Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, December 28, 2020 Pursuant to Jackson County Executive Order dated November 18, 2020 and subsequent amendments and Phase 2.5 of the Eastern Jackson County Recovery Plan limiting public gatherings, this meeting will be conducted by taking safe social distancing measures as required by the Order. As provided in Sections 610.020(1) and 610.020(4) RSMo., the Planning Commission participated in the meeting via video-conference and telephone to ensure safe social distancing measures were taken. The public was able to attend via telephone conference. A regular meeting of the Planning Commission of the City of Blue Springs was held at 6:30 p.rn. on Monday, December 28, 2020 via videoconference and telephone. The meeting was also viewed live on Blue Springs Channel 7, AT&T Channel 99, and www.bluespringsgov.com/CityMeetingsLive The following members, guests and staff were in attendance: ATTENDANCE Lynn Banks Jacob Honeycutt Mitchell Peil Ken Billups Jr. Susan Stokenbury Byron Craddolph Ashley Hose, Vice Chairperson Torn Rohr Chad Sanderson, Chairperson Travis Graham Mike Mallon, Director, Community Development Matt Wright, Assistant Director, Community Development Nathan Jurey, Senior Planner Adam Hilgedick, City Engineer Jackie Sommer, City Attorney Jerry Kaylor, Councilrnernber - District 1 (Mayor Pro-Tern) Jim Leacock, Public Stenographer Karen Findora, Planning Commission Liaison ABSENT Planning Commissioner LaKeisha Veal CALL TO ORDER Chairperson Chad Sanderson called the meeting to order at 6:30 p.rn. with a request that everyone stand for the Pledge of Allegiance. Karen Findora, Planning Commission Liaison called the roll call.  CONSENT AGENDA Chairperson Sanderson requested action on the Consent Agenda with a motion APPROVAL by Commissioner Mitchell Peil, to include the correction of the spelling of Jacob Honeycutt's name throughout the minutes, a second from Commissioner Tom Rohr, and a unanimous vote, the Minutes of November 9, 2020 were approved as submitted. Commissioner Byron Craddolph stated that in reference to Agenda Item 6, UDC Text Amendment "UDCT-11-20-7573" of the prior Planning Commission meeting specifically in regard to the amendment oflndependent Senior Housing Land Use. He stated that he had hoped that his concerns would have been expanded on in the meeting minutes. He stated that he mentioned the concept of exclusionary zoning that could be expanded upon and argued against with good merit. He stated that the citizens could use more transparency and clarity on the matter. He asked staff and the City Attorney if there was more education or workshops that can be given to help assist the commission in the area of decision making, and to make sure that the commission is not infringing on the rights of others with the respect of exclusion. Mike Mallon, Director, Community Development stated that staff could provide more education on exclusion topics such as exclusionary zoning, or topics on multi-family housing. The City currently doesn't have any codes that require a certain percentage of housing to be multi-family. There are goals set in the Comprehensive Plan that addresses those issues. AGENDA ITEM 2 The public hearing for Agenda Item 2 was opened at 6:34 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 REZONING / RZ-11-20- through 8 for Agenda Item 2 into the public record on behalf of the applicant. 7574 I "The Edison at Blue Exhibits: Springs" / 101 NW Mock 1. Staff Report with attachments Ave. (Related to Items 3 & 2. Application with attachments 4) (Continued from Monday, 3. Affidavit of Publication in The Examiner on November 28, 2020 December 14, 2020 meeting) 4. 185 ft. Notification Maps & 5. Names/addresses of property owners within 185 ft. of site AGENDA ITEM 3 6. Copy ofletter sent to said property owners PUBLIC HEARING / 7. Title IV, Land Use Section- Blue Springs Code of Ordinances (by PLANNED reference) DEVELOPMENT 8. 2014 Comprehensive Plan (by reference) CONCEPT PLAN I PDC- 11-20-7575 I "The Edison at Matt Wright, Assistant Director, Community Development, stated that before Blue Springs" / 101 NW the Planning Commission is a request from the applicant to rezone a 10.39 +/- Mock Ave. (Related to Items acre parcel from "GB" (General Business) to "MF-18/PD" (High Density 2 & 4) (Continued from Multi-Family/Planned Development) to develop a 198-unit apartment complex. Monday, December 14, 2020 The subject property is addressed as 101 NW Mock Avenue and is on the north meeting) side of NW Mock Avenue north of St. Mary's Medical Center between Molle & Chevrolet and the former St. Mary's Village (now Ignite Medical Resort). The AGENDA ITEM 4 development proposal includes 198 apartment units in six (6) 3-story buildings PRELIMINARY PLAT I with a central clubhouse and amenities. The subject property is proposed to be PP-11-20-7581 I "The Edison platted as a 1-lot subdivision. at Blue Springs" / 101 NW Mock Ave. (Related to Items • Single point of access provided off of NW Mock Ave. 2 &3) • No public street improvements are required with the development. • A 5 ft. sidewalk will be installed along NW Mock Ave. PC \linut,:~ I~ .2.\.~11~;1 1--r  • Parking will consist of 342 surface spaces, with an additional 36 garage spaces. • 5 ft. of Right-Of-Way is being dedicated on the western 234 feet of frontage • Bike parking will be accommodated on balconies, decks, patios, and small bike racks at the entrances of each building, as well as the clubhouse. The applicant has requested six modifications. • Increase from 18 units per acre to 19.06 units per acre. • Increase for units per floor from 8 units to 13 units. • Reduce the north landscape buffer along I-70, from 25 ft. to 10 ft. • Reduce the west landscape buffer from 15 ft. to 10 ft. • Would like to allow a six-space detached garage to encroach by 3.67 ft. in the west buffer. The applicant requests the same encroachment in the east buffer, although the encroachment is only 0.67 ft. • Allow a detached garage to sit slightly in the front of the front building line for the southeastern garage. Commissioner Peil questioned if the Fire Department had reviewed the plans. QUESTIONS Mr. Wright stated they had. Due to the fact the buildings are sprinkled and the hydrant locations it does warrant a single entrance access. Commissioner Peil questioned school buses. Mr. Wright stated that it is a standard size drive so that buses can enter and exist without issues. Commissioner Tom Rohr questioned the traffic study. Adam Hildegdick stated that a study was submitted, and it did address both intersections. Based on the number of trips and distribution there were no warrants for any improvements. Commissioner Ken Billups questioned if there would be age restrictions. Mr. Wright stated that the development is not age restricted and there will be 12 studio apartments, 84 single-bedroom, 90 two-bedrooms, and 12 three- bedrooms. Doug Stone, Lewis Rice Attorney at Law APPLICANT 1010 Walnut KCMO Others in attendance are; Robby Steffens, Olsson; Rod Jones, Quadrangel; Dave Braswell, Quadrangel; Tim Homburg, NSPJ. Mr. Stone stated that the developer of the project has 3-4 developments throughout the KC region currently under construction. WITNESSES IN FAVOR None. WITNESSES None. OPPOSED With no further discussion, Chairperson Sanderson closed the public hearing at HEARING CLOSED 7:0lp.m. PC \linuti..·-. 12 _2.'\ ..2iJ~O l,J MOTION Commissioner Mitchell Peil recommended the approval of Rezoning / RZ-11- AGENDA ITEM 2 20-7574 I "The Edison at Blue Springs." PUBLIC HEARING / REZONING / RZ-11-20- 7574 / "The Edison at Blue Springs" / 101 NW Mock Ave. (Related to Items 3 & 4) (Continued from Monday, December 14, 2020 meeting) SECOND Seconded by Commissioner Tom Rohr. VOTE Lynn Banks - Aye Susan Stokenbury - Aye Ken Billups Jr. - Aye Jacob Honeycutt-Aye Mitchell Peil - Aye LaKeisha Veal - Absent Travis Graham - Aye Byron Craddolph - Aye Ashley Hose - Aye Tom Rohr - Aye Chad Sanderson, Chairperson - Aye RECOMMEND APPROVAL (10-Aye, 0-No) MOTION Commissioner Lynn Banks recommended the approval of PD Concept Plan / AGENDA ITEM 3 PDC-11-20-7575 I "The Edison at Blue Springs" with three (3) staff conditions. PUBLIC HEARING / PLANNED DEVELOPMENT CONCEPT PLAN I PDC- 11-20-7575 / "The Edison at Blue Springs" / 101 NW Mock Ave. (Related to Items 2 & 4) (Continued from Monday, December 14, 2020 meeting) SECOND Seconded by Commissioner Mitchell Peil. VOTE Lynn Banks - Aye Susan Stokenbury - Aye Ken Billups Jr. - Aye Jacob Honeycutt - Aye Mitchell Peil - Aye LaKeisha Veal - Absent Travis Graham - Aye Byron Craddolph - Aye Ashley Hose - Aye Tom Rohr - Aye Chad Sanderson, Chairperson - Aye RECOMMEND APPROVAL (10-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 Concept Plan, which include: a. Increase the maximum density under the Apartment Complex Building Type from 18.0 units/acre to 19.06 units/acre. b. Increase the maximum number of units per floor from 8 units to 13 units. PC \Iinuti..•·, I~ ~\.2ti:ii u  c. Reduce landscape buffer along I-70 from 25-ft. to 10-ft. d. Reduce landscape buffer along west property line from 15-ft. to 10-ft. and allow 3.67-ft. encroachment of a 6-space detached garage in the requested 10-ft. landscape buffer. e. Allow 0.67-ft. encroachment in 7-ft. landscape buffer along east property line for a 6-space detached garage. f. Allow a detached garage to be located between the front property line and the front building line near the southeast corner of the site. 2. A PD Final Plan/Site Plan Design Review is required to review final building and site design, amenities, landscaping, and signage. 3. Final building and site design must meet Residential Design Standards per UDC 407.080 unless otherwise modified through the PD Concept Plan. MOTION Commissioner Mitchell Peil moved to approve the Preliminary Plat/ PP-11-20- AGENDA ITEM 4 7581 I "The Edison at Blue Springs" with eight (8) staff conditions. PRELIMINARY PLAT / PP-11-20-7581 I "The Edison at Blue Springs" / 101 NW Mock Ave. (Related to Items 2 &3) SECOND Seconded by Commissioner Jacob Honeycutt. VOTE Lynn Banks - Aye Susan Stokenbury - Aye Ken Billups Jr. - Aye Jacob Honeycutt - Aye Mitchell Peil - Aye LaKeisha Veal - Absent Travis Graham - Aye Byron Craddolph - Aye Ashley Hose - Aye Tom Rohr - Aye Chad Sanderson, Chairperson - Aye RECOMMEND APPROVAL (10-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 otherwise approved through the PD Concept Plan. 2. Approval of this Preliminary Plat is rescinded if the Rezoning Request (RZ-11-20-7574) and/or the PD Concept Plan (PDC-11-20-7575) request is denied by City Council. 3. A Limits of No Access is required to be delineated and dedicated adjacent to Interstate 70 and along NW Mock Avenue where access drives will not be located. 4. The required 5-ft. sidewalk along NW Mock Avenue shall be installed prior to the issuance of a Certificate of Occupancy. PC. \linul,.:, 12 ~~-~f):1,1 kt  5. Easements shall be delineated, labeled, and dedicated for all storm detention and storm water quality best management practices on the Final Plat. 6. As-builts and 2-year maintenance bonds on the street, storm sewers, water main, and sanitary sewers shall be submitted prior to approval of the Final Plat by the City Council. 7. A sealed letter by a Registered Professional Engineer in the State of Missouri stating the detention basin has been improved per the approved plans and will function as designed shall be submitted prior to approval of the Final Plat by the City Council. 8. A Final Plat must be approved and recorded prior to the issuance of any building permits within the development. AGENDA ITEM 5 Nathan Jurey, Senior Planner, Community Development, stated that before the PRELIMINARY PLAT/ Planning Commission is a request from the applicant, and property owners, PP-12-20-7587/ "Bishop William & Beth Bishop, are requesting approval of a Preliminary Plat and a Acres a Replat of Tract A Final Plat for Bishop Acres encompassing 4.27 +/- acres of land. The property Willow Tree 7th Plat"/ 4301 owner intends to create a one-lot subdivision that combines the existing home, SE Cook Road (Related to which is located on an unplatted property off Cook Road, with the existing Agenda Item 6) septic system that services the home, which is located on Tract A in the Willow & Tree subdivision. AGENDA ITEM 6 FINAL PLAT/ PF-12-20- Mr. Jurey stated that sidewalks are typically required to be installed at the time 7588/ "Bishop Acres a of platting. However, in the past when no public sidewalk exists nearby the City Replat of Tract A Willow has allowed residential property owners to record a binding covenant that Tree 7th Plat"/ 4301 SE requires them to install sidewalk if sidewalk is installed nearby. Cook Road (Related to Agenda Item 5) APPLICANT Erwin Gard, Gard Horizon, LLC 1040 SW Luttrell Blue Springs, MO MOTION Commissioner Mitchell Peil moved to approve Preliminary Plat / PP-12-20- AGENDA ITEM 5 7587 I "Bishop Acres a Replat of Tract A Willow Tree 7th Plat" with two (2) PRELIMINARY PLAT/ staff conditions. PP-12-20-7587/ "Bishop Acres a Replat of Tract A Willow Tree 7th Plat"/ 4301 SE Cook Road (Related to Agenda Item 6) SECOND Seconded by Commissioner Lynn Banks. VOTE Lynn Banks - Aye Susan Stokenbury - Aye Ken Billups Jr. - Aye Jacob Honeycutt-Aye Mitchell Peil - Aye LaKeisha Veal - Absent Travis Graham-Aye Byron Craddolph - Aye Ashley Hose - Aye Tom Rohr - Aye Chad Sanderson, Chairperson - Aye PC \lmut1.'..., 1::,,~(J~11 kl  RECOMMEND APPROVAL (10-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 Building Permit issuance, the Final Plat must be recorded at Jackson County and returned to the City. The Sidewalk Covenant approved by Public Works shall be recorded with the Final Plat. MOTION Commissioner Mitchell Peil recommended the approval of Final Plat/ PF-12- AGENDA ITEM 6 20-7588 / "Bishop Acres a Replat of Tract A Willow Tree 7th Plat" with three FINAL PLAT/ PF-12-20- (3) staff conditions. 7588/ "Bishop Acres a Replat of Tract A Willow Tree 7th Plat"/ 4301 SE Cook Road (Related to Agenda Item 5) SECOND Seconded by Commissioner Jacob Honeycutt. VOTE Lynn Banks - Aye Susan Stokenbury - Aye Ken Billups Jr. - Aye Jacob Honeycutt - Aye Mitchell Peil - Aye LaKeisha Veal - Absent Travis Graham - Aye Byron Craddolph - Aye Ashley Hose - Aye Tom Rohr - Aye Chad Sanderson, Chairperson - Aye RECOMMEND APPROVAL (10-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. If the off-site private sanitary sewer easement is recorded prior to the Final Plat, the associated recording instrument number should be noted on the Final Plat. 3. Prior to Building Permit issuance, the Final Plat must be recorded at Jackson County and returned to the City. The Sidewalk Covenant approved by Public Works shall be recorded with the Final Plat. AGENDA ITEM 7 Matt Wright, Assistant Director, Community Development, stated that before SITE PLAN/DESIGN the Planning Commission is a request from the applicant requesting approval of REVIEW/ SPDR-12-20- a Site Plan Design Review for a 14-pump gas/service station and associated 7592 I "Casey's General 3,932-sf. convenience store for property located at the northeast corner of NW Store" I 1924 NW Woods Woods Chapel Road and NW Jefferson Street. The applicant is also requesting Chapel Road (Related to approval of a Final Plat for a I-lot subdivision covering the 2.598 +/- acre Agenda Item 8) property. There will be 3 points of access to the site. There will be 23 parking & spaces required, as well as the required pump island stacking spaces by having AGENDA ITEM 8 a minimum 30 ft. drive isle on either side of the pump islands. There will be 5 FINAL PLAT/ PF-12-20- ft. sidewalks installed connecting to Jefferson, as well as 8 ft. sidewalks adjacent 7593 I "Casey's General to parking, the building entrance, and along Duncan Road. Store" I 1924 NW Woods Chapel Road (Related to A proposed sign package was included which included a monument sign as well Agenda Item 7) as building mounted signs for the building and gas canopy. This proposed package will be reviewed by staff. QUESTIONS Commissioner Peil questioned the monument sign. Mr. Wright stated that it does meet the 12 ft. max monument sign height. Nathan Jurey, Senior Planner stated that one of the criteria is the electronic reader board can only cover a third of the sign and what was proposed cover about half. The applicant will have to reduce that size. The applicant has submitted a sign permit for Mr. Jurey to review, that he will make sure meets the Sign Code. APPLICANT Kevin McClaflin, Project Manager, Morrison-Shipley Engineers, Inc. 2407 SE Cottonwood St. Ste. 1 Bentonville, AR 72712 Mr. Mcclaflin stated that he is requesting a reduction to the sidewalk in front of the building. The codes called for a 12ft. wide sidewalk and he is asking for 8 ft. The roof top equipment will be fully screened, and the trash dumpster will have metal gates. QUESTIONS Commission Peil asked how tall the monument sign would be. Mr. McClaflin stated he thought it would be 12 ft. tall by 9 ft. wide. MOTION Commissioner Lynn Banks moved to approve Site Plan/Design Review I AGENDA ITEM 7 SPDR-12-20-7592 I "Casey's General Store" with two (2) staff conditions. SITE PLAN/DESIGN REVIEW / SPDR-12-20- 7592 I "Casey's General Store" I 1924 NW Woods Chapel Road (Related to Agenda Item 8) SECOND Seconded by Commissioner Jacob Honeycutt. VOTE Lynn Banks - Aye Susan Stokenbury - Aye Ken Billups Jr. - Aye Jacob Honeycutt-Aye Mitchell Peil - Aye LaKeisha Veal - Absent Travis Graham - Aye Byron Craddolph - Aye Ashley Hose - Aye Tom Rohr - Aye Chad Sanderson, Chairperson - Aye RECOMMEND APPROVAL (10-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. 2. Prior to occupancy of the building, the following must be completed: a. All required private site improvements, including vehicular and bicycle parking, pedestrian access, and landscaping, shall be installed; and PC \!!nut...·"' ! ~ ~'\ ~1i:i1 kl  b. Financial guarantee shall be issued to the City for portions of the 8' trail which cannot be constructed. c. All required public improvements as conditioned with the Final Plat for "NW Woods Chapel Casey's" shall be completed. MOTION Commissioner Lynn Banks recommended the approval of Final Plat/ PF-12- AGENDA ITEM 8 20-7593 I "Casey's General Store" with four (4) staff conditions. FINAL PLAT/ PF-12-20- 7593 I "Casey's General Store" I 1924 NW Woods Chapel Road (Related to Agenda Item 7) SECOND Seconded by Commissioner Jacob Honeycutt. VOTE Lynn Banks - Aye Susan Stokenbury - Aye Ken Billups Jr. - Aye Jacob Honeycutt - Aye Mitchell Peil - Aye LaKeisha Veal - Absent Travis Graham - Aye Byron Craddolph - Aye Ashley Hose - Aye Tom Rohr - Aye Chad Sanderson, Chairperson - Aye RECOMMEND APPROVAL (10-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. 2. A minimum 5-ft. ADA-compliant sidewalk is required along NW Jefferson Street and NW Woods Chapel Road. Any existing sidewalk sections impacted by the site development must be replaced prior to occupancy of the building. All new sidewalks must be installed prior to building occupancy. 3. A minimum 8-ft. ADA-compliant sidewalk is required along NW Duncan Road and must be installed prior to building occupancy. If a portion of the sidewalk is unable to be completed due to utility conflicts to the east property line, a financial guarantee shall be provided prior to Occupancy 4. Prior to building permit issuance, the Final Plat must be approved and recorded at Jackson County. OTHER BUSINESS The next scheduled meeting is Monday, January 11, 2021. Karen Findora, PC Liaison informed the Commission that it is official that Mike Mallon has been promoted to Director, Community Development and Matt Wright has been promoted to Assistant, Community Development. Congratulations to Mike and Matt. PC \Ii nut";_·... ! ~ ~:<;__2ri~u kl MEETING ADJOURN With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 7:3 lp.m. Seconded by Commissioner Jacob Honeycutt. MEDIA LINK https: //www.youtube.com/watch?v=mbpFX s42E0 ~~~~ Karen Findora, Recording Secretary ~ d e r s o n, Chairperson Date ,,