Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning Commission City Staff Date: January 14, 2019 Re: Petition #PR-2019-1 GENERAL INFORMATION Applicant: Ryan Stemmons Status of Applicant: Representative Aldi, Inc. 10505 South K7 Highway Olathe, KS 66061 Requested Action: Approval of Final Development Plan Date of Application: November 28, 2018 Purpose: To construct a new Aldi s Grocery Store Property Location: 1945 North 110 th Street Existing Zoning: CP-2 Planned General Business District #PR-2019-1 January 14, 2019 1
Surrounding Zoning: North: CP-1 Planned Limited Business District South: CP-2 Planned General Business District East: CP-2 Planned General Business District West: AG Agriculture District and RP-5 Planned Apartment District Existing Uses: North: South: East: West: Retail Bank Retail Tire Store Retail Big Box Stores Vacant Land and Apartments Total Tract Size: 0.97 acre Master Plan Designation: The Prairie Delaware Piper Master Plan designates this property as planned community commercial. Major Street Plan: Thoroughfare The City-Wide Master Plan designates 110 th Street as a Class B Advertisement: Property Owner Letters December 14, 2018 Wyandotte Echo Not Required Public Hearing: January 14, 2019 Public Opposition: None to date. PROPOSAL Detailed Outline of Requested Action: The applicant, Ryan Stemmons with Aldi, Inc., has applied for a final development plan for a new 19,209 square foot Aldi Grocery Store at 1945 North 110 th Street. City Ordinance Requirements: Article VIII Sections 27-340 27-765 FACTORS TO BE CONSIDERED 1. Neighborhood character. This property is within the Major Tourism Area of the Prairie Delaware Piper Master Plan. This is a commercial area of regional significance. 2. The extent to which the proposed use would increase the traffic or parking demand in ways that would adversely affect road capacity, safety, or create parking problems. A grocery store will increase traffic and parking demand. The previously approved final development plan included a 4,500 square foot drive through #PR-2019-1 January 14, 2019 2
restaurant and 57 parking spaces. The proposed 19,209 square foot grocery store requires 77 parking spaces and will provide 3 ADA parking spaces. The lots have been developed over time with slightly different building areas and parking spaces. The updated Land Use Parking Table reflects the entire shopping area and shows the updated parking requirements compared with the actual parking provided. This table shows that, cumulatively, the shopping center is providing enough parking. Original Land Use and Parking Table Updated Land Use and Parking Table LAND USE TABLE BUILDING PARKING STALLS BUILDING USE AREA (SF) REQUIRED PROVIDED BUILDING A TARGET 126,800 508 634 BUILDING B JCPENNY 97,440 390 486 BUILDING C PAYLESS/NAIL ENVY 6,000 24 78 OUTLOT 21 TACO BUENO 2,500 32 67 OUTLOT 22 PANDA EXPRESS 2,448 31 33 OUTLOT 23 BIG O TIRES 8,020 33 34 OUTLOT 24 ALDI 19,209 77 3 TOTALS: 262,417 1,095 1,335 #PR-2019-1 January 14, 2019 3
3. The degree of conformance of the proposed use to the Master Plan. The proposed use conforms to the Prairie Delaware Piper Master Plan. 4. The extent to which utilities and public services are available and adequate to serve the proposed use. a. Water service Existing b. Sanitary sewer service #PR-2019-1 January 14, 2019 4
Existing c. Storm water control To meet City Code d. Police Police service is provided by the West Patrol, District #225 e. Fire Fire service is provided by District #4 f. Transit KCATA provides transit service (Route #116) on 110 th Street. g. Schools Piper School District USD #203 5. The capability of the proposed use to meet applicable ordinance and other requirements. The proposed use is capable with meeting all ordinance and other requirements. PREVIOUS ACTIONS Final Plat of Ballpark Village was approved in 2006 PR-2007-14 for a Camping World Store was denied in 2007 NEIGHBORHOOD MEETING Not Required KEY ISSUES Conformance to Sidewalks and Trails Master Plan Conformance to Commercial Development Guidelines Overlay District STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments: #PR-2019-1 January 14, 2019 5
1. Sidewalks a. 110 th is designated as having a regional sidewalk connection on both sides of the street in the Sidewalk and Trails Master Plan. Please provide a sidewalk along 110 th Street for the length of the property with an ADA ramp at the intersection at the shopping center entrance. This sidewalk shall be at least 10 feet in width and should include enhanced pedestrian amenities such as wayfinding and interpretative signage, pedestrian lighting, benches, litter receptacles and generous landscaping. b. Provide a sidewalk from the 110 th Street sidewalk along the front of the sidewalk to the eastern end of the property. Include ADA ramps and crosswalks to provide internal pedestrian circulation. See the diagram below for an example: #PR-2019-1 January 14, 2019 6
Staff Response: The updated Site plan resolves these issues. 2. Speed table: Please add a speed table in addition to the crosswalk on the south side of the site. The intent is to slow traffic coming in from 110 th Street. Staff Note: Applicant has agreed to include a speed table on the plans submitted for the Development Review Committee (DRC). 3. Architecture c. Building Articulation: In order to break up the monotonous appearance of long facades, a building wall no more than 45 feet in length should be divided into increments of no more than 45 feet through articulation of the facade. This can be achieved through combinations of at least three of the following techniques: i. Divisions or breaks in materials; ii. Building offsets (projections, recesses, niches); iii. Window bays; iv. Separate entrances and entry treatment; or v. Variation in rooflines. Please revise and resubmit building elevations to meet this requirement Applicant Response: Provided additional bump outs to West and #PR-2019-1 January 14, 2019 7
North elevations which incorporate glazing, alternative materials and variation in roof heights to provide building articulation every 45 feet on all facades. d. Design Theme: The building should incorporate architectural elements that carry over from the primary building in the commercial center. This can include windows, sills, cornices, columns, banding, etc. Applicant Response: Added horizontal banding and cornices in order to carry over architectural elements from the commercial center. e. Building Materials According to the Master Declaration of Operation and Easements, Covenants, Conditions, and Restrictions agreement associated with this plat dated November 1, 2001, EIFS is not an allowed material. Please replace EIFS with another approved material. Applicant Response: Replaced EIFS with masonry f. Building Roof: Buildings should have a defined top. This can be accomplished with cornices, caps, parapets, or roofs. The submitted elevations include long expanses without a defined top. Applicant response: Added cornice below the parapet caps to further define building roof. g. Rooftop Mounted Equipment: Rooftop mounted equipment must be screened by the building parapet. Applicant response: The parapet is 3 feet above the roof and will screen all rooftop equipment from view. h. Utilities Connections: All utility connections must be screened with a landscaped or an architecturally designed screen wall. All utilities mounted on the wall must be painted to match the building Applicant response: Site utilities will be screened as required and wall mounted utilities will be painted to match building. i. Building Lighting: Only decorative lighting can be used on the exterior of the building. No pack lights or flood lights are allowed. j. Applicant response: There are only decorative scones and full cut-off down lighting for security planned for this building. The down lighting #PR-2019-1 January 14, 2019 8
occurs at hollow metal doors and the dock overhead door for security and is consistent with lighting that is currently on the JC Penny and Target hollow metal and overhead doors in the same development. k. Downspouts All Downspouts must be internalized. Applicant response: The roof drainage is internal with secondary through wall overflow scuppers along the North wall similar to Target in the same development. 4. Landscaping l. Irrigation: All landscaping must be irrigated 5. BPU facilities m. All BPU facilities, poles, transformers and other above ground features must be located on all site plans. n. All ground based transformers must be screened with a 3 foot set back on non-door sides (so the plants should be planted 5 feet away to allow for growth) and a 10 foot set back on the side of the transformer door (Planted 12 feet away with a way to access the doors) o. The transformer should not be prominently located on the site. p. The Transformer doors should face away from locations most visible by the public. q. No service poles shall be located on the site or the ROW adjacent to the site. 6. Outdoor Storage: Outdoor storage of any kind is prohibited. 7. Overnight parking: Trucks, cars, temporary storage containers, or trailers of any type are not allowed to be parked or stored on the property overnight. 8. Site Furniture: Site furniture, such as benches, bollards, parking lot lighting, and traffic sign posts must match the rest of the center 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) Construction plans shall meet UG standards and criteria and shall be reviewed and approved by UG prior to construction permit acquisition. C) Comments that are not critical to engineering s recommendations for this specific submittal, but may be helpful in preparing future documents: 1) None STAFF RECOMMENDATION #PR-2019-1 January 14, 2019 9
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 APPROVE Petition #PR-2019-1 subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Building Elevations Floorplan Site Plan Landscape Plan REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Board of Commissioners Public Hearing January 14, 2011 No consideration required Final Plan STAFF CONTACT: Zach Flanders zflanders@wycokck.org MOTIONS I move the Kansas City, Kansas City Planning Commission APPROVE Petition #PR- 2019-1 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: OR 1. ; 2. ; And 3.. I move the Kansas City, Kansas City Planning Commission DENY Petition #PR-2019-1, as it is not in compliance with the City Ordinances and as it will not promote the health, safety and welfare of the City of Kansas City, Kansas; and other such reasons that have been mentioned. #PR-2019-1 January 14, 2019 10
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