The applicant intends to develop a four-lot subdivision. Three lots and a tract along the E. 23rd Street S. corridor will be zoned C-2 (General Commercial). The 30,604-square foot western lot and 33,217-square foot middle lot have yet to have a proposed use. The applicant intends to construct a high-end, tunnel carwash on the 50,309-square foot eastern most lot. The tract to the southeast will be the site of the detention basin. Prior to site plan and building permit approval, the property must be replatted. South of the commercial lots, the remaining 6.9-acre property will keep its existing R-6 (Single-Family Residential) zoning at this time.
Access to the subdivision will be via Haden Street extended across 23rd Street along the western edge of the development. South of the intersection, a private driveway will extend eastward south of the commercial lots providing access. Lot 1 will have a driveway off 23rd Street as well aligned with Woodbury Street. Haden Street will be built to City standards. Public sidewalks are needed on both sides of the street.
Lots 3, 2 and 1 will be addressed as 1401, 1409 and 1503 E. 23rd Street S. Tract A and Lot 4 will be addressed as 1505 E. 23rd Street S. and 2351 S. Haden Court.
Consistency with Independence for All, Strategic Plan:
The proposal is consistent with the Goal, “Increase economic prosperity of community”. It meets the strategy to, “recruit business.”
Comprehensive Plan Guiding Land Use Principles:
The proposal is consistent with the Guiding Principle, “Foster redevelopment opportunities within the city to revitalize used or underused property”. It meets the policies to, “Encourage redevelopment or adaptive reuse of vacant or underutilized buildings and sites,” and, “Encourage reinvestment in our existing neighborhoods.”
Traffic Study:
Tran Systems prepared a study for the Preliminary Plat and proposed residential and commercial development McBee Landing. The study included trip generation estimates, trip distribution estimates, capacity analysis and a summary of findings. McBee’s Coffee and Carwash’s planned driveway will be aligned with Woodbury Street and an extension to Haden Street will be aligned with the existing segment north of 23rd Street. Sight distances will be adequate for both accesses.
The study indicates that most side street movements at the study intersections are projected to operate at level E or F (the worst categories for intersection movements) during peak hours. This is largely due to high traffic volumes on 23rd Street. The suggested mitigation is to construct additional outbound lanes on the driveway and Haden Street to permit the bypass of left-turning vehicles. Traffic volumes from the side streets and driveway will not be enough to warrant any signalization of the intersections.
Historic and Archaeological Sites:
There are no apparent historic/archaeological issues with this property.
Public Utilities:
All utilities are present and available near the site.
Easements:
Standard 5 and 7½-foot wide general utility easements will be provided along rights-of-way and rear property lines.
Review Criteria:
Recommendations and decisions on Preliminary Plats must be based on consideration of all of the following criteria:
1. Compliance with environmental and health laws and regulations concerning water and air pollution, solid waste disposal, water supply facilities, community or public sewer disposal, and, where applicable, individual systems of sewage disposal. Yes, this is confirmed by Municipal Services.
2. Availability of water that meets applicable fire flow requirements and is sufficient for the reasonably foreseeable needs of the subdivision. Yes, this is confirmed by the Water Department.
3. Availability and accessibility of utilities. Utilities are available on or near the properties.
4. Availability and accessibility of public services such as schools, police and fire protection, transportation, recreation facilities and parks. All, except parks, are quickly accessible to these properties.
5. Consistency with the zoning district regulations. The proposed plan meets lot and street dimension requirements.
6. Conformity with the Major Thoroughfare Plan. Proposed street and driveway accesses meet the requirements of the Thoroughfare Plan as well as the requirements of Public Works and MoDOT.
7. Effect of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision. The applicant completed a traffic study that indicates that some turning movements will rate as D’s, and even F’s in the coming decades. Therefore when the residential section is developed, a cut-through to Kings Highway will be necessary.
8. Physical land characteristics, such as floodplain, slope, soil, and elevation differentials with abutting properties. There are no floodplains on the property elevations/slopes are indicated by Preliminary Plat.
9. Recommendations and comments of the Development Review Committee and/or other reviewing agencies. Comments from the Development Review Committee were limited, with Water Pollution Control and Public Works concerned about the gray water proposed and traffic accessibility.
10. Conformity with the Master Sewer and Water Utility Plan. Water Pollution Control and Public Works confirm this.
11. Compliance with the development ordinance and all other applicable regulations. The proposed plat conforms with the development ordinance.
Draft Planning Commission Minutes:
"Case 20-100-01 – Rezoning – 1401, 1409, 1503 and 1505 E. 23rd Street S.
Case 20-200-01 – Special Use Permit – 1503 and 1505 E. 23rd Street S.
Case 20-310-01 – Preliminary Plat – McBee Landing, Lots 1 through 4 and Tract A
Staff Presentation
Brian Harker presented the case. Mr. Harker presented the Commission with a vicinity map, noting the area and surrounding zoning. He presented the Commission with an aerial map indicating the project area and explained the surrounding land uses. Mr. Harker reviewed the Special Use Permit conditions, including a graphic of the noise levels for all mechanized systems and vacuums, and a detailed landscape plan.
Applicant Comments
Steven McBee, 1400 N. Bill Johnson Rd, stated the car wash will use a conveyor belt instead of commonly used chain and roller system. He stated each car wash also comes with a cup of coffee.
Commissioner Preston stated he is excited about this project, but expressed concern about the noise with the residence near the tire shop.
Mr. McBee stated they would construct a privacy fence similar to the one between the residence and Discount Tire. He said they will use a central vacuum system with only two turbines, which will reduce noise. Mr. McBee stated the car wash will also have doors that will close in between each car being washed. He said he would have the report on noise levels to staff by Friday.
In response to Commissioner Michell’s question, Mr. McBee stated there will only be one row of vacuums. Mr. McBee noted the enclosure for the central vacuum system will be insulated to reduce noise as well.
In response to Commissioner Preston’s question, Mr. McBee clarified the vacuums will be in bays, but the turbines running the vacuums will be enclosed.
Commissioner Weir asked if Mr. McBee saw a letter from a concerned resident that lives south of the site. Commissioner Weir noted the resident was concerned her easement, with access to 23rd Street, would become inaccessible. Mr. McBee stated they will reach out to the resident to ease her concerns.
Mr. McBee stated the right of way off 23rd Street would supply sufficient access to the property. He stated there was concept plan drawn showing access to Kings Highway, but stated that is not in the current plans because they don’t own that property.
Public Comments
Kristin Skinner, 31720 S. McClain Road, Harrisonville, stated she is a professional engineer. She stated she was contacted by a nearby resident and was asked to look at the information they had received. Ms. Skinner expressed several concerns with the traffic study. She stated the study assumed an office use for Lots 1 and 2, but the plan sent to residents showed a restaurant. Ms. Skinner said the plan the residents received showed access through her clients property to the west. Ms. Skinner stated they are concerned about the lower level of service. She expressed safety concerns with the increased traffic.
Mr. McBee stated he didn’t realize the conceptual plans had been sent to residents. He clarified one of the conceptual plans had shown additional access, but the right-of-way off 23rd Street is the only access planned. Mr. McBee said they do not plan to have additional access, unless the opportunity arose to purchase the property in the future.
Mr. Harker stated he spoke to Discount Tire and their ownership is not interested in having access from their lot.
In response to Commissioner Weir’s question, Mr. McBee stated both entrances would be open day one.
Robert Walquist, Quist Engineering, stated they will be taking the grade down four to five feet. He stated the car wash will be two to three feet above 23rd Street. Mr. Walquist stated there will also be a retaining wall built along the west side.
Commissioner Comments
Commissioner Weir asked if there would be a turn lane. Mr. Arroyo stated they looked at a turn lane, but traffic volumes did not warrant one. He said City staff would have concerns about traffic volumes if a restaurant was planned. Mr. Arroyo stated the traffic study would have to be revisited if anything but an office space is planned for Lot 1 and 2.
Commissioner Michell asked if the Planning Commission could stipulate that the traffic study needs revisited if another plan other than office is planned for Lot 1 or 2. Mr. McBee stated they are okay with a stipulation to the Preliminary Plat, stating that if the use changes from the proposed office use, that it has to come back before the Commission with a new traffic study.
In response to Commissioner Ferguson’s question, Mr. McBee stated the reclaim system would be under the conveyer belt in their equipment room. Mr. McBee said the detention basin shown in the plan is for storm water only.
Motions
Commissioner Preston made a motion to approve Case 20-100-01 – Rezoning – 1401, 1409, 1503 and 1505 E. 23rd Street S. Commissioner Ferguson seconded the motion. The motion passed with six affirmative votes.
Commissioner Preston made a motion to approve Case 20-200-01 – Special Use Permit – 1503 and 1505 E. 23rd Street S, with the recommendations from staff. Commissioner Ferguson seconded the motion. The motion passed with six affirmative votes.
Commissioner Preston made a motion to approve Case 20-310-01 – Preliminary Plat – McBee Landing, Lots 1 through 4 and Tract A, with the stipulation if the proposed office uses is changed, it has to go back to the Planning Commission with a new traffic study. Commissioner Ferguson seconded the motion. The motion passed with six affirmative votes."