Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, December 9, 2019 A regular meeting of the Planning Co1mnission of the City of Blue Springs was held in the Howard L. Brown Public Safety Building located at 1100 SW Smith Street on Monday, December 9, 2019 with the following members, guests and staff in attendance: ATTENDANCE Scott Casey Ashley Hose Lynn Banks Mitchell Peil Ken Billups Jr. Susan Stokenbury Jackie Fairbanks, Vice Chairperson Chad Sanderson Travis Graham, Chairperson Tom Cole, Director, Community & Economic Development Mike Mallon, Assistant Director, Community & Economic Development Matt Wright, Senior Planner Brad Stanton, Associate Planner (Substitute Planning Commission Secretary) Adam Hilgedick, City Engineer Jackie Sommer, City Attorney Jim Leacock, Public Stenographer Ron Fowler, Councilmember- District 3 (Mayor Pro-Tern) ABSENT Planning Commissioner LaKeisha Veal Planning Commissioner Byron Craddolph Karen Findora, Planning Commission Liaison CALL TO ORDER Chairperson Travis Graham called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. CONSENT AGENDA Chairperson Graham requested action on the Consent Agenda with a motion by APPROVAL Commissioner Lynn Banks, a second from Commissioner Mitchell Peil, and a unanimous vote, the Minutes of October 28, 2019 and November 12, 2019, were approved as submitted. ,,,11 C \ l ml!l.v, 12 ll-: 1 ! 'I AGENDA ITEM 2 The public hearing for Agenda Item 2 and Agenda Item 3 was opened at 6:32 PUBLIC HEARING / p.m. with a request for exhibits from the City Attorney. Ms. Jackie Sommer PLANNED UNIT introduced Exhibits 1 through 8 for Agenda Item 2 into the public record on DEVELOPMENT behalf of the applicant. CONCEPT PLAN/ PUDC- Exhibits: 11-19-7129 / "Food Mart" / 1. Staff Report with attachments 501 NE Napoleon Drive 2. Application with attachments (Related to Agenda Item 3) 3. Affidavit of Publication in The Examiner on November 23, 2019 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 AGENDA ITEM 3 7. Title IV, Land Use Section - Blue Springs Code of Ordinances (by PUBLIC HEARING / reference) CONDITIONAL USE 8. 2014 Comprehensive Plan (by reference) PERMIT/ CUP-11-19-7130 I "Food Mart" / 501 NE Ms. Jackie Sommer introduced Exhibits 1 through 8 for Agenda Item 3 into the Napoleon Drive (Related to public record on behalf of the applicant. Agenda Item 2) Exhibits: 1. Staff Report with attachments 2. Application with attachments 3. Affidavit of Publication in The Examiner on November 23, 2019 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 - Blue Springs Code of Ordinances (by reference) 8. 2014 Comprehensive Plan (by reference) Matt Wright, Senior Planner, stated that before the Planning Commission is a request to approve a Planned Unit Development Concept Plan and Conditional Use Permit for a gas station and convenience store at the southwest comer of Adams Dairy Parkway and NE Napoleon Dr. Mr. Wright noted that the site was approved for a gas station in 2009 but never developed. Mr. Wright stated that the applicant is proposing developing a 16-pump gas station and 5,040-sf. convenience store. The applicant will be responsible for installing a traffic signal at the intersection of Adams Dairy Pkwy and NE Napoleon Dr. prior to occupancy. The plans meet the requirements for parking, gas pump stacking, and bike parking. The applicant is requesting a reduction in the rear yard setback from 25-ft to 15-ft, a reduction in the pedestrian access adjacent to the front entrance from 12-ft to 8-ft, and a reduction in the overall open space requirements of the Adams Dairy Pkwy overlay district from 40% to 38.32%. In lieu of the modifications the applicant is proposing an increase in landscaping by 10%, additional access to the ADP hike/bike trail, and outdoor seating. Mr. Wright stated that the proposed building utilizes four-sided architecture, has increased transparency on the front fac;ade, and has the appearance of a two- story building from the right-of-way. The proposed gas canopy complements the main building design with masonry columns and a metal fascia. Mr. Wright stated that both gas station and convenience store uses require a Conditional Use Permit within the ADP Overlay district. The applicant is P.C. Minutes 12.9-2019 Pagt· :2 or 11 bs  proposing to be open from 5am-2am and to provide alcoholic beverages, grocery items, prepared food, and an ATM on-site. Car repair and car wash uses are not proposed on the site. Screening of headlights has been addressed through proposed landscaping and a proposed fence. QUESTIONS None. APPLICANT Todd Wetherilt, I' diz, Inc. 6344 Ash St Prairie Village, KS Mr. Wetherilt presented a PowerPoint detailing the proposed site plan, floor plan, building design, and signage. QUESTIONS None. WITNESSES None. IN FAVOR WITNESSES James Ash OPPOSED 712 Westwoods Dr Liberty, MO Mr. Ash stated he owns the townhome immediately south of the proposed building. Mr. Ash's concerns are the relation of the topography and the setback reduction and screening being too short. Mr. Ash opposes the setback reduction, requests a 10-ft fence, and requests that hours of operation not extend past 11 pm or midnight. QUESTIONS Commissioner Ken Billups asked staff where the fence was located. Mr. Wright stated that the fence would be towards the bottom of the hill. Mr. Ash added that would mean the second story of the townhomes would be level with the parking lot and unscreened. Mr. Wetherilt stated that site constraints determined the site layout and that the building helps screen the south side of the site. The applicant feels that landscaping may be preferable to a 10-ft fence, but they are not opposed to providing a fence. Chairperson Graham asked the applicant about the feasibility of a retaining wall. Mark Sherfy, BHC Rhodes 5450 Alban Shawnee, KS Mr. Sherfy provided the details on the proposed landscaping. Mr. Sherfy stated that grading concerns can lead to stormwater concerns and that the grade cannot change too much. Vice-Chairperson Jackie Fairbanks noted the stormwater concerns of the applicant's engineer. P.C. Minutes - 12.9-2019 Page 3 or 11 bs  Commissioner Billups asked the applicant to consider a retaining wall in combination with a fence. Abbas Haideri, Dezines, Inc 1442 Chadwick St Leawood, KS Mr. Haideri stated that the site layout was determined by a study by the owner's consultant related to distances between parking and the building. Commissioner Scott Casey asked where the additional sidewalks to connect to the Adams Dairy Pkwy hike/bike trail were provided. Commissioner Mitchell Peil asked about sound playing from the gas pumps. Mr. Wetherilt stated that there had been no discussion and that the applicant would be willing to not include sound. Commissioner Lynn Banks stated that later hours of operation can be beneficial to midnight shift workers. Vice-Chairperson Fairbanks noted that cedar trees can make a good sound barrier. Planning Commissioner Susan Stokenbury stated that she would prefer a combination of retaining wall and 6-ft fence over a 10-ft fence due to aesthetics. Commissioner Peil asked whether staff received any letters of opposition or returned notice letters. Mr. Wright stated that staff had not. HEARING CLOSED With no further discussion, Chairperson Graham closed the public hearing at 7:01 p.m. MOTION Commissioner Billups moved to approve the Planned Unit Development AGENDA ITEM 2 Concept Plan with six (6) staff conditions and an additional condition that the PUBLIC HEARING I rear (south) fence must be built on a retaining wall with a combined height of PLANNED UNIT 10-feet. DEVELOPMENT CONCEPT PLAN/ PUDC- 11-19-7129 / "Food Mart" / 501 NE Napoleon Drive SECOND Seconded by Commissioner Banks. VOTE Scott Casey - Aye Chad Sanderson - Aye Lynn Banks - Aye Susan Stokenbury- Aye Ken Billups Jr. - Aye Ashley Hose - Aye Mitchell Peil - Aye Jackie Fairbanks -Aye Travis Graham, Chairperson - Aye (APPROVED 9-Aye, 0-No) P.C. Minutes - 12.9-2019 Page 4 of 11 bs STAFF 1. Approval by the City Council based on the representations of any RECOMMENDATIONS drawings presented as part of this application does not waive any requirement or development standard contained in the UDC unless modified under the Concept Plan. 2. A minimum 5-ft. sidewalk (6-ft. if curb-abutting) is required along NE Napoleon Drive and must be installed prior to the issuance of a Certificate of Occupancy for the site. 3. A sidewalk easement is required for all public sidewalk sections located outside of the right-of-way. The easement must be dedicated and recorded prior to the issuance of a Certificate of Occupancy. 4. There shall be a 10% increase in total site landscaping and that the additional plant units be installed within the 50-ft. frontage adjacent to Adams Dairy Parkway. 5. The traffic signal required at NE Adams Dairy Parkway and NE Napoleon Drive shall be installed per signal requirements, tested, and operable prior to the issuance of a Certificate of Occupancy. 6. A Stormwater Management Plan shall be completed and submitted to Public Works for review prior to the issuance of a building permit for the site. MOTION Commissioner Billups moved to approve the Conditional Use Permit with four AGENDA ITEM 3 (4) staff conditions. PUBLIC HEARING I CONDITIONAL USE PERMIT / CUP-11-19-7130 I "Food Mart" I 501 NE Napoleon Drive SECOND Seconded by Commissioner Banks VOTE Scott Casey - Aye Chad Sanderson - Aye Lynn Banks - Aye Susan Stokenbury- Aye Ken Billups Jr. - Aye Ashley Hose - Aye Mitchell Peil - Aye Jackie Fairbanks - Aye Travis Graham, Chairperson - Aye (APPROVED 9-Aye, 0-No) STAFF 1. Approval by the Planning Commission based on the representations RECOMMENDATIONS of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC unless modified under the Concept Plan. 2. The Conditional Use Permit is to allow a "service station" and a "convenience store" on the property addressed as 501 NE Napoleon Drive and covering 1.35 +/- acres as provided in attached exhibits. 3. All conditions adopted under the UDC for a "service station" use shall be met at all times. 4. Approval of this Conditional Use Permit is rescinded if the PUD Concept Plan (PUDC-11-19-7129) request is denied by the City Council. P.C. Minute's 12.9-2019 Pag, 5 tJf 11 bs  AGENDA ITEM 4 Chairperson Graham stated that the applicant wished to continue this item to the PUBLIC HEARING / December 30, 2019 Planning Commission meeting. CONDITIONAL USE PERMIT/ CUP-11-19-7141 / "Link Media Digital Billboard" / 3170 NW Jefferson St MOTION Commissioner Billups moved to table the Conditional Use Permit until the AGENDA ITEM 4 December 30, 2019 Planning Commission meeting. PUBLIC HEARING / CONDITIONAL USE PERMIT/ CUP-11-19-7141 / "Link Media Digital Billboard" / 3170 NW Jefferson St SECOND Seconded by Commissioner Banks VOTE Scott Casey - Aye Chad Sanderson - Aye Lynn Banks - Aye Susan Stokenbury- Aye Ken Billups Jr. - Aye Ashley Hose - Aye Mitchell Peil - Aye Jackie Fairbanks -Aye Travis Graham, Chairperson - Aye (TABLED 9-Aye, 0-No) AGENDA ITEM 5 The public hearing for Agenda Item 5 and Agenda Item 6 was opened at 7:05 PUBLIC HEARING / p.m. with a request for exhibits from the City Attorney. Ms. Jackie Sommer REZONING / RZ-11-19- introduced Exhibits 1 through 8 for Agenda Item 5 into the public record on 7142 I "Cambridge Park" / behalf of the applicant. North of SE Major Rd, east of Exhibits: SW 1st Street (Related to 1. Staff Report with attachments Agenda Item 6) 2. Application with attachments 3. Affidavit of Publication in The Examiner on November 23, 2019 & 4. 185 ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site AGENDA ITEM 6 6. Copy ofletter sent to said property owners PUBLIC HEARING / 7. Title IV, Land Use Section - Blue Springs Code of Ordinances (by PRELIMINARY PLAT reference) (with Alternative 8. 2014 Comprehensive Plan (by reference) Development Standards) / PP-11-19-7143 I "Cambridge Ms. Jackie Sommer introduced Exhibits 1 through 8 for Agenda Item 6 into the Park" /North of SE Major Rd, public record on behalf of the applicant. east of SW 1st Street (Related Exhibits: to Agenda Item 5) 1. Staff Report with attachments 2. Application with attachments 3. Affidavit of Publication in The Examiner on November 23, 2019 4. 185 ft. Notification Map 5. Names/addresses ofpropertyowners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section - Blue Springs Code of Ordinances (by reference) 8. 2014 Comprehensive Plan (by reference) P.C. ivlinulcs 1:2.9-2019 Page 6 of 11 bs  Mr. Rinne stated the houses would be in the 1400-1800 square foot range. The applicant believes that the subdivision will fit nicely in the area. QUESTIONS Commissioner Billups asked about the amenities to be provided. Mr. Rinne stated that adding amenities would increase the cost of the homes. Commissioner Billups asked about the price point of the homes. Jay Sawyer, Rausch-Coleman Homes 3803 SW Rhinestone Blvd Bentonville, AR Mr. Sawyer answered that the homes would be between $220k-$250k. Commissioner Billups asked about whether the homes would be sold or leased. Mr. Sawyer stated that the Rausch-Coleman generally seeks to sell their homes. Mr. Sawyer was unsure of whether these homes would be for sale or for lease. Don Draper, Rausch-Coleman Homes 13635 Dove Rd Pea Ridge, AR Mr. Draper stated the desire of Rausch-Coleman homes was to start a sales program in Kansas City. Mr. Mallon stated the City does not govern whether a housing project is for sale or for rent. Commissioner Peil asked about the timeline for the phasing and timing of the access roads. Mr. Draper stated that there will only be one point of access for phase one until phase two is constructed. WITNESSES None. IN FAVOR WITNESSES Justin Larkin OPPOSED 804 SW Elizabeth St Blue Springs, MO Mr. Larkin stated that Hoot Owl Acres homes will be a minimum of 1400-sf. Mr. Larkin was concerned with rent-to-own developments, the price point of the homes being too low, and the quality of homes. Daniel Holdcroft 400 SW Carson Dr Blue Springs, MO Mr. Holdcroft was concerned about rental properties. QUESTIONS Mr. Draper stated that Rausch-Coleman will attempt to make the houses for sale, but if they cannot sell the homes, they will lease them. Mr. Draper clarified that Rausch-Coleman does not do rent-to-own properties, only for lease or for sale. P.C:. Minutes - 12.9-20 I9 Page 8 nf 11 bs  Commissioner Casey asked about Hoot Owl Acres mmtmum floor area classification. Mr. Mallon confirmed that Hoot Owl Acres minimum floor area classification is 1200-sf. Commissioner Billups noted that the Alternative Development Standards requests were generally for larger lots. Commissioner Peil asked whether staff received any letters of opposition or returned notice letters. Mr. Mallon stated that staff had not. Commissioner Fairbanks asked about how many units the applicant is expecting to build in one year. Mr. Draper estimated about 40-50 units built per year, with phase one completed in approximately 2 years. Mr. Draper stated that Rausch- Coleman hires local trades for the construction of the homes. HEARING CLOSED With no further discussion, Chairperson Graham closed the public hearing at 7:53 p.m. MOTION Commissioner Billups moved to approve the rezoning. AGENDA ITEM 5 PUBLIC HEARING I REZONING / RZ-11-19- 7142 I "Cambridge Park" / North of SE Major Rd, east of SW 1st Street SECOND Seconded by Commissioner Fairbanks. VOTE Scott Casey - Aye Chad Sanderson - Aye Lynn Banks - Aye Susan Stokenbury- Aye Ken Billups Jr. - Aye Ashley Hose - Aye Mitchell Peil - Aye Jackie Fairbanks - Aye Travis Graham, Chairperson - Aye (APPROVED 9-Aye, 0-No) STAFF None. RECOMMENDATIONS MOTION Commissioner Billups moved to approve the preliminary plat with Alternative AGENDA ITEM 6 Development Standards with twelve (12) staff conditions. PUBLIC HEARING I PRELIMINARY PLAT (with Alternative Development Standards) / PP-11-19-7143 / "Cambridge Park"/ North of SE Major Rd, east of SW 1st Street SECOND Seconded by Commissioner Fairbanks. P.C. Minutes l~.9-20 I9 Page 9 of 11 bs VOTE Scott Casey- Aye Chad Sanderson - Aye Lynn Banks - No Susan Stokenbury - Aye Ken Billups Jr. - Aye Ashley Hose - Aye Mitchell Peil - No Jackie Fairbanks - No Travis Graham, Chairperson - Aye (APPROVED 6-Aye, 3-No) STAFF 1. Approval by the Planning Commission based on the representations of RECOMMENDATIONS any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC except for those approved as Alternative Development Standards. 2. All amenities and landscaping in open space tracts, including street trees, shall be installed prior to approval of the Final Plat in which the open space tract is located. Financial guarantees may be accepted for seeding or sodding, provided seed has germinated or sod has been installed within 6 months of the date of the financial guarantee. 3. A final landscape plan that meets all requirements in UDC Section 407.040 is required to be submitted and approved administratively by Staff prior to the installation of any landscaping. The landscape plan shall include landscaping for open space systems per UDC Section 406.030. 4. Drafts of the proposed Declaration of Restrictions and the Homes Association Declaration are required to be submitted and recorded with the Final Plat. 5. An ADA Sidewalk Plan shall be submitted with final construction plans. 6. Easements are required over all storm detention and storm water quality best management practices on the Final Plat. 7. All public infrastructure, unless stated otherwise, shall be completed prior to approval of the Final Plat. 8. Road improvements to SE Major Road extension must be submitted prior to approval of the Final Plat by the City Council. A Financial Guarantee may be considered for these improvements based on project phasing and traffic flow patterns. 9. A Final Traffic Impact Study and Storm Water Drainage Study must be submitted and approved by the Engineering Division of the Public Works Department prior to approval of the Final Plat by the City Council. 10. As-builts and 2-year maintenance bonds on the street, storm sewers, and sanitary sewers shall be submitted prior to approval of the Final Plat by the City Council. 11. A sealed letter by a Registered Professional Engineer in the State of Missouri stating the detention basin has been constructed per the approved plans and will function as designed shall be submitted prior to approval of the Final Plat by the City Council. 12. A letter from Water District 13 stating water lines have been completed and the developer has been granted a letter of Final Acceptance from the District, must be submitted prior to approval of the Final Plat by the City Council. OTHER BUSINESS The next scheduled meeting is Monday, December 30, 2019. P.C. Minutes - 12.9-2019 Page 10 of' 11 bs MEETING ADJOURN With no further discussion, a motion was made by C01mnissioner Banks to adjourn at 7:57 p.m. Seconded by Commissioner Fairbanks. MEDIA LINK https://youtu.be/h9BX IYH8sg ~ ~ Respectfully Submitted by ~~V ~ radStanton,Reoo,dillgSeerntmy \-Z. _ C,C:, - \Ca, Travis Graham, Chairperson - Date ' P.C Minute·, 12 .'l-2111') l',tg,· I I "I" I I 11,