Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, December 13, 2021 Media Link: Monday, December 13, 2021 Planning Commission A regular meeting of the Planning Commission of the City of Blue Springs was held at 6:30 p.m. on Monday, December 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 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 Shana Kelly, 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 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 Lynn Banks, and a unanimous vote, the Minutes of November 22, 2021 were approved as submitted. P.C. Minutes – 12.13.2021 Page 1 of 11 ab PUBLIC HEARING / The public hearing for Agenda Item 2 was opened at 6:32 p.m. with a request CONDITIONAL USE for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 PERMIT / CUP-11-21-022 / through 8 for Agenda Item 2 into the public record on behalf of the applicant. “Gage Center Billboard” / Exhibits: 1001 NW Jefferson St. 1. Staff Report with attachments 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on November 27, 2021 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) Jamarcus Magee, Associate Planner, Community Development, presented the request to the Planning Commission. QUESTIONS None. APPLICANT David English, Ad Trend Outdoor Advertising, 14450 S 71 Hwy., Kansas City, MO. Mr. English stated Ad Trend is the largest locally owned billboard operator in Kansas City and they are looking to expand into this side of town. He said the billboard will be a standard static billboard, not digital. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED DISCUSSION Commissioner Mitchell Peil asked whether this newly proposed billboard would trigger the removal of two other billboards. Matt Wright, Assistant Director, Community Development, answered that requirement is only if an existing static billboard is being converted into a digital billboard. HEARING CLOSED The public hearing was closed at 6:37 p.m. MOTION Commissioner Mitchell Peil moved to approve the Conditional Use Permit / PUBLIC HEARING / CUP-11-21-8022 / “Gage Center Billboard” CONDITIONAL USE PERMIT / CUP-11-21-8022 / “Gage Center Billboard” / 1001 NW Jefferson St. SECOND Seconded by Commissioner Byron Craddolph. 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) P.C. Minutes – 12.13.2021 Page 2 of 11 ab  To be heard by City Council Monday, December 20, 2021. 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 or the Sign Code. 2. The Conditional Use Permit is to allow a billboard on a parcel of land addressed as 1001 NW Jefferson Street at the location shown in the accompanying site plan. 3. All conditions adopted under the UDC and Sign Code for a billboard shall be met at all times. PUBLIC HEARING / The public hearing for Agenda Item 3 was opened at 6:38 p.m. with a request GENERAL for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 DEVELOPMENT PLAN / through 9 for Agenda Item 3 into the public record on behalf of the applicant. GDP-11-21-8039 / “Con Exhibits: Carpet East” / 350 & 400 1. Staff Report with attachments NW R D Mize Rd. (Related 2. Applicant Plans with attachments to Agenda Item 6) 3. Affidavit of Publication in The Examiner on November 27, 2021 & 4. 185 ft. Notification Map PRELIMINARY PLAT / 5. Names/addresses of property owners within 185 ft. of site PP-11-21-8042 / “Con 6. Copy of letter sent to said property owners Carpet East”/ 350 & 400 NW 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by R D Mize Rd. (Related to reference) Agenda Item 3) 8. 2014 Comprehensive Plan (by reference) 9. Email from Neal Goodson- Vespers HOA Board dated December 12, 2021 Shana Kelly, Associate Planner, Community Development, presented the request to the Planning Commission. QUESTIONS None. APPLICANT Tim Owen, Co-Owner of Con Carpet, 700 N 7 Hwy., Blue Springs, MO. Mr. Owen stated that the business has been growing heavily over the last 5 years and their most recent addition, just across R D Mize Rd., finished construction a few months ago and in the process of that build they realized they would need a larger showroom and storage. He said the building would look similar to the one they just built, and they are excited for the expected growth of their business. QUESTIONS Commissioner Lynn Banks stated there was a letter received regarding the project and the concerns from the Vespers HOA. She wanted to ensure that the concerns will be addressed. Mr. Owen assured that the concerns will be addressed, and he met with homeowners and the HOA board and he answered their questions. Commissioner Lynn Banks asked for more clarification that the stormwater and runoff will be appropriately maintained. Mr. Owen clarified that they will be installing a stormwater retention basin under the parking lot and the way the building is constructed the water will run P.C. Minutes – 12.13.2021 Page 3 of 11 ab  down the north slope of the building roof where it will flow into drains, go underground, and then be discharged at the northeast end of the lot where it will then flow into City stormwater. Commissioner Lynn Banks then questioned about the trash the neighborhood mentioned such as remnants of carpet. Mr. Owen answered they are planning on keeping the carpet brough back from jobs at 700 N 7 Hwy. where they have two (2) dumpsters that are dumped three (3) times a week. They will only have one (1) dumpster at this location which will have a dumpster enclosure and will only contain the trash that is produced at this location. Commissioner Tom Rohr questioned if there will be any landscaping around the back side of the dumpster and enclosure. Mr. Owen said they can if it is requested. Commissioner Tom Rohr stated he was just asking because of the concerns raised by the adjacent residents and that something always falls out of the dumpster. Mr. Owen restated that they will be building a dumpster enclosure, so from the residents’ point of view they will not see the actual dumpster. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED DISCUSSION Commissioner Ken Billups Jr. said he is glad to see construction on an infill lot. HEARING CLOSED The public hearing was closed at 6:48 p.m. MOTION Commissioner Lynn Banks moved to approve the General Development Plan / PUBLIC HEARING / GDP-11-21-8039 / “Con Carpet East” GENERAL DEVELOPMENT PLAN / GDP-11-21-8039 / “Con Carpet East” / 350 & 400 NW R D Mize Rd. SECOND Seconded by Commissioner LaKeisha Veal. 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 20, 2021. P.C. Minutes – 12.13.2021 Page 4 of 11 ab STAFF CONDITIONS 1. Approval 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. MOTION Commissioner Lynn Banks moved to approve the Preliminary Plat / PP-11-21- PRELIMINARY PLAT / 8042 / “Con Carpet East” PP-11-21-8042 / “Con Carpet East” / 350 & 400 NW R D Mize Rd. SECOND Seconded by Commissioner Susan Stokenbury. 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 (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. Approval of this Preliminary Plat (PP-11-21-8042) is not in effect until the City Council has approved the General Development Plan (GDP-11-21-8039). If the General Development Plan is denied by the City Council, approval of the Preliminary Plat is rescinded. 3. Prior to approval of Final Plat, a traffic memo and stormwater study shall be approved by Public Works. 4. Prior to Building Permit issuance, the Final Plat must be approved and recorded at Jackson County and the Sanitary Sewer Extension shall be accepted by Public Works 5. Prior to Certificate of Occupancy, all sidewalk along R.D. Mize Road shall be in compliance with ADA requirements. PUBLIC HEARING / The public hearing for Agenda Items 4 & 5 was opened at 6:49 p.m. with a REZONING / RZ-11-21- request for exhibits from the City Attorney. Ms. Jackie Sommer introduced 8045 / “Blue Springs High Exhibits 1 through 10 for Agenda Items 4 & 5 into the public record on behalf School/Freshman Center” / of the applicant. 2103 NW Vesper St. Exhibits: (Related to Agenda Items 5 1. Staff Report with attachments & 7) 2. Applicant Plans with attachments & 3. Affidavit of Publication in The Examiner on November 27, 2021 PUBLIC HEARING / 4. 185 ft. Notification Map PLANNED 5. Names/addresses of property owners within 185 ft. of site DEVELOPMENT 6. Copy of letter sent to said property owners CONCEPT PLAN / PDC- 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by 11-21-8046 / “Blue Springs reference) High School/Freshman 8. 2014 Comprehensive Plan (by reference) Center” / 2103 NW Vesper 9. 1 email received in support of the application St. (Related to Agenda 10. Shared use parking agreement between Calvary Baptist Church and the Items 4 & 7) Blue Springs School District & P.C. Minutes – 12.13.2021 Page 5 of 11 ab PRELIMINARY PLAT / Shana Kelly, Associate Planner, Community Development, presented the PP-11-21-8047 / “Blue request to the Planning Commission. Springs High School/Freshman Center” / 2103 NW Vesper St. (Related to Agenda Items 4 & 5) QUESTIONS None. APPLICANT Seth Shippy, Blue Springs School District, 1801 NW Vesper St, Blue Springs, MO. Mr. Shippy thanked the commissioners for the consideration of the project and stated his appreciation for the partnership between the City and the Blue Spring School District. He also stated the school district and design team feels that the new plan meets their needs and the communities needs and that the plans have the highest emphasis placed on safety. Mr. Shippy explained the road between Vesper and Ashton will increase the size of the campus, combine and connect the campuses, the athletes will be able to walk instead of being bussed, and they are able to pull some of the traffic off Ashton Drive. In early November, they sent out about 200 mailers to adjacent residents to meet with them and show them the new plans and receive feedback. QUESTIONS Commissioner Byron Craddolph asked if the old freshman center is going to remain open and if it will still be busy. Mr. Shippy replied that the freshman center is one of their last projects and will be known as their innovation campus. It will offer career tech classes for Blue Springs and surrounding areas. Commissioner Byron Craddolph stated he understood there would be some sort of cadaver program there as well. Mr. Shippy confirmed that is correct. Commissioner Byron Craddolph asked if Blue Springs Police Department has ever helped with parking before and after school. Mr. Shippy replied that they have. They have several people that help on a daily basis and the police department is always there to help with safety. Commissioner Mitchell Peil asked if the road is going to be gated during the nighttime. Mr. Shippy answered that during the day it will be open for staff and traffic but during the evenings, though the exact time has not been determined, the road will be closed. WITNESSES Matt Roberts, 2913 NW Castle Dr., Blue Springs, MO. Mr. Roberts mentioned IN FAVOR that although he was against the previously proposed plan, he likes this one a lot better and is in favor. He said he feels as though it aligns a lot better with the Comprehensive Plan and it adds a connection to the adjacent neighborhoods rather than removing one. Mr. Roberts reviewed some parts of the comprehensive plan he felt were relevant to the project. He feels as though this plan aligns better with those parts of the Comprehensive Plan. He questioned if P.C. Minutes – 12.13.2021 Page 6 of 11 ab  the gates that will close the road will also be blocking the sidewalk because he would hope the sidewalk would remain open after the road is closed. He also asked if the City or the School District has a formal agreement with Kansas City Southern since the bridge will go over the railroad. The third point was asking if there would be tall fencings on the bridge. The last point was asking how high the bridge would be above the railroad tracks since Kansas City Southern sometimes has two shipping containers stacked. He reiterated his opinion on this proposal and said he is happy the school district has figured out a way to move people over the tracks and create better connectivity. Commissioner Lynn Banks asked Mr. Roberts if he visited with the School District concerning his concerns. Mr. Roberts stated he was unaware of the meeting held at the freshman center, so he was not able to voice his concerns. John Michael, Jr., 2306 NW Yorkshire Dr., Blue Springs, MO. John Michael, Jr. said he applauds the school district for coming back with much better plans for everyone involved. He said he is in favor of the project and the presentation was great. However, he did want to state his concerns to the Commission. These include controlling the environment as much as possible while the construction is happening and the runoff that is going to go through the soccer and baseball fields. He said the one thing that is lacking is communication about the previous issues with stormwater in previous phases of development. He is also concerned with the trash and debris that accumulates along the back of his fence line. He asked that there be some sort of assurances that the cleanup will be better. WITNESSES Michael Goettling, 306 NW 22nd Terr., Blue Springs, MO. Mr. Goettling stated OPPOSED the back of his property directly faces this road and his concern is with the road and nothing else. He is concerned with the safety that comes with dumping traffic into an underdeveloped infrastructure, 22nd and Vesper. Vesper going west where county picks up has no curbing, sidewalks, and drop offs on the edges of the road. 22nd is the same way, narrow, no curbing, and no sidewalks. And now asking to dump traffic onto those roads. Kids are going to go the fastest way they can get out. Also the speed, lots of speeding on vesper and the traffic speed increases once it hits county line. What is going to be put in place to resolve those issues. As far as the letter sent by the school district, he did not receive anything but he did receive the letter the City sent. His other concerns include not knowing when the road will be closed off, the lack of greenspace, flooding, stormwater management, where the gates will be placed, and the step- curbing (whether he will have to jump the curb when pulling his trailers through the freshman center yard). Damon Sasyk, 204 NW 22nd St., Blue Springs, MO. Mr. Sasyk stated his only issue is with the access road and that 22nd street does not have curb and gutter or sidewalks and they do have a lot of foot traffic. Also, a lot of the residents have flooding from the football field and Vesper Street. Mr. Sasyk stated the increase in traffic can affect the property values of the homes surrounding the area. He is curious what the plan is to alleviate the water runoff that will be generated by this development. Damon discussed the speed at which people travel down 22nd Street and that he has felt the need to resort to stepping into oncoming traffic to get them to slow down because kids play in that area. He wants to know what the school district is going to do to help the community since the older part of town gets the shaft when it comes to upkeep. P.C. Minutes – 12.13.2021 Page 7 of 11 ab  Mary Jo Goettling, 306 NW 22nd Terr., Blue Springs, MO. Mrs. Goettling said they have lived on this property for some time and one of the things they like is the school close by and nobody can build behind them and it’s a quiet dead end street. Something she has not heard addressed is what the school district plans to do about the noise level that will be generated. She has not heard any plans to restrict that road during extracurricular events. Most of the properties do not have fencing and she is concerned that she will have to put up fencing to block whatever is going to be happening on this road. The pedestrian walkways will create more traffic and then the high schoolers in cars will drive fast. Also, on the proposal there are no traffic lights. She stated it is congested enough on Vesper and this added traffic will need managed in some way. Mrs. Goettling would also like assurance that the road will be gated when it is not being used. She is concerned with asking the athletes to walk from the high school to the freshman center. Commissioner Byron Craddolph asked if Mrs. Goettling is mostly concerned with the traffic and the speed of said traffic during the school hours. She replied that her concern is not between 9 am and 2 pm but the traffic before and after school and the events held at the school. Commissioner Byron Craddolph asked if she believes the traffic is largely due to the students at the school or from other people. Mrs. Goettling said she believes part of it is students in parking lots but the freshman center students don’t drive so that’s where she has her concern of the students walking. Also, she is concerned with the adults that drive down Vesper. Jason Floyd, 320 NW 22nd Terr., Blue Springs, MO. Mr. Floyd stated he worked for the City as a police officer and he has an interesting perspective of high schoolers and how they drive. He mentioned the lack of traffic control at Vesper and Woods Chapel. His bigger concern with traffic is if the students go to 15th and Vesper because it is hard to turn left and few people drive under 35 mph. Mr. Floyd said as a property owner he is concerned with water runoff and the potential view of the road from his backyard. He said he can regularly see and smell students smoking marijuana and he has people engaging in intercourse 10 feet away from the back side of his fence in daylight. He stated he has had rocks and bricks thrown at his house, but that they are teenagers and that is going to happen. Finally, with the gates, Mr. Floyd said the policy of when the gates close could change frequently and he would like the assurance of what time the gates will be closed. Mr. Goettling spoke again concerning the lack of streetlights on the plans and the concern it raises. DISCUSSION Chair Sanderson asked if the applicant would like to stand up and address the concerns raised by residents. Seth Shippy stated the goal is to give people another option in order to alleviate the traffic on Ashton Drive. Mr. Shippy said the road will be closed and the goal is 5 p.m. despite the extracurricular events that occur at the school. He said they will need more people supervising and they plan to have the support to ensure safety of the kids and a smooth transition. Also, the sidewalks will continue to be open even when the gates are closed. They feel the sidewalks will keep students off people’s properties as best as possible. There will be fencing on the P.C. Minutes – 12.13.2021 Page 8 of 11 ab  bridge to prevent any potential hazards. The height of the bridge will be in excess of 25-ft. to handle the train traffic underneath. He stated the school district realizes that schools within neighborhoods can be a nuisance at times but they do a lot of planning to keep the school access points safe. Mr. Shippy said the walk will not be too far for the athletes from one campus to another. He did apologize to the people who did not receive mailers from the school district. Christopher Koch, Hollis + Miller Architects, 1828 Walnut St., Kansas City, MO. Mr. Koch wanted to clarify a few design points of the plan. He stated the current street configuration was due to a request from the Blue Springs Public Works Department to create a four-way intersection. The second clarification is that not all the traffic is being directed to Vesper, but instead they are providing a choice to the students. David Ratley, MKEC Engineering, 11827 W 112th St., Suite 200, Overland Park, KS. Mr. Ratley wanted to address the drainage concerns. The existing basin will be significantly increased in size and capacity. With the elevation of the roadway being higher, it will help with containment of water from the upstream watershed. The roadway should help improve the drainage, not add to the issue. Also, the underground detention from a renovation a few years back will be expanded to account for any additional runoff. Commissioner Tom Rohr questioned if the drainage will not affect any homeowner. Mr. Ratley answered the plan will improve the current drainage situation. Commissioner Tom Rohr asked for further clarification as to if there will still be homeowners who experience some flooding. Mr. Ratley stated they will not be flooded and the existing condition will be significantly improved. Commissioner Tom Rohr said the homeowners will still get water in their yards then. Mr. Ratley replied they will always have water in their yards because it is a passageway for water. Commissioner Tom Rohr clarified it would probably be more than what they can control. Mr. Ratley said they would have to analyze the outlet from that basin and see what they can control and that is part of their process when it comes to design. Commissioner Tom Rohr said he would like a lot of work done on that detention area. Commissioner Jacob Honeycutt stated the school district has done a good job with revisions. He also thanked the residents who came up and spoke about their concerns and that some things came to light that might lead to a discussion with the City Engineer and some other questions that need to be addressed. He asked about the meeting with the residents and that his concern is that the plan is not there yet and concerns have not been properly addressed. He also said the city should be more involved when it comes to traffic and where people will be P.C. Minutes – 12.13.2021 Page 9 of 11 ab  going. He thinks the school district is headed in the right direction, but he would like to see more communication. HEARING CLOSED The public hearing was closed at 7:47 p.m. MOTION Commissioner Mitchell Peil moved to approve the Rezoning / RZ-11-21-8045 PUBLIC HEARING / / “Blue Springs High School/Freshman Center” REZONING / RZ-11-21- 8045 / “Blue Springs High School/Freshman Center” / 2103 NW Vesper St. SECOND Seconded by Commissioner Tom Rohr. VOTE LaKeisha Veal – Nay Tom Rohr – Nay Lynn Banks – Nay Chad Sanderson, Chair – Aye Ken Billups Jr. – Aye Jacob Honeycutt – Nay Mitchell Peil – Aye Travis Graham - Aye Susan Stokenbury - Nay Byron Craddolph – Nay RECOMMENDED DENIAL (4-Aye, 6-No) To be heard by City Council Monday, December 20, 2021. MOTION Commissioner Tom Rohr moved to approve the Planned Development Concept PUBLIC HEARING / Plan / PDC-11-21-8046 / “Blue Springs High School/Freshman Center” PLANNED DEVELOPMENT CONCEPT PLAN / PDC- 11-21-8046 / “Blue Springs High School/Freshman Center” / 2103 NW Vesper St. SECOND Seconded by Commissioner Jacob Honeycutt. VOTE LaKeisha Veal – Nay Tom Rohr – Nay Lynn Banks – Nay Chad Sanderson, Chair – Aye Ken Billups Jr. – Aye Jacob Honeycutt – Nay Mitchell Peil – Nay Travis Graham - Aye Susan Stokenbury - Nay Byron Craddolph – Nay RECOMMENDED DENIAL (3-Aye, 7-No) To be heard by City Council Monday, December 20, 2021. MOTION Commissioner Mitchell Peil moved to approve the Preliminary Plat / PP-11-21- PRELIMINARY PLAT / 8047 / “Blue Springs High School/Freshman Center” PP-11-21-8047 / “Blue Springs High School/Freshman Center” / 2103 NW Vesper St. SECOND Seconded by Commissioner Jacob Honeycutt. P.C. Minutes – 12.13.2021 Page 10 of 11 ab