STAFF REPORT. Planning and Zoning Case 16-17FDP Staff: Mike Peterman, City Planner Date: April 25, 2016

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1 STAFF REPORT Planning and Zoning Case 16-17FDP Staff: Mike Peterman, City Planner Date: April 5, 016 GENERAL INFORMATION Application: P&Z Case 16-17FDP: Final Development Plan to allow the development of Liberty Parkway Heights, Phase I, a 04 unit multifamily development Applicant: Location: Existing Land Use/Zoning: Future Land Use Designation: Surrounding Land Uses/Zoning: Curtis Petersen / Polsinelli PC 605 College Boulevard, Suite 500 Overland Park, KS 66 +/- acres North of South Liberty Parkway, between Flintlock and Plummer Vacant / PD-Planned Development District to allow the development of Liberty Parkway Heights, a 04 unit multi-family development Neighborhood Commercial North: Rural Residential / R-1A South: Rural Residential / R-1A East: Rural Residential / R-1A West: Single-Family Residential & Single Family Cluster Residential / R-1A & R-3 File Date: March 4, 016 PREVIOUS CASE P&Z Case 16-1FP: P&Z Case 16-R&PDP: Final Plat of Liberty Parkway Heights is running concurrently with this application. Rezone and Preliminary Development Plan was approved by City Council March, 016 P&Z Case 16-1PP: Preliminary Plat for 3 lots was approved by City Council March, 016 1

2 Use The applicant proposes the use as high density residential which is appropriate for the PD zoning. The residential portion will have 04 units on acres. This is Phase I of the proposed development. Phase II will consist of the commercial portion on the west 7 acres. It will require a separate Final Development Plan. Site Design The residential development is comprised of 7 buildings that are 3 stories tall. A clubhouse, pool, dog park area, and a sport court are being proposed as amenities to the site. The buildings are situated around the perimeter of the site to provide significant open space between the buildings. The developer will also provide a pedestrian connection to the future commercial development. Building Design The 7 residential buildings will be split into 3 designs. Type A will have 4 units each, Type A will have 36 units each and Type C will have 36 units. All the buildings are proposed to be 3 stories tall. The will be four Type A buildings, two Type A and one Type C. The plan proposes there to be 96 one bedroom units, 96 two bedroom units and 1 three bedroom units. As proposed, the building s exterior will be comprised predominantly of horizontal lap fiber-cement siding and stone veneer with asphalt composition roofing. A clubhouse with similar design is also proposed. Access/Circulation/Parking The proposed residential portion includes two entrances from Plummer Road and a private drive will loop through the site. There are 417 parking stalls and 50 garages proposed for the residential portion of the site. Many of the residential parking spaces will also be covered by carports. The proposed number of parking stalls meets the standards within the Unified Development Ordinance (UDO) which requires parking stalls for each dwelling unit. Site and parking lot lighting are designed to minimize light spillage onto neighboring properties. Landscaping/ Parkland The property exceeds the 0% open space requirements by providing 39% open space on site. Ornamental trees, evergreens and shrubs are planned throughout the site. The proposed landscaping plan meets the UDO requirements found in Section As part of the final plat process, all residential development is required to dedicate land or an equivalent fee-inlieu of dedication for open space and public use. The calculation is determined on the basis of.6 persons per dwelling unit and the ratio of area-to-person is one acre of parkland required per one hundred persons. The requirement in this case would be approximately 5.3 acres. As no parkland has been identified for this project, a fee-in-lieu of parkland dedication will be due as required in Sec of the UDO. A tree survey was conducted over the proposed site (approximately acres) to determine the number of existing trees that are caliper and above to be removed. That survey identified approximately 36 trees. Any trees proposed on site which exceed the landscape requirement may count towards the tree replacement. There will be a fee-in-lieu of trees per Section () if the trees cannot be replaced on site.

3 PUBLIC INFRASTRUCTURE The submitted plans for this application have been evaluated in accordance with the adequate public facilities ordinance: Streets The proposed residential portion includes two entrances on Plummer Road and a private drive will loop through the site. Plummer road will be upgraded to appropriate standards to accommodate the increased traffic. Sanitary Sewer Sanitary sewer service will be provided via sanitary sewer main through the property. Water Water service will be provided via an public main to be extended through the property. Stormwater Stormwater will be collected by an on-site collection system directed to the storm water detention areas located on the site. In this phase of the development there will be one detention area on the southern portion and one on the northern point, then released into the Liberty stormwater system at an acceptable rate. Phase II will add another detention area and will be evaluated with the Final Development Plan for that phase. STAFF ANALYSIS In accordance with the Liberty Unified Development Ordinance (UDO), staff s analysis of a Final Development Plan application is guided by Section In evaluating an application for a final development plan the following four criteria are considered: 1. The plan substantially complies with the intent of the comprehensive plan; While this proposal does not meet the Future Land Use Map designation of Neighborhood Commercial, the plan has provided evidence that the uses proposed and the layout of the site meet the intent and spirit of the comprehensive plan and a Neighborhood Commercial area. The City Council has accepted the Preliminary Development Plan as proposed.. The plan complies with the provisions of this UDO; The plan meets all standards and provisions and requires no variances. 3. The plan substantially complies with approved city development standards and policies; Staff finds that this PD does comply with the city development standards and policies. 4. The plan substantially complies with the approved preliminary development plan, where applicable. The plan substantially complies with the approved preliminary development plan. 3

4 STAFF RECOMMENDATION Staff finds that this application meets the standards of review for a final development plan and so staff recommends approval of P&Z Case 16-17FDP. The Planning & Zoning Commission recommended approval of this item ATTACHMENTS Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Vicinity Map Applicant s proposal Site Plan Phase I Elevations of the Apartment Buildings Approved Preliminary Development Plan Excerpts from Planning and Zoning commission Minutes Enabling Resolution 4

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6 SITE DATA # LEGEND of C.0 19 Design: Drawn: Checked: Issue Date: Project Number: ERB JER RAE 04/01/ Prepared For: LIBERTY PARKWAY HEIGHTS 0000 S. LIBERTY PARKWAY LIBERTY, MISSOURI 6406 FINAL DEVELOPMENT PLAN SITE PLAN FILIOS COMPANIES ATTN: GEORGE FILIOS 9640 W. TROPICANA #00 LAS VEGAS, NEVADA 9147 PHONE: FAX: College Blvd., Suite 400 Overland Park, Kansas 66 p. (913) f. (913) BHC RHODES is a trademark of Brungardt Honomichl & Company, P.A. FESSIONAL ENGINEE PRO PE /01/016 NUMBER R S RYAN A. ELAM TATE ISSOURI OF M 1 0/05/19 PDP SUBMITTAL ERB RAE 0/19/16 PDP REVISED SUBMITTAL ERB RAE 3 03/01/16 PDP REVISED SUBMITTAL ERB RAE 4 03/04/16 FDP SUBMITTAL ERB RAE 5 03/1/16 FDP REVISED SUBMITTAL ERB RAE 6 04/01/16 FDP REVISED SUBMITTAL ERB RAE Rev. Date Description By App.

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10 SITE DATA # LEGEND of C.0 6 Design: Drawn: Checked: Issue Date: Project Number: ERB JER ERB 0/05/ Prepared For: LIBERTY PARKWAY HEIGHTS 0000 S. LIBERTY PARKWAY LIBERTY, MISSOURI 6406 SITE PLAN FILIOS COMPANIES ATTN: GEORGE FILIOS 9640 W. TROPICANA #00 LAS VEGAS, NEVADA 9147 PHONE: FAX: College Blvd., Suite 400 Overland Park, Kansas 66 p. (913) f. (913) BHC RHODES is a trademark of Brungardt Honomichl & Company, P.A. Certificate of Authority Number: MO# E-1355-F FESSIONAL ENGINEE PRO PE /01/016 NUMBER R S RYAN A. ELAM TATE ISSOURI OF M Rev. 03/01/16 Revised Plan Submittal to /5/16 Staff Comments 0/19/16 Revised Plan Submittal to //16 Staff Comments 0/5/16 Application Submittal to City Date Description By App.

11 IX. Case 16-17FDP: Final Development Plan for Liberty Parkway Heights, 04 multifamily units at South Liberty Parkway and Flintlock Mr. Peterman presented the Final Development Plan application as described in the staff report. Chairman Rosekrans asked if there were any questions of staff. Hearing no additional questions from Commissioners, Chairman Rosekrans asked if the applicant had comments. Curtis Peterson, Polsinelli Law, 601 College Boulevard, Overland Park, KS, (applicant s representative) said he was available for questions. Chairman Rosekrans asked if Commissioners had any other questions for staff or the applicant. Commissioner Holt asked if there were changes allowed after these approvals. Ms. Sharp said very minor changes could be administrative. But staff holds the right to bring changes back to the Commission and Council if they feel it is warranted. Commissioner Personett said he thought the six-over-one windows were very attractive and he would like to see that they remain in the project, that they add a lot to the overall design. Commissioner Holt asked what the rate is for rent of these apartments. Mr. Peterson said they were market rate, approximately $1.1 per square foot. He said there may end up being more or less one bedrooms versus three bedrooms, not sure how the lenders will dictate. Also they are going back to count trees on site as they believe they counted dead trees in the winter believing they were dormant. Hearing no further questions, Chairman Rosekrans asked for a motion. Action: Commissioner Howard moved to approve with the three stipulations as recommended by staff. Commissioner Holt seconded the motion. Vote: Motion passed Yes: Commissioners Holt, Howard, Personett, Reinier, and Rosekrans No: None Abstain: None Chairman Rosekrans informed the audience this case will be heard by City Council on Monday, April 5, 016, at 7:00 p.m. in the Council Chambers.

12 P&Z Case 16-17FDP RESOLUTION NO. FINAL DEVELOPMENT PLAN FOR LIBERTY PARKWAY HEIGHTS (04 UNITS) ALONG SOUTH LIBERTY PARKWAY BETWEEN FLINTLOCK AND PLUMMER, IN LIBERTY, CLAY COUNTY, MISSOURI WHEREAS, a final development plan for Liberty Parkway Heights (04 Units) Phase I along on South Liberty Parkway between Flintlock and Plummer, in the City of Liberty, Clay County, Missouri, has been duly and properly presented to the Planning & Zoning Commission on April 1, 016, and the City Council on April 5, 016; and WHEREAS, pursuant to the Unified Development Ordinance of the City of Liberty, the City Council finds that the final development plan described duly conforms to the standards and requirements of ordinances in place at the time of the application. WHEREAS, public hearings have been held by the Planning & Zoning Commission on April 1, 016, and the City Council on April 5, 016; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Liberty, Missouri, that the final development plan for the construction of Liberty Parkway Heights (04 Units) Phase I along on South Liberty Parkway between Flintlock and Plummer in the City of Liberty, Clay County, Missouri, is hereby approved according to the final development plan on file in the office of the Department of Planning and Development. PASSED by the City Council this day of, 016. MAYOR ATTEST: DEPUTY CITY CLERK