Board of Adjustment

Board of Adjustment Agenda Wednesday January 14, 2015 6:30 p.m. MUNICIPAL ANNEX 1304 W Main Street City of Blue Springs, Missouri  BOARD OF ADJUSTMENT MEMBERS Term of Office is 5 years The Board of Adjustment consists of 4 citizens plus 1 member representative from the Planning Commission, and 3 alternate members. Regular Members Are: 1. DeWayne Duhon, Chairman 2. John Dunn, Vice Chairman 3. Laurie Hatfield 4. Vacant 5. Brian Ross Alternate Members Are:  Ron Amos  Planning Commission Representative – Ginger Duhon  Alternate P.C. Representative – Travis Graham GENERAL PROCEDURE FOR PUBLIC HEARING TESTIMONY  The Chairman will open the public hearing, and call for exhibits from the City Attorney.  Staff Comments will be given.  The applicant or his representative will give testimony.  Witnesses in favor of the petition will be called to speak.  Witnesses opposed to the petition will be called to speak. If you wish to testify, please raise your hand to be recognized. When you are called upon by the Chairman, please come forward to the microphone at the podium to be sworn in by the Court Reporter. State your name and address, then make your comments to the Board. Please refrain from repeating points made by others.  General Discussion - Questions  After all testimony has been made, the hearing will be closed.  The Board will consider the facts and either approve or deny the request.  A concurring vote of 4 members is required for approval.  The decision of the Board is the final determination. Appeals may be made only to the Circuit Court. # # #  BOARD OF ADJUSTMENT Municipal Annex 1304 W Main Street Blue Springs, Missouri 64015 Wednesday, January 14, 2015 6:30 p.m. AGENDA Board Members: To ensure a quorum, please call Karen Findora at 228-0207 to advise of attendance. 1. CALL TO ORDER/MINUTE APPROVAL  Minutes of the last meeting, September 10, 2014 Applicant has requested a continuance to the Wednesday, February 11, 2015 Board of Adjustment meeting 2. PUBLIC HEARING – VARIANCE – VAR-12-14-4704 – “KCYC Mid Blue Springs / Verizon Wireless” / 1600 NW Circle Drive, located at the northwest corner of NW Club Drive and NW Circle Drive Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in B.S. Examiner, December 27, 2014 3. Application with attachments 4. 185 Ft. Notification Map 5. Names/addresses of property owners w/n 185 ft. of site 6. Copy of letter sent to said property owners 7. UDC (By Reference) 8. E-mail from Evelyn Ericson, dated January 3, 2015 9. E-mailed letter and photos from Country Club Gardens HOA, Board of Directors, Jill Oswald, President, dated January 6, 2015 10. Faxed letter from Marlene Crowley, Secretary Country Club Gardens HOA, dated January 7, 2015 3. OTHER BUSINESS – The next scheduled meeting is Wednesday, February 11, 2015. 4. ADJOURN If special accommodations are required for citizen participation Please call 228-0207 (voice) or 228-0250 (TDD) BA – 1.14.2015 kf NOT APPROVED City of Blue Springs 903 Main Street Blue Springs, Missouri 64015 BOARD OF ADJUSTMENT MINUTES Wednesday, September 10, 2014 A meeting of the Board of Adjustment of the City of Blue Springs was held in the Municipal Annex located at 1304 W. Main Street on Wednesday, September 10, 2014 with the following members and guests in attendance. MEMBERS PRESENT Ron Amos Brian Ross Kelvin Brooks John Dunn DeWayne Duhon, Chairman STAFF / OTHERS Scott Allen, Community Development Director Michael Peterman, Principal Planner Ben McCabe, Engineer Nancy Yendes, City Attorney Karen Findora, Recording Secretary Jim Leacock, Public Stenographer ABSENT Board Member Laurie Hatfield CALL TO ORDER DeWayne Duhon, Chairman, called the meeting to order at 6:34 p.m. with a Approval of Minutes request that everyone stand for the Pledge of Allegiance. With a motion by John Dunn, a second from Brian Ross, and a unanimous vote, the Minutes of Wednesday, July 9, 2014, were approved. Chairman Duhon advised the audience of the manner in which the Public Hearing would be conducted, and noted that as the Board consists of five (5) voting members; a concurring vote of four (4) would be required to pass any motion. 09.10.2014 Page 1 of 3 kf NOT APPROVED PUBLIC HEARING Chairman Duhon, opened the public hearing at 6:37 p.m. with a request for AGENDA ITEM 2 exhibits from the City Attorney. Ms. Yendes entered Exhibits 1 thru 7 into the VARIANCE / VAR-8-14- public record on behalf of the applicant. 4541 / “Molle Chevrolet Pre- Owned Cars” / 505 NW 1) Staff Report with attachments Mock Avenue 2) Affidavit of Publication in B.S. Examiner, August 23, 2014 3) Application with attachments 4) 185 Ft. Notification Map 5) Names/addresses of property owners w/n 185 ft. of site 6) Copy of letter sent to said property owners 7) UDC (By Reference) STAFF COMMENTS Michael Peterman, Principal Planner, stated that the applicant is requesting a Variance from Sections 405.020.Y.1, Paving Area Setback and 407.010.G.3, Location of Off-Street Parking Spaces of the UDC. The property is currently zoned “GB” (General Business). The applicant is proposing to relocate their Pre-Owned Car sales center from a parking area in the northwestern portion of their site, close to I-70, to an area located in the rear of the site along Mock Avenue. There is an existing parking area the applicant wishes to expand to accommodate this use. The existing parking area is setback 5 feet from the Mock Ave right-of-way. The applicant wishes to expand that current lot with the same setback. The applicant is requesting a variance from both sections of the UDC in an effort to match the existing paved parking area. QUESTIONS Board Member John Dunn asked how the first lot established its approved setback. Mr. Peterman stated that it was grandfathered in. APPLICANT John Wind, Piper-Wind Architects, Inc. 2121 Central Ste. 143 Kansas City, MO 64108 Mr. Wind stated that the Molle would like to expand their existing business and move the parking to expand their show room area. WITNESSES IN FAVOR None. WITNESSES OPPOSED Gayle Olson P.O. Box 39 Blue Springs, MO 64013 Mr. Olson is concerned that there is a site restriction for people traveling along Mock headed west. Chairman Duhon informed the speaker that the Board of Adjustment is here tonight to hear testimony only on the setback and not site restrictions. 09.10.2014 Page 2 of 3 kf NOT APPROVED Mr. Ben McCabe stated that the Engineering Department would look at the site distance when the building permit is submitted. QUESTIONS Member Dunn questioned how far is the current setback. Mr. Peterman stated it was 5 feet. Currently there is grass in the setback. If approved the grass and several trees will become pavement. HEARING CLOSED Board Member Kelvin Brooks stated that he can testify to the site restriction because he has had issues pulling out on to Mock from the doctor’s office across the street from this area. With no further testimony to be taken, Chairman Duhon, closed the public hearing at 6:56 p.m. with a request for action on the petition. MOTION Board Member Kelvin Brooks made a motion to deny Variance / VAR-8-14- PUBLIC HEARING 4541 / “Molle Chevrolet Pre-Owned Cards” / 505 NW Mock Ave. AGENDA ITEM 2 VARIANCE / VAR-8-14- 4541 / “Molle Chevrolet Pre- Owned Cars” / 505 NW Mock Avenue SECOND Board Member Ron Amos. VOTE Kelvin Brooks – Aye Laurie Hatfield – Absent Brian Ross – Aye Ron Amos - Aye John Dunn - Aye DeWayne Duhon, Chairman – Aye (APPROVED FOR DENIAL 5-Aye, 0-No) OTHER BUSINESS The next meeting is scheduled for Wednesday, October 8, 2014. MEETING ADJOURNED With no further items to come before the Board, a motion was made by Board Member John Dunn, and seconded by Kelvin Brooks, to adjourn at 7:01 p.m. Motion carried Unanimously. ________________________________________________ Karen Findora, Recording Secretary ________________________________ ______________________ DeWayne Duhon, Chairman Date 09.10.2014 Page 3 of 3 kf  BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: January 14, 2015 Agenda Item: 2 Case File Number: VAR-12-14-4704 Verizon Wireless Telecommunications Tower Proposal - Project Name: 1600 NW Circle Drive Type of Application: Non-Use Variance Request: The applicant is requesting 3 variances from Section 403.170, Telecommunications Facility Use Regulations Applicant: Selective Site Consultants (SSC) for Verizon Wireless Property Owner: Summit Investment Group, LLC Location (Address): 1600 NW Circle Drive, located at the northwest corner of NW Club Drive and NW Circle Drive Area: 0.9326 acres +/- (40,626 sq. ft.) Lots: 1 Existing Zoning: “GB” – General Business Existing Land Use: Private Swimming Pool Comprehensive Plan General Commercial Designation: Attachments:  Site location/zoning map  Site Plan  Variance Application with attachments  Public Notice documents  Letter from Applicant  Photos Meeting Date: January 14, 2015 Planner: James Holley, Asst. Dir. Of Community Development Reviewed By: Scott Allen, Community Development Director Page 1 of 5  Project: 1600 NW Circle Drive Plan Case Number: VAR-12-14-4704 Figure 1. Vicinity Map / General Location Map Figure 2. Project Site (Aerial Photo) Page 2 of 5  Project: 1600 NW Circle Drive Plan Case Number: VAR-12-14-4704 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting 3 variances from Section 403.170, Telecommunications Facility Use Regulations. The applicant is requesting a variance from Section 403.170.G.2, Minimum Setbacks that provides a minimum setback of “One hundred ten percent (110%) of the tower height. The City Council may, on appeal, reduce the minimum setback along a public right-of-way to fifty percent (50%) of the tower height if the applicant demonstrates that the facility incorporates stealth design. Setback requirements shall be measured from the base of the tower to the perimeter of the property (property line) on which it is located, except that, in addition, ground anchors of all guyed telecommunications towers, if permitted, shall be located on the same parcel as the tower and shall meet the setbacks of the applicable zoning district. The equipment or associated structure shall meet the minimum setbacks required for a principal building in the underlying zoning district.” With a tower height of 90-feet the applicant is requesting a 25-foot setback in lieu of 99-foot required. The applicant is also requesting a variance from Section 403.170.G.4, Minimum Separation that states: “Any new telecommunications tower shall be separated from any other telecommunications tower by a minimum distance of one (1) mile, unless it is determined by the body or individual making the decision regarding the submission that both towers are acceptably screened from any adjoining residential uses. Separation distance shall be measured by a straight line between the bases of the telecommunications towers.” The applicant is requesting approximately 0.40 mile separation from the closest existing tower in lieu of the one (1.0) mile separation requirement. Lastly the applicant is requesting a variance to Section 403.170.G.5, Separation from existing residential uses that states: “A telecommunications facility, tower or antenna shall be located a distance of at least four (4) times its height from any then existing single-family use or two- family use that is not on the same lot as the facility, tower or antenna measured from the base of the telecommunications facility, tower or antenna to the closest property line of the existing single-family or two-family use. The applicant is requesting an approximately 253-foot separation from a property with a two-family use in lieu of 360-foot (90 X 4) required. RECOMMENDATION: Staff does not recommend the approval of this request. Section 403.170.B defines the purpose (spirit and intent) of the Telecommunications Facility Use Regulations ordinance. Staff has highlighted the key elements within the purpose that may apply to this case. “The purpose of these provisions shall be: 1. To provide for the appropriate location and development of telecommunications facilities and systems to serve the citizens and businesses of the City of Blue Springs; 2. To minimize adverse visual impacts of communications antenna and support structures through careful design, siting, landscape screening and innovative camouflaging techniques; 3. To maximize the use of existing and new support structures so as to minimize the need to construct new or additional facilities; 4. To promote and encourage shared use/co-location of towers and antenna towers as a primary option rather than construction of additional single-use towers; 5. To ensure that any new telecommunications tower or structure is located in an area compatible with the neighborhood or surrounding community to the extent possible; 6. To facilitate the ability of the providers of telecommunications services to provide such services to the community through an efficient and timely application process; Page 3 of 5  Project: 1600 NW Circle Drive Plan Case Number: VAR-12-14-4704 7. To avoid potential damage to adjacent properties from tower failure through careful siting of tower structures; 8. To ensure that the regulation of telecommunications towers and structures does not have the effect of prohibiting the provision of personal wireless services and does not unreasonably discriminate among functionally equivalent providers of such service; 9. To create a hierarchy that influences both where new telecommunications towers and facilities are located and the types of antennas that are used and that favors co-location and City owned sites and promotes use of an antenna with the least amount of adverse visual impact; and 10. To encourage the location of telecommunications towers in non-residential areas and to locate them, to the extent possible, in areas where the adverse impact on the community is minimal. 11. Telecommunications towers shall, to the extent possible, accommodate emergency services antennas and shall not interfere with any existing emergency service facilities.” ANALYSIS A request for a non-use variance may be granted upon a finding of the Board that the following conditions are present: 1. The variance requested arises from such condition which is unique to the subject property, that are not ordinarily found in the same zoning district and that are not the result of the owner’s intentional actions. Staff Response: The lot does have a unique shape and is not a large parcel, and the shape and size of the parcel are not a result of the owners intentional actions. However, the size of the lot, 0.93 acres, is not an unusually small lot for the Highway 7 corridor. Many uses allowed in the GB zoning district are not hindered by the same setback and separation requirements as a telecommunications tower. Though staff agrees that uses may be limited by the size and shape of the lot, staff does not agree that there are not any uses possible as evidenced by the long-standing private swimming pool use that currently exists on the property. In fact there are other uses allowed within this zoning district that would be more culturally and aesthetically compatible with surrounding uses than a telecommunications tower, such as a coffee shop, small restaurant, or a small retail/personal service or office building. The construction of the tower as proposed adds a secondary use to a property which already has an established primary use in place. Desiring a second use that is not allowed by requirements of setbacks is not unique to this property. 2. The granting of the permit for the variance will not adversely affect the rights of adjacent property owners or residents. Staff Response: Granting this variance may adversely affect adjacent residentially zoned properties in that the telecommunication tower is out of character with the surrounding neighborhood. The telecommunications tower stands approximately 90-feet tall, the equivalent height of an approximately 6-story building and will be located in an area of one and two story buildings. A telecommunications tower more closely resembles a light industrial type of structure than a typical commercial or residential structure. Because the tower is an un-manned facility and requires only periodic maintenance it does not add to the social or cultural fabric of the adjacent residential neighborhood. The construction materials used for the tower are by the very nature of the facility used in a more industrial Page 4 of 5  Project: 1600 NW Circle Drive Plan Case Number: VAR-12-14-4704 construction type with little that resembles a typical residential or commercial structure and as such adds little to the aesthetic character of the adjacent commercial or residential properties. 3. The strict application of the provisions of the zoning regulations of which the variance is requested will constitute practical difficulty because the property cannot be used for an otherwise permitted use without coming into conflict with the applicable site development standards. Staff Response: As stated previously, staff recognizes the unique shape of the lot but does not agree that the strict application of the provisions of the zoning regulations, specifically the setbacks and separations, would hinder other permitted uses within the GB zoning district. In fact there is a lawfully permitted use currently occupying the property and, as such, the telecommunications tower would be a second use on this property. As stated, the telecommunications tower is subject to much stricter setbacks and separation requirements in order to protect adjacent properties from adverse impacts of such uses. These same standards do not apply for most uses permitted in the GB zoning district. As noted above, a lawfully permitted use currently occupies the property but if the property were to redevelop it is possible for a small coffee shop, retail/personal service building or small office use to be placed on the property. This criteria is addressed to practical difficulties resulting from the conditions of the land and not to address the desired to use the entire property for multiple uses. 4. The variance desired will not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare. Staff response: The public health, morals, order, convenience, and prosperity will not likely be adversely affected if this variance is granted. However, the safety and general welfare of the adjacent properties may be adversely impacted because our area is subject to high winds that can cause tower failures and our setbacks and separation requirements are established to reasonably minimize such risks. When these regulations are compromised so too is the reasonable management of risk to adjacent properties. Furthermore, the applicant has not provided documentation as to how the tower would be removed at the end of its useful life nor documentation identifying any fall zone should the tower be structurally compromised. SUMMARY: The Board of Zoning Adjustment must determine if strict application of the provisions of the Unified Development Code, of which the variance is requested, will constitute a practical difficulty upon the property owner represented in the application. The Board must also find the spirit and intent of the regulations are maintained by determining that the variance will not result in adversely affecting the rights of adjoining property owners, or be detrimental to the character and quality of the surrounding properties. Page 5 of 5  NW NW Timber th Oak Dr 11 NW 4th Street Pl rr St Bu NW k Ct NW Chateau Dr NW O a au Cha te NW Cha teau Dr SF-7 Ct NW 2nd Ct r NW Brad Cir NW NW ark er D ak E astw NWines P t C be rO RC/R-O ood Dr NE Pas H t Tim C NW NW 5th St Dr NW Beau Cir NW 9th St d a the rw oo TF SF-7 He NW tD r GB/ NW NE Eastwood Dr re s NW Manor Dr NW Fo NW 6th Ter Be NW Ind NW R-O au hS i an r D 11t eD Ln r NE SF-7 nn GB NW Indian Hills Dr ly NW Mad ison od NW t NW Brett Cir Wo Weschester Ct NW 2nd St NW S Ct 9th NW C NW W NE Red et es NW Arrowhead Trl NW t re NW Brock Cir Ha ch Bridge Ct Woodview t Ct mps es Cir GB hir e NW te rD r NE Hun ter's MF-14 Stonebridge NW 12th St NW 11th Street Ct Dell Ct Ct NW 10th St GB/ NW Dun can Rd NW 9th St NW 6th St NW Wal nut Cir e R-O ath NW Willow Cir MF-14 NW Oak Cir We NW Birch Cir TF NW 3rd St N 1st St NB NW Crossin g to ne N W W rsto TF Ct ea th ne SITE GB NW Golfview Dr er Dr NW Burdett s e Dr cl NW Cir Timber SF-7 SF-7 NW Ridg e NW North Ridge Dr NW Club Dr NW North Ridge Ct es tw oo d Dr ¬ « 7 W NW GB/ MF-14 NW Port e Cir r R-O NW y NW Porter Dr Tamm NW TF Cir Fa NW 6th St ir w GB ay NW 6th Ter Dr MF-14 NW St NW 5th Street Ter Porter TF d NW 12th St 3r Villa ge Dr NW North Ridge Dr NW Ct NW NW Fairway Cir r pD NW Shaw Pkwy lto Hil GB NE NW Jeff erson S NW Locust Dr t NE Locust Dr NW South GB Outer Rd § ¨ ¦ 70 GB NW Highland Ln MF-14 N 1st St NE 1st TF t NE 2nd NW Jeff ers Street Ter on St GB S NW 12th St MF-14 TF GB SF-7 NW NW Mock Ave Ka t SO NW 11th St lS be NW 13th St NW Maynard St NW 6th Street Ter TF VAR-12-14-4704 NW 6th St ¬ «7 NE Hearne VERIZON WIRELESS KCYC MID BS 1600 NW CIRCLE DR 0 350 ± 700 1,400 Feet SITE LOCATION MAP  PUBLIC NOTICE Variance VAR-12-14-4704 “Verizon Wireless” KCYC Mid Blue Springs 1600 NW Circle Drive Notice is hereby given that a public hearing will be held by the Board of Adjustment of the City of Blue Springs on Wednesday, January 14, 2015 at 6:30 p.m. in the Municipal Annex at 1304 W Main Street for the purpose of hearing parties in interest and citizens on a request by Selective Site Consultants (SSC) for Verizon Wireless, to approve a Variance request related to the installation of a telecommunications tower. The applicant is requesting a Variance from the Unified Development Code, Section 403.170.G.2 to reduce the minimum setback required, and Section 403.170.G.4 to reduce the minimum separation from existing telecommunications towers required, and to Section 403.170.G.5 to reduce the separation from residentially zoned property. Interested parties may view the application materials on file in the Community Development Department located at 903 W. Main Street, Blue Springs, MO. The site is legally described as follows: PROPERTY DESCRIPTION: LAND SPACE A 50 foot by 50 foot Land Space situated in Deed as Instrument Number 2011E0119436, part of the Northwest Quarter of Section 30, Township 49 North, Range 30 West, in Jackson County, Missouri, more particularly described as follows: COMMENCING at the Southwest Corner of said Deed (Found 1/2" Bar with Cap LS#2312); thence along the West line of said Deed, North 01°27'31" East, a distance of 225.08 feet; thence leaving said West line, North 90°00'00" East, a distance of 145.63 feet to the POINT OF BEGINNING of said Land Space; thence North 00°00'00" West, a distance of 50.00 feet; thence North 90°00'00" East, a distance of 50.00 feet; thence South 00°00'00" East, a distance of 50.00 feet; thence North 90°00'00" West, a distance of 50.00 feet to the POINT OF BEGINNING. Containing 2,500 square feet. PROPERTY DESCRIPTION: NON-EXCLUSIVE ACCESS/UTILITY RIGHT OF WAY An irregular shaped Non-Exclusive Access/Utility Right of Way situated in Deed as Instrument Number 2011E0119436, part of the Northwest Quarter of Section 30, Township 49 North, Range 30 West, in Jackson County, Missouri, more particularly described as follows: COMMENCING at the Southwest Corner of said Deed (Found 1/2" Bar with Cap LS#2312); thence along the West line of said Deed, North 01°27'31" East, a distance of 225.08 feet; thence leaving said West line, North 90°00'00" East, a distance of 145.63 feet to the POINT OF BEGINNING of said Right of Way; thence continuing North 90°00'00" East, a distance of 50.00 feet; thence South 00°00'00" East, a distance of 9.02 feet to the Northwesterly Right of Way line of NW CIRCLE DRIVE as it presently exists; thence along said Right of Way on a curve to the left with an Initial Tangent Bearing of South 54°28'44" West, a Delta Angle of 05°42'12", a Radius of 320.29 feet, and an Arc Length of 31.88 feet; thence leaving said Right of Way line, North 40°58'20" West, a distance of 38.15 feet to the POINT OF BEGINNING. PROPERTY DESCRIPTION: NON-EXCLUSIVE UTILITY EASEMENT A 5 foot wide Non-Exclusive Utility Easement situated in Deed as Instrument Number 2011E0119436, part of the Northwest Quarter of Section 30, Township 49 North, Range 30 West, in Jackson County, Missouri, lying 2.50 feet on each side of the following described centerline: COMMENCING at the Southwest Corner of said Deed (Found 1/2" Bar with Cap LS#2312); thence along the West line of said Deed, North 01°27'31" East, a distance of 225.08 feet; thence leaving said West line, North 90°00'00" East, a distance of 151.43 feet to the POINT OF BEGINNING of said centerline; thence South 12°27'19" West, a distance of 53.51 feet; thence South 69°57'27" West, a distance of 89.86 feet to the POINT OF TERMINATION. CITY OF BLUE SPRINGS Board of Adjustment By: Karen Findora, Recording Secretary PUBLISH: Saturday, December 27, 2014 E-MAIL TO THE EXAMINER: Attn. Kathy Jones, kathy.jones@examiner.net 12/22/2014  NW 9 NW NW Manor Dr Be au r Dr NW 6th Ter eD ly nn od Wo NW NW W es c he st er NW D r NW Duncan Rd Hunter's Dell Ct NW 9th St NW Burdett NW Duncan Rd NW 6th St NW Walnut Cir NW Oak Cir NW Willow Cir Crossing 36-420-02-20-00-0-00-000 NW Birch Cir NW 3rd St 36-420-02-13-02-0-00-000 NW Golfview Dr 36-420-02-14-00-0-00-000 36-420-03-04-00-0-00-000 36-420-02-12-00-0-00-000 NW Club Dr 36-420-02-06-00-0-00-000 NW North Ridge Ct 36-420-05-31-00-0-00-000 36-410-12-09-00-0-00-000 36-420-05-41-00-0-00-000 Port e NW 6th St Cir r ¬ « NW 6th Ter NW y 7 Tamm Cir NW NW Fa St Porter i rw 3r d NW North Ridge Dr ay Ct D r NW NW Shaw Pkwy NW Locust Dr § ¨ ¦ 70 NW Highland Ln NW Jeff ers on St N 1st St VAR-12-14-4704 VERIZON WIRELESS KCYC MID BS 1600 NW CIRCLE DR 0 250 ± 500 1,000 Feet 185' NOTIFICATION MAP PARCELID17 org_name line_care_ owner_line owner_city owner_stat owner_zip 36‐410‐12‐09‐00‐0‐00‐000 SUMMIT INVESTMENT GROUP LLC 1513 SUNNY CREEK LN BLUE SPRINGS MO 64014 36‐420‐02‐06‐00‐0‐00‐000 SIXTH CENTURY LLC 1325 NE HILLTOP BLUE SPRINGS MO 64015 36‐420‐02‐12‐00‐0‐00‐000 MERCANTILE BANK OF KC ATTN: KAREN NELSON 3640 S NOLAND RD STE 200 INDEPENDENCE MO 64055 36‐420‐02‐13‐02‐0‐00‐000 SCP 2006 C23 221 LLC % CVS PHARMACY INC #8570‐01 STORE ACCT DEPT ONE CVS DRIVE WOONSOCKET RI 02895 36‐420‐02‐14‐00‐0‐00‐000 SCP 2006 C23 221 LLC % CVS PHARMACY INC #8570‐01 STORE ACCT DEPT ONE CVS DRIVE WOONSOCKET RI 02895 36‐420‐02‐20‐00‐0‐00‐000 SIXTH CENTURY LLC 1200 OUTER RD BLUE SPRINGS MO 64015 36‐420‐03‐04‐00‐0‐00‐000 BUSH NORMA‐TRUSTEE 1610 N CIRCLE DR BLUE SPRINGS MO 64014‐2233 36‐420‐05‐31‐00‐0‐00‐000 SUMMIT INVESTMENT GROUP LLC 1513 SUNNY CREEK LN BLUE SPRINGS MO 64014 36‐420‐05‐41‐00‐0‐00‐000 HIGHWAY 7 DEVELOPMENT CO LLC 1948 E SANTA FE OLATHE KS 66062  December 29, 2014 Ref: Public Hearing: “KCYC Mid Blue Springs – Verizon Wireless” 1600 NW Circle Drive Variance / VAR-12-14-4704 Dear Property Owner: A Public Hearing will be held by the Board of Adjustment of the City of Blue Springs to receive comments on a request by Selective Site Consultants (SSC) for Verizon Wireless, to approve a Variance request related to the installation of a telecommunications tower. The applicant is requesting a Variance from the Unified Development Code, Section 403.170.G.2 to reduce the minimum setback required, and Section 403.170.G.4 to reduce the minimum separation from existing telecommunications towers required, and to Section 403.170.G.5 to reduce the separation from residentially zoned property. Interested parties may view the development plans and a complete project description on file at the Community Development Department located at 903 W. Main Street, Blue Springs, MO. A general site location map is enclosed for your information. You are receiving this notice because County records indicate you own property within 185 feet of the boundary of the site in question. The hearing will be held in the Municipal Court at 1304 W Main Street commencing at 6:30 p.m. on the following dates: Board of Adjustment - Wednesday, January 14, 2015 Variance VAR-12-14-4704 Your attendance and comments are welcome at these meetings. Questions concerning this matter may be directed to the Community Development Department at 228-0207. Very truly yours, CITY OF BLUE SPRINGS COMMUNITY DEVELOPMENT Karen M. Findora Administrative Assistant