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STAFF REPORT
Planning and Zoning Case 15-19FP
Staff: David P. Jones, Planner
Date: May 26, 2015
GENERAL INFORMATION
Application: Final Plat of North Haven Center business park Applicant: Art Akin
AGC Engineers, Inc. 405 S Leonard Street, Suite D Liberty, Missouri
Owner: Chris Brown
Brownfig Development Company, LLC 2112 Kara Court Liberty, Missouri
Location: 421 N 291 Highway (north of Attic Storage; south of Heartland Chevrolet) Acreage/Lots: 5.41 acres/4 lots + 3 tracts (existing North Haven Estates, lots 26 and 27) Existing Land Use/Zoning: Commercial/C-3, Highway Business district and C-2, General Business district File Date: April 3, 2015 PREVIOUS CASES/SITE HISTORY
P&Z Case 13-44A – An application to amend the Future Land Use Map from Mixed Use to Commercial for the eastern 2.50 acres of 421 N 291 Highway was approved by City Council in November 2013. P&Z Case 13-51R&PDP - An application to rezone 4.13 acres from R-1C, Standard Single-Family Residential district to C-2, General Business district and a Preliminary Development Plan for 7.67 acres at 421 N 291 Highway was approved by City Council in January 2014. P&Z Case 15-08PDP-A – An application to revise the Preliminary Development Plan for North Haven Center was approved by City Council in March 2015. P&Z Case 15-09PP – An application for Preliminary Plat of North Haven Center/Attic Storage was approved by City Council in March 2015.
DESCRIPTION OF PROPOSAL
The applicant proposes to subdivide 5.41 acres of land known as North Haven Center for commercial development. The subdivision consists of four buildable commercial lots (designated as Lots 1-4) and three tracts for common infrastructure and signage (tracts A-C).
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As indicated by the Preliminary Plat for North Haven Center/Attic Storage, the Final Plat for North Haven Center does not include the eastern 215.8 feet of the current North Haven Estates, lots 26 & 27. This area will be consolidated by separate survey into the existing Attic Storage property at 317 N 291 Highway. That action is administrative but is nevertheless contingent upon approval of a development plan for Attic Storage and approval of this Final Plat. Each lot proposed has direct or proposed access to public water and sanitary sewer. Setback and building standards are governed by regulations for the C-2 and C-3 zoning districts. Lots 1-3 are governed by the C-3 district regulations, except for the eastern portion of lots 2 and 3, and all of lot 4, which are governed by C-2 district regulations. Staff has reviewed the covenants and restrictions which will govern North Haven Center and found them compliant with City ordinances and policies.
In accordance with the UDO, staff’s analysis of a Preliminary Plat application is guided by Section 30-28.14. 1. The final plat substantially complies with the intent of the comprehensive plan;
The proposal conforms to principles eleven and twelve of the Liberty Neighborhood Principles: “Development of vacant and underutilized parcels in the City should be encouraged” and “should be encouraged to occur in those areas of the community where municipal services are readily available or can most easily be extended.” Staff believes the proposed plat complies with the Comprehensive Plan.
2. The final plat complies with the provisions of this UDO;
The proposed plat complies with standards of the UDO and the C-3 and C-2 zoning districts.
3. The final plat substantially complies with approved city development standards and policies; The proposed plat substantially complies with City standards and policies.
4. The final plat substantially conforms to the approved preliminary plat; The proposed plat substantially conforms with the approved preliminary plat.
5. All public works elements have been design to city specifications and certified by the city engineer; Construction of the detention basin will commence with approval of this plat and acceptance of a facilities easement and maintenance covenant. The applicant intends to delay the recording of the plat for a period of up to 2 years, or until such time as the property is under contract. At that point, the water and sewer main extensions will be designed, approved, and completed, and the plat will be recorded.
PUBLIC INFRASTRUCTURE
FACILITY CITY STANDARD STATUS
Streets Direct connection to fully improved street network
The property has direct access to N 291 Highway via proposed private drive.
Sanitary Sewer
Direct, gravity flow connection
Lots 2-4 have direct access to an 8” public sanitary sewer line which bisects the property north and south. A public sanitary extension is proposed to serve Lot 1 from this main.
Water Direct connection to City water services
Lots 1-4 will be served by an extension of the existing 6” main along 291 Highway.
Storm Water
Storm water must be released at an acceptable rate
Stormwater runoff will be collected by on-site storm sewer and released into a proposed detention area (Tract B).
STAFF ANALYSIS
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6. All necessary easements, dedications, vacations, and other agreements have been accepted or
approved; Easements for the water and sewer extensions will be accepted and recorded with the approval and recording of this plat. An easement and maintenance covenant for the storm water detention facility will be accepted and recorded by separate document and referenced on the plat.
Staff finds this application meets the standards of review for a Final Plat in Section 30-28.14 of the UDO and recommends approval of P&Z Case 15-19FP.
At its May 12, 2015 meeting the Planning and Zoning Commission voted unanimously to recommend approval of P&Z Case 15-19FP.
ATTACHMENTS
Exhibit A: Vicinity Map Exhibit B: Preliminary Plat Exhibit C: Proposed Final Plat
STAFF RECOMMENDATION
PZ RECOMMENDATION
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N 291 HWY
35 HW
Y
N FO
REST
AVE
N CHU
RCH R
D
N STE
WART R
D
SPRUCE DR
PRIVATE DR
N BL
UE JA
Y DR
HAMPTON CT
PRIVATE DR
35 HW
Y
Exhibit A:Exhibit A: Vicinity Map
P&Z 15-19FP - Final Plat ofNorth Haven Center
ProjectLocation
Case 15-19FP: Final Plat for North Haven Center, 421 N 291 Highway Mr. Jones presented the Final Plat application as described in the staff report. Chairman Rosekrans asked if there were any questions for staff. Seeing none, he asked if the applicant had comments. Mr. Art Aiken, AGC Engineers, 405 S Leonard (applicant representative) said he was available for questions. Chairman Rosekrans asked if there were any questions for the applicant or staff. Hearing none he asked for a motion. Commissioner Armstrong made a motion to approve the application. Commissioner Personett seconded the motion. The motion carried 6-0.
Document No._____________ P&Z Case No. 15-19FP
ORDINANCE NO. __________
AN ORDINANCE ACCEPTING AND APPROVING A FINAL PLAT FOR NORTH HAVEN CENTER,
IN THE CITY OF LIBERTY, CLAY COUNTY, MISSOURI
WHEREAS, a final plat for North Haven Center, in the City of Liberty, Clay County,
Missouri, has been duly and properly presented to the Planning and Zoning Commission on May 12, 2015 and City Council on May 26, 2015; and
WHEREAS, pursuant to Section 30-28.14 of the Unified Development Ordinance of the City
of Liberty, the City Council finds that the plat described duly conforms to the standards and requirements of ordinances in place at the time of the application;
BE IT ORDAINED, by the City Council of the City of Liberty, Clay County, Missouri, as follows:
SECTION I
The City Council hereby accepts and approves a final plat for North Haven Center, in the City of Liberty, Clay County, Missouri the legal description of which follows: All that part of Lot 26 and Lot 27, NORTH HAVEN ESTATES, a subdivision of land in the Northwest Quarter of Section 12, Township 51, Range 32 in Liberty, Clay County, Missouri, more particularly described as follows: Commencing at the Northeast Corner of said Northwest Quarter, being the Northeast Corner of said Lot 26; thence North 89⁰ 50’ 49” West along the North line of said Northwest Quarter, 215.83 feet to the True Point of Beginning of the tract herein described: Thence South 00⁰ 09’ 11” West, 355.00 feet; thence North 89⁰ 50’ 52” West, 110.37 feet; thence South 00⁰ 09’ 28” West, 44.54 feet to the South line of said Lot 27; thence North 89⁰ 50’ 32” West along said South line, 358.99 feet to the East line of Missouri Route 291 Highway, as now established; thence along said East line the following four courses; course one, North 34⁰ 57’ 16” West, 130.51 feet; course two, along a curve to the right, tangent to the last described course, having a radius of 890.40 feet and a length of 67.94 feet; course three, North 39⁰ 33’ 17” West, 96.29 feet; course four, along a curve to the right, having an initial tangent bearing North 24⁰ 35’ 08” West, a radius of 910.40 feet and a length of 171.56 feet to the North line of said Northwest Quarter; thence South 89⁰ 50’ 49” East along said North line, 699.58 feet to the True Point of Beginning. Containing 235,638 square feet or 5.410 acres, more or less.
SECTION II
Any and all development within the above-described final plat shall comply with all applicable standards and requirements as set forth in the City Code of the City of Liberty, Missouri.
ORDINANCE NO. __________ (CONT.)
SECTION III
This Ordinance shall be in full force and effect from and after its passage by the City Council and approval by the Mayor.
PASSED by the City Council this _____ day of __________________, 2015.
_______________________________ MAYOR
ATTEST: ______________________________ DEPUTY CITY CLERK
APPROVED by the Mayor this _____ day of __________________, 2015
_______________________________ MAYOR
