an Open Space plan for the entire development, which includes a Tree Preservation Plan, must be submitted and approved with the PD Final Plan. All open space tracts must meet the Open Space requirements found in Section Prior to Final Plat approval, a traffic study must be approved. If the size of any right-of-way must be altered, an Amended Preliminary Plat must be approved prior to Final Plat approval of any phase. 6. Prior to Final Plat approval, all public improvements associated with each phase of development must be completed as required by the Director of Public Works. All public improvements including, but not limited to public streets, utilities, sidewalks, and shared use paths shall be installed per City standards as approved by the Director of Public Works. 7. Prior to Final Plat approval, as-built drawings and 2-year maintenance bonds on public improvements must be submitted. 8. Prior to Final Plat approval, an ADA Sidewalk Plan shall be submitted with final construction plans and public sidewalks along Major Road or abutting common open space tracts must be installed or financially guaranteed. Public sidewalk sections that are not located in the right-of-way shall be shown, labeled, and dedicated on the Final Plat as a pedestrian access easement ( P/E ) to allow for the access and maintenance of the trail. Furthermore, 9. Prior to Final Plat approval, the required sidewalk, trails, and landscaping within each open space tract must be installed or financially guaranteed. 10. Prior to Final Plat approval, a stormwater management plan (SWMP) prepared by a professional engineer registered in the State of Missouri that addresses stormwater quality requirements must be submitted. Following construction, a final survey of stormwater quality best management practices (BMP s) is required to verify that the as-built constructed features match storm drainage plan requirements. Furthermore, a Development and Maintenance Agreement must be executed outlining construction and maintenance responsibilities for on-site stormwater management systems and stormwater quality best management practices prior to issuance of a building permit. 11. All required utility, water, drainage, and landscape easements must be shown on each Final Plat as required by the City of Blue Springs. P.C. Minutes hs Page 6 of 14

14 Prior to Final Plat approval, drainage easements must be approved by Public Works with final stormwater calculations. 12. The proposed Declaration of Restrictions and Homes Association Declaration shall be approved with the Final Plat application and recorded with Jackson County. 13. Prior to building permit issuance, the associated Final Plat must be approved and recorded with Jackson County. AGENDA ITEM 5 MASTER/ALTERNATIVE SIGN PLAN / ASP / Scooter s Coffee / 1310 NW 7 Highway QUESTIONS APPLICANT MOTION AGENDA ITEM 5 MASTER/ALTERNATIVE SIGN PLAN / ASP / Scooter s Coffee / 1310 NW 7 Highway SECOND Nathan Jurey, Associate Planner, Community Development, stated that before the Planning Commission is a request for approval of a Master/Alternative Sign Plan for Scooter s Coffee. The business is located within the Country Club Shopping Center and is zoned GB (General Business). The applicant is requesting for approval of an additional 4 wall signs and 1 menu board. The 4 wall signs will be on each side of the building. The menu board will be located on the north side of the building. The east and south wall signs are not allowed by sign code due to not facing a rightof-way. Existing signage on the development including Scooter s signs exceeds allowed signage for the amount of lot frontage that the existing shopping center has. No changes are being requested to existing signs in the shopping center. Staff believes that this request is reasonable and agrees with the intent of the sign code. Staff recommends approval of the Master/Alt. Sign Plan with 2 conditions. Commissioner Ginger Duhon asked Mr. Jurey if the city has received any positive or negative comments regarding the new Scooter s development. Mr. Jurey responded that staff has not. Mackenzie Sykes, Operating Partner Miss Sykes, applicant, stated that signage and site locations are very important to operations and for visibility to customers. Commissioner Ken Billups Jr. moved to approve the Master/Alternative Sign Plan / ASP / Scooter s Coffee with two (2) staff recommendations. Seconded by Commissioner Byron Craddolph. VOTE Ken Billups Jr. Aye Joseph Haney Aye Ginger Duhon Aye Travis Graham Aye Lynn Banks, Chairman Aye Jackie Fairbanks Aye Mitchell Peil - Absent Byron Craddolph Aye James Wallace Aye Phil Bartolotta Aye P.C. Minutes hs Page 7 of 14

15 STAFF RECOMMENDATIONS AGENDA ITEM 6 PLANNED DEVELOPMENT FINAL PLAN / PUDF / Ridgewood Place at Chapman Farms Lots 1-98 & Tracts A-G / North of SE Mason School Road, east of Greenbriar at Chapman Farms and The Shores at Chapman Farms subdivision (Related to Agenda Items 7 & 8) & AGENDA ITEM 7 PRELIMINARY PLAT / PP / Ridgewood Place at Chapman Farms Lots 1-98 & Tracts A-G / North of SE Mason School Road, east of Greenbriar at Chapman Farms and The Shores at Chapman Farms subdivision (Related to Agenda Items 6 & 8) & AGENDA ITEM 8 FINAL PLAT / PP / Ridgewood Place at Chapman Farms Lots 1-34 & Tracts A-C / North of SE Mason School Road, east of Greenbriar at Chapman Farms and The Shores at Chapman Farms subdivision Vacant (APPROVED 9-Aye, 0-No) 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 base of the menu board and the legal non-conforming pole sign. Matt Wright, Senior Planner, Community Development, stated that before the Planning Commission is a request for approval of a Planned Development Final Plan, a Preliminary Plat for Ridgewood Place at Chapman Farms, Lots 1-98 & Tracts A-G, and a Final Plat for Ridgewood Place at Chapman Farms, Lots 1-34 & Tracts A-C. The proposed Planned Development Final Plan includes approximately 34.5 acres. The subdivision includes 98 single family lots and 7 common tracts. All lot sizes, width, and setbacks meet minimum standards for SF-7 zoning. Landscaping proposed also meet landscaping requirements. The Preliminary Plat request amends a previously approved Preliminary Plat to conform to changes made to the Planned Development Final Plan. The Final Plat request includes only the 1 st Plat, which includes 34 singlefamily lots and 3 common tracts, to include the 8-foot trail and community pool. The applicant has provided a financial guarantee for the landscaping, sidewalks, and community pool. Landscaping, sidewalks, and pool are required to be completed prior to approval of the Final Plat for the 2 nd Plat. Staff recommends approval of the Planned Development Final Plan with 15 conditions, the Preliminary Plat with 15 conditions, and the Final Plat with 11 conditions. P.C. Minutes hs Page 8 of 14

16 (Related to Agenda Items 6 & 7) QUESTIONS APPLICANT MOTION AGENDA ITEM 6 PLANNED DEVELOPMENT FINAL PLAN / PUDF / Ridgewood Place at Chapman Farms Lots 1-98 & Tracts A-G / North of SE Mason School Road, east of Greenbriar at Chapman Farms and The Shores at Chapman Farms subdivision (Related to Agenda Items 7 & 8) SECOND VOTE STAFF RECOMMENDATIONS None. Matt Schlicht, Engineering Solutions Mr. Schlicht, applicant, stated that the Planned Development Final Plan has been reduced to 98 lots to comply with SF-7 (Single Family) requirements. Mr. Schlicht also stated that the pool is planned to begin construction this fall and will hopefully be completed and open to residents by next spring. Commissioner Ken Billups Jr. moved to approve the Planned Development Final Plan / PUDF / Ridgewood Place at Chapman Farms, Lots 1-98 & Tracts A-G with fifteen (15) staff recommendations. Seconded by Commissioner Byron Craddolph. Ken Billups Jr. Aye Joseph Haney Aye Ginger Duhon Aye Travis Graham Aye Lynn Banks, Chairman Aye Vacant (APPROVED 9-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Absent Byron Craddolph Aye James Wallace Aye Phil Bartolotta Aye 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. 2. Lot square footages, lot line measurements, and exterior setbacks shall be shown on the Final Plat. 3. All street improvements for each phase shall be completed prior to approval of each Final Plat by the City Council. 4. The 8-foot trail and sidewalks in common tracts shall be installed or a financial guarantee provided prior to approval of the Final Plat by P.C. Minutes hs Page 9 of 14

17 the City Council. The 8-foot trail and sidewalks in common tracts within the 1st Plat shall be installed prior to approval of the 2nd Plat by the City Council. 5. All drainage easements shall be delineated, labeled, and dedicated on the Final Plat. A Development & Maintenance Agreement shall be approved and recorded with the Final Plat. 6. All utility easements shall be delineated, labeled, and dedicated on the Final Plat. 7. A 15-foot landscape easement on each lot shall be shown and dedicated on the Final Plat. 8. Required street trees shall be installed prior to the issuance of a Certificate of Occupancy for each lot. In addition to street trees, each lot is required a minimum of 45 plant units which shall be installed prior to issuance of a Certificate of Occupancy. 9. Landscaping in common tracts shall be installed or a financial guarantee provided prior to approval of the Final Plat by the City Council. 10. Details of the community pool will be reviewed administratively through the building permit process. 11. The approved minimum livable floor area classifications shall be noted on the Final Plat(s). 12. Building materials on all homes and the community pool will be reviewed administratively through the building permit process. 13. The monument sign will be reviewed administratively through the sign permit process. 14. Final Declaration of Restrictions documents shall be recorded with the Final Plat and shall be submitted prior to the issuance of any building permits within the development. 15. A Final Plat shall be approved and recorded prior to the issuance of any building permits within the development. MOTION AGENDA ITEM 7 PRELIMINARY PLAT / PP / Ridgewood Place at Chapman Farms Lots 1-98 & Tracts A-G / North of SE Mason School Road, east of Greenbriar at Chapman Farms and The Shores at Commissioner Ken Billups Jr. moved to approve the Preliminary Plat / PP / Ridgewood Place at Chapman Farms, Lots 1-98 & Tracts A-G with fifteen (15) staff recommendations. P.C. Minutes hs Page 10 of 14

18 Chapman Farms subdivision (Related to Agenda Items 6 & 8) SECOND VOTE STAFF RECOMMENDATIONS Seconded by Commissioner Jackie Fairbanks. Ken Billups Jr. Aye Joseph Haney Aye Ginger Duhon Aye Travis Graham Aye Lynn Banks, Chairman Aye Vacant (APPROVED 9-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Absent Byron Craddolph Aye James Wallace Aye Phil Bartolotta Aye 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. 2. Lot square footages, lot line measurements, and exterior setbacks shall be shown on the Final Plat. 3. All public improvements for each phase shall be completed prior to approval of each Final Plat by the City Council. 4. The 8-foot trail and sidewalks in common tracts shall be installed or a financial guarantee provided prior to approval of the Final Plat by the City Council. The 8-foot trail and sidewalks in common tracts within the 1st Plat shall be installed prior to approval of the 2nd Plat by the City Council. 5. A 15-foot landscape easement on each lot shall be shown and dedicated on the Final Plat. 6. A Landscape Plan has been submitted for review and will be approved with the PUD Final Plan. 7. Concept plan details of the community pool shall be reviewed with the PUD Final Plan and a construction timeline shall be provided. All other amenities shall be reviewed and approved with the PUD Final Plan. 8. All drainage easements shall be delineated, labeled, and dedicated on the Final Plat. 9. A Development & Maintenance Agreement shall be approved and recorded with the Final Plat. 10. All utility easements shall be delineated, labeled, and dedicated on the Final Plat. 11. The approved minimum livable floor area classifications shall be noted on the PUD Final Plan and Final Plat(s). P.C. Minutes hs Page 11 of 14

19 12. Final Declaration of Restrictions documents shall be submitted with the PUD Final Plan and Final Plat and shall be recorded prior to the issuance of any building permits within the development. 13. A Final Plat shall be approved and recorded prior to the issuance of any building permits within the development. 14. Ornamental street lighting agreement will need to be executed prior to lighting being placed. 15. Detention basin certification, as-built drawings, and maintenance bonds on public improvements must be submitted prior to approval of the second phase. MOTION AGENDA ITEM 8 FINAL PLAT / PF / Ridgewood Place at Chapman Farms Lots 1-34 & Tracts A-C / North of SE Mason School Road, east of Greenbriar at Chapman Farms and The Shores at Chapman Farms subdivision (Related to Agenda Items 6 & 7) SECOND VOTE STAFF RECOMMENDATIONS Commissioner Ken Billups Jr. moved to approve the Final Plat / PF / Ridgewood Place at Chapman Farms, Lots 1-34 & Tracts A-C with eleven (11) staff recommendations. Seconded by Commissioner Ginger Duhon. Ken Billups Jr. Aye Joseph Haney Aye Ginger Duhon Aye Travis Graham Aye Lynn Banks, Chairman Aye Vacant (APPROVED 9-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Absent Byron Craddolph Aye James Wallace Aye Phil Bartolotta Aye 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 8-foot trail and sidewalks in common tracts shall be installed or a financial guarantee provided prior to approval of the Final Plat by the City Council. The 8-foot trail and sidewalks in common tracts within the 1st Plat shall be installed prior to approval of the 2nd Plat by the City Council. 3. All other sidewalk sections adjacent to buildable lots shall be installed prior to the issuance of a Certificate of Occupancy for each lot. 4. A Development & Maintenance Agreement shall be approved and P.C. Minutes hs Page 12 of 14

20 recorded with the Final Plat. 5. Required street trees shall be installed prior to the issuance of a Certificate of Occupancy for each lot. In addition to street trees, each lot is required a minimum of 45 plant units which shall be installed prior to issuance of a Certificate of Occupancy. 6. Landscaping in common tracts shall be installed or a financial guarantee provided prior to approval of the Final Plat by the City Council. 7. The Declaration of Restrictions documents shall address the maintenance of all common tracts and amenities and shall be recorded prior to the issuance of any building permits within the development. 8. The Final Plat shall be approved and recorded prior to the issuance of any building permits within the development. 9. All public improvements for each phase shall be completed prior to approval of each Final Plat by the City Council. 10. Ornamental street lighting agreement will need to be executed prior to lighting being installed. 11. Detention basin certification, as-built drawings, and maintenance bonds on public improvements must be submitted prior to approval of the second phase. OTHER BUSINESS Scott Allen, Director, Community Development, invited the Commission and residents watching to attend the C2 Area Plan meetings that will be held Tuesday, July 25, at Adams Dairy Golf Course and Thursday, July 27, at Blue Springs South High School Library. Chairman Lynn Banks presented Planning Commissioner Phil Bartolotta with a mantel clock for his years of service on the Planning Commission. Commissioner Bartolotta has been a member of the Planning Commission since June The City thanks him for this dedication and service. Commissioner Ken Billups Jr. requested a report from staff listing administrative approvals as they are processed. The next scheduled meeting is Monday, August 14, MEETING ADJOURN With no further discussion, a motion was made by Commissioner Jackie Fairbanks to adjourn at 7:16 p.m. Seconded by Commissioner Joe Haney. P.C. Minutes hs Page 13 of 14

21 Respectfully Submitted by Karen Findora, Recording Secretary Lynn Banks, Chairman Date P.C. Minutes hs Page 14 of 14

22 DATE: August 14, 2017 TO: FROM: SUBJECT: Planning Commission Scott Allen, Director Unified Development Code (UDC) Recommended Amendments Below is a list of proposed changes to the UDC. The current UDC was adopted by the City Council in August of 2015 and became effective in October of There was a round of modification in February of 2016 and a second round in October This represents a third round of modifications. As staff continues to apply the UDC we have found a number of provisions that need to be modified. The modifications are needed in order to correct errors and/or to make the UDC easier to understand and implement. In total there are 6 amendments noted and numbered below, plus one item for informational purposes. 1. Section H.1., Non-Residential Design, Screening of Equipment, Staff is requesting to modify the existing language to make it clear that a parapet wall is the preferred and required method of screening. A parapet wall is the best way to ensure that rooftop equipment is screened from view, as it is solid and coordinates with the building design. Proposed Language: Roof-mounted equipment. Roof-mounted equipment, including ventilators and satellite dishes shall be completely screened from view (one hundred percent (100%) opacity) or isolated so as not to be visible from any public right-of-way or residential zoning district within three hundred (300) feet of the subject lot. Roof screens, when used, shall be coordinated with the building to maintain a unified appearance. Roofmounted equipment shall be screened entirely from view using parapet walls at the same height as the mechanical units. For additions to existing buildings that do not meet this standard, individual screens may be permitted with the design subject to approval by the Director of Community Development. Parapet walls, and any other approved individual screens, shall be coordinated with the building to maintain a unified appearance. 2. Staff has determined that the Development Advisory Commission (DAC) should be added to Chapter 402: Review and Decision-Making Bodies, as the DAC reviews and makes recommendations on modifications to the Unified Development Code (UDC). Reference Chapter 120 Article VI.

23 3. Staff has noticed an error in Section , Non-Residential Building Type Standards for Small/Industrial Workshop. The minimum side setback is shown as 10 (inches) instead of 10 (feet). Small Industrial / Workshop Lot Size Setbacks Height Frontage Type Frontage width Area Front Side Corner side Rear Design & Performance Standards 2,000 s.f. 10,000 s.f when fronting on a designated Activity Street or in the NB district generally; 0 45 in all other cases 10 min 10 min..; 0 where party wall used 5 15 ; except 0 when the first 30 of building frontage on the side street is designed to meet the standards of the front façade. 10 min., except 0 min. for alley-loaded lots ; up to 2 stories Terrace; Frontage Plaza; Enhanced Streetscape Frontage 50% minimum front building line; 70% on Activity Streets Primary Entrance Feature = 1 per building frontage; at least 15 on each side of the entrance shall have an enhanced façade design with 50% to 80% transparency and architectural ornamentation. Building coverage = 70% of lot area max. Parking shall be limited to no more than 12 spaces per site and/or on-street parking; any on-site parking shall be setback at least 15 from the lot frontage and at least 5 from side or rear property lines. Non-Residential Design Standards in Section shall apply to all applications of this building type. 4. Based on recommendations from the Downtown Alive Design Team, staff is requesting an update to building materials for Downtown in Section L, Building Materials. Since adopted in 2007, the Downtown Development Code (DDC) has prohibited EIFS as a building material due to concerns about long-term maintenance. Since that time, EIFS quality and installation has improved. It is also an energy-efficient product and can be designed to mimic high quality masonry products: Proposed Language: Building Materials. High quality masonry building materials approved for this district are stone, brick, cast stone and stucco. Synthetic stone, such as pre-manufactured fiberglass, cultured stone, or glass-fiber reinforced concrete, is permitted, provided that it is identical in appearance and of equal or greater durability to natural stone. These masonry materials shall be required on fifty percent (50%) of the sum total of all building facades, except single-family houses which shall have ten percent (10%) of the sum total of all facades. All accessory units and garages shall be constructed from the same materials as the main structure. Stucco in the DDC shall mean traditional stucco or gypsum concrete/plaster materials with smooth sand finish. Exterior Insulation and Finish Systems (EIFS) and cement board siding may be used to fulfill the masonry requirement but the percentage of masonry becomes seventyfive percent (75%) excluding trim unless otherwise approved by the Downtown Review Board. Exterior Insulation and Finish Systems (EIFS) or Pre-manufactured panels, including exposed tilt-up concrete panels, are not permitted. These provisions are intended to ensure a longer-lasting, sustainable appeal of the downtown.

24 5. References to PR-O (Planned Residential Overlay) should be amended to PD (Planned Development) in Sections , , , and Proposed Language: Section D.4. (TF, Two-Family District, Performance and Design Standards): Limited building types. Small lot and compact lot detached houses, and neighborhood lot duplex building types shall be limited to the PR-O overlay a PD (Planned Development) subject to a neighborhood plan for mixed-density housing. Proposed Language: Section D.4. (MF-10, Low Density Multi-Family District, Performance and Design Standards): Limited building types. Small lot and compact lot detached houses, neighborhood lot duplex, and walkup and low-rise apartment building types shall be limited to the PR-O overlay a PD (Planned Development) subject to a neighborhood plan for mixed-density housing. Proposed Language: Section D.4. (MF-14, Moderate Density Multi-Family District, Performance and Design Standards): Limited building types. Small lot and compact lot detached houses, neighborhood lot duplex, and walkup and low-rise apartment building types shall be limited to the PR-O overlay a PD (Planned Development) subject to a neighborhood plan for mixed-density housing. Proposed Language: Section D.4. (MF-18, High Density Multi-Family District, Performance and Design Standards): Limited building types. Small lot and compact lot detached houses, neighborhood lot duplex, and walkup, low-rise and mid-rise apartment building types shall be limited to the PR-O overlay a PD (Planned Development) subject to a neighborhood plan for mixed-density housing. 6. Community Development staff have received repeated requests from residents for driveway extensions and expansions beyond the width of existing garages. The current UDC requirements limit the width of driveways to the width of the garages, even with a 50% coverage allowance. The proposed language will eliminate the garage width limitation but still retain a 50% coverage allowance. It also eliminates the 35% coverage restriction. Proposed Language: Section D.2. Single and two family residences shall have a paved driveway or driveways that shall not exceed thirty-five fifty percent (35%50%) coverage within the front yard of street facing side yard setback area in which the driveway is located, except that any driveway may extend perpendicular from the garage in a straight line directly from the garage to the street at a width equal to, but not exceeding at any point, the distance measured between the outer edges of the two (2) most distant garages, but in no case shall such driveway or driveways exceed fifty percent (50%) coverage within the exterior setback area, and off-street or on-street parking of vehicles weighing more than six (6) tons or containing more than two (2) axles shall be prohibited in MF-18 and less intensive districts. This provision shall not prohibit temporary parking of vehicles making pickups or deliveries. Driveways located on lots at the end of cul-de-sac streets may not exceed fifty percent (50%) coverage in

25 the front yard setback area. Driveway widths shall be limited to a maximum of thirty (30) feet within the right-of-way. 7. Codes and Engineering staff have received recent complaints in more developed residential subdivisions about infill properties causing runoff, erosion, and siltation impacts on neighboring properties and public streets. These are typically properties that fall under the 1 acre minimum where such devices and controls would be required. Staff has initiated research into what other communities call a Fugitive Mud Ordinance. Regulations would primarily target these individual residential lots being developed within a more fully developed subdivision. This may also lead to the consideration of additional Construction Site Standards also utilized by my communities. The changes proposed do not, for the most part, represent substantial changes to the UDC but will make the regulatory language clearer and, in some cases, less onerous on development. The Development Advisory Commission (DAC) met on July 13, 2017, and recommended adoption of Items 1-6. Your recommendation on the same will be forward to the City Council for consideration at their August 21, 2017 meeting.

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30 PLANNING COMMISSION STAFF REPORT Meeting Date: August 14, 2017 Agenda Item: 5 Case File Number: RZ Project Name: Type of Application: Request: The Villas at the Parkway Rezoning Change the zoning from SO/ADP-O and GB/ADP-O to MF-10/ADP-O Applicant: O Reilly Development Company, LLC / Denise Heintz Property Owner: O Reilly Development Company, LLC; Lance and Lesley Scheffer; and Mark Whitlow Location (Address): N/A (north property), 525 NE Napoleon Drive (south property), referred herewith as north and south respectively General Location: East side of NE Napoleon Drive between NE R. D. Mize Road and the south leg of NE Napoleon Drive Area: /- Acres (north), /- Acres (south) Lots: 2 Existing Zoning: SO/ADP-O (Service Office/ Adams Dairy Parkway Overlay) (north), GB/ADP-O (General Business/Adams Dairy Parkway Overlay) (south) Proposed Zoning: MF-10/ADP-O (Low Density Multi-Family Residential/Adams Dairy Parkway Overlay) Existing Land Use: Undeveloped Proposed Land Use: Multi-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments: Site Location Maps Survey & Legal Description of Rezoning Area Public Notice Documents Application & Supporting Materials Planning Commission: August 14, 2017 City Council: August 21, 2017 Planner: Nathan Jurey, Associate Planner Page 1 of 5

31 Project: The Villas at the Parkway Case: RZ BACKGROUND INFORMATION/SUMMARY: The current proposal is to rezone from SO/ADP-O (Service Office/Adams Dairy Parkway Overlay district) and GB/ADP-O (General Business/Adams Dairy Parkway Overlay district) to MF-10/ADP-O (Low Density Multi-Family Residential/Adams Dairy Parkway Overlay district). The two (2) properties (one north and one south) to be rezoned are generally located on the east side of NE Napoleon Drive between NE R. D. Mize Road and the southern leg of NE Napoleon Drive. The applicant proposes to construct nine (9) multi-family residential units ( villas ) on the north property and eleven (11) villas on the south property. PREVIOUS ACTIONS/APPROVALS: Parkway West Flex-Tech (north & south properties): On October 18, 1999, City Council approved a rezoning (Ord. 3171) of land from MF-20, LI, and RE to SO/ADP-O (north & south property). On March 13, 2000, Planning Commission approved the Preliminary Plat for Parkway West. On May 15, 2000, City Council approved the Parkway West PUD Concept Plan (PUD ) and the Final Plat (Ord. 3204) for Parkway West 1 st Plat, Lots 1-3. On March 26, 2001, Planning Commission approved the PUD Final Plan and Site Plan/Design Review for Parkway West PUD 2 nd Phase, Flex Tech Buildings. On June 3, 2002, City Council approved an Amended PUD Concept Plan for the Parkway West PUD to change the building appearance and project density. Parkway Place PUD (south property only): On July 14, 2008, Planning Commission approved the Preliminary Plat (PP ) for Parkway Place PUD. On July 21, 2008, City Council approved the PUD Concept Plan (Ord. 5171) for Parkway Place PUD. On December 8, 2008, Planning Commission approved a Comprehensive Plan Map Amendment (CPAM ) to change the designation from mixed use/flex tech to commercial. On January 5, 2009, City Council approved a rezoning (Ord. 4216) of land from SO/ADP- O to GB/ADP-O. Adams Dairy Senior Community PUD (south property only): On June 17, 2013, City Council approved the Adams Dairy Senior Community PUD Concept Plan (Ord. 4433) for a 148-unit assisted living facility on /- acres. On January 13, 2014, Planning Commission approved a Preliminary Plat (PP ) for The Parkway. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a PD (Planned Development) Concept Plan application (PDC ) and a Preliminary Plat application (PP ) that will run concurrently with the Rezoning request. Future required applications include a PD Final Plan(s), Site Plan/Design Review, and a Final Plat. Page 2 of 5

32 ABUTTING ZONING AND LAND USES: Project: The Villas at the Parkway Case: RZ North Property Direction Current Zoning Surrounding Land Uses North: SO/ADP-O (Service Office/Adams Dairy Office Parkway Overlay) South: GB/ADP-O (General Business/Adams Assisted Living Facility Dairy Parkway Overlay) East: GB/ADP-O (General Business/Adams Dairy Parkway Overlay) Assisted living Facility (north property) West: Local Road MF-20 (High Density Multi-Family Residential) NE Napoleon Drive Multi-family residential housing South Property Direction Current Zoning Surrounding Land Uses North: GB/ADP-O (General Business/Adams Assisted Living Facility Dairy Parkway Overlay) South: MF-20/R-O (High Density Multi-Family Apartments Residential/ Restricted Overlay) East: GB/ADP-O (General Business/Adams Medical Office Dairy Parkway Overlay) West: Local Road MF-20/ADP-O (High Density Multi-Family Residential/Adams Dairy Parkway Overlay) NE Napoleon Drive Multi-family residential housing RECOMMENDATION: Staff recommends approval of the proposed Rezoning. REZONING APPLICATIONS Zoning and Land Use: Existing Proposed Zoning North Property - SO/ADP-O (Service Office/ Adams Dairy Parkway Overlay) South Property - GB/ADP-O (General Business/Adams Dairy Parkway Overlay) Both Properties - MF-10/ADP-O (Low Density Multi-Family Residential/Adams Dairy Parkway Overlay) Land Use Undeveloped Undeveloped Attached Multi- Family Residential Housing The table below highlights some commonly permitted land uses in the MF-10 zoning district from UDC Table (Use Table): Page 3 of 5

33 Key: = Permitted use / general standards = Limited use / specific standards or planned districts = Conditional use / discretionary review Residential Uses RE SF-12 Project: The Villas at the Parkway Case: RZ SF-7 Residential Zoning Districts Detached Housing Semi-attached Housing Attached Housing Multi-family Housing Accessory Dwelling Mobile Home Park / Micro-home Park Assisted Living - General Assisted Living - Convalescent Care Group Home - Limited Group Home - General TF MF-10 MF-14 MF-18 N-L N-O Comprehensive Plan: The Comprehensive Plan designates the property as Distinct Destination which encourages a mix of housing and commercial uses within a broad area or neighborhood. In this case, the mixed density residential is combined with commercial retail and office available nearby along R. D. Mize Road, NE Adams Dairy Parkway, and NE Coronado Drive. Zoning: The Low Density Multi-Family residential zoning is consistent with the development type proposed for these properties. The MF-10 zoning allows for 10-units per acre. The proposed rezoning areas have an average density of 6.25 units per acre (20 units / 3.2 acres). Separately, the north property has a density of 6.0 units per acre (9 units / 1.5 acres) and the south property has 6.5 units per acre (11 units / 1.7 acres). REVIEW CRITERIA: The proposed zoning is consistent with both the Comprehensive Plan and proposed Adams Dairy Senior Community Planned Development Concept Plan. In reviewing any application for an amendment to the official Zoning Map (zoning change), the Planning Commission and City Council shall review the proposed amendment in light of the Comprehensive Plan, the general requirements of the Unified Development Code and the following considerations: 1. The application is in accordance with the Comprehensive Plan and any official plan of program developed under the guidance of the Comprehensive Plan, and in particular the relationship of land uses within the proposed district and the relationship with uses existing or anticipated in surrounding districts. 2. The application furthers the intent of the proposed zoning district and supports that of any abutting zoning districts. 3. The precedents that might result from approval or denial of the application, and the possible effects of such precedents on the character of the area, and in particular the Page 4 of 5

34 Project: The Villas at the Parkway Case: RZ building form, site design, and other development patterns and urban design aspects that accompany precedents for the proposed district. 4. Compliance of any proposed development with the requirements of the UDC. 5. The ability of the City or other government agencies to provide any services, facilities or programs that might be required if the application were approved. 6. The effect of approval on the condition or value of property in the City or in the vicinity, including the likelihood of surrounding areas to be developed in accordance with the Comprehensive Plan. 7. The requested zoning change is justified by a change in conditions since the existing zoning was designated or by an error in the current designation. 8. The consistency of the application with other adopted policies of the City. 9. The recommendations of professional staff. Staff believes the proposed rezoning meets the intentions of the MF-10 underlying zoning district. The rezoning reflects the proposed and existing uses of the development project. STAFF RECOMMENDATION: The Rezoning request is consistent with the review criteria noted above and as such staff recommends approval of the Rezoning application. Page 5 of 5

35 NE NE 1st St NE Hearnes Ave SF-7 NE 2nd St MF-20 NE 3rd St NE 3rd St MF-14 SF-7 GB NE Mock Ave NE Sunnybrook Dr NE Sunnyside Ln TF NE Sunnyside School Rd NE Coronado Dr GB/ ADP-O MF-14/ ADP-O MF-14 NE Knox Pl GB/ R-O NE 5th St NE Brookwood Cir 70 NE Brookwood Ct NE Napoleon Dr GB/ ADP-O GB/ R-O GB/ GB/ ADP-O ADP-O SITE RE/ ADP-O SO/ADP-O NE Adams Dairy Pkwy GB/ ADP-O SO/ADP-O GB/R-O RC GB/R-O NE Coronado Dr AG General Zoning District RE SF-12 SF-7 TF MF-10 MF-14 MF-20 NB SO GB CB LI HI COUNTY RE-C GB-C HI-C Downtown Zoning District Jackson County CS T3 T4 T5 Overlay Districts ADP-O H-O PR-O R-O Conservation District PUD Concept Plan Planned Development TF NE Knox St MF-20 NE Knox St NE Summit Dr NE Lakeview Dr SE Sunnyside School Rd NE Brookwood Dr NE Wood Ct NE Wood Cir NE Brookwood Pl SITE GB/ ADP-O NE 6th St MF-20/ R-O/ ADP-O RE/ ADP-O RE Jack F-7 SE 2nd St SE Bent Tree Dr SE Bent Tree Ct LI/ ADP-O E Walnut St SE Magellan Dr LI/ ADP-O RE/ ADP-O SE South Ave RZ THE VILLAS AT THE PARKWAY ± SITE LOCATION MAP 40 MF-1 PR-O ADP ,400 Feet

36 NE Mock Ave NE Sunnyside Ln NE Sunnyside School Rd NE Coronado Dr NE Adams Dairy Pkwy NE Coronado Dr NE Sunnybrook Dr NE Knox Pl NE 5th St NE Brookwood Cir NE Brookwood Ct NE Napoleon Dr SITE NE RD Mize Rd NE Knox St SE Sunnyside School Rd NE Brookwood Dr NE Wood Ct NE Wood Cir NE Brookwood Pl NE 6th St E Walnut St Bent E Bent Tree RZ & PDC THE VILLAS AT THE PARKWAY SITE LOCATION AERIAL MAP Dr ± ,000 Feet

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49 PLANNING COMMISSION STAFF REPORT Meeting Date: August 14, 2017 Agenda Item: 6 Case File Number: PDC Project Name: Type of Application: Request: The Villas at the Parkway Planned Development Concept Plan Approval of a Planned Development (PD) Concept Plan, amending the Planned Unit Development (PUD) Concept Plan for Adams Dairy Senior Community to add 20 Villa units. Applicant: O Reilly Development Company, LLC / Denise Heintz Property Owner: O Reilly Development Company, LLC; Lance and Lesley Scheffer; and Mark Whitlow Engineer: Olsson Associates / Jane Earnhart Address: N/A (north property), 525 NE Napoleon Drive (south property), referred herewith as north and south respectively General Location: East of NE Napoleon Drive, south of NE R. D. Mize Road and west of NE Adams Dairy Parkway Area: /- acres No. of Lots: 5 Existing Zoning: SO/ADP-O (Service Office/ Adams Dairy Parkway Overlay) & GB/ADP-O (General Business/Adams Dairy Parkway Overlay) Proposed Zoning: MF-10/ADP-O (Low Density Multi-Family Residential/Adams Dairy Parkway Overlay) Existing Land Use: Undeveloped Proposed Land Use: Multi-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments: Site Location Maps Amended PD Concept Plan Public Notice Documents Application & Supporting Materials Planning Commission: August 14, 2017 City Council: August 21, 2017 Planner: Nathan Jurey, Associate Planner Page 1 of 11

50 Project: The Villas at the Parkway Case: PDC BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a Planned Development (PD) Concept Plan for Adams Dairy Senior Community that amends the existing Adams Dairy Senior Community Planned Unit Development (PUD). This PD Concept Plan serves as an amendment to the entire existing PUD Concept Plan. However, it only impacts two (2) parcels of land; one located directly north and one directly south of the existing Assisted Living facility along NE Napoleon Drive (herein referred to as the north property and south property respectively). The north property will add an approximately 1.5-acre parcel of land to the existing PUD. The south property will amend the previously proposed use, changing from a commercial building to a multi-family development. Altogether, this proposal will add twenty (20) attached Villa units to the north (9 units) and south (11 units) of the existing Assisted Living facility. Section C, Completion of Development subsection 1 of the 2015 Unified Development Code (UDC) states: Any building, development or sign for which an application was submitted to the City before October 5, 2015 shall be reviewed for compliance with the zoning, subdivision and sign regulations in effect before October 5, Complete application submitted before October 5, 2015 may be approved and permitted may be issued even if the proposed building, development or sign that is the subject of the permit does not fully comply with the provisions of this Development Code. This means that this application, although hereafter labeled as a PD Concept Plan, will be reviewed as if it was a PUD Concept Plan under the previous UDC provisions (1996) rather than the 2015 UDC provisions. However, the north property is technically not part of the existing PUD, and thus should be treated separately and follow the current UDC provisions. For simplicity, the applicant is requesting that the entire development, including the addition of the north property, be allowed to follow the UDC provisions from when the PUD Concept Plan was originally approved. PREVIOUS ACTIONS/APPROVALS: Parkway West Flex-Tech (north & south properties): On October 18, 1999, City Council approved a rezoning (Ord. 3171) of land from MF-20, LI, and RE to SO/ADP-O (north & south property). On March 13, 2000, Planning Commission approved the Preliminary Plat for Parkway West. On May 15, 2000, City Council approved the Parkway West PUD Concept Plan (PUD ) and the Final Plat (Ord. 3204) for Parkway West 1 st Plat, Lots 1-3. On March 26, 2001, Planning Commission approved the PUD Final Plan and Site Plan/Design Review for Parkway West PUD 2 nd Phase, Flex Tech Buildings. On June 3, 2002, City Council approved an Amended PUD Concept Plan for the Parkway West PUD to change the building appearance and project density. Parkway Place PUD (south property only): On July 14, 2008, Planning Commission approved the Preliminary Plat (PP ) for Parkway Place PUD. On July 21, 2008, City Council approved the PUD Concept Plan (Ord. 5171) for Parkway Place PUD. Page 2 of 11

51 Project: The Villas at the Parkway Case: PDC On December 8, 2008, Planning Commission approved a Comprehensive Plan Map Amendment (CPAM ) to change the designation from mixed use/flex tech to commercial. On January 5, 2009, City Council approved a rezoning (Ord. 4216) of land from SO/ADP- O to GB/ADP-O. Adams Dairy Senior Community PUD (south property only): On June 17, 2013, City Council approved the Adams Dairy Senior Community PUD Concept Plan (Ord. 4433) for a 148-unit assisted living facility on /- acres. On January 13, 2014, Planning Commission approved a Preliminary Plat (PP ) for The Parkway. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has submitted a PD (Planned Development) Concept Plan application (PDC ) and a Preliminary Plat application (PP ) that will run concurrently with the Rezoning request. Future required applications include a PD Final Plan(s), Site Plan/Design Review, and a Final Plat. ABUTTING ZONING AND LAND USES: North Property Direction Current Zoning Surrounding Land Uses North: SO/ADP-O (Service Office/Adams Dairy Office Parkway Overlay) South: GB/ADP-O (General Business/Adams Assisted Living Facility Dairy Parkway Overlay) East: GB/ADP-O (General Business/Adams Dairy Parkway Overlay) Assisted living Facility (north property) West: Local Road MF-20 (High Density Multi-Family Residential) NE Napoleon Drive Multi-family residential housing South Property Direction Current Zoning Surrounding Land Uses North: GB/ADP-O (General Business/Adams Assisted Living Facility Dairy Parkway Overlay) South: MF-20/R-O (High Density Multi-Family Apartments Residential/ Restricted Overlay) East: GB/ADP-O (General Business/Adams Medical Office Dairy Parkway Overlay) West: Local Road MF-20/ADP-O (High Density Multi-Family Residential/Adams Dairy Parkway Overlay) NE Napoleon Drive Multi-family residential housing RECOMMENDATION: Staff recommends approval of the application with nine (9) conditions. Page 3 of 11

52 Project: The Villas at the Parkway Case: PDC PLANNED DEVELOPMENT CONCEPT PLAN Modifications of Underlying District Regulations: Section , Planned Development Regulations, is intended to reduce or eliminate the inflexibility that sometimes results from the strict application of zoning standards. The base zoning district standards and regulations shall control development within a PD unless modifications are specifically approved as part of the PD. The applicant is requesting the following modifications to the base zoning districts regulations for the MF-10 (Low Density Multi-Family Residential) zoning district: Allow north property to be regulated by the 1996 UDC provisions along with the rest of the development. Reduction in the minimum interior side yard setback for the southern lot (525 NE Napoleon) from feet to 37 feet. Reduction in the minimum landscape buffer width for the east property boundary of the South Property (525 NE Napoleon) from 15 feet to 10 feet. Reduction in the minimum landscape buffer along the south property boundary of the North Property from 15 feet to 10 feet. Community Character Plan. As outlined in Section B, a Concept Plan shall generally include a plan outlining the general location, design characteristics, and functions of all proposed streets, storm water management, open spaces, civic spaces, and circulation networks whether public, common or private that will create the public realm for the plan. The following sections summarize the items associated with the Community Character Plan requirements. Vehicular Circulation: The Adams Dairy Senior Community PUD development has three existing access drives along NE Napoleon Drive. The north property will utilize the northern existing drive and the south property will share the southern two existing drives. There are no access drives along NE Adams Dairy Parkway. The entire PUD utilizes private drives for traffic circulation within the development. Pedestrian Circulation: A five-foot public sidewalk is required along the entire frontage of NE Napoleon Drive. There is one (1) existing and two (2) proposed private sidewalk connections along NE Napoleon Drive. An existing hike/bike trail is located along NE Adams Dairy Parkway. There is one (1) existing private sidewalk connection to the existing trail along NE Adams Dairy Parkway. Open Space System: A final Open Space Plan must be submitted with the PD Final Plan. This shall provide a site and landscape plan, elevations, sections, and details of all proposed open space improvements. Preservation of existing landscaping is encouraged and each tract must meet the minimum requirements for open space landscaping. The 1996 UDC provisions required 40% open space in GB/ADP-O zoning districts. However, there was no open space requirement for residential zoning Page 4 of 11

53 Project: The Villas at the Parkway Case: PDC districts. Thus, the requested rezoning of the south property from GB/ADP-O to MF-10/ADP-O reduces the open space requirement. The north property is an addition to the Adams Dairy Senior Community PUD and thus should be scrutinized separately. Regardless of whether the old or new UDC is applied, the north property does not need to provide open space based on the zoning district. Similar to the south property, the old UDC would not require open space. Under the current UDC, subdivisions under 5 acres do not need to provide dedicated open space, provided it is located within the service area of previously dedicated open space. Both the north and south properties are connected to the previously created open space located on the main lot of the Adams Dairy Senior Community PUD. To better illustrate the existing and proposed Open Space, the following table utilizes the proposed Open Space acreage provided in a letter sent from SWD Architects dated May 16, 2013 (PUDC ). Lot / Zoning Amount Area Required Proposed Proposed Addition to Adams Dairy Senior Community PUD North / MF-10 N/A /- acres 0 +/- acres TBD Adams Dairy Senior Community PUD Lot 1 / GB 40% /- acres /- acres /- acres Lot 2 / GB 40% /- acres /- acres /- acres Lot 3 (South) N/A /- acres 0 +/- acres TBD / MF-10 Lot 4 / GB 40% /- acres /- acres TBD Total: 40% /- acres /- acres /- acres Stormwater Drainage: The stormwater from this development will be directed to the existing stormwater detention facility located near the SW corner of Adams Dairy Parkway and R. D. Mize Road and the SW corner of NE Napoleon Drive and NE Adams Dairy Parkway, whichever is appropriate. No additional stormwater measures are required. Land Use and Development Plan. As outlined in Section B, a Concept Plan shall generally include a plan indicating the specific land uses and their density/intensity, block and lot patterns, building types and scales, materials and design characteristics, and other building and site design elements. The plan shall specifically identify where development standards may differ from those otherwise applicable through the base zoning districts and general development requirements of the UDC. The following sections summarize the items associated with the Land Use and Development Plan requirements. Land Use: The original Planned Unit Development for Adams Dairy Senior Community consisted of 148 assisted living units on \- acres and /- acres of commercial. This amended Planned Development adds 20 living units on 3.2 +/- acres, but removes 1.7 +/- acres from the area previously slated as commercial. The additional 20 living units on 3.2 +/- acres has a density of 6.25 units per acre. Separately, the north property has a density of 6.0 units per acre (9 units / 1.5 acres) and the south property has 6.5 units per acre (11 units / 1.7 acres). The Page 5 of 11

54 Project: The Villas at the Parkway Case: PDC new overall residential density of the entire Planned Development is units per acre. Lot Layout Requirement: The lot layout generally matches the approved Preliminary Plat in the case of the north property and Final Plat in the case of the south property, The lot frontage for the north lot is feet and there is a minimum of 4,000 sq. ft. of ground area per ground floor unit. (65,340 sq. ft. / 9 units = 7,260 sq. ft. per unit). The lot frontage for the southern property is approximately feet and there is a minimum 4,000 sq. ft. of ground area per ground floor unit (74,052 sq. ft. / 11 units = 6,732 sq. ft. per unit). The lot layout meets the minimum standards provided in the UDC. Minimum Setbacks: There are no minimum setback standards for lots within a PD, provided that: 1) No setback on the outside perimeter of a PD shall be reduced below the minimum required by the underlying base zoning district. Section , Adams Dairy Parkway Overlay District, defines the exterior street setbacks for the MF-10/ADP-O districts as follows; (2) Exterior setbacks. An exterior setback of at least fifty (50) feet shall be provided between the right-of-way line for Adams Dairy Parkway and any building, paving area or parking area developed on a lot adjoining said right-of-way. Exterior setbacks of at least twenty-five (25) feet shall be provided on lots adjoining all other roadways. No building, paving area or parking area shall be developed in exterior setbacks. No fence or wall shall extend into any required exterior setback. All required setbacks shall be designed and maintained to provide a visual buffer along the perimeter of off-street parking, service and loading areas. The visual buffer shall be designed to protect views from adjacent roadways and lots. The interior side and rear setbacks are defined in Section , Low Density Multi-Family Residential, section as follows: b. Side Yard. The total side yard setback shall be a minimum of 20% of the width of the lot, except that a zero (0) lot line setback may be used if there is compliance with the privacy assurance requirements in Section of the Multi-Family Design Standards. c. Rear yard. The minimum rear yard setback for buildings shall be 20-feet, except that the minimum rear yard setback for alley-entry garages located in the rear of the building shall be four feet. For the south property, the applicant is proposing a 15-foot interior setback along the north property boundary and a 22-foot interior setback along the east property boundary for a total combined interior setback of Page 6 of 11

55 Project: The Villas at the Parkway Case: PDC feet. An foot combined interior side setback is required. The combined interior side setback must be 20% of the lot width, which is measured at the exterior street setback line. The lot width is feet because it runs along the curve of NE Napoleon Drive. Thus, the applicant is requesting a modification for the south property due to its irregular pie shape with only three property lines. The applicant has provided for the minimum exterior and interior setbacks as defined above for the PD Concept Plan area for the northern lot. Livable Floor Area Classification: There are no minimum livable floor area requirements for multi-family units. However, preliminary floor plans must be approved with the PD Final Plan and must meet Residential Design standards ( ). Parking: Section , Off-Street Parking and Loading, defines the parking requirement for Multi-family residential. The requirement is noted to be 1 space for efficiency apartments, 1.5 spaces for one-bedroom apartments, and 2 spaces for dwellings with 2 bedrooms or more. The parking for the amended properties meets the minimum requirement (see table below). North Property South Property 1-Bedroom 2-Bedroom Required Proposed 2 Units x 1.5 = 7 Units x 2 = spaces 14 spaces spaces spaces 4 Units x 1.5 = 7 Units x 2 = spaces 14 spaces spaces spaces Existing Conditions. As outlined in Section B, a Concept Plan shall generally include an analysis identifying the general layout of any existing structures, streets or infrastructure and the location of natural features such as watercourses, steep grades, significant strands of trees, specimen trees or other features available. The following section summarizes the items associated with the Existing Conditions requirements. Existing Utilities & Improvements: The subject property has access to City water and sewer services and is served by the Central Jackson County Fire Protection District. An existing 8,139 square foot building is located on the north property. The south property is currently undeveloped. Preservation: Plans show that several existing trees will be removed from the previously approved Landscape Plan for The Parkway Phases 1-2. Thus, the required Open Space Plan must include a Tree Preservation Plan with the PD Final Plan. Furthermore, the number of required plant units removed from the existing development must be reallocated in the same general vicinity from which it was removed. Phasing or Implementation. As outlined in Section B, a Concept Plan shall generally include a strategy indicating the estimated timing of development, and any other administrative details of implementing the plan through future Final Plans. The following sections summarize the items associated with the Phasing or Implementation requirements. Page 7 of 11

56 Project: The Villas at the Parkway Case: PDC Phasing: It is the intention of the developer to develop both properties simultaneously. Prior to occupancy, the private sidewalk & driveway improvements connected to each property (north & south) must be completed, even though a portion of the improvements are located off-site, on the main building property. Public Improvement: Previous development improved NE Napoleon Drive. No further improvements to NE Napoleon Drive are required. Per Section of the City of Blue Springs city code, Pedestrian Ways and Sidewalks, a 5-foot sidewalk is required along NE Napoleon Drive and shall be shown on the Final Plat. An ADA Sidewalk Plan shall be submitted with final construction plans. Sidewalk sections that are not located in the right-of-way shall be shown, labeled, and dedicated on the Final Plat as a pedestrian access easement ( P/E ) to allow for the access and maintenance of the trail. The proposed plan shows the required sidewalk along the NE Napoleon Drive frontage for both the north and south properties. Prior to Final Plat approval, all public improvements associated with each phase of development must be installed or financially guaranteed as allowed by the Director of Public Works. All public improvements shall be installed according to City standards as approved by the Director of Public Works. Easements: All required utility, water, drainage, and landscape easements must be shown on each Final Plat as required by the City of Blue Springs. Drainage easements will be required as directed by Public Works when the final stormwater calculations are determined. Construction Procedure: A Missouri Department of Natural Resources (MDNR) Land Disturbance Permit and the associated stormwater pollution prevention plan (SWPPP) is required to ensure maintenance, inspection, and flexibility for erosion control and stormwater quality on the project during construction. Illustrative Plan. As outlined in Section B, a Concept Plan shall generally include a plan that includes renderings, elevations or plans of buildings, streetscapes, and public spaces or other urban design and architectural details demonstrating how the plan will be executed according to the applicable development standards. The following sections summarize the items associated with the Illustrative Plan requirements. Architectural Character: The applicant has provided color rendering of the buildings. The buildings are to be clad with a combination of brick (along the base of the buildings), cement board lap and shake siding, asphalt singles, and prefinished aluminum garage doors, and prefinished vinyl windows and patio doors. The buildings are all one story with front-loaded garages. The final design of all buildings within this PD will be reviewed by the Appearance Review Committee as noted in Section of the UDC and approved by the Planning Commission through the PD Final Plan and Site Plan and Design Review application process. Page 8 of 11

57 Project: The Villas at the Parkway Case: PDC Trash Enclosure: The proposed attached multi-family buildings shall follow the design standards provided in Chapter 408 and Section B.1.b of the City s 1996 UDC. All electrical and mechanical equipment associated with any principal buildings on the lots shall be screened in accordance with Section H, Screening of Equipment. The trash enclosure locations have not been shown on the PD Concept Plan. Any trash enclosures will need to meet Section G, Dumpster Screening. The dumpster will need to provide 100% screening of dumpsters and be constructed of materials and color consistent with the exterior building materials of the principal structure on the lot. Landscaping: The applicant has provided a landscape plan for the north and south lots. The landscape requirements for are defined in Section , Landscaping and Buffering, and in Section , Adams Dairy Parkway Overlay District, as noted below: SECTION B. 2. Landscaping. Landscaping shall help create a sense of entry into building and the development and define and enliven public spaces. Existing trees and vegetation shall be maintained where possible. a. Landscaping per detached unit. One and one-half percent (1½%) of the sales price of a detached dwelling unit shall be spent on the landscaping for that unit. The cost of sodding and retaining walls that are structurally necessary shall not be counted towards satisfaction of this requirement. b. Landscaping per attached unit. One and one-half percent (1½%) of the sales price of attached dwelling units shall be spent on the landscaping of the common or open area of the attached units. The cost of sodding and retaining walls that are structurally necessary shall not be counted towards satisfaction of this requirement. c. Common areas. Additional landscaping requirements may be contained in the conditions in each ordinance authorizing the establishment of the particular residential PUD. However, in no instance shall said requirements be less restrictive than required in Section SECTION B.3. Buffering. Where residential planned developments adjoin property that is zoned or planned for non-residential development, the City may require additional buffering from said property by fencing, gating, berming, screening, plantings, common area or set back increases, or landscaping easements or any other developmental device that will accomplish buffering the differing uses. These devices shall be designed and required to accomplish visual, spatial, and noise separation and to lessen the impact of one (1) use upon the other and promote the privacy a use may require. The applicant has provided a conceptual landscape plan but not cost estimates to determine if the plan meets the minimum standards of Section B.2.b. Page 9 of 11

58 Project: The Villas at the Parkway Case: PDC Cost estimates to calculate the landscaping requirement must be submitted with the PD Final Plan application. The applicant is requesting relief for the landscape buffers along the east side of the southern lot and along the south side of the northern lot. The request is reasonable because this is part of the larger Adams Dairy Senior Community Planned Development and should be one cohesive development rather than a development separated by buffers. The applicant will still meet the minimum standard along NE Napoleon Drive (25-feet). Note that the proposed landscape buffer along the east side of the southern lot is 22 feet, when only a 15-foot buffer is required. However, a previously planned shared driveway covers the first 12 feet of the 22-foot wide buffer, leaving only 10 feet of landscaping beginning 12 feet back from the property line. Signage: No free-standing signage is proposed on the north or south property in the Concept Plan. ACTION BY PLANNING COMMISSION: The Planning Commission is being asked to make a recommendation on the Planned Development Concept Plan. This application is to be reviewed at this time to determine if it conforms to the requirements of the City s development codes; and there are appropriate assurances that the proposed public improvements will be completed, should the developer fail to perform. The Planning Commission may recommend approval, modified approval or, if the application does not meet the requirements of the City, denial of the Planned Development Concept Plan. A Concept Plan shall be reviewed according to the following criteria: 1. The plan represents an improvement over what could have been accomplished through strict application of otherwise applicable base zoning district standards, based on the goals of the Comprehensive Plan, and based upon generally accepted planning and design practice. 2. The benefits from any flexibility in the standards proposed in the plan promote the general public health, safety and welfare of the community, and in particular the areas immediately near or within the proposed project, and are not strictly to benefit the applicant. 3. The benefits from any flexibility in the standards proposed in the plan meet or exceed the intent statements of the base zoning district(s) and any standards proposed to be modified when applied to the specific project or site. 4. The plan reflects generally accepted and sound planning and urban design principles with respect to applying the Comprehensive Plan and any Specific Plan to the area; 5. The plan meets all of the review criteria for a Zoning Map Amendment. Approval of a Concept Plan shall constitute acceptance of the overall planning concepts and development parameters. An approved Concept Plan shall lapse and be of no further force and effect if a Final Plat (or a Final Plat for a designated phase of the Concept Plan) has not been approved within two (2) years of the date of approval of the Concept Plan. Page 10 of 11

59 Project: The Villas at the Parkway Case: PDC STAFF RECOMMENDATION: Staff recommends approval of the PD Concept Plan application subject to the following conditions: 1. The recommendation of the Planning Commission is 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. Per Section of the City of Blue Springs city code, Pedestrian Ways and Sidewalks, a 5-foot sidewalk is required along NE Napoleon Drive and shall be shown on the Final Plat. An ADA Sidewalk Plan shall be submitted with final construction plans. Sidewalk sections that are not located in the right-of-way shall be shown, labeled, and dedicated on the Final Plat as a pedestrian access easement ( P/E ) to allow for the access and maintenance of the trail. 3. Prior to Final Plat approval, all public improvements associated with each phase of development must be installed or financially guaranteed as allowed by the Director of Public Works. All public improvements shall be installed according to City standards as approved by the Director of Public Works. 4. All required utility, water, drainage, and landscape easements must be shown on each Final Plat as required by the City of Blue Springs. Drainage easements will be required as directed by Public Works when the final stormwater calculations are determined. 5. The approved setback reductions shall be noted on each PD Final Plan and Final Plat. The final design of all buildings within this PD will be reviewed by the Appearance Review Committee as noted in Section of the UDC and will be approved by the Planning Commission through the PD Final Plan and Site Plan & Design Review application process. The proposed attached multi-family buildings shall follow the design standards provided in Chapter 408 and Section B.1.b of the City s 1996 UDC. 6. With the subsequent PD Final Plan and Site Plan & Design Review application, the applicant shall provide cost estimates showing that the landscaping associated with the proposed attached housing meets the minimum standards provided in Section B.2.b. Furthermore, the applicant shall provide area and plant unit calculations associated with the Open Space Plan for the Adams Dairy Senior Community Planned Development. Any existing plant units removed from the approved landscape plan of the existing development must be reallocated in the same general vicinity from which it was removed. 7. Prior to issuance of building permits, all electrical and mechanical equipment associated with any principal buildings on the lots shall be screened in accordance with Section H, Screening of Equipment. 8. Prior to issuance of construction permits, a Missouri Department of Natural Resources (MDNR) Land Disturbance Permit and the associated stormwater pollution prevention plan (SWPPP) is required to ensure maintenance, inspection, and flexibility for erosion control and stormwater quality on the project during construction. 9. Prior to occupancy, the private sidewalk & driveway improvements connected to each property (north & south) must be completed, even though a portion of the improvements are located off-site, on the main building property. Page 11 of 11

60 NE NE 1st St NE Hearnes Ave SF-7 NE 2nd St MF-20 NE 3rd St NE 3rd St MF-14 SF-7 GB NE Mock Ave NE Sunnybrook Dr NE Sunnyside Ln TF NE Sunnyside School Rd NE Coronado Dr GB/ ADP-O MF-14/ ADP-O MF-14 NE Knox Pl GB/ R-O NE 5th St NE Brookwood Cir 70 NE Brookwood Ct NE Napoleon Dr SITE GB/ ADP-O GB/ R-O GB/ GB/ ADP-O ADP-O RE/ ADP-O SO/ADP-O NE Adams Dairy Pkwy GB/ ADP-O SO/ADP-O GB/R-O RC GB/R-O NE Coronado Dr AG General Zoning District RE SF-12 SF-7 TF MF-10 MF-14 MF-20 NB SO GB CB LI HI COUNTY RE-C GB-C HI-C Downtown Zoning District Jackson County CS T3 T4 T5 Overlay Districts ADP-O H-O PR-O R-O Conservation District PUD Concept Plan Planned Development TF NE Knox St MF-20 NE Knox St NE Summit Dr NE Lakeview Dr SE Sunnyside School Rd NE Brookwood Dr NE Wood Ct NE Wood Cir NE Brookwood Pl NE 6th St GB/ ADP-O MF-20/ R-O/ ADP-O RE/ ADP-O RE Jack F-7 SE 2nd St SE Bent Tree Dr SE Bent Tree Ct LI/ ADP-O E Walnut St SE Magellan Dr LI/ ADP-O RE/ ADP-O SE South Ave PDC THE VILLAS AT THE PARKWAY ± SITE LOCATION MAP 40 MF-1 PR-O ADP ,400 Feet

61 NE Mock Ave NE Sunnyside Ln NE Sunnyside School Rd NE Coronado Dr NE Adams Dairy Pkwy NE Coronado Dr NE Sunnybrook Dr NE Knox Pl NE 5th St NE Brookwood Cir NE Brookwood Ct NE Napoleon Dr SITE NE RD Mize Rd NE Knox St SE Sunnyside School Rd NE Brookwood Dr NE Wood Ct NE Wood Cir NE Brookwood Pl NE 6th St E Walnut St Bent E Bent Tree RZ & PDC THE VILLAS AT THE PARKWAY SITE LOCATION AERIAL MAP Dr ± ,000 Feet

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93 PLANNING COMMISSION STAFF REPORT Meeting Date: August 14, 2017 Agenda Item: 7 Case File Number: PP Project Name: Type of Application: Request: The Parkway, Third Plat, A Replat of Part of Lot 2, Parkway West 1 st Plat, Lots 1 thru 3 Preliminary Plat Approval of a Preliminary Plat for The Parkway, 3 rd Plat Applicant: Property Owners: Engineer: Attorney: Location (Address): General Location: Area: Proposed Lots: 1 Existing Zoning: Existing Land Use: Proposed Land Use: Comprehensive Plan Designation: O Reilly Development Company, LLC / Denise Heintz O Reilly Development Company, LLC; Lance and Lesley Scheffer; and Mark Whitlow Olsson Associates / Jane Earnhart O Reilly Development Company, LLC / Denise Heintz N/A Along the east side of NE Napoleon Drive, approximately 300 feet south of NE R.D. Mize Road 1.5 +/- acres SO/ADP-O (Service Office/Adams Dairy Parkway Overlay) Vacant Multi-Family Residential Distinct Destination Attachments: Site Location Maps Preliminary Plat Application & Supporting Materials Planning Commission: August 14, 2017 City Council: N/A Planner: Nathan Jurey, Associate Planner Page 1 of 5