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Planning and Urban Design

701 North 7th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: City Planning Commission From: Planning and Urban Design Staff Date: July 13, 2020 Re: Change of Zone Petition #3224 GENERAL INFORMATION Applicant: Kyle Rose Status of Applicant: Owner 1908 S 74th Street Kansas City, Kansas Requested Action: Change of Zone from R-1 Single Family District to M-2 General Industrial District. Date of Application: May 29, 2020 Purpose: Change property from R-1 Single Family District to M-2 General Industrial District to have a contractor’s office and shop with storage yard.

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Property Location: 1908 South 74th Street Commission Districts: Commissioner At Large: Tom Burroughs District Commissioner: Angela Markley Existing Zoning: R-1 Single Family Residential District Adjacent Zoning: North: MP-2 Planned General Industrial District

South: MP-2 Planned General Industrial District East: R-1 Single Family District

West: R-1 Single Family District Adjacent Uses: North: Undeveloped Land South: Landscaping Company East: Single Family Homes West: Undeveloped Land Total Tract Size: 4.56 Acres Master Plan Designation: The City-Wide Master Plan designates this property as Employment. Major Street Plan: The Major Street Plan classifies 74th Street as a Local Street. Required Parking: If approved, uses in this district would require

paved off-street parking at a ratio necessary to serve the employees, visitors, customers and others who may be on the premises. The ratio will vary among occupants and will be determined by the director of planning after receipt of a summary of parking needs and characteristics prepared by the owner or initial occupant. In no case, however, shall less than one space for each 500 square feet of building floor area be provided.

Advertisement: The Wyandotte Echo – June 18, 2020

Letters to Property Owner – June 19, 2020

Public Hearing: July 13, 2020 Public Opposition: None to date Public Support: None to date

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PROPOSAL Detailed Outline of Requested Action: The applicant, Kyle Rose, is applying for a Change of Zone from R-1 Single Family Residential to M-2 General Industrial District for the purpose of operating a contractor’s office and shop with a storage yard. City Ordinance Requirements: 27-592 through 27-606 FACTORS TO BE CONSIDERED

1. The Character of the Neighborhood.

The neighborhood is largely undeveloped land with some single-family homes to the east and a landscaping company to the south.

2. The zoning and uses of properties nearby and the proposed use’s expected compatibility with them.

The zoning and uses of properties nearby are laid out above. The proposed use is compatible with the neighboring properties to the north and south that are zoned MP-2, however, the proposed use is not compatible with the uses to the east and west, which are single-family homes in a single-family zoned district.

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 property is suitable for the proposed use if the potential issues caused by flooding are properly mitigated.

4. The length of time the property has remained vacant as zoned. The property is currently undeveloped land.

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 as construction is an essential service.

6. The extent to which the proposed use would increase traffic or parking demand in ways that would adversely affect road capacity, safety, or create parking problems.

The proposed use will increase traffic or parking demand in ways that would adversely affect road capacity, safety, or create parking problems.

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7. The degree of conformance to the Master Plan. The Master Plan designates this property for Employment. The proposed use fits with this plan.

8. The extent to which the proposed use could cause environmental harm or enhance the environment.

The proposed use could cause environmental harm if materials were not properly disposed of or stored, and flooding issues were not properly taken care of.

9. The extent to which utilities and public services are available and adequate to serve the proposed use.

a. Water service Unavailable

b. Sanitary sewer service

Unavailable

c. Storm water control

Unavailable

d. Police

Police service is provided by District #334.

e. Fire

Fire service is provided by Station #16

f. Transit

KCATA does not provide transit in this area.

g. Schools

Public Education is Provided by Turner USD 202.

h. Streets See item #6 above.

10. The economic impact of the proposed use on the community.

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The proposed change of zone would enable the property to be developed as a business, which will help to create jobs in the community and will have a positive effect on the economy.

11. The capability of the proposed use to meet applicable ordinance requirements.

The proposed use will have to effectively manage flooding issues and requirements related to traffic and parking.

12. The relative gain to the public health, safety, and welfare as compared to the hardship imposed on the individual landowner or landowners.

The proposed use does not provide a benefit to the public health, safety, and welfare. If denied, the landowner would not be able to use the land in an industrial or commercial manner.

PREVIOUS ACTIONS None

NEIGHBORHOOD MEETING Due to the COVID-19, the neighborhood meeting requirement was suspended for the July applications. However, the applicant was still required to send a letter (as detailed as possible about your proposal) to the properties specified by the Urban Planning and Land Use Department. The applicant sent out a letter on June 29, 2020 and received no responses. KEY ISSUES Flood Management Traffic Increase Conflict with Adjacent Single-Family Homes STAFF COMMENTS AND SUGGESTIONS Planning and Urban Design Comments:

1. COZ will be recommended for approval to a “planned district.” If the application had requested MP-2 Planned General Industrial District, the preliminary and final plan would have been considered with the application, but the application was submitted for non-planned zoning.

2. If COZ 3224 is approved for planned zoning, that will include the preliminary plan review.

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3. More information is needed for the final plan. Please see engineering comments below.

4. If approved, the applicant must submit the required information and apply for a

Final Plan.

5. If approved, Special Use Permits must be obtained for the use of shipping containers as storage units.

6. If approved, all signage must be adhered to the sign code and be properly permitted.

7. If approved, trees must be provided at not less than one per 10,000 square feet of site area. Six (6) - foot high architectural screening in combination with a buffer area is to be provided alongside and rear property lines common to or across an alley from residentially zoned property.

8. Parking standards. Uses in this district require paved off-street parking at a ratio necessary to serve the employees, visitors, customers and others who may be on the premises. The ratio will vary among occupants and will be determined by the director of planning after receipt of a summary of parking needs and characteristics prepared by the owner or initial occupant. In no case, however, shall less than one space for each 500 square feet of building floor area be provided.

9. Subject to approval, a $125.00 ordinance publication fee must be submitted to

the Planning and Urban Design Department (check made payable to the Unified Treasurer) immediately following the Unified government Board of Commissioners meeting. If the check is not submitted within 30 days, the petition becomes invalid. The approval will not go into effect until the ordinance is published in the newspaper.

Planning Engineering Comments: A) Items that require plan revision or additional documentation before engineering can

recommend approval: 1) Detailed engineering comments are made by separate technical review of the

plans and submitted directly to the applicant. Provide revised plans and responses in accordance with the engineering comments.

2) Construction plans shall meet UG standards and criteria and shall be reviewed and approved by UG prior to construction permit acquisition.

A) Items that are conditions of approval: 1) None.

B) Comments that are not critical to engineering’s recommendations for this specific submittal, but may be helpful in preparing future documents: 1) None

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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 for MP-2 Planned Zoning of Petition #3224 subject to all conditions outlined in this staff report:

1) If approved, the applicant must submit the required information and apply for a Final Plan Review to be heard at the August 13, 2020 City Planning Commission meeting provided all engineering and department comments have been addressed;

2) If approved, Special Use Permits must be obtained for the use of shipping containers as storage units;

3) If approved, all signage must be adhered to the sign code and be properly permitted;

4) If approved, trees must be provided at not less than one per 10,000 square feet of site area. Six (6) - foot high architectural screening in combination with a buffer area is to be provided alongside and rear property lines common to or across an alley from residentially zoned property;

5) If approved the Final Plan Review will require a total of 12 parking spaces as one (1) space is required per every 500 square feet of building area;

6) If approved by the Board of Commissioners, applicant will need to submit a new check in the amount of $100 (made payable to the Unified Treasurer) for the filing fee for a final plan review; and

7) Subject to approval, a $125.00 ordinance publication fee must be submitted to the Urban Planning and Land Use Department (check made payable to the Unified Treasurer) immediately following the Unified government Board of Commissioners meeting. If the check is not submitted within 30 days, the petition becomes invalid. The approval will not go into effect until the ordinance is published in the newspaper.

ATTACHMENTS Neighborhood Meeting Information Zoning Map Site Development Plan Site Photography, Provided by the Applicant Proposed Building Elevations Site Photographs Provided by Staff Dated June 16, 2020 REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Unified Government Commission Public Hearing July 13, 2020 July 30, 2020 Special Use STAFF CONTACT: Shana Shanteau, sshanteau@wycokck.org

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MOTIONS I move the Kansas City, Kansas City Planning Commission RECOMMEND APPROVAL of Petition #3224 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: 1._________________________________________________________; 2. _____________________________________________________; And 3. ________________________________________________________. OR I move the Kansas City, Kansas City Planning Commission RECOMMEND DENIAL of Petition #3224, 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.

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Site Development Plan:

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Building Elevations:

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Site Photos Provided by Applicant:

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Site Photographs Provided by Staff Dated June 16, 2020:

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