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Urban Planning and Land Use

701 North 7th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: City Planning Commission From: City Staff Date: March 9, 2020 Re: Petition #SP-2020-5 GENERAL INFORMATION Applicant: Advance Stores Company, Inc. Status of Applicant: Advance Stores Company 5008 Airport Road Roanoke, Virginia 24012 Requested Action: Special Use Permit Date of Application: December 2, 2019 Purpose: Renewal of a Special Use Permit for the temporary Use of land for a parking lot Property Location: 1 South 18th Street – Advance Auto Parts Store 21 South 18th Street – Parking Lot

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Commission Districts: 1. Commissioner At Large: Tom Burroughs 2. District Commissioner: Brian McKiernan

Existing Zoning: R-1(B) Single Family and C-3 Commercial Districts Existing Surrounding Zoning: North: C-3 Commercial District

South: R-1(B) Single Family and RP-5 Multi-Family Districts

East: R-1(B) Single Family District West: C-3 Commercial District Existing Uses: North: Commercial Businesses South: Single Family Residence East: Single Family Residence West: Commercial Businesses Total Tract Size: .16 acre Master Plan Designation: The City-Wide Master Plan designates this area as Community Commercial and Public/Semi-Public Major Street Plan: The Major Street Plan classifies 18th Street as a Class B Thoroughfare Advertisement: The Wyandotte Echo – December 19, 2019

Letters to Property Owner – December 18, 2019 and January 28, 2020

Public Hearings: February 10, 2020 and March 9, 2020 Public Opposition: None to date PROPOSAL Detailed Outline of Requested Action: Originally this was a request to allow Advance Auto Parts to add about 16 parking spaces to the south side of its site. A residence was purchased to provide the land for the new parking lot. The lot was approved for a special use permit. This is the sixth request for renewal. City Ordinance Requirements: 27-592 through 27-606

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FACTORS TO BE CONSIDERED

1. The Character of the Neighborhood.

Although there are commercial uses at the corners of the intersection of Central Avenue, 18th Street and Park Drive, single family residences surround these uses.

2. The zoning and uses of properties nearby and the proposed use’s expected compatibility with them.

The zoning and uses are set out above. If community standards were met, there is little doubt that the proposed uses would be compatible.

3. The suitability of the property for the uses to which it has been restricted. Will removal of the restrictions detrimentally affect nearby property?

The property has been designed and implemented in a manner to protect nearby property.

4. The length of time the property has remained vacant as zoned.

The property has been in use as a parking lot. Prior to re-development the property was an occupied single-family residence.

5. The degree of conformance of the proposed use to the Master Plan.

The Master Plan does not address Special Use Permits

6. Whether the proposed use will result in increasing the amount of vehicular traffic to the point where it exceeds the capacity of the street network to accommodate it.

The parking lot addition helps to accommodate traffic.

7. Whether the proposed use is reasonably necessary for the convenience and welfare of the public and will not substantially or permanently injure the appropriate use, visual quality, or marketability of adjoining property.

The project has been designed to minimize impacts on nearby property.

8. Whether the noise, vibration, dust, or illumination that would normally be associated with such use is of such duration and intensity as to create problems for near-by property.

Noise could be an issue from time to time as with any commercial parking lot that is relatively close to residences. With the screening fence, plant material, and reasonable distance, we do not see this as a significant issue.

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9. Whether the proposed use will pollute the air, land or water.

Auto parts stores can be sources of surface water pollution when maintenance is done in the parking lot. This part of the property should see very little of this.

10. Whether the use would damage or destroy an irreplaceable natural resource.

This is not an issue.

11. The relative gain to the public health, safety, and welfare as compared to the hardship imposed on the individual landowner or landowners.

There has been little impact on neighboring property owners.

12. Whether the proposed use would result in overcrowding of land or cause undue concentrations of population.

This is not an issue.

PREVIOUS ACTIONS Special Use Permits were approved in 2005, 2007, 2009, 2011, and 2014, and 2017 for this parking lot. The most recent action is SP-2017-34, which expired on June 6, 2019.

NEIGHBORHOOD MEETING The applicant held a neighborhood meeting on on February 17, 2020. There were two attendees. The applicant states that they are in support of the proposed continuation of the usage of the parking lot. Documentation is attached below. KEY ISSUES None STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments:

1. SP-2017-34 expired on June 6, 2019. Please explain why this was not renewed at this time.

Staff: An employee in Roanoke, Virginia was handling the case but failed to respond. Garrett Senestraro, a local employee, is now handling the case and is working with staff to comply with requests and responses.

2. Please provide updated site photos.

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Staff: Applicant has provided updated site photos. These are attached.

3. Please update the staff on compliance with the previous stipulations:

Stipulations from #SP-2014-31:

1. Dusk to Dawn parking lot lighting

Applicant Response: We have lighting in the back lot. It is on a sensor, so it comes on when it’s dark.

2. Speed bumps around the lot Applicant Response: Speed bumps are in place. Please see attached photos.

3. Proactively clean parking and grass daily (morning and evening) Applicant Response: Store employees pick up the lot two times per day.

4. Enhance corner of intersection and other areas with a water system and additional shrubbery.

Applicant Response: Additional shrubbery in place and a sprinkler system.

5. Security camera for the back lot accessible to police when necessary.

Applicant Response: Two security cameras in place.

6. Restrict parking lot sales and other activities not related to the operation of the store. Applicant Response: No other sales in the parking lot are taking place.

7. There will be no fencing except for the wooden privacy fence shown on the original plans. Applicant Response: No additional fencing has been installed.

8. Left turns onto 18th Street will be allowed. Applicant Response: Left turns are allowed.

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Public Works Comments: A) Items that require plan revision or additional documentation before engineering can

recommend approval: 1) None.

B) Items that are conditions of approval (stipulations): 1) None.

C) Comments that are not critical to engineering’s recommendations for this specific submittal, but may be helpful in preparing future documents: 1) None

Business License Comments: Advance Auto Parts has filed and maintained a current business occupation tax application. STAFF RECOMMENDATION

Staff recommends that the City Planning Commission make the findings contained within the staff report related to Factors to be Considered, and Key Issues and recommend APPROVAL of Petition #SP-2020-5 subject to all comments and suggestions outlined in this staff report.

ATTACHMENTS Zoning Map Updated Site Photos Neighborhood Meeting Documentation REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Unified Government Commission Public Hearing March 9, 2020 March 26, 2020 Special Use STAFF CONTACT: Shana Shanteau sshanteau@wycokck.org MOTIONS I move the Kansas City, Kansas City Planning Commission RECOMMEND APPROVAL of Petition #SP-2020-5 to the Unified Government Board of Commissioners as meeting all the requirements of the City code and being in the interest of the public health, safety and welfare subject to such modifications as are necessary to resolve to the satisfaction of City Staff all comments contained in the Staff Report; and the following additional requirements of the Kansas City, Kansas City Planning Commission:

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1._________________________________________________________; 2. _____________________________________________________; And 3. ________________________________________________________. OR I move the Kansas City, Kansas City Planning Commission RECOMMEND DENIAL of Petition #SP-2020-5, to the Unified Government Board of Commissioners as it is not in compliance with the City Ordinances and as it will not promote the public health, safety and welfare of the City of Kansas City, Kansas; and other such reasons that have been mentioned.

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