ࡱ> mol#` B4bjbjmm 3X+f\\\\\\\p%%%8%D4&DpH,&&(&&&'''GGGGGGGGIhKdG\&4''&4&4G\\&&G777&4d\&\&G7&4G77D\\VE&x& (b%4|DZGdG0HDL5L,VEVEL\jE'o+79.<u0'''GG6d'''H&4&4&4&4ppp$$ pppppp\\\\\\  STAFF REPORT February 5, 2008 (19, 20)PRIVATE  Re: a. Case No 13877-P b. Case No 13877-PD-1 APPLICANT: Samuel Davidson Children International 2000 E Red Bridge Road Kansas City, MO 64131 AGENT: Brandon Walker Gastinger Walker Harden Architects 817 Wyandotte Street Kansas City, MO 64105 LOCATION: Generally located at the northwest corner of Red Bridge Road and Blue River Road AREA: Approximately 59.43 acres REQUESTS: a. To approve a rezone from District RA (agricultural) to District R-5-O (high apartment, administrative office) b. To approve a rezone from District R-5-O (high apartment, administrative office) to District PD/R-5-O (planned district/high apartment, administrative office) and approval of a development plan PURPOSE: To allow the expansion of an existing building by approximately 45,600 square feet LAND USE PLAN: The South Development Plan identifies the proposed development area as park land, however the existing use was operating prior to the adoption of the area plan. SURROUNDING Land Uses: North:Undeveloped, Alex George Park, District RA South: Red Bridge Road, Golf Course, Minor Park, District RA East: Single family residential, District R-1a West: Single family residential, District R-1a MAJOR STREET PLAN: The Major Street Plan identifies both Red Bridge Road and Blue River Road as future parkways recommending 100 feet of right of way as measured from the centerline of both roadways. ARTERIAL STREET IMPACT FEE: The proposed development is located in Arterial Impact Fee Zone G and is assessed at a discount rate of $1,044.00 for a total assessment of $47,606.40. (For Informational Purposes Only) RELATED CASES: Case No 4240-A On February 11, 1964 the Board of Zoning Adjustment approved a conditional use permit to operate offices for the Holy Land Christian Approach Mission, Inc. Case No 4240-A-1 On May 24, 1983 the Board of Zoning Adjustment approved a conditional use permit to construct a sign for the Holy Land Christian Approach Mission, Inc. CURRENT CONDITIONS: The existing facility is operating under a conditional use permit approved in 1964. The one-story brick office structure is approximately 84,000 square feet. There are existing access drives located on Red Bridge Road, just west of the intersection of Blue River Road and on Blue River Road approximately 300 feet south of the northeasterly property line. The parking lot is currently located to the north of the building. There is an existing pond located on the southerly property line, north of Red Bridge Road. Both Red Bridge Road and Blue River Road are identified as parkways/boulevards on the Major Street Plan and recommend a minimum of 100 feet of right of way as measured from the centerline of both roadways. Red Bridge Road currently has approximately 24-25 feet of existing pavement and Blue River Road has approximately 24 feet of existing pavement. A northbound left turn lane exists on Red Bridge Road. The site is located along the planned improvements of Red Bridge Road. The Capital Improvements Management Office has received sufficient right of way to improve the roadway and bridge. PLAN REVIEW: The applicant has requested to rezone approximately 59.43 acres that is currently being used as an office for Children International, a not for profit organization that funds programs for children around the world. The property is currently zone RA and is requesting to rezone the property to PD/R-5-O. The proposed development plan identifies a two- story building expansion of approximately 40,000 square feet. The plans propose to remove a portion of the existing structure and relocate the parking lot to the east side of the building. The building addition will be constructed on the north side of the existing building where the current parking lot is located. Upon completion the total building area is proposed at 107,472 square feet, with a net increase of approximately 20,000 square feet. The plan also indicates that the access drive located on Red Bridge Road will be relocated to Blue Rive Road. The proposed divided entrance is approximately 580 feet south of the existing entrance on Blue River Road, opposite existing 110th Street. There is an existing sign proposed at the existing entrance on Red Bridge Road. The brick monument flanks each side of the drive and identifies the address and name of the organization. This monument sign is proposed to remain and an additional sign is proposed at the new entrance proposed on Blue River Road. There are two prairie grass areas that are identified as BMP areas. One is located between the two access drives and the other is located approximately 300 feet north of the building expansion. The applicant has shown 240 parking spaces on the plan. There are 222 required parking spaces. The facility currently has approximately 200 employees, with a possible increase to 300 employees by 2015. ANALYSIS: Red Bridge Road has been planned for re-alignment and widening. After speaking with Public Works and CIMO it has been determined that no additional right of way to complete those improvements is required at this time. Both Red Bridge Road and Blue River Road are shown on the Major Street Plan as parkways/boulevards. Therefore, staff has requested that the applicant grant sufficient right of way to meet the minimum required right of way standard for parkways/boulevards. An existing chain link fence extends the perimeter of the property. Staff believes that this chain link fence needs to be replaced with a decorative aluminum or wrought iron fence. This fence will offer the same security protection as well as add an aesthetic element to the site. There are two monuments signs proposed, the existing brick sign on Red Bridge Road and another at the proposed entrance on Blue River Road. The R-5-O sign regulations permit one monument sign, set back 20 feet from the property line, and is not to exceed six feet in height, ten feet in width and a total square footage of 40 feet. The applicant will need to remove one of the signs shown on the plan. Directional signs are permitted at each driveway entrance so long as they do not exceed three feet in height and two square feet in area. Under the current conditional use permit the building cannot be expanded by more than 25%. In order to expand the site and make the changes that are proposed, rezoning the property is required. Staff is supportive of this rezoning and believes that the plans meet the requirements outlined in Chapter 80. RECOMMENDATIONS: This plat was reviewed by the Plats Review Committee on January 16, 2008. Staff recommends APPROVAL of Case No 13877-P without conditions and recommends APPROVAL of Case No 13877-PD-1 subject to the following conditions: That 6 copies of a revised drawing, revised as noted, be submitted showing the following: Show 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. Show full extents of the plat and adjacent infrastructure important to this development (200 feet minimum). Show Developer Contact Information, including phone number and/or e-mail. Show and label existing conditions including width of all existing and proposed rights of way, roadways, etc. Show and label center lines. Show, label, and dimension all proposed rights of way and easements. Show and label center lines. Distinguish public versus private utilities on the plan. Show all trees to be removed for utilities, grading, and/or street improvements by denoting the area with a label of "TREES TO BE REMOVED." Tree removal may be shown as individual trees for linear construction or by the acre for large areas of site disturbance. Show all individual or areas of trees to be preserved within the limits of the plan area by denoting the area with a label of "TREES TO REMAIN." Depict concept for storm water detention, volume controls, or treatment areas as appropriate and show how project is to be managed by storm water facilities showing that the project can be feasibly designed in accordance with APWA 5600 adopted Standards. Off-site systems should be shown for purposes of conveying conceptually how systems will be connected, and 100-year conveyance paths. Identify the private and public portions of the storm water management system. Show any private BMP's used as storm water management features as easements labeled BMP easement, surface drainage easement, or other intended purpose. BMP and surface drainage easements require stand alone easement documents. Label proposed use of the building and the expansion Show typical section and location of one monument sign to meet requirements in District R-5-O Revise parking lot isle width to reflect a minimum of 25 feet Show the chain link fence as to be removed and replaced with a wrought iron or aluminum decorative fence on Red Bridge Road and Blue River Road outside the right of way to be dedicated That the developer submit a detailed Micro storm drainage study prior to approval and issuance of any building permits, and that the developer construct any improvements as required by Development Services prior to issuance of a certificate of occupancy. That the developer dedicate additional right of way by general warranty deed for a parkway as required by Department of Parks and Recreation so as to provide a minimum of 100 feet of right of way as measured from the centerline of Blue River Road, prior to issuance of a certificate of occupancy. That the developer dedicate additional right of way by general warranty deed for a parkway as required by Department of Parks and Recreation so as to provide a minimum of 100 feet of right of way as measured from the centerline of Red Bridge Road, prior to issuance of a certificate of occupancy 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. That the developer submit plans for grading, siltation, and erosion control to Development Services for review, acceptance, and permitting prior to beginning any construction activities. That the developer secure a Site Disturbance Permit from Development Services prior to beginning any construction, grading, clearing, or grubbing activities, if the disturbed area equals one acre or more. That the developer grant a BMP Easement to the City as required by Development Services prior to issuance of a certificate of occupancy. That the developer secure the approval of the Board of Zoning Adjustment for any required variances. That the developer submit a final plan showing building elevations, landscaping, grading, fencing, signage and photometric study; showing zero foot candles at the property lines. Respectively Submitted, Jacob R. 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