Planning Commission Agendas

APPROVED City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, August 25, 2014 A regular meeting of the Planning Commission of the City of Blue Springs was held in the Municipal Annex located at 1304 Main Street on Monday, August 25, 2014 with the following members, guests and staff in attendance: ATTENDANCE Ken Billups Joseph Haney Travis Graham James Wallace Phil Bartolotta Lynn Banks Mark Trosen, Chairman LaTasha McCall Scott Allen, Community Development Director Jim Holley, Community Development Assistant Director Ben McCabe, City Engineer Nancy Yendes, City Attorney Susan Culpepper, Councilman – District 3 (Mayor Pro-Tem) Karen Findora, Recording Secretary Jim Leacock, Public Stenographer ABSENT Planning Commissioner Ginger Dunhon Planning Commissioner George Abbott Planning Commissioner Jason Sanders CALL TO ORDER Chairman Mark Trosen called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. CONSENT AGENDA Chairman Trosen requested action on the Consent Agenda. With a motion APPROVAL by Commissioner Ken Billups, a second from Commissioner LaTasha McCall, and a unanimous vote, the Minutes of July 14, 2014, were approved as submitted along with the Final Plat / PF-8-14-4530 / “Amended Lake Side At Chapman Farms – 2nd Plat Lots 63-66” with three (3) staff recommendations. STAFF RECOMMENDATIONS 1. Approval by the Planning Commission is based on the representations of any drawings presented as part of this application but does not waive any requirement or development standards contained in the UDC. P.C. Minutes – 08.25.2014 Page 1 of 8 kf APPROVED 2. All requirements noted on the Final Plat for Lake Side at Chapman Farms 2nd Plat, Lots 50 – 91 and Tract H, including the floor area classification, shall continue to apply to the subject lots shown on this Amended Final Plat. 3. The Final Plat shall be recorded with Jackson County and all required documents must be returned to the Community Development Department once the Plat has been recorded. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:34 p.m. with a PUBLIC HEARING / request for exhibits from the City Attorney. Ms. Yendes entered Exhibits 1 REZONING / RZ-8-14 thru 10 for Agenda Item 2 into the public record on behalf of the applicant. 4527 / “Green Lantern Car Wash” / 1110 NW 7 Hwy. 1. Staff Report with attachments 2. Affidavit of Publication in B.S. Examiner on August 9, 2014 3. Application with attachments 4. 185 ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section – B.S. Code of Ordinances (by reference) 8. 2003 Comprehensive Plan (by reference) 9. 2014 Comprehensive Plan (by reference) 10. Three (3) E-mail Communications that were received in advance of the public hearing STAFF COMMENTS Scott Allen, Director of Community Development, stated that before the Commission is a request to change the zoning from “GB” (General Business), to “RC” (Regional Commercial) in order to construct a a car wash. The property is located on the northeast corner of NW 7 Hwy. and Interstate 70, south of NW Shaw Parkway with an address of 1110 NW 7 Highway. There are two proposed lots just over three acres in size. Lot 1 which is the proposed rezoning is approximately 1.21 acres of lot 2 to the east which is not subject to this rezoning request. The area currently is a hotel/motel use at the NE corner of the I-70 and 7 Highway interchange. In order for a car wash to be considered for this property a zoning change is required for Lot 1 from a general business designation to regional commercial. The applicant is also asking for Preliminary Plat and Site Plan/Design Review approval. Commercial zoning is due to the presence of existing surrounding land uses. The current hotel/motel use is an existing non-conforming use as it s its on General Business zoning. A new hotel/motel use would also require Regional Commercial zoning should a new hotel/motel be built or expanded. Should the Commission recommend approval a Conditional Use Permit, Site Plan/Design Review and Final Plat are required prior to construction. P.C. Minutes – 08.25.2014 Page 2 of 8 kf APPROVED It should be noted that a vacation of a portion of the Jefferson Street right- of-way would be required. Mr. Allen spoke about the destination types that are posted in our current Comprehensive Plan. Staff included a Future Land Use Policy Map showing the neighboring area and corridor reinvestments. The Use Table was also included as reference. Mr. Allen stated that if the Commission decides to recommend denial then staff would recommend that the Site Plan/Design Review and the Preliminary Plat be continued to a future meeting. This would allow City Council adequate time to review the Rezoning request. Donald Boos, Director of Real Estate and Development APPLICANT Blue Beacon International, Inc. 500 Graves Blvd. Salina, Kansas 67401 Others in attendance were: Kevin Harden, Gastinger Walker Harden & Bee Triplett Buck Sterling Cramer, Olsson Associates Mr. Boos stated that Blue Beacon International was founded in 1973, a private company out of Saline Kansas. In Kansas City they are best known as the owner and operators of the Raphael Hotel on the Plaza. Currently, there are approximately 117 Blue Beacon Car Washes in 39 States and Canada. Mr. Boos stated that Blue Beacon is committed to quality. Blue Beacon pays their employees weekly. Every employee has an annual review and the company offers a 401K with matching funds along with health insurance which included part time employees. Mr. Boos stated that this location would house 40-50 employees. Blue Beacon is located out of Wichita, Kansas with car washes located in Kansas City, Liberty, Olathe, Overland Park and current construction in Lee’s Summit at Summit Fair. The car wash closes at 8:00 p.m. and all vacuums are centrally located in the building. Mr. Boos stated for this location it proves to be a very expensive transaction. There is about 600 thousand dollars of hard infrastructure to absorb. Mr. Boos said that most developers would ask for a TIF request but Blue Beacon has chosen not to do that. There was some concern about Lot 2 and what would be placed there in the future. Mr. Boos stated that Blue Beacon is working with city staff and Blue Beacon has stated that they would sit on the property for 5 + years so that nothing is developed there. Commissioner Phil Bartolotta asked Mr. Boos if he could provide the QUESTIONS number of average and maximum car washes per day. Mr. Boos stated that there are on average nearly 500 cars daily with a maximum of 1000 per day. P.C. Minutes – 08.25.2014 Page 3 of 8 kf APPROVED Commissioner Bartolotta stated that he understands that the car wash wouldn’t generate any tax at the point of sale and that the applicant is working with the city concerning that issue. He asked how they would handle that, Mr. Boos stated that they do have an area where they sale soft drinks and car care items that are fully taxed. Mr. Boos stated that they suggested that they have a contractual arrangement where they literally pay the same fee to the city as well as sales tax would be without charging their customers, just absorbing it as an operating expense. Commissioner Ken Billups stated that the applicant talked briefly about all the hard cost redeveloping the site, he asked the applicant why they really want to be on this site and not on a green space site that might not be so close to residential property. Mr. Boos stated that what they have found with their model in the volume that they are able to do is that visibility from the highways is really essential in their industry and car washes are considered an impulse purchase. Highway exposure does tremendously better. Commissioner Billups stated that the traffic layout looks very confusing and asked the applicant to explain. Mr. Boos stated that as folks come in on the north you turn to the right and it breaks into three lanes, they do this to avoid stacking. You can go through one lane to pay for your exterior car wash or go through the automatic lane. If you want interior cleaning once you enter the tunnel you come back around to those four lanes, each of those has two bays and that is where the interior cleaning is done. Commissioner James Wallace asked how you would enter into the car wash. Mr. Boos stated both ways would be off of Shaw. Chairman Trosen stated that one of the challenges as a Planning Commission is to make a determination in regards to a change in zoning is this property is presently zoned General Business and you’re requesting a change to Regional Commercial. Chairman Trosen stated that during the applicant’s presentation he didn’t hear anything in regards to why the change in zoning would be good for this location or in conjunction with the Comprehensive Plan. Mr. Boos stated that he thought that it did conform to the Comprehensive Plan for Regional Commercial. Mr. Allen stated, “As noted in my comments the 2003 Comprehensive Plan does note this as regional commercial for that area but as explained in my comments the reason for that may primay be based on the fact of the existing use is regional commercial use.” Technically it does conform to the 2003 Comprehensive Plan but there is other information that would apply to that area. Mr. Boos stated that another option was industrial and they didn’t feel that was appropriate. WITNESSES IN FAVOR None. WITNESSES OPPOSED Jerry Witherspoon. Country Club Gardens HOA, Representative Blue Springs, MO P.C. Minutes – 08.25.2014 Page 4 of 8 kf APPROVED Mr. Witherspoon expressed his concern of a bottleneck at Shaw Parkway. The stop light in this location backs traffic up daily. There are roughly 400 homes in this area and he feels that they would be significantly disadvantaged with any of development that would create more of a backup. Mr. Witherspoon stated that all the other sites that Blue Beacon is located is not nestled in a neighborhood. Mr. Witherspoon would like to see this development in the appropriate area. Mr. Witherspoon also stated that he is also concerned with the noise level. Lillian McDonald 1209 NW 6th Terr. Blue Springs, MO Ms. McDonald stated that she lives 25 feet from this development and she feels it’s to close. Ms. McDonald stated that she was concerned with the drug, traffic and noise issues in the area. Lyle Shaver 1325 Hilltop Blue Springs, MO Mr. Shaver stated that Hilltop is located in Country Club Gardens and in addition Mr. Shaver stated that he owns property along Shaw Parkway as well as a couple properties off of 6th Terrace all within a block of this location. Mr. Shaver stated that making a left turn that is an issue coming out of Jefferson the applicant would help by moving it in line with 6th Terrace; however, on the other side the exit for the car wash now replaces Jefferson with more traffic. Mr. Shaver stated that he did stop by the Blue Beacon car wash located off of 470 and did notice that there was water in the street coming from under the body of cars and pick-up trucks in spite of it being 90 degree weather. Mr. Shaver asked what would it be like in the winter on Shaw Parkway when you have a pick-up coming out of this location with water in the bed of the truck – it would make for a very slick street right where traffic would need to stop for a stop light. Mr. Shaver stated that he remembers some time ago that MODOT conducted a study on all major intersections along 7 Highway, Shaw and 7 Hwy. was one of the highest accident rates in the city, he feels this development would simply add to it. Mr. Shaver stated that based on the car wash not paying any taxes he feels that it would be a negative impact economically to the city. Bob Vezeau 1300 NW 5th Terrace Blue Springs, MO Mr. Vezeau pointed out all of the car washes in the vicinity of this area.  Shell Station across from Shaw Parkway  Phillips Station at Duncan & 7 Hwy.  North 7 Hwy. past Duncan Road are three car washes – one of P.C. Minutes – 08.25.2014 Page 5 of 8 kf APPROVED which is currently under construction. Mr. Vezeau asked why we would be putting in a sixth car wash and how would that improve the quality of the Blue Springs citizen’s lives. Joe Jennings, Owner, Rancho Grande Cantina 102070 NW 81st Parkville, MO Mr. Jennings stated that the traffic issue could hurt his business. Mike Marlow 460 NE Golf View Drive Blue Springs, MO Mr. Marlow stated that he read the staff report and wanted to congratulate staff on being so thorough. Mr. Marlow stated that he was active in developing the 2003 Comprehensive Plan as he was sitting on the Planning Commission at that time. There were a lot of comments from citizens and the city definitely noted the importance of this intersection and the sensitivity that must be given to development. The plan did show this area as regional commercial and that decision did in fact relate to the proximity to I-70 and use of the principal gateways to the city. Mr. Marlow stated that the UDC defines regional commercial zoning district as one that is intended primary to accommodate retail and commercial land uses that served community in regional needs and is appropriate joining a major highway. Mr. Marlow stated that when they were looking at this particular area they were not looking at used car lots, mobile home sales, and equipment storage but rather they thought it would be developed more compatible with neighboring residential. Mr. Marlow stated that it’s his opinion that a car wash type use is automobile oriented and is definitely not a good fit for this location. QUESTIONS Commissioner Billups stated that there are some things about this OR development that he really likes. He stated that his first thought was COMMENTS regional commercial makes a lot more sense for this location with its adjacency to I-70 and trying to draw traffic in off the highway because that is what the city needs is to get people to stop here off the Interstate and generate tax revenue when they do so. Commissioner Billups stated that contrary to the applicant’s statement he really doesn’t see people getting off the highway just to wash their car and even if they do we are not going to get any tax revenue from it. Commissioner Billups stated that he liked the idea of relocating Jefferson because he feels that it’s too close to the intersection. Moving it back would give it more of a long stacking lane which would make a big difference. Commissioner Billups stated while there are some good things about this he doesn’t feel that this is the best and highest use for this property. Commissioner Wallace stated that he likes the look of that car wash and it’s P.C. Minutes – 08.25.2014 Page 6 of 8 kf APPROVED too bad that the applicant isn’t looking off of Woods Chapel and I-70 because there is a need for a car wash in that area. Commissioner Wallace stated that a denial tonight would simply send it to the City Council. Chairman Trosen stated that is correct but to remember that the Planning Commission is a recommending body and the recommendation would go forward to the Council. Commissioner Lynn Banks stated that she is sensitive to the entrances to our city and since there is a hotel/motel use currently on the site she would encourage them to change what they’re thinking about bringing there. Commissioner Bartolotta stated that about 8 – 10 years ago when the city bought the park and ride across the street due west, they followed up by placing a beautiful statue there. At that time the city moved the park and ride down the street to do two things; beautify the corner and alleviate the parking congestion in that corner. The corner on the other side is even more congested. Commissioner Bartolotta asked why did we buy the property and beautify it on the west corner to have a car wash built in the east corner. HEARING CLOSED With no further discussion, Chairman Trosen closed the public hearing at 7:27 p.m. MOTION Commissioner Ken Billups recommended the denial of the Rezoning / RZ- AGENDA ITEM 2 8-14-4527 / “Green Lantern Car Wash.” PUBLIC HEARING / REZONING / RZ-8-14 4527 / “Green Lantern Car Wash” / 1110 NW 7 Hwy. SECOND Seconded by Commissioner Lynn Banks. VOTE Ken Billups – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Absent George Abbott – Absent Lynn Banks – Aye James Wallace – Aye Jason Sanders – Absent Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVAL OF THE DENIAL 8-Aye, 0-No) MOTION Commissioner Ken Billups moved to continue the Site Plan/Design Review AGENDA ITEM 3 / SPDR-8-14-4528 / “Green Lantern Car Wash” to the Monday, September SITE PLAN/DESIGN 8, 2014 Planning Commission agenda or the first available meeting after the REVIEW / SPDR-8-14- City Council reaches a decision on the rezoning. 4528 / “Green Lantern Car Wash” / 1110 NW 7 Hwy. SECOND Seconded by Commissioner Joseph Haney. P.C. Minutes – 08.25.2014 Page 7 of 8 kf APPROVED VOTE Ken Billups – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Absent George Abbott – Absent Lynn Banks – Aye James Wallace – Aye Jason Sanders – Absent Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-Aye, 0-No) MOTION Commissioner Ken Billups moved to continue the Preliminary Plat / PP-8- AGENDA ITEM 4 14-4529 / “Green Lantern Car Wash” to the Monday, September 8, 2014 PRELIMINARY PLAT / Planning Commission agenda or the first available meeting after the City PP-8-14-4529 / “Green Council reaches a decision on the rezoning. Lantern Car Wash” / 1110 NW 7 Hwy. SECOND Seconded by Commissioner Joseph Haney. VOTE Ken Billups – Aye LaTasha McCall – Aye Joseph Haney – Aye Travis Graham – Aye Ginger Duhon – Absent George Abbott – Absent Lynn Banks – Aye James Wallace – Aye Jason Sanders – Absent Phil Bartolotta – Aye Mark Trosen, Chairman - Aye (APPROVED 8-Aye, 0-No) OTHER BUSINESS Mr. Allen announced that the Annual State APA Conference is scheduled for October 15-17, 2014. The conference will take place in St. Louis and one Planning Commissioner can attend. Please RSVP to Karen Findora (816) 228-0207 or by e-mail kfindora@bluespringsgov.com. MEETING ADJOURN The next Planning Commission meeting is scheduled for Monday, September 8, 2014, at 6:30 p.m. at the Municipal Annex located at 1304 Main Street. With no further discussion, a motion was made by Commissioner Phil Bartolotta moved to adjourn at 7:33 p.m. Seconded by Commissioner Travis Graham. ____________________________________ Karen Findora, Recording Secretary ___________________________________ __________________________ Mark Trosen, Chairman Date P.C. Minutes – 08.25.2014 Page 8 of 8 kf