The regular meeting of the
Mission Planning Commission was called to order by Chair Mike Lee, at 7:00 PM Monday, August 21, 2006. Members present: Stuart Braden, Jim Mitchell, Richard Peak, Jim Brown, Carla Mills, Lawrence Andre, Charles Hannon and Mark Maurer.
Also in attendance: City Planner Ryan Bland.
APPROVAL OF MINUTES OF JULY 17, 2006
Mr. Brown moved and Mr. Peak
seconded a motion to approve the
minutes of the July 17, 2006 meeting with any additions or corrections.
The vote was taken, all voting AYE. The motion carried.
REPLAT OF MISSION VILLAGE SECOND PLAT, VICINITY OF THE
SOUTHEAST CORNER OF NALL AVENUE AND MARTWAY
Mr. Bland began saying that as
part of the first phase of the Rock Creek stormwater improvements between Nall
& Martway the city has purchased three small plats of property. The city
is now in the process of initiating this replat to “clean-up” some boundary and
easement issues with the site. Mr. Bland concluded stating that staff
recommends approval of the submitted replat.
With no other questions or comments
Mr. Peak moved and Mr. Braden seconded a motion that the Planning
Commission approve the preliminary and final plat for the submitted Mission
Village Second Plat.
The vote was taken all voting
AYE. The motion carried.
MISSION FALLS - FINAL DEVELOPMENT PLAN AND FINAL PLAT
VICINITY OF
THE SOUTHEAST CORNER OF FOXRIDGE DRIVE
AND WEST 51ST STREET, LAUNCH DEVELOPMENT
Mr. Bland stated that a preliminary development plan
approved by the City Council in June of 2006 replaced a previously approved
preliminary development plan for this site. Mr. Bland continued saying that at
the time the preliminary plan came before the Planning Commission, there were
eight stipulations placed on the application. At this time several of the
stipulations have been completed such as the sidewalk on 51st Street,
which is now depicted on the plan. Mr. Bland also stated that a site lighting
plan to minimize light levels on the residential area around it, this now shows
.5 foot candles and shading which are very minimal. Mr. Bland said that the
total number of parking spaces for the site does now meet city standards. Mr.
Bland explained that the Fire Department requested the cul-de-sac be enlarged
to show a 45-foot radius which has been depicted on the final development
plan. Mr. Bland concluded saying that the Fire District is still in the
process of approving the proposed location of hydrants. Mr. Bland stated that
staff recommends conditional approval of the final development plan and associated
final plat for Mission Village.
Mr. Chris Handzel, HNTB, appeared on behalf of Launch
Properties to answer questions and concerns. Mr. Brown asked if L-1 was
existing contours. Mr. Handzel stated that yes L-1 was existing contours and
also L-2 shows grading plan as well as storm drainage layout. Mr. Handzel
remarked that the most dramatic change was to the sculpting of the retention
pond that will retain storm drainage on site. Mr. Brown asked about the
appearance of the retaining walls. Mr. Handzel presented material boards and
renderings. Mr. Braden asked about the screening of the trash containers. Mr.
Bland responded saying they were internal to the structure so they are
screened. They are accessible from the service entrance. Mr. Handzel remarked
that vegetation would be provided for more of a buffer. Mr. Maurer thought
that the ordinance stated that the trash enclosure had to be screened with
masonry or framed. Mr. Handzel stated that would be easy to accomplish.
Mr. Peak stated that several years ago the city had
approved a senior living facility at this location and wanted to know if it was
the same group. Mr. Handzel replied that it was a different group and that the
reason it has come before the Planning Commission is because of such a
significant change in the floor plan and the layout of the site.
Mr. Brown asked about the handicapped parking spaces in
such a steep area. Mr. Brown stated that the one on the east side of the
building appeared to be more than the 2% allowed. Mr. Handzel remarked that it
was 3% and this will be addressed. Mr. Brown asked if the internal parking was
for residents only, which Mr. Handzel responded that at this time it was for
residents only. On the plan there are 321 parking stalls although the code requires
only 240.
Mr. Maurer asked which would be the first phase of
parking. Mr. Handzel pointed out phase 1 with 120 parking spaces, phase 2 with
a potential of a phase 3 depending on demand. The underground parking will
have 108 stalls.
Mr. Andre asked if there might be some way to add
connectivity from the Mission Falls sidewalk to the public sidewalk. Mr. Handzel
explained that with the severity of the grade they are unable to accommodate
that connection. Mr. Handzel stated that possible in the future a better
opportunity might be accomplished. Mr. Andre suggested a natural walking trail
rather than a sidewalk but with connectivity to the public realm. Mr. Handzel
explained that they did try to solve this problem but would really not want the
liability of an unstable walking trail. Mr. Handzel concluded saying that this
might be revisited in the future.
Ms. Mills agreed that it would be a good idea to have
connectivity, but that you do not want to promote something that could cause
injury.
With no other questions or concerns, Mr. Lee asked for a
motion. Mr. Peak moved and Mr. Mitchell seconded a motion to
approve the Final Development Plan and Final Plat for Mission Falls with the following conditions:
1. Stormwater detention or retention shall be
designed according to the City of Mission Stormwater Management Criteria;
2. Any site signage shall be noted on the Final
Development Plans and shall conform to the City of Mission Sign
Ordinance;
3. Location of existing and proposed fire hydrants
shall be depicted on the Final Development Plan and approved by the Johnson County fire District.
After discussion, Mr. Braden made a motion to amend the
Mr. Peak’s motion to include the wording “the trash enclosure shall meet the Design
Guidelines for materials and construction with screening as per 4-15.030 which
was seconded by Mr. Mitchell.
The vote was taken on the amendment, all voting AYE. The
motion carried.
The vote was taken on the original motion with the
amendment as follows: The Planning Commission approves the Final Development
Plan and Final Plat for Mission Falls with the following conditions:
1. Stormwater detention or retention shall be
designed according to the City of Mission Stormwater Management Criteria;
2. Any site signage shall be noted on the Final
Development Plans and shall conform to the City of Mission Sign
Ordinance;
3. Location of existing and proposed fire hydrants
shall be depicted on the Final Development Plan and approved by the Johnson County fire District.
4 The trash enclosure shall meet the Design
Guidelines for materials and construction with screening as per 4-15.030.
The vote was taken, all voting AYE. The motion
carried.
SIGN
ORDINANCE/DESIGN GUIDELINES PUBLIC HEARING
Mr. Lee opened the public hearing for Sign
Ordinance/Design Guidelines. Mr. Bland discussed changes that need to be made
as well as typos that need to be cleaned up. At this time an Ordinance has
been prepared for Commissioners approval. Mr. Lee asked for questions from
commissioners, with none Mr. Lee asked that Mr. Bland give a brief explination
of signage for the Mall or any other shopping centers that might be built in
the future. Mr. Bland explained that private sign criteria is requirements
specific for that site and also must be approved by the Planning Commission and
must fit with City of Mission signage standards.
With no other discussion, Mr. Braden moved and Mr.
Peak seconded a motion to recommend approval of an Ordinance amending
Sections 420.220, 430.020, 430.070, 430.080, 430.090 and 430.110 of the Code of
the City of Mission, Kansas and pages 4-11 and 4-14 of the Mission Kansas
Design Guidelines for the Johnson Drive Corridor; Repealing Section 430.130 of
the Code of the City of Mission, Kansas; and adding to the Code of the City of
Mission Chapter 430, Section 430.150.
The vote was taken all voting AYE. The motion
carried.
COMPREHENSIVE
PLAN UPDATE
Mr. Scott Michie, Bucher, Willis, Ratliff, began the
Comprehensive Plan Update showing commissioners Goal Statements, Objectives and
Actions Steps with introductory items. The Demographics and economic portion
of the plan are still in the process and Mr. Michie with have a full draft of
the plan to be presented at the September 18th Planning Commission
meeting. Discussion continued on how current some sources of statistics were.
Mr. Lee asked that discussion be keep to goals and concentrate on them. Mr.
Michie continued with the Introduction, Plan Contents and Existing Conditions
and Issues. Mr. Michie asked that commissioners submit any other introductory
statements or intent they would like to have included directly to city staff or
to him.
Mr. Peak questioned the lack of information in the
Comprehensive Plan with regard to residential properties. Mr. Andre remarked
that Mayor McConwell is in the process of appointing a taskforce on creating
housing policy. Mr. Andre felt this might be completed and ready to add to next
years review of the Comprehensive Plan. Mr. Andre remarked that the
Comprehensive Plan should be a reinforcement of City Council policy.
Mr. Brown asked that the goal of maintaining green space
as well as stormwater management be included in all areas of the Comprehensive
Plan as an over riding rule.
Mr. Michie quoted Kansas Statutes as saying “any zoning
found to be consistent with an adopted Comprehensive Plan shall be presumed to
be reasonable.” Mr. Michie feels this is a very powerful statement. Mr.
Michie remarked that he had taken notes from commissioner’s comments and will
incorporate them in the Plan.
ADJOURNMENT
With no other agenda items, Mr. Lee asked for a motion to
adjourn. Mr. Brown moved and Mr. Mitchell seconded a motion to
adjourn at 8:40 PM.
The vote was taken all, voting AYE. The motion
carried.
___________________________________
ATTEST: Mike
Lee, Chair
________________________________
Barbara J. Sharp
Planning Commission Secretary
