gv_sr_pc16-04 staff report_07252016

GRANDVIEWMOCity of Enclosure 2

1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822

CASE NUMBER: PC16-04: (Dollar General CDP) – Public hearing on an application filed by Capital Growth Buchalter, Inc. for approval of a Conceptual Development Plan in order to construct a Dollar General retail store located at 302 and 306 Blue Ridge Extension legally described as Tract A, Lot 3 & 4, Golden Heights, Subdivision, Grandview, Jackson County, Missouri

TO:PLANNING COMMISSION

FROM:Bryce C. JohnsonCity Planner

I. REQUESTED ACTIONPlanning CommissionPublic Hearing, Review, and Action

DATE:August 3, 2016

II. GENERAL INFORMATION

I. REPORT IN BRIEF The purpose of this report is to request the Planning Commission hold a Public Hearing in accordance with the enclosed hearing script (Attachment A-will be provided at the Planning Commission meeting) to make a recommendation to the Board of Aldermen regarding a Conceptual Development Plan (CDP) to allow the operation of oil and gas wells on the 80-acre (120-acre and 9 parcels in total) tract of land located at the southwest corner of MO 150 Highway and Kelley Road. This application is supplemental to the Conditional Use Permit application (CUP), Case No. PC 15-02, which is the subject of the previous Planning Commission item. The issues and concerns of the Staff are the same as those presented with the CUP.

II. BACKGROUND A Conceptual Development Plan application is required following the rezoning of both properties abiding to the PD, Planned Development, zoning district. The site has been vacant since 2002.

III. BODY OF REPORT

PD Intent To encourage flexible and innovative design in the development of mixed use sites through the combination of commercial, office, industrial, and residential use. Please refer to EXHIBIT X for staff’s review checklist.

Land Use The applicant is proposing to construct a Dollar General retail store; which is termed “department store” in the city’s Zoning Ordinance.

Building Height & Setbacks

Shall conform to the lot and bulk standards specifically provided in the ordinance approving a particular Conceptual Development

PC16-04 Planning Commission Staff Report of 10



Plan or resolutions.

PD Performance Standards

Vibration: No activity or operation shall at any time cause earth vibration perceptible, without instruments, except that vibration caused by blasting.

Smoke, Particulate Matter and Gases: No activity or operation shall be established which fails to meet the air quality regulations of the Missouri Department of Natural Resources and the United States Environmental Protection Agency.

Odor: No activity or operation shall cause at any time the discharge or toxic or noxious odor beyond the lot line of the lot on which it is located.

Noise: No activity or operation shall be carried on which involves noise in violation of regulations as set forth in Chapter 15 (as amended) of Grandview City Code and shall not exceed a volume of sound inherently or recurrently generated of seventy (70) decibels at the zoning district boundary line.

Glare: Glare, whether direct or reflected, such as from spot lights or high temperature processes, and as differentiated from general illumination, shall not be visible beyond the lot line of the lot on which the use is located.

Solid Wastes. All solid waste materials, debris, refuse or garbage shall be properly contained in a closed container designed for such purpose. No exterior incineration of trash or garbage is permissible.

Sewage and Liquid Wastes. All liquid wastes shall be discharged in full compliance with appropriate city ordinances and State and Federal laws.

Fire Hazard: No activity or operation shall be established which fails to meet the City's Fire Code.

Hazardous Materials: A new or expanding industry must present a list of hazardous materials, if any, intended to be used at the time of the plan approval process.

ADDITIONAL STANDARDS The specific ordinance establishing a particular Conceptual




Development Plan or resolutions adopted pursuant thereto may provide additional standards for the design, development, operation and maintenance of uses and structures. These additional standards may include, but are not limited to:

(a) Control of operations outside of enclosed buildings.(b) Control of lighting and utilities. (c) Provision of landscaping and protection of natural areas. (d) Control of refuse collection areas. (e) Off-street parking and loading requirements. (If not included

in the adopting ordinance establishing the specific PD, then a Section 31-22 of this Ordinance shall apply.)

(f) Control of signage. (If not included in the adopting ordinance establishing the specific PD, then Section 31-24 of this Ordinance shall apply.)

(g) Perimeter screening. (If not including in the adopting ordinance establishing the specific PD, then Section 31-23 of this Ordinance shall apply.)

(h) Maintenance provisions/homes association and/or by-laws. (i) All principal permitted, secondary permitted and/or

accessory uses shall comply with the underlying zoning district, except as provided for in the approved PD Conceptual Development Plan. (Ord. # 6116, 08/28/2007)

BUILDING ELEVATIONS Please refer to the EXHIBIT X in your staff report.

PARKING, STORAGE, AND LOADING

The applicant is proposing to install 30 parking stalls. Two (2) of the stalls will be handicap accessible which is in compliance to the ADA parking ratio 1:25. Vehicular off-loading operations will occur within the easternmost pavement area. No outdoor storage is proposed. Two (2) dumpsters, measuring 18-ft by 12-ft, will be placed along the northernmost parking pavement.

VEHICLE ACCESS AND CIRCULATION

The drawings show two (2) points of access is provided along Blue Ridge Extension and 3rd Street.

SCREENING AND LANDSCAPE

Sheet Number L01 illustrates the proposed location of all planting with a corresponding plant schedule. Please note, the drawings fail to comply with the following provisions listed in Section 31-23:

Paragraph 2. Subsection a.




“A minimum landscaped area of ten-feet (10’) in width along all street frontages.”

Paragraph D.“All off-street parking areas… shall provide site trees on the basis of one (1) tree for every ten (10) off-street parking spaces. 50% required site trees shall be placed along street frontages, with the remaining 50% placed in the interior of the parking lot.”

The applicant has identified the proper screening types from adjacent properties including Type A and Type C along the west property line and Type B along the east property line. Please note the applicant has listed the following “deviations proposed to [the] landscaping requirements:”

1. Due to physical constraints on the site, propose 3’ planting bed in front of building in lieu of 10’.

2. Because neither existing building to north nor proposed building has any windows or doors facing each other, propose reduction of required screen Type B between properties.

SIGNAGE Sheet A2 of the submitted plans propose the installation of one (1) flat wall sign, approximately 170-SF, fronting Blue Ridge Extension. Per Section 31-24, any and all sign types are regulated by their “underlying zoning district, except further limited by the ordinance establishing the PD.”

LIGHTING No lighting plan or photometric measurements were provided.

IV. CONCEPTUAL DEVELOPMENT PLAN APPROVAL STANDARDSThe Planning Commission shall not approve the Conceptual Development Plan unless and until the Commission determines that such plan conforms to each of the following standards:

(a) The Conceptual Development Plan is in substantial conformance with the adopted Comprehensive Plan to guide the future growth and development of Grandview;

(b) Expansions contemplated by the plan are justifiable and reasonable in light of the projected needs of the institution and the public welfare;

(c) The proposed additions or expansion are designed so as to be functionally integrated with the existing institutional facilities, with due regard to maintenance of safe, efficient, and convenient vehicular and pedestrian traffic.




(d) The proposed additions or expansions of use are permitted in the district and are not likely to unreasonably interfere with the appropriate use and enjoyment of property in abutting districts;

(e) The Conceptual Development Plan will not violate any provision or requirement of this Ordinance;

(f) Approval of the Conceptual Development Plan shall be valid for a period of three (3) years, provided that after the first year, if no Final Site Plan has been filed, the Commission or Board of Aldermen may require the resubmission of a Conceptual Development Plan in conformity with the procedures and standards of this section;

(g) A limited amount of overall site preparation and grading can be untaken only after final approval of the conceptual development plan by the Board of Aldermen and the submission and approval of a site grading plan by the Director of Community Development plus any land restoration bond, as may be required. (Ord. #6116, 08/28/2007)

IV. GENERAL INFORMATIONExisting Zoning of Surrounding Parcels (Attachment D of Enclosure 3):

North: I-2, Heavy IndustrialEast: I-2, Heavy IndustrialSouth: I-2, Heavy IndustrialWest: C-1, Neighborhood Shopping Center, and R-3, Multi-Family Residential

Land Use of Surrounding Parcels:North: Church East: Auto Repair South: Production and Manufacturing West: Residential and Commercial

Public Notice:The public hearing notice was published in the Jackson County Advocate on July 14, 2016, (Attachment F of Enclosure 3) and courtesy letters were sent out to all property owners within 185 feet of the subject property on July 22, 2016 (Attachment G of Enclosure 3).

V. RECOMMENDATIONStaff recommends the Planning Commission hold a public hearing on the proposed Conceptual Development Plan, consider all public comments, and recommend approval of this plan to the Board of Aldermen with the following conditions:

1. The number of parking stall required be in conjuction to parking group #17 (1 per 200SF accessible area to general public).

2. Submit a lighting or photometric plan measuring amount of light overspill.




3. Address additional comments listed on the Planned Development Review Checklist completed by staff.

VI. ATTACHMENTSA. Public Hearing Script

PC 16-03: Dollar General Request to RezonePublic hearing on an application filed by Capital Growth Buchalter, Inc. for approval of a Conceptual Development Plan in order to construct a Dollar General retail store located at 302 and 306 Blue Ridge Extension.

PLANNING COMMISSION

Bryce C. JohnsonCity Planner




Planning CommissionPublic Hearing, Review, and Action May 1, 2013

I. Report in BriefThe purpose of this report is to request the Planning Commission hold a public hearing in accordance with the hearing script (Attachment A) to review and consider a recommendation to the Board of Aldermen to rezone two (2) parcels located generally at 302 and 306 Blue Ridge Extension (see legal descriptions and map in Attachment B). Applicant requests that these parcels of land be rezoned from I-2, Heavy Industrial, to PD, Planned Development.

II. Background The two parcels that are the subject of this rezoning request are owned by Homes on Holmes, LLC. The subject properties of 302 and 306 Blue Ridge Extension are currently vacant with a combined area of 1.021 acres. The applicant is pursuing this rezoning with plans to combine the lots to construct a new Dollar General.

III. Body of ReportGeneral Information:

Applicant : Capital Growth Buchalter, Inc.

Location : 302 & 306 Blue Ridge Extension legally described as “Tract A, Lots 3 & 4, Golden Heights, a subdivision in Grandview, Jackson County, Missouri.”

Surrounding Zoning (Attachment C) : North I-2, Heavy IndustrialEast I-2, Heavy IndustrialSouth I-2, Heavy IndustrialWest C-1, Neighborhood Shopping Center, and R-3, Multi-Family Residential

Future Land Use and Transportation Plan (Attachment D): The Future Land Use Map shows this area as Industrial 2. The subject properties

Advertisement : Jackson County Advocate, July 14, 2016, and courtesy notices to owners of real property within 185 feet of the subject properties.

Section 31-26(E) of the Grandview Zoning Ordinance states that it shall be the intent of the Board of Aldermen to reclassify property where one or both of the following factors is supported by evidence presented in a public hearing:




1) That circumstances and conditions affecting the properties in question have so materially changed as to demand reclassification in the public interest.

Conditions in this area have not physically changed since 2002. However, according to historic aerial photography, a structure was removed from 306 Blue Ridge between 1997 and 2002. The last change to the boundaries of the C-3 Downtown Commercial zoning district was in 2008, when the district expanded to include the area to the east of these parcels, on the north side of Rhodes Avenue between 7th and 8th Street.

In 2008, the City created the Main Street Conservation District (Attachment E) and adopted design guidelines that govern exterior alterations to buildings in the Conservation District. Since the adoption of the design guidelines, the Historic Preservation Commission has approved 17 Certificates of Appropriateness for exterior alterations in the conservation district, including the City of Grandview’s Main Street streetscape improvements. The Main Street streetscape improvements extend from the eastern railroad tracks adjacent to downtown to the east towards Interstate 49.

Rezoning the properties in question will facilitate an addition to the existing buildings on the property (Attachment F). These improvements will be required to conform to the Main Street Conservation District design guidelines and the City’s Façade Ordinance (Section 6-25) and will result in more attractive buildings that will be an asset to downtown Grandview.

2) The requested amendment is consistent with and in furtherance of the implementation of the Comprehensive Plan.

Create effective transitions between residential and commercial areas

Two different development possibilities in Grandview: one being new construction in undeveloped areas

Development can occur to allow the major thoroughfare roads to efficiently carry increased traffic.

Utilize landscape and buffer standards to address issues of abutting incompatible uses like industrial adjacent to residential.

Site Plan and Building Design Guidelines for new commercial and industrial developments (pg. 142):




- Form and proportion of buildings should be consistent- Rhythem of structural mass to voids with windows and glass doords- Building location should ensure adequare open space for outdoor amenities.

Lot coverage: maximum should be 70%

Design focus: front doors are the focal point with canopies and overhangs

Reduce visual implications of loading docks, trash enclosures, outdoor storage

The Comprehensive Plan’s Future Land Use Plan shows this area as Industrial 2. Property in a Commercial area is appropriate for development/redevelopment of retail business uses, including shopping center and isolated retail establishments and offices, and includes the C-1, C-2, C-3, and CS zoning districts. A rezoning from CS to C-3 is consistent with and in furtherance of the implementation of the Comprehensive Plan.

In addition, one of the goals of the Comprehensive Plan is to “promote development of new businesses and industries as well as the retention and expansion of existing businesses in Grandview.” (page 39) The parcels owned and occupied by Addison & Co. Inc. are unusually small and irregular due to the proximity of the railroad tracks to the east. Under the setback and parking requirements of the CS district, Addison & Co. Inc. would be unable to construct the desired addition to its buildings. Rezoning to C-3 would enable the business to expand in its current location, remaining in downtown Grandview.

IV. RecommendationStaff recommends the Planning Commission hold a public hearing, receive comments from the public, and recommend approval of the proposed rezoning request to the Board of Aldermen.

AttachmentsA. Public Hearing ScriptB. List of Subject Parcels and Map of AreaC. Zoning Map




D. Future Land Use MapE. Main Street Conservation District MapF. Proposed Building Addition Site Plan


gv_sr_pc16-04 staff report_07252016

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