Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, November 22, 2021 Media Link: November 22, 2021 Planning Commission Meeting A regular meeting of the Planning Commission of the City of Blue Springs was held at 6:30 p.m. on Monday, November 8, 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 Lynn Banks Mitchell Peil Susan Stokenbury Ken Billups Jr. Chad Sanderson, Chairperson LaKeisha Veal Tom Rohr Jacob Honeycutt Travis Graham Byron Craddolph Mike Mallon, Director, Community Development Matt Wright, Assistant Director, Community Development Adair Bright, Associate Planner Adam Hilgedick, City Engineer Jackie Sommer, City Attorney Kent Edmondson, Councilmember – District 2 (Mayor Pro-Tem) Jim Leacock, Public Stenographer ABSENT None. 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 Jacob Honeycutt, a second from Commissioner Susan Stokenbury, and a unanimous vote, the Minutes of November 8, 2021 were approved as submitted. PUBLIC HEARING / The public hearing for Agenda Items 2 & 3 was opened at 6:31 p.m. with a REZONING / RZ-09-21- request for exhibits from the City Attorney. Ms. Jackie Sommer introduced P.C. Minutes – 11.22.2021 Page 1 of 10 ab 7956 / “Chapman Ridge Exhibits 1 through 8 for Agenda Item 2 into the public record on behalf of the Phase 2” / Northeast & applicant. Northwest corners of Exhibits: Colbern Rd. & SE Chapman 1. Staff Report with attachments Ridge Dr. (Related to 2. Applicant Plans with attachments Agenda Item 3 & 5) 3. Affidavit of Publication in The Examiner on November 6, 2021 & 4. 185 ft. Notification Map PUBLIC HEARING / 5. Names/addresses of property owners within 185 ft. of site PLANNED 6. Copy of letter sent to said property owners DEVELOPMENT 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by CONCEPT PLAN / PDC- reference) 09-21-7957 / “Chapman 8. 2014 Comprehensive Plan (by reference) Ridge Phase 2” / Northeast & Northwest corners of Matt Wright, Assistant Director, Community Development, presented the Colbern Rd. & SE Chapman request to the Planning Commission. Ridge Dr. (Related to Agenda Item 2 & 5) & PRELIMINARY PLAT / PP-09-21-7958 / “Chapman Ridge Phase 2” / Northeast & Northwest corners of Colbern Rd. & SE Chapman Ridge Dr. (Related to Agenda Items 2 &3) QUESTIONS Commissioner Lynn Banks questioned if it was determined that the landscape buffering in Lot 1 would not be advantageous to the development and potential users of the site. Mr. Wright answered that there is already landscaping being installed in the duplex portion to the north of this site, so there will still be a buffer. APPLICANT Tyler Sallee, Sallee Development, PO Box 6437, Lee’s Summit, MO. Mr. Sallee, the property owner and developer, introduced the project as a very similar plan to one that came through Planning Commission on August 23, 2021. Mr. Sallee explained that City Council wanted to see some commercial zoning remain on the site, so the plan was altered to accommodate that request while still maintaining the same unit types for a cohesive development. He stated that there will be about 25,000-sf. of commercial space available and when there is a potential tenant, he will be back for approval of development on the commercial site. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED DISCUSSION None. HEARING CLOSED The public hearing was closed at 6:50 p.m. MOTION Commissioner Mitchell Peil moved to approve the Rezoning / RZ-09-21-7956 / “Chapman Ridge Phase 2” P.C. Minutes – 11.22.2021 Page 2 of 10 ab PUBLIC HEARING / REZONING / RZ-09-21- 7956 / “Chapman Ridge Phase 2” / Northeast & Northwest corners of Colbern Rd. & SE Chapman Ridge Dr. SECOND Seconded by Commissioner Lynn Banks. VOTE LaKeisha Veal – Aye Tom Rohr – Aye Lynn Banks – Aye Chad Sanderson, Chair – Aye Ken Billups Jr. – Aye Jacob Honeycutt – Aye Mitchell Peil – Aye Travis Graham - Aye Susan Stokenbury - Aye Byron Craddolph – Aye RECOMMENDED APPROVAL (10-Aye, 0-No) To be heard by City Council Monday, December 6, 2021. MOTION Commissioner Mitchell Peil moved to approve the Planned Development PUBLIC HEARING / Concept Plan / PDC-09-21-7957 / “Chapman Ridge Phase 2” PLANNED DEVELOPMENT CONCEPT PLAN / PDC- 09-21-7957 / “Chapman Ridge Phase 2” / Northeast & Northwest corners of Colbern Rd. & SE Chapman Ridge Dr. SECOND Seconded by Commissioner Jacob Honeycutt. VOTE LaKeisha Veal – Aye Tom Rohr – Aye Lynn Banks – Aye Chad Sanderson, Chair – Aye Ken Billups Jr. – Aye Jacob Honeycutt – Aye Mitchell Peil – Aye Travis Graham - Aye Susan Stokenbury - Aye Byron Craddolph – Aye RECOMMENDED APPROVAL (10-Aye, 0-No) STAFF CONDITIONS To be heard by City Council, Monday, December 6, 2021. 1. Approval is 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, except the following requirements modified by the PD Concept Plan: a. Decrease the minimum side setback from 10-ft. and 20-ft. down to 3-ft. for Buildings 26, 22, 24, 38, and 39. b. Decrease the minimum rear setback from 20-ft. to 15-ft. for Buildings 22 and 23. c. Increase the maximum driveway width from 24-ft. to 31.1-ft. and the maximum driveway coverage per block from 25% up to 56%. d. Eliminate landscape buffering requirements for internal property lines adjacent to Chapman Ridge, 1st Phase. P.C. Minutes – 11.22.2021 Page 3 of 10 ab  e. Eliminate and reduce the landscape buffer to 7.5-ft. along the north property line of Lot 6. 2. The PD Concept Plan shall permit the following land uses by right within the commercial tenant spaces on Lots 6 and 7: a. Small retail (less than 3,000-sf./tenant space) b. Small office (less than 20 employees) c. Restaurant – general (without drive-thru) d. Personal Services e. Banks/financial institutions f. Grocery stores (less than 40,000-sf.) g. Artisan/micro-manufacturing h. Food production – limited 3. Prior to Final Plat approval, the following must occur a. Right-of-way and easements must be vacated as necessary to accommodate the development layout. b. Previously platted build lines must either be vacated or removed or altered through the platting process. c. All public improvements, unless stated otherwise, shall be completed prior to approval of the Final Plat. d. An ADA Sidewalk Plan shall be submitted with final construction plans. e. A PD Final Plan/Site Plan Design Review must be approved, finalizing the proposed amenities, landscaping, and building design. f. All amenities and landscaping within the Open Space Systems and all landscaping around the Detention Basin must be installed or financially guaranteed. If financially guaranteed, all amenities must be installed and inspected prior to occupancy of any dwelling unit within the development. 4. Prior to Building Permit issuance, the Final Plat must be recorded at Jackson County. 5. Prior to occupancy of each building, the following must occur: a. Any remaining landscaping (i.e. street trees, front yard plantings, seed/sod, etc.) must be installed by the nearest building to the required landscaping. b. Any remaining public sidewalk must be installed by the nearest building to the required sidewalk. MOTION Commissioner Mitchell Peil moved to approve the Preliminary Plat / PP-09-21- PRELIMINARY PLAT / 7958/ “Chapman Ridge Phase 2” P9-09-21-7958 / “Chapman Ridge Phase 2” / Northeast & Northwest corners of Colbern Rd. & SE Chapman Ridge Dr. SECOND Seconded by Commissioner Jacob Honeycutt. VOTE LaKeisha Veal – Aye Tom Rohr – Aye Lynn Banks – Aye Chad Sanderson, Chair – Aye Ken Billups Jr. – Aye Jacob Honeycutt – Aye Mitchell Peil – Aye Travis Graham - Aye Susan Stokenbury - Aye Byron Craddolph – Aye APPROVED P.C. Minutes – 11.22.2021 Page 4 of 10 ab  (10-Aye, 0-No) STAFF CONDITIONS 1. Approval is 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, except as modified by the PD Concept Plan. 2. Approval of the Preliminary Plat is rescinded if the PD Concept Plan (PDC-09-21-7957) is denied by the City Council. 3. Prior to construction of public improvements, a Traffic Memo must be submitted as required by Public Works. 4. Prior to Final Plat approval, the following must occur: a. Right-of-way and easements must be vacated as necessary to accommodate the development layout. b. Previously platted build lines must either be vacated or removed or altered through the platting process. c. All public improvements, unless stated otherwise, shall be completed prior to approval of the Final Plat. d. All right-of-way and easements must be shown as required by Public Works. e. An ADA Sidewalk Plan shall be submitted with final construction plans. f. A 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. g. 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. h. 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. i. A letter of Final Acceptance from Public Water Supply District 13 stating water lines have been fully completed and all documentation has been provided to the District must be submitted prior to approval of the Final Plat by the City Council. j. A PD Final Plan/Site Plan Design Review must be approved, finalizing the proposed amenities, landscaping, and building design. k. All amenities and landscaping within the Open Space Systems and all landscaping around the Detention Basin must be installed or financially guaranteed. If financially guaranteed, all amenities must be installed and inspected prior to occupancy of any dwelling unit within the development. 5. Prior to Building Permit issuance, the Final Plat must be recorded at Jackson County. 6. Prior to occupancy of each building, the following must occur: a. Any remaining landscaping (i.e. street trees, front yard plantings, seed/sod, etc.) must be installed by the nearest building to the required landscaping. b. Any remaining public sidewalk must be installed by the nearest building to the required sidewalk. PUBLIC HEARING / SITE The public hearing for Agenda Item 4 was opened at 6:52 p.m. with a request PLAN DESIGN REVIEW for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 with ALTERNATIVE through 8 for Agenda Item 2 into the public record on behalf of the applicant. DEVELOPMENT Exhibits: P.C. Minutes – 11.22.2021 Page 5 of 10 ab STANDARDS / SPDR-10- 1. Staff Report with attachments 21-8017 / “Rancho’s 2. Applicant Plans with attachments Mexican Restaurant” / 803 3. Affidavit of Publication in The Examiner on November 6, 2021 NW 7 Hwy. 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, Assistant Director, Community Development, presented the request to the Planning Commission. QUESTIONS Commissioner Ken Billups Jr. asked if the parking in the rear that was added without permitting was built to code or if there would be a process to check that if this request be approved. Mr. Wright answered that staff does not know if the parking was built to code. He added that the paved surface appeared on aerials sometime after the development of T-Mobile to the north and deferred to City Engineer, Adam Hilgedick, for any questions regarding inspections of the paved surface. Adam Hilgedick stated the original plan approved by Planning Commission in 2004 denoted the west side of the site, now the paved surface in the rear, as stormwater detention. Now that the detention is paved over, one of the requirements contingent on approval would be a stormwater study to determine how to detain water on the site. APPLICANT The applicant was not present. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED DISCUSSION Jackie Sommer, City Attorney, announced that if any Commissioners’ decision would be different if the applicant had been present to answer questions that they motion to continue the public hearing. Commissioner Ken Billups Jr. said the site is a tight spot and the stacking in the drive thru makes the four parking spaces on the north side nearly unusable. He stated he would like to hear the applicant defend the plan and how it was proposed to work. Commissioner Lynn Banks stated this site is horrible to get into and you must go through the drive thru to get out. She said the only way she might see the site work is to take out the dine-in and just have a drive thru but even then, she would be concerned with off-site parking. HEARING CLOSED The public hearing was closed at 7:03 p.m. P.C. Minutes – 11.22.2021 Page 6 of 10 ab MOTION Commissioner Ken Billups Jr. moved to approve the Site Plan Design Review PUBLIC HEARING / SITE with Alternative Development Standards / SPDR-10-21-8017 / “Rancho’s PLAN DESIGN REVIEW Mexican Restaurant” with ALTERNATIVE DEVELOPMENT STANDARDS / SPDR-10- 21-8017 / “Rancho’s Mexican Restaurant” / 803 NW 7 Hwy. SECOND Seconded by Commissioner Jacob Honeycutt. VOTE LaKeisha Veal – Nay Tom Rohr – Nay Lynn Banks – Nay Chad Sanderson, Chair – Nay Ken Billups Jr. – Nay Jacob Honeycutt – Nay Mitchell Peil – Nay Travis Graham - Nay Susan Stokenbury - Nay Byron Craddolph – Nay DENIED (0-Aye, 10-No) MASTER/ALTERNATIVE Adair Bright, Associate Planner, Community Development, presented the SIGN PLAN / ASP-10-21- request to the Planning Commission. 8013/ “Community America Credit Union” / 1800 NW South Outer Rd. None. QUESTIONS The applicant was present but did not wish to make a statement. APPLICANT None. DISCUSSION Commissioner Lynn Banks moved to approve the Master/Alternative Sign Plan MOTION / ASP-10-21-8013 / “Community America Credit Union” MASTER/ALTERNATIVE SIGN PLAN / ASP-10-21- 8013 / “Community America Credit Union” / 1800 NW South Outer Rd. Seconded by Commissioner LaKeisha Veal. SECOND LaKeisha Veal – Aye Tom Rohr – Aye VOTE Lynn Banks – Aye Chad Sanderson, Chair – Aye Ken Billups Jr. – Aye Jacob Honeycutt – Aye Mitchell Peil – Aye Travis Graham - Aye Susan Stokenbury - Aye Byron Craddolph – Aye APPROVED (10-Aye, 0-No) 1. Prior to installation of the proposed signage, administrative sign permit STAFF CONDITIONS approval must be obtained for each sign. P.C. Minutes – 11.22.2021 Page 7 of 10 ab PRELIMINARY PLAT / Adair Bright, Associate Planner, Community Development, presented the PP-11-21-8019 / “Derek request to the Planning Commission James Estate” / South of NW R D Mize Rd. between NW 7 Hwy. and NW 10th St. QUESTIONS Commissioner Lynn Banks questioned if the city has any plan to add sidewalk along this part of NW R D Mize Road. If not, she does not understand the request for sidewalk to be installed at this singular location. Ms. Bright deferred to Adam Hilgedick, City Engineer, for any questions regarding public improvements. Adam Hilgedick answered that there are currently no plans to install sidewalk along NW R D Mize Road at this location. Commissioner Lynn Banks stated once more that this will be the only lot with sidewalk. Mr. Hilgedick replied that he understands it may seem unwarranted to request a sidewalk in this location; however, in an effort to create a more walkable city, this parcel must be developed to code which includes installing a 5’ ADA compliant sidewalk. Commissioner Lynn Banks suggested to Mayor Pro-Tem Kent Edmonson that the city apply for a grant to install sidewalk along this side of NW R D Mize Road since it is across from a school. Commissioner Ken Billups Jr. asked if the city has any requirements for residential design because he read on the application that the applicant intended to build a pole barn house. Matt Wright, Assistant Director, Community Development, answered that currently the city does not have any residential design standards and that the house would just have to meet building code and driveway and landscaping requirements. Commissioner Lynn Banks stated there is a similar structure on Walnut Street. Commissioner Ken Billups Jr. said he believed that structure to be a garage, not a house. Commissioner Lynn Banks stated it is a house and it is a design style. Commissioner Ken Billups Jr. replied that he pictured a pole barn house to include metal siding. Commissioner Mitchell Peil announced that whoever make the motion for this request be clear that there are three (3) conditions, not two (2), seeing as there was a conflict in the staff report. APPLICANT The applicant was present but did not wish to make a statement. DISCUSSION None. P.C. Minutes – 11.22.2021 Page 8 of 10 ab