Planning Commission Agendas

Planning Commission AGENDA Monday November 9, 2020 6:30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW SMITH STREET City of Blue Springs  PROCEDURE FOR PUBLIC HEARING TESTIMONY If you will require special accommodations to allow your participation in this meeting, please call 228-0207 (voice) or 228-0250 (TDD) 1. The Chairman will open the public hearing and call for exhibits from the City Attorney. 2. Staff comments 3. Applicant will make a presentation (See time limits on next page) 4. Witnesses in favor of the petition will be called to speak. (See time limits on next page) 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 Public Stenographer. State your name and your address clearly, and make your comments to the Commission. Please refrain from repeating points made by others. 5. Witnesses opposed to the petition will be called to speak. (See time limits on next page) 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 Public Stenographer. State your name and your address clearly, and make your comments to the Commission. Please refrain from repeating points made by others. 6. Questions and General Discussion 7. The Chairman will close the public hearing, and the Commission will consider the facts and approve or deny the request. • A recommendation will be forwarded to the City Council for their review and action.  City of Blue Springs PLANNING COMMISSION MEETING MANAGEMENT CRITERIA  Introduction – Open Public Hearing - Introduce Items – Call for Exhibits  Staff Presentation – No more than 10 minutes  Questions from Commission – No time limit  Applicant (petitioner) presentation – No more than 15 minutes  Questions from Commission – No time limit  Proponents – each – No more than 5 minutes (No Redundancy)  Questions from Commission – No time limit  Opponents (if using a spokesperson) – No more than 15 minutes  Questions from the Commission – No time limit  Opponents (each) – No more than 5 minutes (No Redundancy)  Questions from Commission – No time limit  Commission discussion  Close Public Hearing  New items will not be started after 10:00 p.m. unless decided by the Planning Commission. Special Meetings will be called when necessary with the recommendation of Staff and the Chairperson. ### es,u��� Planning Commission Seating Chart (11s Public in Lobby (12 B B (I 1 6 0 App lica nts Dais Lectern □ Portable Lectern ' 10 ___l 8 1. Mike Mallon, Acting Director, CD 5. Jacob Honeycutt 10. Karen Findora, Administrative Assistant 15. Ken Billups Jr. 2. Matt Wright, Acting Asst. Director, CD 6. Travis Graham 11. LaKeisha Veal 16. Mayor Pro-Tem, Jerry Kaylor, Dist. 1 3. Lynn Banks 7. Ashley Hose, Vice-Chair 12. Tom Rohr 17. Adam Hilgedick, City Engineer 4. Byron Craddloph 8. Jackie Sommer, City Attorney 13. Mitchell Peil 18. Nathan Jurey, Senior Planner 9. Chad Sanderson, Chair 14. Susan Stokenbury 19. Public Stenographer  Howard L. Brown Public Safety Building Council Chambers 1100 SW Smith Street PLANNING COMMISSION MEETING AGENDA Monday, November 9, 2020 - 6:30 p.m. Planning Commissioners please call 228-0207 if unable to attend The meeting can be viewed live on Blue Springs Channel 7, AT&T Channel 99 and www.bluespringsgov.com/CityMeetingsLive Please Note: Face coverings are required pursuant to Order of the Jackson County Health Director dated July 1, 2020, and Phase 2.5 of the Eastern Jackson County Recovery Plan. Any persons wishing to attend the Planning Commission Meeting in person must abide by the County’s mask requirement at all times while within City Hall and Public Safety Building including the Council Chambers. Anyone unable to wear a face covering pursuant to the County's requirement may participate in public hearings or provide comment via conference call at (816) 743- 4875; Conference ID 423 742 418# as provided in Section 610.020(4) RSMo. Information on how to provide testimony via telephone conference in a public hearing can be found at the end of this Agenda. 1 CALL TO ORDER – PLEDGE OF ALLEGIANCE - CONSENT AGENDA (All items under Consent Agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and considered separately.) a) MINUTES October 26, 2020 2 PUBLIC HEARING / AMENDED PLANNED RESIDENTIAL OVERLAY CONCEPT PLAN / PROC- 10-20-7532 / “Adams Pointe Village” / 2610 East R.D. Mize Road and 403 & 701 NE Greenview Drive Exhibits: 1. Staff Report with attachments 2. Application with attachments 3. Affidavit of Publication in The Examiner on October 24, 2020 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) 11.09.2020 Page 1 of 2 kf 3 OTHER BUSINESS – The next scheduled meeting is Monday, November 23, 2020 4 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 228-0207 (VOICE) OR 228-0250 (TDD) Agenda posted at the following locations: City Hall, 903 W. Main Street City’s website http://www.bluespringsgov.com/AgendaCenter November 4, 2020 A quorum of the City Council may be in attendance however no City Council votes will be taken. Community Development Public Hearing Comments: If you would like to make a public comment during a public hearing, we request that you submit a Speaker Appearance Form prior to 4:30 the day of the meeting (www.bluespringsgov.com/MeetingSpeaker). Comments and supporting documents that you would like included as an exhibit for a Public Hearing can also be emailed to CityClerk@bluespringsgov.com by noon on the day of the Commission meeting. Emailed comments must include PUBLIC COMMENT: “(Title of Project)” as the subject line. The Chairperson and staff will call upon you by announcing your First and Last Name and the last four digits of your phone number. When called upon, staff will request that you unmute your phone. You will be sworn in by a Public Stenographer and asked to state your full name and address for the record before giving your testimony. What does this mean for applicants? Applicants will participate in the Public Hearing in person in the Council Chambers at the Public Safety Building, 1100 SW Smith Street. The City of Blue Springs thanks you in advance for taking all precautions to prevent the spread of the COVID-19 virus. Karen Findora, Planning Commission Liaison 11.09.2020 Page 2 of 2 kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, October 26, 2020 Face coverings were required to be worn by all attendees pursuant to Order of the Jackson County Health Director dated July 1, 2020, and Phase 2.5 of the Eastern Jackson County Recovery Plan. Anyone unable to wear a face covering pursuant to the County’s requirement could participate in the public hearings or provide comment via conference call at (816)743-4875; Conference ID 875 222 400# as provided in Section 610.020(4) RSMo. A regular meeting of the Planning Commission of the City of Blue Springs was held in the Howard L. Brown Public Safety Building, Council Chambers located at 1100 SW Smith Street on Monday, October 26, 2020 with the following members, guests and staff in attendance: ATTENDANCE Ken Billups Jr. Tom Rohr Susan Stokenbury Mitchell Peil Bryon Craddolph Travis Graham Chad Sanderson, Chairperson Mike Mallon, Acting Director, Community Development Nathan Jurey, Senior Planner Adam Hilgedick, City Engineer Jackie Sommer, City Attorney Jerry Kaylor, Councilmember – District 1 (Mayor Pro-Tem) Jim Leacock, Public Stenographer Karen Findora, Planning Commission Liaison ABSENT Planning Commissioner LaKeisha Veal Planning Commissioner Ashley Hose Planning Commissioner Jacob Honeycutt Planning Commission Lynn Banks Matt Wright, Acting Assistant Director, Community Development CALL TO ORDER Chairperson Chad Sanderson called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. P.C. Minutes – 10.26.2020 Page 1 of 12 kf CONSENT AGENDA Chairperson Sanderson requested action on the Consent Agenda with a motion APPROVAL by Commissioner Mitchell Peil, a second from Commissioner Byron Craddolph, and a unanimous vote, the Minutes of Monday, October 12, 2020 were approved as submitted. AGENDA ITEM 2 The public hearing for Agenda Items 2 & 3 was opened at 6:32 p.m. with a PUBLIC HEARING / request for exhibits from the City Attorney. Ms. Jackie Sommer introduced GENERAL Exhibits 1 through 8 for Agenda Items 2 & 3 into the public record on behalf of DEVELOPMENT PLAN / the applicant. GDP-10-20-7511 / “Casey’s Exhibits: General Store” / 1924 NW 1. Staff Report with attachments Woods Chapel Road (Related 2. Application with attachments to Agenda Items 3 & 5) 3. Affidavit of Publication in The Examiner on October 10, 2020 4. 185 ft. Notification Maps & 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-10-20-7519 / “Casey’s General Store” / Mike Mallon, Acting Director, Community Development, stated that before the 1924 NW Woods Chapel Planning Commission is a request for approval of a Conditional Use Permit and Road (Related to Agenda a Preliminary Plat with a General Development Plan for a 14-pump gas/service Items 2 & 5) station and associated 3,932-sf. convenience store for property located at the northeast corner of NW Woods Chapel Road and NW Jefferson Street. The & property is proposed to be platted as a single-lot covering 2.598 +/- acres. The property includes all of the frontage along NW Woods Chapel Road between AGENDA ITEM 5 NW Jefferson Street and NW Duncan Road. The site includes several parcels, PRELIMINARY PLAT / of which only one is currently developed with a small multi-tenant commercial PP-10-20-7521 / “Casey’s building. General Store” / 1924 NW Woods Chapel Road (Related to Agenda Items 2 & 3) APPLICANT Kevin McClaflin, Project Manager, Morrison-Shipley Engineers, Inc. 2407 SE Cottonwood Street Bentonville, Arkansas Mr. McClaflin informed the Commission that Casey’s will have a 6 ft. brick enclosed dumpster pad with metal gates. The rooftop equipment will be screened with a metal parapet. The store will be open 24 hours 7 days a week. WITNESSES Mike Bryant, Real Estate IN FAVOR 2012 NW Harvest Drive Grimes, Iowa Mr. Bryant stated that this would be the second Casey’s store for Blue Springs, and they are looking at other locations in the community. WITNESSES John Town, Around Town Technologies, LLC, adjacent business owner OPPOSED 3424 NW Duncan Road Blue Springs, MO P.C. Minutes – 10.26.2020 Page 2 of 12 kf  Mr. Town had concerns with the water runoff that may take place on to his property. Mr. Mallon stated that staff can work with the developer on the landscaping so that it doesn’t interfere with the property to the east. Mr. Mallon stated that in terms of storm drainage, all sites are required to detain storm flows from their property and then release them at the historical rate. The Site Plan/Design Review will formalize the grading of the site and staff will review it at that time. Mr. Town stated that he would eventually like to extend his building to the back of his property line. He stated that currently during a heavy rain he could have 2-3 inches of standing water along the back of his building and wants to make sure that the new Casey’s store won’t add more to it. HEARING CLOSED With no further discussion, Chairperson Sanderson closed the public hearing at 6:50 p.m. MOTION Commissioner Ken Billups Jr. recommended the approval of General AGENDA ITEM 2 Development Plan / GDP-10-20-7511 / Casey’s General Store with one (1) staff PUBLIC HEARING / conditions. GENERAL DEVELOPMENT PLAN / GDP-10-20-7511 / “Casey’s General Store” / 1924 NW Woods Chapel Road (Related to Agenda Items 3 & 5) SECOND Seconded by Commissioner Susan Stokenbury. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye RECOMMEND APPROVAL (7-Aye, 0-No) STAFF CONDITIONS 1. Approval by the City Council based on the representations 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 General Development Plan or modified with Alternative Development Standards with a future Site Plan Design Review. MOTION Commissioner Ken Billups Jr. recommended the approval of Conditional Use AGENDA ITEM 3 Permit / CUP-10-20-7519 / Casey’s General Store with two (2) staff conditions. PUBLIC HEARING / CONDITIONAL USE PERMIT / CUP-10-20-7519 / “Casey’s General Store” / 1924 NW Woods Chapel P.C. Minutes – 10.26.2020 Page 3 of 12 kf Road (Related to Agenda Items 2 & 5) SECOND Seconded by Commissioner Susan Stokenbury. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye RECOMMEND APPROVAL (7-Aye, 0-No) STAFF CONDITIONS 1. Approval by the City Council based on the representations 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 General Development Plan or modified with Alternative Development Standards with a future Site Plan Design Review. 2. The Conditional Use Permit is to allow a “service station – general” land use located on 2.598 +/- acres at the northeast corner of NW Woods Chapel Road and NW Jefferson Street addressed as 1920- 1924 NW Woods Chapel Road. MOTION Commissioner Ken Billups Jr. moved to approve Preliminary Plat / PP-10-20- AGENDA ITEM 5 7521 / Casey’s General Store with four (4) staff conditions. PRELIMINARY PLAT / PP-10-20-7521 / “Casey’s General Store” / 1924 NW Woods Chapel Road (Related to Agenda Items 2 & 3) SECOND Seconded by Commissioner Susan Stokenbury. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 0-No) STAFF CONDITIONS 1. Approval by the Planning Commission based on the representations 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 General Development Plan or modified with Alternative Development Standards with a future Site Plan Design Review. P.C. Minutes – 10.26.2020 Page 4 of 12 kf  2. The Preliminary Plat is not in effect until the City Council has approved the General Development Plan (GDP-10-20-7511) for the subject property. If the City Council denies the General Development Plan request, the Planning Commission’s approval of the Preliminary Plat is rescinded. 3. A 5-ft. sidewalk is required to be installed along NW Jefferson Street prior to occupancy of Lot 1. An 8-ft. sidewalk/trail is required to be installed along NW Duncan Road prior to occupancy of Lot 1. The easternmost portion of the trail that cannot be completed due to existing obstructions must be financially guaranteed for future installation. 4. Prior to building permit issuance, the Final Plat must be approved and recorded at Jackson County. AGENDA ITEM 4 The public hearing for Agenda Item 4 was opened at 6:52 p.m. with a request GENERAL for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 DEVELOPMENT PLAN / through 8 for Agenda Item 4 into the public record on behalf of the applicant. GDP-10-20-7518 / “Chase Exhibits: Bank” / 815 SW 7 Hwy. 1. Staff Report with attachments (Related to Agenda Items 6, 7 2. Application with attachments & 8) 3. Affidavit of Publication in The Examiner on October 10, 2020 4. 185 ft. Notification Maps & 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners AGENDA ITEM 6 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by SITE PLAN/DESIGN reference) REVIEW / SPDR-10-20- 8. 2014 Comprehensive Plan (by reference) 7514 / “Chase Bank” / 815 SW 7 Hwy. (Related to Nathan Jurey, Senior Planner, Community Development, stated that before the Agenda Items 4, 7 & 8) Planning Commission is a request for approval of a General Development Plan, Preliminary Plat, and Final Plat for a 0.94+/- acre one (1) lot subdivision & generally located at the northwest corner of SW 7 Highway and SW Sunset Avenue. Additionally, the applicant is requesting approval of a Site Plan / AGENDA ITEM 7 Design Review to allow the proposed development on the one (1) lot. PRELIMINARY PLAT / PP-10-20-7515 / “Chase The subject property (815 SW 7 Highway) is the former location of the Bank” / 815 SW 7 Hwy. Raytown/Lee’s Summit Community Credit Union. The applicant desires to (Related to Agenda Items 4, 6 demolish the existing building, drive-through structures, and pole sign and & 8) reconfigure the site and construct a new approximately 3,300 sq. ft. building and drive-through ATM structure for the proposed “Chase Bank.” & The plat is a 1 lot subdivision with a replat of the northern half of the property, AGENDA ITEM 8 but whereas the southern half was never platted, hence why the full Preliminary FINAL PLAT / PF-10-20- & Final Plat are needed. No road improvements are needed. However, there are 7516 / “Chase Bank” / 815 sidewalk improvements that need to be made. There is right-of-way that is SW 7 Hwy. (Related to needed to be shown on the Final Plat. The applicant will have to submit a revised Agenda Items 4, 5 & 7) plat before they can record it. APPLICANT Jason Stucker, Sr. Associate, Hoefer Wysocki 11460 Tomahawk Creek Parkway Ste. 400 Leawood, KS P.C. Minutes – 10.26.2020 Page 5 of 12 kf QUESTIONS Commissioner Ken Billups Jr. questioned if there would be a drive-up teller window. Mr. Stucker stated that this location will not have a drive-up window. The bank will have the drive-up ATM. The bank will also have a 24-hour vestibule in the building itself, which will also have another ATM along with a drop box. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. COMMENTS Commissioner Mitchell Peil stated that he has concerns with the east ingress and egress, he stated that it was too close to 7 Hwy. He stated that it may increase the preponderance of vehicle accidents at that location. HEARING CLOSED With no further discussion, Chairperson Sanderson closed the public hearing at 7:04 p.m. MOTION Commissioner Mitchell Peil recommended the approval of General AGENDA ITEM 4 Development Plan / GDP-10-20-7518 / “Chase Bank. GENERAL DEVELOPMENT PLAN / GDP-10-20-7518 / “Chase Bank” / 815 SW 7 Hwy. (Related to Agenda Items 6, 7 & 8) SECOND Seconded by Commissioner Travis Graham. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 0-No) MOTION Mitchell Peil moved to approve the Site Plan/Design Review / SPDR-10-20- AGENDA ITEM 6 7514 / “Chase Bank” with three (3) staff conditions. SITE PLAN/DESIGN REVIEW / SPDR-10-20- 7514 / “Chase Bank” / 815 SW 7 Hwy. (Related to Agenda Items 4, 7 & 8) SECOND Seconded by Commissioner Tom Rohr. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye P.C. Minutes – 10.26.2020 Page 6 of 12 kf  Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 0-No) STAFF CONDITIONS 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Prior to Building Permit issuance, the Final Plat must be approved by the City and recorded at the County. 3. Prior to occupancy, the following must occur: a. All public improvements must be installed as required on the Final Plat; and b. The non-conforming pole sign must be removed or brought into conformance with the current Sign Code. MOTION Commissioner Michell Peil moved to approve the Preliminary Plat / PP-10-20- AGENDA ITEM 7 7515 / “Chase Bank” with five (5) staff conditions. PRELIMINARY PLAT / PP-10-20-7515 / “Chase Bank” / 815 SW 7 Hwy. (Related to Agenda Items 4, 6 & 8) SECOND Seconded by Commissioner Tom Rohr. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 0-No) STAFF CONDITIONS 1. Approval is based on the representations of the drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Approval of this Preliminary Plat (PP-10-20-7515) is not in effect until the City Council has approved the General Development Plan (GDP-10-20-7518). If the General Development Plan is denied by the City Council, approval of the Preliminary Plat is rescinded. 3. Prior to Final Plat approval, surveyor’s notes, easement language, and the chamfered right-of-way at the corner of 7 Highway and Sunset Avenue must be dedicated as required by Public Works. 4. Prior to Building Permit issuance, the Final Plat must be approved and recorded at Jackson County. 5. Prior to occupancy of any new structure on the subject property, the required ADA-compliant sidewalks along SW 7 Highway and SW Sunset Avenue must be installed as required by MoDOT and Public Works. P.C. Minutes – 10.26.2020 Page 7 of 12 kf MOTION Commissioner Travis Graham recommended the approval of the Final Plat / PF- AGENDA ITEM 8 10-20-7516 / “Chase Bank” with four (4) staff conditions. FINAL PLAT / PF-10-20- 7516 / “Chase Bank” / 815 SW 7 Hwy. (Related to Agenda Items 4, 5 & 7) SECOND Seconded by Commissioner Mitchell Peil. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 0-No) STAFF CONDITIONS 1. Approval is based on the representations of the drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Prior to Final Plat approval, surveyor’s notes, easement language, and the chamfered right-of-way at the corner of 7 Highway and Sunset Avenue must be dedicated as required by Public Works. 3. Prior to Building Permit issuance, the Final Plat must be approved and recorded at Jackson County. 4. Prior to occupancy of any new structure on the subject property, the required ADA-compliant sidewalks along SW 7 Highway and SW Sunset Avenue must be installed as required by MoDOT and Public Works. AGENDA ITEM 9 Mike Mallon, Acting Director, Community Development, stated that before the SITE PLAN/DESIGN Planning Commission is a request for approval of a Site Plan Design Review REVIEW / SPDR-09-20- for a 585,660-sf. industrial building and associated site improvements on a 7489 / “Blue Springs 37.50 +/- acre property located west of Tyer Road and approximately 275-ft. Logistics Center” / West of north of NE Jefferson Street. The applicant is also requesting approval of a Final Tyer Road, approx. 245-ft. Plat for a 1-lot subdivision and an 80-ft. right-of-way dedication along a north of NE Jefferson Street majority of the west boundaries of the property. The total plat area is 39.92 +/- (Related to Agenda Item 10) acres which includes 37.50 +/- for Lot 1 and 2.42 +/- acres of right-of-way. The Site Plan Design Review is in substantial compliance with the previously & approved General Development Plan. The Final Plat is in substantial compliance with the previously approved Preliminary Plat. AGENDA ITEM 10 FINAL PLAT / PP-09-20- Mr. Mallon stated that the building itself will be considered a General Industrial 7490 / “Blue Springs Building. The maximum height of the parapet roof was modified as part of the Logistics Center” / West of General Development Plan to allow it to be 4-ft. higher than what would Tyer Road, approx. 245-ft. normally be allowed. north of NE Jefferson Street (Related to Agenda Item 9) Mr. Mallon stated that the Site Plan does include the final landscape plan. Special attention was provided based upon the feedback from neighboring property owners along the northern property line. A 4-5 ft. berm is proposed along the far north east portion of the site. P.C. Minutes – 10.26.2020 Page 8 of 12 kf  Commissioner Billups Jr. questioned the water runoff. Mr. Mallon stated that there are water quality ponds that will treat the water before it goes into a storm detention. QUESTIONS Adam Hilgedick, City Engineer stated that the runoff will be equal to or less than the pre-development rate. He stated that there is a treatment drain that will come off of the building like roof filters, as well as an overland flow that is captured by infiltration ditches. APPLICANT Rich Wood, Polsinelli Law Firm Hunter Harris, Flint Development MOTION Commissioner Mitchell Peil moved to approve the Site Plan/Design Review / AGENDA ITEM 9 SPDR-09-20-7489 / “Blue Springs Logistics Center” with two (2) staff SITE PLAN/DESIGN conditions. REVIEW / SPDR-09-20- 7489 / “Blue Springs Logistics Center” / West of Tyer Road, approx. 245-ft. north of NE Jefferson Street (Related to Agenda Item 10) SECOND Seconded by Commissioner Byron Craddolph. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 0-No) STAFF CONDITIONS 1. Approval by the Planning Commission based on the representations 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 General Development Plan or modified by approval of an Alternative Development Standard. 2. Prior to occupancy of the building, the following must be completed: a. All required private site improvements, such as vehicular and bicycle parking, pedestrian amenities, and landscaping, shall be installed; and b. All required public improvements shall be completed. MOTION Commissioner Mitchell Peil recommended the approval of the Final Plat / PF- AGENDA ITEM 10 09-20-7490 / “Blue Springs Logistics Center” with four (4) staff conditions. FINAL PLAT / PP-09-20- 7490 / “Blue Springs Logistics Center” / West of Tyer Road, approx. 245-ft. north of NE Jefferson Street (Related to Agenda Item 9) P.C. Minutes – 10.26.2020 Page 9 of 12 kf SECOND Seconded by Commissioner Byron Craddolph. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye RECOMMEND APPROVAL (7-Aye, 0-No) STAFF CONDITIONS 1. Approval by the City Council based on the representations 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 General Development Plan or modified by approval of an Alternative Development Standard. 2. A minimum 5-ft. ADA-compliant sidewalk on the east side of proposed NE 27th Street is required to be installed prior to occupancy of Lot 1. The required 5-ft. ADA-compliant sidewalk on the west side of NE 27th Street is required to be installed prior to occupancy of future development on the west side of NE 27th Street. 3. All public improvements to NE 27th Street and NE Jefferson Street are required to be completed prior to occupancy of the building on Lot 1. 4. Prior to building permit issuance, the Final Plat must be approved and recorded at Jackson County. AGENDA ITEM 11 Nathan Jurey, Senior Planner, Community Development, stated that before the MASTER ALTERNATIVE Planning Commission is a request for approval of a Master Sign Plan for Valley SIGN PLAN / ASP-10-20- Oaks to allow painted commercial signage and a mural on the existing building 7517 / “Valley Oaks Meats” / located at 110 NW 12th Street (formerly Winters Meat). The proposal includes 110 NW 12th Street two (2) new painted commercial signs and one (1) painted mural of an American flag. For illustrative purposes, the applicant has shown the reface of existing pole and monument signs, as allowed by Code. The proposal includes three (3) issues that require Master Sign Plan approval. First, the proposal requests a mural, the American flag, which may only be approved by a Master Sign Plan. The mural was reviewed by the Public Art Commission and they recommended approval as described by the artist, which included a degree of degradation. Second, the proposal requests a sign, the “Butcher” sign, that is larger than the 10% wall coverage allowed per Code. Third, the proposal requests two commercial signs, the “Meats” and the “Butcher” signs, that are painted directly on a building, whereas the closest applicable sign type, the applique sign, does not allow painted signage. Planning Commission must determine if the proposed signage meets the applicable Review Criteria, which includes, but not limited to determining if the proposed signage is of “higher quality” than required by Code and if the proposed signage does not “significantly alter” the historic or cultural context of the surrounding P.C. Minutes – 10.26.2020 Page 10 of 12 kf  area. If the pole sign and wooden pole sign ever lose their non-conforming status those signs will need to come down. QUESTIONS Commissioner Byron Craddolph asked if neighboring businesses have had any issues with the sign. Mr. Jurey stated that since it’s not a public hearing no letters were mailed out. Mr. Jurey noted that the signs are currently up, and staff hasn’t heard from any surrounding business owners. Commissioner Craddolph asked if staff is ok with these signs and if they think they are compatible with the rest of the Downtown Master Plan. Mr. Jurey informed Commissioner Craddolph that this business is located right outside of the Downtown area and is zoned “LI” (Light Industrial). Mr. Jurey stated that the majority of the signs face 12th Street and faces away from the downtown businesses to the south. Commissioner Billups stated that he is a Downtown Alive Board member and they had some discussion about the project and didn’t have any issues with the signage. APPLICANT Jake Huddleston, Valley Oak Meats / Ward Development MOTION Commissioner Mitchell Peil moved to approve the Master Alternative Sign AGENDA ITEM 11 Plan / ASP-10-20-7517 / “Valley Oaks Meats” with three (3) staff conditions. MASTER ALTERNATIVE SIGN PLAN / ASP-10-20- 7517 / “Valley Oaks Meats” / 110 NW 12th Street SECOND Seconded by Commissioner Ken Billups Jr. VOTE Lynn Banks – Absent Susan Stokenbury – Aye Ken Billups Jr. – Aye Jacoby Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Absent Travis Graham – Aye Byron Craddolph – Aye Ashley Hose - Absent Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 0-No) STAFF CONDITIONS 1. Prior to installation of the proposed signage, administrative sign permit approval must be obtained for each sign. 2. Concerning Sign Maintenance: a. Based on the artist’s desire for the ‘tattered old flag’ look, the “American Flag” mural shall not degrade by more than fifty percent (50%) of the sign area before the mural must be either maintained or removed. b. The painted commercial signage shall not degrade by more than ten percent (10%) of the sign area before the signage must be either maintained or removed. c. Degradation may include but is not limited to peeling or flaking paint. 3. Concerning Sign Removal: a. The “American Flag” mural may remain in perpetuity provided it is properly maintained as required by this Master Sign Plan. b. The painted commercial signage must be removed when the P.C. Minutes – 10.26.2020 Page 11 of 12 kf  message is no longer pertinent to the business located on- premise. c. When removed, painted signage and/or murals must be removed utilizing a method that does not damage the building. OTHER BUSINESS The next scheduled meeting is Monday, November 9, 2020. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 7:41 p.m. Seconded by Commissioner Ken Billups Jr. MEDIA LINK https://www.youtube.com/watch?v=1sdU0C2HFlQ ___________________________________ Respectfully Submitted by Karen Findora, Recording Secretary ____________________________________ Chad Sanderson, Chairperson _____________________________________ Date P.C. Minutes – 10.26.2020 Page 12 of 12 kf