Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, September 13, 2021 A regular meeting of the Planning Commission of the City of Blue Springs was held at 6:30 p.m. on Monday, September 13, 2021 in the Council Chambers of the Howard L. Brown Public Safety Building, located at 1100 SW Smith Street, Blue Springs. 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 Travis Graham Mitchell Peil Tom Rohr LaKeisha Veal Lynn Banks Ashley Hose Byron Craddolph Ken Billups Jr. Chad Sanderson, Chairperson Mike Mallon, Director, Community Development Matt Wright, Assistant Director, Community Development Shana Kelly, Associate Planner Adair Bright, Associate Planner Jamarcus Magee, Associate Planner Adam Hilgedick, City Engineer Jackie Sommer, City Attorney Kent Edmondson, Councilmember – District 2 (Mayor Pro-Tem) Jim Leacock, Public Stenographer ABSENT Planning Commissioner Susan Stokenbury Planning Commissioner Jacob Honeycutt 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. CONSENT AGENDA Chairperson Sanderson requested action on the Consent Agenda with a motion APPROVAL by Commissioner Mitchell Peil to amend the vote to “3-aye, 5-no” on case number RZ-06-21-7847, a second from Commissioner Tom Rohr, and a unanimous vote, the Minutes of August 23, 2021 were approved as submitted and corrected. P.C. Minutes – 09.13.2021 Page 1 of 9 mw  The public hearing for Agenda Items 2 & 3 was opened at 6:32 p.m. with a AGENDA ITEM 2 request for exhibits from the City Attorney. Ms. Jackie Sommer introduced PUBLIC HEARING / Exhibits 1 through 8 for Agenda Items 2 & 3 into the public record on behalf of REZONING / RZ-08-21- the applicant. 7919 / “Eagles Ridge Estates Exhibits: 5th Plat” / Generally located 1. Staff Report with attachments northwest of SW Newport 2. Applicant Plans with attachments Drive and SW 5th Street 3. Affidavit of Publication in The Examiner on August 28, 2021 (Related to Agenda Items 3 4. 185 ft. Notification Map & 4) & 5. Names/addresses of property owners within 185 ft. of site AGENDA ITEM 3 6. Copy of letter sent to said property owners PUBLIC HEARING / 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by PLANNED reference) RESIDENTIAL 8. 2014 Comprehensive Plan (by reference) OVERLAY (PR-O) CONCEPT PLAN / PROC- Adair Bright, Associate Planner, Community Development, presented the 08-21-7920 / “Eagles Ridge requests to the Planning Commission. Estates 5th Plat” / Generally located northwest of SW Newport Drive and SW 5th Street (Related to Agenda Items 2 & 4) & AGENDA ITEM 4 PRELIMINARY PLAT / PP-08-21-7921 / “Eagles Ridge Estates 5th Plat / Generally located northwest of SW Newport Drive and SW 5th Street (Related to Agenda Items 2 & 3) Commissioner Ken Billups Jr. asked if there were any concerns from staff regarding the loss of commercial land along 7 Highway. Matt Wright, Assistant QUESTIONS Director, Community Development responded that staff was more concerned with rezoning to single-family adjacent to 7 Highway, however, the addition of an enhanced buffering with fencing and landscaping provided less concern. Staff believes that there is a significant amount of undeveloped commercial land along 7 Highway. Robert Walquist, Quist Engineering, 19101 Hideaway Ln., Greenwood, MO. APPLICANT Mr. Walquist stated that the developer believes there is a stronger market for single-family residential compared to commercial development. The commercial development to the south that was proposed to be for a grocery store did not proceed due to a conflict of interest. The developer is exploring options for a mixed-use project on that property with residential above retail, similar to what is currently being constructed in Grain Valley. None. WITNESSES IN FAVOR Johnna Huke, 412 SW Newport Dr., Blue Springs, MO. Ms. Huke stated she was not opposed to the proposal, but wanted to go on record to raise concerns WITNESSES regarding long-term maintenance of stormwater detention facilities and the OPPOSED HOA. P.C. Minutes – 09.13.2021 Page 2 of 9 mw  Commissioner Banks appreciated that the developer followed staff’s DISCUSSION recommendation to install fencing along 7 Hwy. to be considerate of neighbors. HEARING CLOSED The public hearing was closed at 6:48 p.m. MOTION Commissioner Mitchell Peil recommended the approval of Rezoning / RZ-08- AGENDA ITEM 2 21-7919 / “Eagles Ridge Estates 5th Plat.” PUBLIC HEARING / REZONING / RZ-08-21- 7919 / “Eagles Ridge Estates 5th Plat” / Generally located northwest of SW Newport Drive and SW 5th Street (Related to Agenda Items 3 & 4) SECOND Seconded by Commissioner LaKeisha Veal. VOTE Lynn Banks – Aye Susan Stokenbury – Absent Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Aye Tom Rohr - Aye Chad Sanderson, Chairperson – Aye RECOMMENDED APPROVAL (9-Aye, 0-No) To be heard by City Council, Monday, September 20, 2021. Commissioner Mitchell Peil recommended the approval of PR-O Concept Plan MOTION / PROC-08-21-7920 / “Eagles Ridge Estates 5th Plat” with five (5) staff AGENDA ITEM 3 conditions. PUBLIC HEARING / PLANNED RESIDENTIAL OVERLAY (PR-O) CONCEPT PLAN / PROC- 08-21-7920 / “Eagles Ridge Estates 5th Plat” / Generally located northwest of SW Newport Drive and SW 5th Street (Related to Agenda Items 2 & 4) Seconded by Commissioner LaKeisha Veal. SECOND Lynn Banks – Aye Susan Stokenbury – Absent VOTE Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Aye Tom Rohr - Aye Chad Sanderson, Chairperson – Aye RECOMMENED APPROVAL (9-Aye, 0-No) To be heard by City Council, Monday, September 20, 2021. P.C. Minutes – 09.13.2021 Page 3 of 9 mw FIVE (5) 1. Approval based on the representations of any drawings presented as part of this STAFF CONDITIONS application does not waive any requirements or development standard contained in the UDC unless modified by the overall PR-O Concept Plan. 2. Prior to building permit issuance, the following must occur: a. The Final Plat must be recorded with Jackson County and returned to the City; b. The recorded Declaration of Restriction documents must be provided to the City. 3. Prior to occupancy of each lot, the following must occur: a. The required landscaping for each lot shall be installed; b. The required public sidewalk for each lot shall be installed. 4. Prior to Final Plat approval of Eagles Ridge Estates 5th Plat, all public sidewalks, street trees, and open space amenities adjacent to or within any and all open space tracts in Eagles Ridge Estates 1st, 2nd, 3rd, and 4th Plat must be installed. 5. Prior to authorizing Evergy to place streetlights, a Streetlight Agreement must be approved that matches the previous phases of the Eagles Ridge subdivision. AGENDA ITEM 4 PRELIMINARY PLAT / Commissioner Mitchell Peil moved to approve the Preliminary Plat / PP-08-21- PP-08-21-7921 / “Eagles 7921 / “Eagles Ridge Estates 5th Plat.” Ridge Estates 5th Plat / Generally located northwest of SW Newport Drive and SW 5th Street (Related to Agenda Items 2 & 3) SECOND Seconded by Commissioner LaKeisha Veal. VOTE Lynn Banks – Aye Susan Stokenbury – Absent Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Aye Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (9-Aye, 0-No) FIVE (5) 1. Approval based on the representations of any drawings presented as part of this STAFF CONDITIONS application does not waive any requirements or development standard contained in the UDC unless modified by the overall PR-O Concept Plan. 2. Prior to building permit issuance, the following must occur: a. The Final Plat must recorded with Jackson County and returned to the City; b. The recorded Declaration of Restriction documents must be provided to the City. 3. Prior to occupancy of each lot, the following must occur: a. The required landscaping for each lot shall be installed; b. The required public sidewalk for each lot shall be installed. 4. Prior to Final Plat approval of Eagles Ridge Estates 5th Plat, all public sidewalks, street trees, and open space amenities adjacent to or within any and all open space tracts in Eagles Ridge Estates 1st, 2nd, 3rd, and 4th Plat must be installed. 5. Prior to authorizing Evergy to place streetlights, a Streetlight Agreement must be approved that matches the previous phases of the Eagles Ridge subdivision. P.C. Minutes – 09.13.2021 Page 4 of 9 mw AGENDA ITEM 5 SITE PLAN DESIGN Shana Kelly, Associate Planner, Community Development, presented the REVIEW / SPDR-08-21- requests to the Planning Commission. 7914 / “Mo Bettahs” / 806 NW 7 Hwy. (Related to Agenda Item 6) & AGENDA ITEM 6 FINAL PLAT / PF-08-21- 7913 / “Mo Bettahs”/ 806 NW 7 Hwy. (Related to Agenda Item 5) APPLICANT Frank Newman, Newman Real Estate, 116 W. 47th St., Kansas City, MO. Mr. Newman was available to answer any questions on behalf of the applicant. Commissioner Peil asked if Mo’Bettahs had considered installing a right-in, right-out sign at the exit on 7 Hwy. to get customers used to the future median. Commissioner Peil had concerns about the safety of traffic exiting the site. Commissioner Billups thanked the applicant for bringing the project forward and redeveloping a vacant building. MOTION AGENDA ITEM 5 Commissioner LaKeisha Veal recommended the approval of Site Plan Design SITE PLAN DESIGN Review / SPDR-08-21-7914 / “Mo Bettahs” with two (2) staff conditions. REVIEW / SPDR-08-21- 7914 / “Mo Bettahs” / 806 NW 7 Hwy. (Related to Agenda Item 6) SECOND Seconded by Commissioner Tom Rohr VOTE Lynn Banks – Aye Susan Stokenbury – Absent Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Aye Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (9-Aye, 0-No) TWO (2) 1. Approval is based on the representations of the drawings presented as part of this STAFF CONDITIONS application does not waive any requirement or development standard contained in the UDC unless previously modified by the General Development Plan. 2. Prior to occupancy, ADA-compliant sidewalk along NW 7 Highway must be installed. MOTION AGENDA ITEM 6 Commissioner LaKeisha Veal recommended the approval of the Final Plat / PF- FINAL PLAT / PF-08-21- 08-21-7913 / “Mo Bettahs” with three (3) staff conditions. 7913 / “Mo Bettahs”/ 806 NW 7 Hwy. (Related to Agenda Item 5) SECOND Seconded by Commissioner Mitchell Peil. P.C. Minutes – 09.13.2021 Page 5 of 9 mw VOTE Lynn Banks – Aye Susan Stokenbury – Absent Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Aye Tom Rohr - Aye Chad Sanderson, Chairperson – Aye RECOMMEND APPROVAL (9-Aye, 0-No) To be heard by City Council, Monday, September 20, 2021. THREE (3) 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 approved and recorded with the County. 3. Prior to occupancy, all public improvements must be installed as required by AGENDA ITEM 7 Public Works and/or MoDOT. SITE PLAN DESIGN REVIEW / SPDR-08-21- Jamarcus Magee, Associate Planner, Community Development, presented the 7916 / “Hawaiian Bros” / request to the Planning Commission. 800 NE Coronado Drive Commissioner Peil had concerns with the building elevations including metal paneling when the code discourages the use of metal paneling. Commissioner Peil stated he would rather see a brick veneer used than the aluminum. APPLICANT Mitch Truster, Hawaiian Bros, 1321 Granton Ln., Raymore, MO. Mr. Truster stated that they’ve used the wood paneling on several buildings, however, wood paneling has been difficult to come by and after researching products have chosen to use a wood-look metal paneling. Commissioner Craddolph asked how parking will be handled with Home Depot. Mr. Truster stated that there is a shared parking agreement with Home Depot to accommodate the needed parking for the site. Commissioner Billups thanked the applicant for bringing the project forward and reusing an existing building. Vice Chair Hose stated that she would have to abstain from voting due to a conflict of interest. MOTION AGENDA ITEM 7 Commissioner Lynn Banks recommended approval of the Site Plan Design SITE PLAN DESIGN Review / SPDR-08-21-7916 / “Hawaiian Bros” with one (1) staff conditions. REVIEW / SPDR-08-21- 7916 / “Hawaiian Bros” / 800 NE Coronado Drive SECOND Seconded by Commissioner LaKeisha Veal VOTE Lynn Banks – Aye Susan Stokenbury – Absent Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – No LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Abstain Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (7-Aye, 1-No, 1-Abstension) ONE (1) STAFF CONDITION P.C. Minutes – 09.13.2021 Page 6 of 9 mw  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. AGENDA ITEM 8 PLANNED Shana Kelly, Associate Planner, Community Development, presented the RESIDENTIAL requests to the Planning Commission. OVERLAY (PR-O) FINAL PLAN / PROF-08-21-7923 / “Eagles Ridge Estates 3rd Plat”/ Generally located approx. 120-ft. north of SW Chelmsford Dr. between SW 3rd and SW 5th Streets. (Related to Agenda Item 9) & AGENDA ITEM 9 FINAL PLAT / PF-08-21- 7922 / “Eagles Ridge Estates 3rd Plat”/ Generally located approx. 120-ft. north of SW Chelmsford Dr. between SW 3rd and SW 5th Streets. (Related to Agenda Item 8) APPLICANT MOTION PLANNED Commissioner Mitchell Peil recommended the approval of the PR-O Final Plan RESIDENTIAL / PROF-08-21-7923 / “Eagles Ridge Estates 3rd Plat” with seven (7) staff OVERLAY (PR-O) FINAL conditions. PLAN / PROF-08-21-7923 / “Eagles Ridge Estates 3rd Plat”/ Generally located approx. 120-ft. north of SW Chelmsford Dr. between SW 3rd and SW 5th Streets. (Related to Agenda Item 9) SECOND Seconded by Commissioner Lynn Banks. VOTE Lynn Banks – Aye Susan Stokenbury – Absent Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Aye Tom Rohr - Aye Chad Sanderson, Chairperson – Aye APPROVED (9-Aye, 0-No) SEVEN (7) STAFF CONDITIONS 1. Approval based on the representations of any drawings presented as part of this application does not waive any requirements or development standard contained in the UDC unless modified under the PR-O Concept Plan. 2. Prior to building permit issuance, the following must occur: a. The Final Plat must be recorded with Jackson County and returned to the City; P.C. Minutes – 09.13.2021 Page 7 of 9 mw  b. The recorded Declaration of Restriction documents must be provided to the City. 3. Prior to occupancy of each lot, the following must occur: a. The required landscaping for each lot shall be installed; b. The required public sidewalk for each lot shall be installed. 4. Prior to Final Plat approval of Phase 9 of the Eagles Ridge subdivision (i.e. the last phase of Eagles Ridge Estates), all street trees and open space amenities (i.e. trails, landscaping, etc.) adjacent to or within the open space tracts in Eagles Ridge Estates must be installed. 5. Prior to Final Plat approval, the developer must submit a Letter of Substantial Completion from Public Water District 13. 6. Prior to Final Plat approval, the developer shall financially guarantee the cost for construction of the Temporary road connection to 7 Highway at 125% of the construction cost. 7. Prior to authorizing Evergy to place streetlights, a Streetlight Agreement must be approved that matches the previous phases of the Eagles Ridge subdivision. MOTION AGENDA ITEM 9 Commissioner Mitchell Peil moved to approve the Final Plat / PF-08-21-7922 / FINAL PLAT / PF-08-21- “Eagles Ridge Estates 3rd Plat” with seven (7) staff conditions. 7922 / “Eagles Ridge Estates 3rd Plat”/ Generally located approx. 120-ft. north of SW Chelmsford Dr. between SW 3rd and SW 5th Streets. (Related to Agenda Item 8) SECOND VOTE Seconded by Commissioner Lynn Banks. Lynn Banks – Aye Susan Stokenbury – Absent Ken Billups Jr. – Aye Jacob Honeycutt – Absent Mitchell Peil – Aye LaKeisha Veal – Aye Travis Graham – Aye Byron Craddolph – Aye Ashley Hose – Aye Tom Rohr - Aye Chad Sanderson, Chairperson – Aye RECOMMENDED APPROVAL (9-Aye, 0-No) To be heard by City Council, Monday, September 20, 2021. SEVEN (7) STAFF CONDITIONS 1. Approval based on the representations of any drawings presented as part of this application does not waive any requirements or development standard contained in the UDC unless modified under the PR-O Concept Plan. 2. Prior to building permit issuance, the following must occur: a. The Final Plat must be recorded with Jackson County and returned to the City; b. The recorded Declaration of Restriction documents must be provided to the City. 3. Prior to occupancy of each lot, the following must occur: a. The required landscaping for each lot shall be installed; b. The required public sidewalk for each lot shall be installed. 4. Prior to Final Plat approval of Phase 9 of the Eagles Ridge subdivision (i.e. the last phase of Eagles Ridge Estates), all street trees and open space amenities (i.e. trails, P.C. Minutes – 09.13.2021 Page 8 of 9 mw