Urban Planning and Land Use

Transcription

1 Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) Kansas City, Kansas Fax: (913) planninginfo@wycokck.org To: From: City Planning Commission City Staff Date: July 10, 2017 Re: Petition #PR GENERAL INFORMATION Applicant: Debra Lyster Status of Applicant: Representative McDonald s Corporation Mastin Blvd. Overland Park, KS Requested Action: Approve Final Plan for exterior modification Date of Application: May 26, 2017 Purpose: To approve Final Plan for exterior modifications to McDonald s restaurant Property Location: 3725 State Avenue PR July 10,

2 Existing Zoning: CP-2 Planned Commercial District Existing Surrounding Zoning: North: CP-2 Planned Commercial District South: C-3 General Commercial Family District East: C-1 Limited Business District West: R-1 Single Family District Existing Uses: North: South: East: West: Commercial (retail) Undeveloped Commercial (retail) Cemetery Total Tract Size: 1.28 acres Master Plan Designation: The City Wide Master Plan designates this property for commercial use. Major Street Plan: State Avenue is a designated Class C thoroughfare in this area. Advertisement: The Wyandotte Echo June 14, 2017 Letters to Property Owner June Public Hearing: July 10, 2017 Public Opposition: None to date PROPOSAL Detailed Outline of Requested Action: Ms. Lyster of McDonald s Corporation is seeking Final Plan approval for a renovation and exterior modification to the McDonald s restaurant and drive thru at 3725 State Avenue. City Ordinance Requirements: through FACTORS TO BE CONSIDERED 1. The Character of the Neighborhood. The area is primarily commercial in nature. 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. This use is not expected to greatly increase traffic over current levels. 3. The degree of conformance of the proposed use to the Master Plan. PR July 10,

3 This would be built to be in conformance with the 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 Existing c. Storm water control To be designed to city standards d. Police Police service is provided by District #442 e. Fire Fire service is provided by District #1 f. Transit There is a KCATA bus stop at 38 th and State Avenue. g. Schools Kansas City, Kansas USD # The capability of the proposed use to meet applicable ordinance and other requirements With revisions, this plan can be built to meet all applicable ordinance requirements. PREVIOUS ACTIONS None KEY ISSUES Conformance with the Commercial Design Guidelines PR July 10,

4 STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments: 1. Please provide updated color elevations with dimensions shown to reflect the following criteria: (Sec c) 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: a. Divisions or breaks in materials; b. Building offsets (projections, recesses, niches); c. Window bays; d. Separate entrances and entry treatment; or e. Variation in rooflines. Applicant Response: Where feasible, the proposed exterior renovation incorporates material breaks, small building offsets at proposed brand wall construction, steps in the proposed parapet height at the aforementioned brand walls, and a new entry arcade at the main entrance. Canopies and colored material transitions have been incorporated into the drive thru side of the building to add visual variety as well. All downspouts must be internalized Applicant Response: The existing downspouts are currently internalized. Any roof mounted mechanical equipment must be screened by the parapet Application Response: The existing parapet has been raised to approximately 4 above the existing roof deck in order to better screen the existing mechanical equipment. (Sec e) Building materials must be durable, economically maintained, and of a quality that will retain its appearance over time, including but not limited to: natural or synthetic stone, brick, stucco, integrally-colored, textured, or glazed concrete masonry units, high quality pre-stressed concrete systems, cementitious siding (hardy board), or glass. The director may approve other high-quality materials. a. Building design should avoid large expanses of highly reflective surfaces and mirror glass exterior walls. PR July 10,

5 Applicant Response: There are no reflective materials or mirror glass incorporated in the proposed exterior renovation scope. b. Highly tinted glass or glass tinted in unnatural colors should be avoided. Applicant Response: The existing and proposed replacement glazing is not highly tinted of tinted in unnatural colors. Exterior building materials shall not include the following: a. Split shakes, rough sawn, or board and batten wood; b. Vinyl siding; c. Smooth-faced grey concrete block, painted or stained concrete block, tilt-up concrete panels; d. Field painted or prefinished corrugated metal siding; e. Standard single-tee or double-tee concrete systems; or f. EIFS at the ground level or comprising more than 15 percent of any facade. EFIS is not a permitted primary material; please revise with an allowable material. Applicant Response: All references to EIFS have been removed from architectural scope of work. Primary building finish material to be painted stucco. 2. All signage requires sign permitting and standard sign permit review processing. Sign code must be met. Any deviation from sign code will require a variance. Applicant Response: Noted. 3. Sec (g)(3) All trash receptacles shall be enclosed with a screening wall or fence constructed of the same materials as the primary structure. The screen must be a minimum of six feet in height on all sides and designed with the gate facing away from streets or adjacent land uses. All screening materials must be well maintained at all times. Please show plans for this structure. Applicant Response: The trash enclosure is existing and is to remain. The trash enclosure is 6 or taller on all sides 4. Striped islands in parking area are to be changed to landscaped islands. Applicant Response: Striped islands have been removed and replaced with curb and landscape. 5. Please provide lighting plan. All lighting shall have 90 degree cutoff fixtures. Any lighting that is physically mounted to the building shall be decorative and have 90 degree cutoffs, as not to cast light on adjacent properties and public right-of-way. PR July 10,

6 Light shall not exceed one foot candle as measured from said property line. Wall pack lighting is not permitted. Applicant Response: The lighting has been revised to meet this criteria. 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 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 recommend APPROVAL of Petition #PR subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Aerial image Zoning map Site plan Elevations REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Unified Government Commission Public Hearing July 10, 2017 Not Required Plan Review STAFF CONTACT: Jamie Hickey jhickey@wycokck.org MOTIONS I move the Kansas City, Kansas City Planning Commission APPROVE Petition #PR 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 PR July 10,

7 resolve to the satisfaction of City Staff all comments contained in the Staff Report; and the following additional requirements of the Kansas City, City Planning Commission: OR 1. ; 2. ; And 3.. I move the Kansas City, City Planning Commission DENY Petition #PR , 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. PR July 10,

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