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: August 14, 2017 Re: Change of Zone Petition #3145 and Plan Review Petition #PR- 2017-28 GENERAL INFORMATION Applicant: PSB Investments, LLC Status of Applicant: Representative Robert C. Wessel, P.E. 6309 Kennett Place Mission, KS 66202 Requested Actions: Change of Zone from R-1 Single Family District to CP-1 Planned Limited Business District Plan Review for a parking lot expansion Date of Application: Change of Zone: June 30, 2017 Plan Review: June 30, 2017 Purpose: To expand a parking lot for a medical office building #3145 and #PR-2017-28 August 14, 2017 1
Property Location: 8932 State Avenue Existing Zoning: District R-1 Single Family District and CP-1 Planned Limited Business Surrounding Zoning: North: R-1 Single Family District South: CP-1 Planned Limited Business District East: R-1 Single Family District West: CP-0 Nonretail Business District Existing Uses: North: South: East: West: Undeveloped lot and single family home Medical office building (across State Avenue) Undeveloped lot Medical office building Total Tract Size: 1.24 acres Master Plan Designation: The City-Wide Master Plan designates this property as Mixed Use. Major Street Plan: The City-Wide Master Plan classifies 90 th Street and State Avenue as Class A Thoroughfares. Advertisement: The Wyandotte Echo Change of Zone July 20, 2017 Letters to Property Owners Change of Zone July 19, 2017; Plan Review July 19, 2017 Public Hearing: August 14, 2017 Public Opposition: None to date PROPOSAL Detailed Outline of Requested Action: The representative, Robert Wessel on behalf of the owners, PSB Investments, LLC, has submitted a change of zone and final plan review to build a parking lot addition on a portion of 8932 State Avenue for a medical office building at 8940 State Avenue. City Ordinance Requirements: Article VIII Sections 27-340 27-765 and Article VII Sections 27-245 27-339 #3145 and #PR-2017-28 August 14, 2017 2
FACTORS TO BE CONSIDERED 1. Neighborhood character. The character of the neighborhood is comprised of single family homes to the north and medical office buildings to the immediate west and south, across State Avenue, and a dental office on the west side of North 90 th Street. 2. The zoning and uses of properties nearby and the proposed use s expected compatibility with them. The zoning and uses of nearby property are set out above. If properly landscaped and screened, the proposed use is compatible with them. 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 removal of the restrictions should not detrimentally affect nearby property. 4. The length of time the property has remained vacant as zoned. The property has been vacant since 2007. 5. The extent to which 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 nearby property. The proposed use is reasonably necessary for the convenience and welfare of the public for those that will use the services and will not substantially injure the appropriate use, visual quality or marketability of nearby property. 6. 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. The proposed use will increase traffic and parking demand, but not in ways that will adversely affect road capacity, safety, or create parking problems. The applicant is proposing to build enough parking for the proposed building and additional parking for the existing medical office building to the west, as it has been expressed that they need more patient parking. 7. The degree of conformance of the proposed use to the Master Plan. The proposed use conforms to the Master Plan. #3145 and #PR-2017-28 August 14, 2017 3
8. The extent to which the proposed use could cause environmental harm or enhance the environment. The proposed use will not cause environmental harm. 9. The extent to which utilities and public services are available and adequate to serve the proposed use. a. Water service Available b. Sanitary sewer service Available c. Storm water control To be designed to meet City Code d. Police Police service is provided by West Patrol, District #222 e. Fire Fire service is provided by Station #6 f. Transit Kansas City ATA provides transit service along State Avenue, Route #101. g. Schools Kansas City, Kansas USD 500 h. Streets See item #6 above 10. The economic impact of the proposed use on the community. The proposed use will have a minimal impact on the community. 11. The capability of the proposed use to meet applicable ordinance requirements. #3145 and #PR-2017-28 August 14, 2017 4
With revisions, the proposed use is capable of meeting applicable ordinance requirements. 12. The relative gain to the public health, safety, and welfare as compared to the hardship imposed on the individual landowner or landowners. The relative gain to the public health, safety, and welfare as compared to the hardship imposed on the landowners is minimal. PREVIOUS ACTIONS None NEIGHBORHOOD MEETING The applicant held a neighborhood meeting on July 25, 2017. According to the applicant, those that attended the meeting were not in opposition of the project. KEY ISSUES Landscaping STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments: 1. Subject to approval, a $50.00 rezoning ordinance publication fee shall be submitted to the Urban Planning and Land Use Department immediately following the Board of Commissioners meeting. 2. Only decorative lighting may be used on the façade of the office building. a. Any site or building lighting shall have 90 cutoff fixtures. Applicant Response: Lighting is not proposed. 3. The ends of parking stalls shall be curbed and landscaped islands installed. Applicant Response: The entire proposed parking lot is to be curbed. 4. The CP-1 Planned Limited Business District landscaping requirement is one (1) tree for every 7,000 square feet of site area. The Commercial Design Guidelines requires that landscape exceed the district requirement by at least 75 percent. Based on the site area,.75 acre (32,831 square feet), 8 (8.20) trees are required based on the guidelines. Please submit a landscape plan that meets this requirement. Please show required screening as well. (See #7 below) Applicant Response: In order to meet the screening for the proposed parking lot, we have added 13 6 foot evergreen trees along the north and east line of #3145 and #PR-2017-28 August 14, 2017 5
the proposed parking lot. We are providing 6 2 deciduous hardwood trees along State Avenue. 5. Landscaping shall be irrigated. Applicant Response: Irrigated landscaping will be provided in islands and around the parking lot exterior. 6. All shade trees shall be at least 2 caliper when planted. All evergreen trees shall be at least 6 in height when planted. Applicant Response: Acknowledged. 7. Sec. 27-577(c)(4) Landscape areas located between commercial districts and residential districts must provide 100 percent sight-obscuring year-round buffer using plant material or a combination of fence, berm and plant material. a. A 6 privacy fence with masonry columns every 32 running feet shall be constructed along the north property line screening the single family residence from the office building and parking lot. Applicant Response: The requirement for a 6 privacy fence along the north property line is not justified. The adjacent tract, parcel #934516 is owned by PSB Investments, the applicant. A zoning, development plan for the adjacent property that included a building and parking lot, included the screening along the north line of that project. That project has not proceeded at this time. Staff Response: There are two options to screen the proposed parking lot from public view. A 6 privacy fence with masonry columns can be constructed along the north property line, effectively screening the lot from the single family home or build a berm with shrubs around the perimeter of the northern boundary of the parking lot. Either of these options will comply with the code and the plans can be modified during building permitting at DRC. 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 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 #3145 and #PR-2017-28 August 14, 2017 6
recommend APPROVAL of Change of Zone Petition #3145 and Plan Review Petition #PR-2017-28 subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Applicant Response Letter Neighborhood Meeting Minutes Site Plan Erosion Control Plan REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Board of Commissioners Public Hearing August 14, 2017 August 31, 2017 Rezoning Public Hearing August 14, 2017 Not required Plan Review STAFF CONTACT: Byron Toy, AICP btoy@wycokck.org MOTIONS Change of Zone Petition I move the Kansas City, Kansas City Planning Commission RECOMMEND APPROVAL of Petition #3145 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: OR 1. ; 2. ; And 3.. I move the Kansas City, Kansas City Planning Commission RECOMMEND DENIAL of Petition #3145, 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. #3145 and #PR-2017-28 August 14, 2017 7
Plan Review Petition I move the Kansas City, Kansas City Planning Commission APPROVE Petition #PR- 2017-28, 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-2017-28 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. #3145 and #PR-2017-28 August 14, 2017 8
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