ࡱ> #` pNbjbj\.\. <>D>DF`  8tn D _d  ----E[-;F_$`hfc?_ " ""?_ T_)))" -)"-)) ) T#>),\j_0_)2d%82d)2d ) Z.!@)n!4!* ?_?_'2 _"""" $    STAFF REPORT October 17, 2006 (19, 20)PRIVATE  RE: a. Case No. 247-S-97 b. Case No. 13474-GP APPLICANT: Michael Burke and Martha Schach King Hershey, PC 2345 Grand Boulevard, Suite 2100 Kansas City, Missouri 64108 AGENT: Brian D. McMillan Lutjen, Inc. 8350 N St. Clair Avenue Kansas City, Missouri 64151 LOCATION: generally located at the northwest corner of Missouri Highway 152 and N Amity Avenue AREA: about 26.88 acres REQUEST: a. to amend the KCIA General Development and Land Use Plan by changing the recommended land use from industrial to regional business. b. to consider rezoning from District GP-7 (agricultural and low density residential) to District GP-3 (regional business), and approval of a preliminary development plan for 228,900 square feet of commercial uses. (Amity Ridge Village) SURROUNDING LAND USE: North - large lot residential, zoned GP-7 South Missouri Highway 152 East N Amity Avenue, proposed commercial/residential (Riverstone), zoned GP-6 (low density residential uses) West undeveloped church property, zoned GP-7 MAJOR STREET PLAN: Missouri Highway 152 is classified as a freeway/interstate and a bicycle route by the Citys Major Street Plan. N Amity Avenue is classified as a primary arterial and a bicycle route, with a minimum right of way width of 112 feet. LAND USE PLAN: The KCIA General Development and Land Use Plan recommends industrial uses for this site. ARTERIAL STREET IMPACT FEE: This site is located within District A, and will be assessed at a rate of $1,079 per 1,000 square feet of general retail uses, $1,053 per 1,000 square feet of general office uses, $5,222 per 1,000 square feet of drive-in bank uses and $2,012 per 1,000 square feet of sit-down restaurant uses. PREVIOUS CASES: none EXISTING CONDITIONS: This undeveloped site has about 700 feet of frontage on the west side of N Amity Avenue and about mile of frontage on the north side of Missouri Highway 152. The paved width of N Amity Avenue tapers from about 28 feet at the north side of the diamond interchange with Highway 152 to about 25 feet at the north plan boundary. All of the Highway 152 frontage and about half the N Amity Avenue frontage is accessed controlled and under the jurisdiction of the Missouri Highway and Transportation Department (MODOT). Within the Highway 152 right of way and paralleling the south plan boundary is a driveway serving the church-owned property abutting the plan to the west. The site is divided roughly in half by a north-south ridge line, and falls about 50 feet in elevation to either side. The site is mostly grass-covered, with small linear treed areas in the drainageways on either side of the ridge. PLAN REVIEW: The plan proposes a three-phase multi-structure commercial development. All lots will be served by a public street extending from N Amity Avenue west about 1,400 feet to the church property in a curving 60 foot right of way. Phase I includes the first 1,000 feet of the internal public street and the portion of the site directly to the north. Lot 1 is 13 acres in size (including part in Phase III) and contains a 73,000 square foot one-story retail building, with two driveway entrances to the public street. Tract A is a 1 acre open space/detention area adjacent to the east. Lot 2 is 1.6 acres in size and contains a 12,000 square foot retail restaurant building. The lot has one driveway onto the internal public street, and a right in-right out access on N Amity Avenue, which will have a center median at that point. Phase II is that portion of the site directly south of the public street constructed with Phase I. Lot 3 is 2.5 acres in size and contains a 35,000 square foot two-story office/bank building with drive-through lanes. This lot also has one driveway onto the internal public street, and a right in-right out access on N Amity Avenue. Lots 4, 5 and 6 lie to the west, totaling about 2.5 acres and containing a 7,000 square foot retail building, a 6,000 square foot retail building and 6,000 square foot retail/restaurant building respectively. They share two driveways onto the internal public street and allow cross-access between their parking areas and that of Lot 3. Phase III completes the extension of the internal street to the west plan boundary and includes the plan area directly to the north and south of that extension. To the north on Lot 1, contiguous retail space expansions of 20,500 and 36,000 square feet will be added to the west side of the large Phase I building. A separate 20,000 square foot retail building is also proposed near the west plan boundary. South of the street, Lots 7 (1.6 acres) and 8 (1.3 acres) each contain 6,700 square foot restaurant buildings. South of those lots, at the extreme southwest corner of the plan, is a 1 acre retention basin (Tract B). A number of monument-type signs are proposed along the N Amity Avenue frontage and within the site. Each site provides sufficient parking for its individual uses per City requirements, and the overall plan exceeds those requirements. No specific timing of the phases is given, although the plan states development will occur according to market demands. ANALYSIS: The proposed land use plan amendment calls for commercial uses instead of the current industrial recommendation. The industrial recommendation is based in part upon the proximity to the airport and the flight approach paths, which make residential uses undesirable. Staff feels the revision to commercial uses at this site is appropriate, given the continual increase in residential units in the general area and the need to provide commercial services to that population. The plan proposes three access points onto N Amity Avenue, the north and south entrances being right in-right out. The public street in this plan, when fully constructed, will provide access to the church property to the west. At that time, MODOT will expect the existing driveway within the Highway 152 right of way to be removed. The southerly right in-right out entrance is proposed just north of the current driveway location. That entrance is still within the access-controlled portion of the frontage, and both MODOT and City staff recommend its deletion from the plan. That entrance would primarily serve exiting bank drive-through customers. Those customers could be routed back to the west, or in a new drive to the east of the office/bank building, in either event leading back to the Lot 3 access to the public street. Directly to the east across N Amity Avenue, the Riverstone mixed use development is in the approval process (Approved by the City Plan Commission on August 15, 2006. No City Council action to date.) The commercial portion (The Shoppes at Riverstone) directly abuts N Amity Avenue. The approved plan and conditions of approval for that development include provision of right of way for, and participation in the construction of, a roundabout at the main commercial entrance, directly opposite the Amity Ridge Village main entrance. Staff recommends that this development similarly participate in the creation of the roundabout, through dedication of right of way and financing. The main entrance is too close to the on and off ramps at the N Amity Avenue/Highway 152 interchange to reasonably accommodate a signalized intersection. The Riverstone development is also incorporating design guidelines into the plan , to insure consistently uniform high quality. They are in the late stages of review and approval. Staff recommends that the building architectural elements of those design guidelines also be incorporated into this plan, to achieve continuity of quality between the developments, both of which will be highly visible from Highway 152. Lots 3 through 8 show both buildings and parking within the typically required 50 foot setback from arterial streets (Highway 152) required in GP districts. Upon removal of the church driveway, MODOT will consider excessing some amount of right of way, which could possibly make the buildings and parking in conformance with the setback from the new right of way line. Even without a revision, the right of way at this location accommodates the westbound on-ramp to Highway 152, and is of substantial width. The nearest encroaching parking space is about 300 feet from the nearest paved portion of the on-ramp. Staff supports the location of the buildings and parking as shown on the plan, however a variance to the required setback will still be necessary. Some revisions to the internal parking layout are recommended. The driveway throat entrances should be extended on Lots 3 and 7 to allow entering vehicles to travel some distance from the street before beginning turning movements into parking areas. Extensions of the sidewalks along the internal public street toward and into the parking areas should be provided to establish clear and functional pedestrian routes. RECOMMENDATIONS: This plan was reviewed by the Plats Review Committee on October 4, 2006. Staff recommends approval of Case No. 247-S-97 without conditions and recommends approval of Case No. 13474-GP subject to the following conditions: 1. That five collated, stapled and folded copies and an 8 X 11 transparency of a revised drawing, revised as noted, be submitted prior to the ordinance request showing: a. deletion of the south entrance on Lot 3 b. a list of design guidelines as agreed upon by City Development Department staff c. the Lot 2 building as retail only, and calculation of bank parking on Lot 3 d. extension of the driveway throat length on Lots 3 and 7 per staff approval e. sidewalk extensions from the public street toward and into the parking areas per staff approval f. references to the free-standing signs per GP sign definitions and standards g. labeling of the use of Tract A. h. existing sanitary and storm sewers, water mains, gas mains greater than 6 inches, culverts, and other major above or below ground distribution or transmission lines within the proposed subdivision or immediately adjacent thereto. i. existing conditions (including width of all rights of way, easements, and roadways, including centerlines). j. proposed sidewalks, curbs, and gutters k. all required off-site easements for utilities, grading, and/or street improvements that are to be obtained by the Developer. l. depiction of the concept for storm water detention, volume controls, or treatment areas as appropriate and show how project is to be managed by storm water facilities (including public systems, detention areas/tracts, approximate grading, etc.) showing that the project can be feasibly designed in accordance with APWA 5600 adopted Standards. Off-site systems (natural, proposed, or existing) should be shown for purposes of conveying conceptually how systems will be connected, and 100-year conveyance paths. m. typical sections for N Amity Avenue and all interior streets showing elements of standard street section improvement, including sidewalks, curb and gutters, pavement widths, street grades, etc. in relation to proposed r/w widths. n. required street dedications and improvements proposed with each phase of development. o. any private open space medians areas, islands, or monumentation tracts labeled A, B, C, etc. 2. That the developer cause the area to be platted and processed in accordance with Chapter 66, Code of Ordinances of Kansas City, Missouri, as amended, commonly known as the Subdivision Regulations. 3. That the developer dedicate additional right of way for a primary arterial and bike lane as required by Development Services so as to provide a minimum of 56 feet from center line on the west side of North Amity Avenue. 4. That the developer construct a 300 foot northbound left turn lane with taper on N Amity Avenue at the main plan entrance as required by Development Services. 5. That the developer construct the main plan entrance with a three lane section at N Amity Avenue as shown in the site plan with one through lane on each side and a center left turn lane as required by Development Services. 6. That the developer construct the north right-in/right-out drive with raised channelization islands at N Amity Avenue as shown in the site plan, as required by Development Services. 7. That the developer enter into a cooperative agreement, prior to the approval of the first final plat application, to improve the operation of ramps of North Amity Avenue with Missouri Highway 152 according to Missouri Highway and Transportation Department requirements for turning lanes at ramps and for through traffic, install signals and signal interconnection and share 50 percent of the cost of improvements as required by Development Services. 8. That the developer dedicate additional right of way for the construction of a two-lane roundabout with bike lanes at the intersection of N Amity Avenue at the main entrance as shown on the development plan and coordinate with development on the east side of N Amity Avenue in determining the right of way requirements and as required by Development Services. 9. That the developer enter into a cooperative agreement, prior to the approval of the first final plat application, to share 50 percent of the cost of installation of a roundabout at the main entrance as shown on the development plan at North Amity Avenue and coordinate construction with development on the east side of N Amity Avenue and submit a temporary construction plan for the City's approval to show that the main entrance traffic will be handled without the roundabout if the main entrance connection is needed at this time and as required by Development Services. 10. That temporary off-site cul-de-sacs be constructed as required by Development Services. 11. That the developer insure that all plan intersections with N Amity Avenue and the internal public street meet sight distance requirements as required by Development Services. 12. That the developer design and construct all interior streets to City standards as required by Development Services, including curb and gutter, storm sewers, street lights, and sidewalks. 13. That the developer submits a Macro "Overall" storm drainage study for the entire development to Development Services for review and acceptance at the time the first plat is submitted, with a Micro "detailed" storm drainage study to be submitted for each phase at the time of final platting, and that the developer construct any necessary improvements as required by Development Services. 14. That the developer obtain the grading consents, and all grading, temporary construction and drainage/sewer easements from the abutting property owner prior to submitting any public improvements. 15. That the developer shall subordinate to the City all private interest in the area of any right-of-way dedication as required by Development Services, and that the developer shall be responsible for all costs associated with subordination activities. 16. That the developer submit plans for grading, siltation, and erosion control to Development Services for approval and permitting prior to beginning any construction activities. 17. That the developer secure a Land Disturbance Permit from Development Services prior to beginning any construction, grading, clearing, or grubbing activities, if the disturbed area exceeds one acre. 18. That the developer extend sanitary sewers to ensure individual service is provided to all proposed lots and determine adequacy as required by Development Services. 19. That the developer provide a storm water conveyance system to serve all proposed lots within the development and determine adequacy as required by Development Services. 20. That the developer grant a Noise and Aviation Easement to the City as required by Development Services. 21. That the developer submit covenants, conditions and restrictions to Development Services for review by the Law Department for approval for the maintenance of private open space and enter into a covenant agreement for the maintenance of any stormwater detention area tracts. 22. That the developer secure approval of the Street Naming Committee for all street names prior to submittal of the first final plat, and that the developer submit a copy of the approved street name plan as part of each final plat submittal to the Department of City Planning and Development. 23. That the developer install hard surface roads and provide for fire protection as required by the Fire Department prior to construction beyond foundations. 24. That the developer relocate/extend existing water mains and extend private branch service piping as required by the Water Services Department 25. That the developer secure the approval of the Missouri Highway and Transportation Department for any work within State right of way. 26. That the developer receive the approval of the Board of Zoning Adjustment for any necessary setback variances for buildings and parking along Missouri Highway 152. 27. That the developer comply with the KCI Airport Height zoning restrictions and that the developer include a fair disclosure statement with any real estate transaction. 28. That the developer submit a final plan to the City Plan Commission for approval, including detailed information on landscaping (including on-site street trees a maximum average spacing of 50 feet along public street frontages including Highway 152) , signage (including elevations), lighting (including a photometric study showing zero foot-candles at the property line and no direct illumination beyond the property line), grading and building elevations. Respectfully submitted, Larry H. 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