Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, April 25, 2022 Media Link: April 25, 2022, 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, April 11, 2022, 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 Chad Sanderson, Chairperson Tom Rohr Travis Graham Ken Billups Jr. Mitchell Peil Byron Craddolph LaKeisha Veal Jacob Honeycutt Susan Stokenbury Mike Mallon, Director, Community Development Jamarcus Magee, Associate Planner Shana Kelly, Associate Planner Chris Livesay, Councilmember – District 2 (Mayor Pro-Tempore) Chris Sandie, Director, Public Works James Burgess, City Engineer Jackie Sommer, City Attorney Aliyah Kincade, Recording Secretary ABSENT None P.C. Minutes – 4.28.22 Page 1 of 11 AK 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. APPROVAL Chairperson Sanderson requested action on the Consent Agenda with a motion by Commissioner Jacob Honeycutt, a second from Commissioner Byron Craddolph, and a unanimous vote, the minutes of April 11, 2022. COMMENT Mike Mallon wanted to let the Planning Commission know of a few errors in the staff reports and apologizes. Mr. Mallon does not believe the errors will have an impact on the cases and assures the Planning Commission to do better in the future. AGENDA ITEM 2 PUBLIC HEARING / SITE The public hearing for Agenda Item 2 was opened at 6:33 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 STANDARDS / SPDR-03- Exhibits: Agenda Item 2 22-8206 / “5 Star Motors” / 1. Staff Report with attachments 1811 West 40 Highway 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on April 9, 2022 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, presented the request to the Planning Commission. QUESTIONS Commissioner Byron Craddolph questions if they are using the existing light pole bases or if an additional one is being added. Mr. Magee states they are adding one light pole base on the southwest property line and there are currently two light pole bases on the southern property line. Commissioner Craddolph questions the locations in relation to the west entrance. Mr. Magee shows the location on an aerial map. Commissioner Craddolph was trying to determine if the proposed light pole bases were closer to the north or south of the property. P.C. Minutes – 4.28.22 Page 2 of 11 AK APPLICANT Rustalyn York (contractor), 23910 S Lucille Lane, Pecuiliar, MO. DISCUSSION Commissioner Craddoph brings up recent vandalism in the area and questions the applicant as to why lights are not being added to the side and rear of the property. Ms. York defers the question to the applicant. APPLICANT Jeremy Gregory, 9207 Holmes, Kansas City, MO. DISCUSSION Mr. Gregory states the tenant is responsible for any additional lighting and, at this point, believes the proposed lighting will be enough to rectify his issues. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED PUBLIC HEARING The public hearing closed at 6:40 p.m. CLOSED MOTION Commissioner LaKeisha Veal moved to approve the Site Plan Design Review SITE PLAN DESIGN with Alternative Development Standards / SPDR-03-22-8206 / “5 Star Motors” REVIEW WITH / 1811 West 40 Highway with two conditions. ALTERNATIVE DEVELOPMENT STANDARDS / SPDR-03- 22-8206 / “5 Star Motors” / 1811 West 40 Highway SECOND Seconded by Commissioner Susan Stokenbury. VOTE Byron Craddolph – Aye Ken Billups Jr. – Aye Mitchell Peil – Nay Susan Stokenbury – Aye LaKeisha Veal - Aye Travis Graham – Aye Jacob Honeycutt – Aye Chad Sanderson, Chair – Aye Tom Rohr – Aye APPROVED (8-Aye, 1-No) P.C. Minutes – 4.28.22 Page 3 of 11 AK 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 unless modified by the approval of the following Alternative Development Standards: a. Waive the requirement for 25-foot setback for light pole location and utilized the existing light pole bases at a 0-foot setback on south property line. Also, waive the maximum amount of spillover allowed at the property line for the pole in the southwest corner. b. A building permit is required to be approved prior to construction of the new light poles. 2. All signage must be permitted and reviewed by staff. The public hearing for Agenda Item 3 was opened at 6:41 p.m. with a request AGENDA ITEM 3 for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 PUBLIC HEARING / through 8 for Agenda Item 3 into the public record on behalf of the applicant. REZONING / RZ-03-22- Exhibits: 8202 / “Guier Fence” / 2501 1. Staff Report with attachments NW Jefferson Street 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on April 9, 2022 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) Shana Kelly, Associate Planner, presented the request to the Planning Commission. None. QUESTIONS Kelly Guier, 2224 NW Timberline, Blue Springs, MO. APPLICANT WITNESSES None. IN FAVOR WITNESSES None. OPPOSED Commissioner Mitchell Peil questions staff about the denial of the rezoning in DISCUSSION 2020 by City Council and how the property complies today. P.C. Minutes – 4.28.22 Page 4 of 11 AK  Mr. Mallon states the request for rezoning in 2020 was similar to this request but was also accompanied by a conditional use permit for auto sales. The conditional use permit for auto sales was denied which also denied the rezoning. Commissioner Peil questions if an additional business occupies the property. Mr. Mallon states a request for a business license has been made by a contractor, but not approved yet due to the current zoning not complying. Commissioner Peil states that Direct TV appears to be the business. Mr. Mallon states Direct TV occupies the space and does not have a current business license because staff cannot sign off due to the current zoning. Commissioner Peil states Direct TV has been running the business from the location. Mr. Mallon states they are not supposed to be doing so. PUBLIC HEARING The public hearing closed at 6:48 p.m. CLOSE MOTION REZONING / RZ-03-22- Commissioner LaKeisha Veal moved to approve the Rezoning / RZ-03-22-8202 8202 / “Guier Fence” / 2501 / “Guier Fence” / 2501 NW Jefferson Street. NW Jefferson Street SECOND Seconded by Commissioner Jacob Honeycutt. VOTE Byron Craddolph – Aye Ken Billups Jr. – Aye Mitchell Peil – Nay Susan Stokenbury – Aye LaKeisha Veal - Aye Travis Graham – Aye Jacob Honeycutt – Aye Chad Sanderson, Chair – Aye Tom Rohr – Aye RECOMMENDED APPROVAL (8-Aye, 1-No) To be heard by City Council, Monday, May 2, 2022. AGENDA ITEM 4 The public hearing for Agenda Item 4 was opened at 6:49 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Ms. Jackie Sommer introduced Exhibits 1 REZONING / RZ-03-22- through 8 for Agenda Item 4 into the public record on behalf of the applicant. 8203 / “Frisbie Monuments Exhibits: Blue Springs” / 2501 SW 40 1. Staff Report with attachments Hwy. and generally located 2. Applicant Plans with attachments at the northeast corner of SW 3. Affidavit of Publication in The Examiner on April 9, 2022 40 Hwy. and Cemetery Rd. 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 P.C. Minutes – 4.28.22 Page 5 of 11 AK  7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by reference) 8. 2014 Comprehensive Plan (by reference) Jamarcus Magee, Associate Planner, presented the request to the Planning Commission. QUESTIONS Commissioner Peil questions if additional businesses are being operated on the property Mr. Magee defers to the applicant. Commissioner Craddolph questions the effects of the property value of the adjacent residential areas, proposing some type of buffer be put in place. Commission Craddolph further lists a few code compliance issues he has seen. Mr. Mallon states staff did not feel the buffer was needed as this is a rezoning with the same uses, just to bring the property into compliance. Mr. Mallon also states the owner can speak to the current conditions. APPLICANT Kevin Frisbie, 32804 Murphy School Road, Grain Valley, MO. Mr. Frisibie states the company was started as a family-owned business twelve years ago here in the city. The monuments have been shown in front and they attempt to keep the area tidy from the front. In reference to the trash Commission Craddolph brought up, Mr. Frisibie states there is a common area shared with businesses in the rear and that a few items are on Mr.Frisbie’s property. Mr. Frisbie explains how in 1986 the complex was one property then divided and he occupies the front one-acre portion. Mr. Frisbie is wanting to expand to production at his site and allow research and development. DISCUSSION Commissioner Peil questions about the research and development at the site. Mr. Frisbie states the research and development would be to test filter media. The filter media is tested to make sure the right amount of air is filtered properly. Commissioner Craddoplp questions Mr. Frisbie if his property is up to code in the rear with a trailer, a truck with a flat tire and some wood pallets. Mr, Frisbie acknowledges the truck with a flat tire and states when he drove by the site recently and did not observe any trash, then restating the area is shared with additional businesses in the rear. P.C. Minutes – 4.28.22 Page 6 of 11 AK WITNESSES None. IN FAVOR WITNESSES None, OPPOSED DISCUSSION None. PUBLIC HEARING The public hearing closed at 6:48 p.m. CLOSE MOTION REZONING / RZ-03-22- Commissioner Ken Billups moved to approve the Rezoning / RZ-03-22-8203 / 8203 / “Frisbie Monuments “Frisbie Monuments Blue Springs” / 2501 SW 40 Hwy. and generally located Blue Springs” / 2501 SW 40 at the northeast corner of SW 40 Hwy. and Cemetery Rd Hwy. and generally located at the northeast corner of SW 40 Hwy. and Cemetery Rd SECOND Seconded by Commissioner Travis Graham. VOTE Byron Craddolph – Aye Ken Billups Jr. – Aye Mitchell Peil – Aye Susan Stokenbury – Aye LaKeisha Veal - Aye Travis Graham – Aye Jacob Honeycutt – Aye Chad Sanderson, Chair – Aye Tom Rohr – Aye RECOMMENDED APPROVAL (9-Aye, 0-No) To be heard by City Council, Monday, May 2, 2022. AGENDA ITEM 5 PLANNED Mike Mallon, Director, presented the request to the Planning Commission. DEVELOPMENT FINAL PLAN / SITE PLAN DESIGN REVIEW / PDFS- 03-22-8215 / “Redwood Blue Springs” / 26310 SW Wyatt Road & AGENDA ITEM 6 FINAL PLAT / PF-03-22- 8214 / “Redwood Blue Springs” / 26310 SW Wyatt Road P.C. Minutes – 4.28.22 Page 7 of 11 AK QUESTIONS Commissioner Peil questions the turn arc on the private street to allow for fire trucks on the street. Mr. Mallon defers the question to the applicant. Commissioner Billups questions if occupancy will be allowed while other buildings are still being constructed. Mr. Mallon states typically yes and that the certificate of occupancy is per building. Commissioner Craddolph questions the location of the manhole covers on the site. Chris Sandie, Director, Public Works, states the manhole covers are usually in the right of way to side, but typically that detail is not looked at. APPLICANT Richard Batt, 7007 E Pleasant Valley Road, Independence, OH. Mr., Batt states no manhole covers will be in the street and will be in the yards. Mr. Batt describes the build process as placing the infrastructure in first and then a manufacture assembly line for the building. Once a certificate occupancy is issued tenants will be moved in. They do not like to move people into a construction site., so from one side to another is the typical build system. Mr. Batt states the fire department accepted their street plan. DISCUSSION None. MOTION PLANNED Commissioner Craddolph moved to approve the Planned Development Final DEVELOPMENT FINAL Plan / Site Plan Design Review / PDFS-03-22-8215 / “Redwood Blue PLAN / SITE PLAN Springs” / 26310 SW Wyatt Road with 3 conditions. DESIGN REVIEW / PDFS- 03-22-8215 / “Redwood Blue Springs” / 26310 SW Wyatt Road SECOND Seconded by Commissioner LaKeisha Veal. P.C. Minutes – 4.28.22 Page 8 of 11 AK VOTE Byron Craddolph – Aye Ken Billups Jr. – Aye Mitchell Peil – Aye Susan Stokenbury – Aye LaKeisha Veal - Aye Travis Graham – Aye Jacob Honeycutt – Nay Chad Sanderson, Chair – Aye Tom Rohr – Aye APPROVED (8-Aye, 1-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 approved PD Concept Plan, which include: a. Per UDC Section 407.080, increase the maximum garage coverage from 25% to 74%. b. Per UDC Section 407.020 and 407.080, a 6-ft. sidewalk is only required on one side of each internal access drive to meet the pedestrian access requirements for multi-family developments over 3 acres. 2. All signage shown on the PD Final Plan is for illustrative and landscaping purposes only and approval of the PD Final Plan does not constitute approval of signage as shown; all signage shall require separate permits and shall meet the Sign Code. 3. Final building and site design must meet Residential Design Standards per UDC 407.080 unless otherwise modified through the PD Concept Plan. MOTION FINAL PLAT / PF-03-22- Commissioner Craddolph moved to approve the Final Plat / PF-03-22-8214 / 8214 / “Redwood Blue “Redwood Blue Springs” / 26310 SW Wyatt Road with 7 conditions. Springs” / 26310 SW Wyatt Road SECOND Seconded by Commissioner LaKeisha Veal. VOTE Byron Craddolph – Aye Ken Billups Jr. – Aye Mitchell Peil – Aye Susan Stokenury – Aye LaKeisha Veal - Aye Travis Graham – Aye Jacob Honeycutt – Nay Chad Sanderson, Chair – Aye Tom Rohr – Aye RECOMMENDED APPROVAL (8-Aye, 1-No) To be heard by City Council, Monday, May 2, 2022. P.C. Minutes – 4.28.22 Page 9 of 11 AK 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. The required road improvements and construction of SW Major Road shall be completed prior to Occupancy of the first building. 3. The required Sidewalk and trail construction shall be completed prior to Occupancy of the first building. 4. Easements shall be delineated, labeled, and dedicated for all storm detention and storm water quality best management practices on the Final Plat. 5. As-builts and 2-year maintenance bonds on the storm sewers and sanitary sewers shall be submitted prior to Occupancy of the first unit. 6. 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 Occupancy of the first unit. 7. A Final Plat must be approved and recorded prior to the issuance of any building permits within the development. OTHER BUSINESS The next scheduled meeting is Monday, May 9, 2022. Mike presented the Boards and Commissions Code Amendments and Rules of Procedure update. Commissioner Billups brings up the idea to change the Planning Commission meeting time to 6:00 p.m. instead of 6:30 p.m. A few Commissioners favored the idea, but not all were able to make an earlier time. The Commissioners plan to address the issue later. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Honeycutt and seconded by Commissioner Veal and the meeting adjourned at 7:46 p.m. P.C. Minutes – 4.28.22 Page 10 of 11 AK