The staff report provides information on a request to rezone two parcels located at 302 and 306 Blue Ridge Extension from I-2, Heavy Industrial to PD, Planned Development in order to construct a Dollar General retail store. The report discusses the background of the request, surrounding land uses and zoning, conformance with the comprehensive plan, and notification process. Staff recommends the Planning Commission hold a public hearing on the rezoning request and conceptual development plan and consider public comments before making a recommendation to the Board of Aldermen.

1. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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CASE NUMBER: PC16-04: (Dollar General CDP) – Public hearing
on an application filed by Capital Growth Buchalter, Inc. for
approval of a Conceptual Development Plan in order to
construct a Dollar General retail store located at 302 and 306
Blue Ridge Extension legally described as Tract A, Lot 3 & 4,
Golden Heights, Subdivision, Grandview, Jackson County,
Missouri
TO:
PLANNING COMMISSION
FROM:
Bryce C. Johnson
City Planner
I. REQUESTED ACTION
Planning Commission
Public Hearing, Review, and Action
DATE:
August 3, 2016
II. GENERAL INFORMATION
I. REPORT IN BRIEF
The purpose of this report is to request the Planning Commission hold a Public Hearing in
accordance with the enclosed hearing script (Attachment A-will be provided at the Planning
Commission meeting) to make a recommendation to the Board of Aldermen regarding a
Conceptual Development Plan (CDP) to allow the operation of oil and gas wells on the 80-acre
(120-acre and 9 parcels in total) tract of land located at the southwest corner of MO 150
Highway and Kelley Road. This application is supplemental to the Conditional Use Permit
application (CUP), Case No. PC 15-02, which is the subject of the previous Planning Commission
item. The issues and concerns of the Staff are the same as those presented with the CUP.
II. BACKGROUND
A Conceptual Development Plan application is required following the rezoning of both properties
abiding to the PD, Planned Development, zoning district. The site has been vacant since 2002.
III. BODY OF REPORT
PD Intent To encourage flexible and innovative design in the
development of mixed use sites through the combination of
commercial, office, industrial, and residential use. Please
refer to EXHIBIT X for staff’s review checklist.
Land Use The applicant is proposing to construct a Dollar General retail
store; which is termed “department store” in the city’s Zoning
Ordinance.

2. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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Building Height &
Setbacks
Shall conform to the lot and bulk standards specifically provided
in the ordinance approving a particular Conceptual Development
Plan or resolutions.
PD Performance
Standards
Vibration: No activity or operation shall at any time cause earth
vibration perceptible, without instruments, except that vibration
caused by blasting.
Smoke, Particulate Matter and Gases: No activity or operation shall
be established which fails to meet the air quality regulations of the
Missouri Department of Natural Resources and the United States
Environmental Protection Agency.
Odor: No activity or operation shall cause at any time the discharge
or toxic or noxious odor beyond the lot line of the lot on which it is
located.
Noise: No activity or operation shall be carried on which involves
noise in violation of regulations as set forth in Chapter 15 (as
amended) of Grandview City Code and shall not exceeda volume of
sound inherentlyor recurrently generated of seventy (70) decibels
at the zoning district boundary line.
Glare: Glare, whether direct or reflected,such as from spot lights or
high temperature processes, and as differentiated from general
illumination,shall not be visible beyond the lot line of the lot on
which the use is located.
Solid Wastes. All solid waste materials, debris, refuse or garbage
shall be properly contained in a closed container designedfor such
purpose. No exterior incineration of trash or garbage is permissible.
Sewage and Liquid Wastes. All liquidwastes shall be discharged in
full compliance with appropriate city ordinances and State and
Federal laws.
Fire Hazard: No activity or operation shall be established which
fails to meet the City's Fire Code.
Hazardous Materials: A new or expanding industry must present a

3. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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list of hazardous materials, if any, intended to be used at the time of
the plan approval process.
ADDITIONAL STANDARDS The specificordinance establishinga particular Conceptual
Development Plan or resolutions adopted pursuant thereto may
provide additional standards for the design, development,operation
and maintenance of uses and structures. These additional standards
may include, but are not limitedto:
(a) Control of operations outside of enclosed buildings.
(b) Control of lighting and utilities.
(c) Provision of landscaping and protection of natural areas.
(d) Control of refuse collection areas.
(e) Off-street parking and loading requirements. (If not included
in the adopting ordinance establishing the specific PD, then
a Section 31-22 of this Ordinance shall apply.)
(f) Control of signage. (If not included in the adopting
ordinance establishing the specific PD, then Section 31-24 of
this Ordinance shall apply.)
(g) Perimeter screening. (If not including in the adopting
ordinance establishing the specific PD, then Section 31-23 of
this Ordinance shall apply.)
(h) Maintenance provisions/homes association and/or by-laws.
(i) All principal permitted, secondary permitted and/or
accessory uses shall comply with the underlying zoning
district, except as provided for in the approved PD
Conceptual Development Plan. (Ord. # 6116, 08/28/2007)
BUILDING ELEVATIONS Please refer to the EXHIBIT X in your staff report.
PARKING, STORAGE, AND
LOADING
The applicant is proposing to install 30 parking stalls. Two (2) of
the stalls will be handicap accessible which is in compliance to
the ADA parking ratio 1:25. Vehicular off-loading operations will
occur within the easternmost pavement area. No outdoor
storage is proposed. Two (2) dumpsters, measuring 18-ft by 12-ft,
will be placed along the northernmost parking pavement.
VEHICLE ACCESS AND
CIRCULATION
The drawings show two (2) points of access is provided along
Blue Ridge Extension and 3rd Street.
SCREENING AND Sheet Number L01 illustrates the proposed location of all

4. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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LANDSCAPE planting with a corresponding plant schedule. Please note, the
drawings fail to comply with the following provisions listed in
Section 31-23:
Paragraph 2. Subsection a.
“A minimum landscaped area of ten-feet (10’) in width along all
street frontages.”
Paragraph D.
“All off-street parking areas… shall provide site trees on the basis
of one (1) tree for every ten (10) off-street parking spaces. 50%
required site trees shall be placed along street frontages, with
the remaining 50% placed in the interior of the parking lot.”
The applicant has identified the proper screening types from
adjacent properties including Type A and Type C along the west
property line and Type B along the east property line. Please note
the applicant has listed the following “deviations proposed to
[the] landscaping requirements:”
1. Due to physical constraints on the site, propose 3’
planting bed in front of building in lieu of 10’.
2. Because neither existing building to north nor proposed
building has any windows or doors facing each other,
propose reduction of required screen Type B between
properties.
SIGNAGE Sheet A2 of the submitted plans propose the installation of one
(1) flat wall sign, approximately 170-SF, fronting Blue Ridge
Extension. Per Section 31-24, any and all sign types are regulated
by their “underlying zoning district, except further limited by the
ordinance establishing the PD.”
LIGHTING No lighting plan or photometric measurements were provided.
IV. CONCEPTUAL DEVELOPMENT PLAN APPROVAL STANDARDS
The Planning Commission shall not approve the Conceptual Development Plan unless and until the
Commission determines that such plan conforms to each of the followingstandards:

5. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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(a) The Conceptual Development Plan is in substantial conformance with the adopted
Comprehensive Plan to guide the future growth and developmentof Grandview;
(b) Expansions contemplated by the plan are justifiable and reasonable in light of the projected
needs of the institution and the public welfare;
(c) The proposed additions or expansion are designed so as to be functionally integrated with
the existing institutional facilities, with due regard to maintenance of safe, efficient, and
convenient vehicular and pedestrian traffic.
(d) The proposed additions or expansions of use are permitted in the district and are not likely to
unreasonably interfere with the appropriate use and enjoyment of property in abutting
districts;
(e) The Conceptual Development Plan will not violate any provision or requirement of this
Ordinance;
(f) Approval of the Conceptual Development Plan shall be valid for a period of three (3) years,
provided that after the first year, if no Final Site Plan has been filed, the Commission or Board
of Aldermen may require the resubmission of a Conceptual Development Plan in conformity
with the procedures and standards of this section;
(g) A limited amount of overall site preparation and grading can be untaken only after final
approval of the conceptual development plan by the Board of Aldermen and the submission
and approval of a site grading plan by the Director of Community Development plus any land
restoration bond, as may be required. (Ord. #6116, 08/28/2007)
IV. GENERAL INFORMATION
Existing Zoning of Surrounding Parcels (Attachment Dof Enclosure 3):
North: I-2, Heavy Industrial
East: I-2, Heavy Industrial
South: I-2, Heavy Industrial
West: C-1, Neighborhood Shopping Center, and R-3, Multi-Family Residential
Land Use of Surrounding Parcels:
North: Church
East: Auto Repair
South: Production and Manufacturing
West: Residential and Commercial
Public Notice:
The public hearing notice was published in the Jackson County Advocate on July 14, 2016,
(Attachment F of Enclosure 3) and courtesy letters were sent out to all property owners within
185 feet of the subject property on July 22, 2016 (Attachment G of Enclosure 3).

6. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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V. RECOMMENDATION
Staff recommends the Planning Commission hold a public hearing on the proposed Conceptual
Development Plan, consider all public comments, and recommend approval of this plan to the
Board of Aldermen with the following conditions:
1. The number of parking stall required be in conjuction to parking group #17 (1 per 200SF
accessible area to general public).
2. Submit a lighting or photometric plan measuring amount of light overspill.
3. Address additional comments listed on the Planned Development Review Checklist
completed by staff.
VI. ATTACHMENTS
A. Public Hearing Script

7. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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PC 16-03: Dollar General Request to Rezone
Public hearing on an application filed by Capital Growth
Buchalter, Inc. for approval of a Conceptual Development Plan in
order to construct a Dollar General retail store located at 302 and
306 Blue Ridge Extension.
PLANNING COMMISSION
Bryce C. Johnson
City Planner
Planning Commission
Public Hearing, Review, and Action May 1, 2013
I. Report in Brief
The purpose of this report is to request the Planning Commission hold a public hearing
in accordance with the hearing script (Attachment A) to review and consider a
recommendation to the Board of Aldermen to rezone two (2) parcels located generally
at 302 and 306 Blue Ridge Extension (see legal descriptions and map in Attachment B).
Applicant requests that these parcels of land be rezoned from I-2, Heavy Industrial, to
PD, Planned Development.

8. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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II. Background
The two parcels that are the subject of this rezoning request are owned by Homes on
Holmes, LLC. The subject properties of 302 and 306 Blue Ridge Extension are currently
vacant with a combined area of 1.021 acres. The applicant is pursuing this rezoning with
plans to combine the lots to construct a new Dollar General.
III. Body of Report
General Information:
 Applicant: Capital Growth Buchalter, Inc.
 Location: 302 & 306 Blue Ridge Extension legally described as “Tract A, Lots 3 & 4,
Golden Heights, a subdivision in Grandview, Jackson County, Missouri.”
 Surrounding Zoning (Attachment C):
North I-2, Heavy Industrial
East I-2, Heavy Industrial
South I-2, Heavy Industrial
West C-1, Neighborhood Shopping Center, and R-3, Multi-Family Residential
 Future Land Use and Transportation Plan (Attachment D): The Future Land Use Map
shows this area as Industrial 2. The subject properties
 Advertisement: Jackson County Advocate, July 14, 2016, and courtesy notices to
owners of real property within 185 feet of the subject properties.
Section 31-26(E) of the Grandview Zoning Ordinance states that it shall be the intent of
the Board of Aldermen to reclassify property where one or both of the following factors
is supported by evidence presented in a public hearing:
1) That circumstances and conditions affecting the properties in question have so
materially changed as to demand reclassification in the public interest.
Conditions in this area have not physically changed since 2002. However,
according to historic aerial photography, a structure was removed from 306 Blue
Ridge between 1997 and 2002.
The last change to the boundaries of the C-3 Downtown Commercial zoning district
was in 2008, when the district expanded to include the area to the east of these
parcels, on the north side of Rhodes Avenue between 7th and 8th Street.

9. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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In 2008, the City created the Main Street Conservation District (Attachment E) and
adopted design guidelines that govern exterior alterations to buildings in the
Conservation District. Since the adoption of the design guidelines, the Historic
Preservation Commission has approved 17 Certificates of Appropriateness for
exterior alterations in the conservation district, including the City of Grandview’s
Main Street streetscape improvements. The Main Street streetscape improvements
extend from the eastern railroad tracks adjacent to downtown to the east towards
Interstate 49.
Rezoning the properties in question will facilitate an addition to the existing
buildings on the property (Attachment F). These improvements will be required to
conform to the Main Street Conservation District design guidelines and the City’s
Façade Ordinance (Section 6-25) and will result in more attractive buildings that will
be an asset to downtown Grandview.
2) The requested amendment is consistent with and in furtherance of the
implementation of the Comprehensive Plan.
Create effective transitions between residential and commercial areas
Two different development possibilities in Grandview: one being new construction
in undeveloped areas
Development can occur to allow the major thoroughfare roads to efficiently carry
increased traffic.
Utilize landscape and buffer standards to address issues of abutting incompatible
uses like industrial adjacent to residential.
Site Plan and Building Design Guidelines for new commercial and industrial
developments (pg. 142):
- Form and proportion of buildings should be consistent
- Rhythem of structural mass to voids with windows and glass doords
- Building location should ensure adequare open space for outdoor amenities.
Lot coverage: maximum should be 70%
Design focus: front doors are the focal point with canopies and overhangs

10. 1200 Main Street | Community Development Department | Grandview, Missouri 64030-2498 | Ph: (816) 316-4822
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Reduce visual implications of loading docks, trash enclosures, outdoor storage
The Comprehensive Plan’s Future Land Use Plan shows this area as Industrial 2.
Property in a Commercial area is appropriate for development/redevelopment of
retail business uses, including shopping center and isolated retail establishments and
offices, and includes the C-1, C-2, C-3, and CS zoning districts. A rezoning from CS to
C-3 is consistent with and in furtherance of the implementation of the
Comprehensive Plan.
In addition, one of the goals of the Comprehensive Plan is to “promote development
of new businesses and industries as well as the retention and expansion of existing
businesses in Grandview.” (page 39) The parcels owned and occupied by Addison &
Co. Inc. are unusually small and irregular due to the proximity of the railroad tracks
to the east. Under the setback and parking requirements of the CS district, Addison
& Co. Inc. would be unable to construct the desired addition to its buildings.
Rezoning to C-3 would enable the business to expand in its current location,
remaining in downtown Grandview.
IV. Recommendation
Staff recommends the Planning Commission hold a public hearing, receive comments
from the public, and recommend approval of the proposed rezoning request to the
Board of Aldermen.
Attachments
A. Public Hearing Script
B. List of Subject Parcels and Map of Area
C. Zoning Map
D. Future Land Use Map
E. Main Street Conservation District Map
F. Proposed Building Addition Site Plan