Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, May 23, 2022 Media Link: May 23, 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, May 23, 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 Byron Craddolph, Chairperson Susan Stokenbury Travis Graham Ken Billups Jr. Mitchell Peil Chad Sanderson LaKeisha Veal Jacob Honeycutt Mike Mallon, Director, Community Development Shana Kelly, Associate Planner Jamarcus Magee, Associate Planner Chris Lievsay, Councilmember – District 2 (Mayor Pro-Tempore) Adam Hilgedick, Assistant Director, Public Works James Burgess, City Engineer Jackie Sommer, City Attorney Aliyah Kincade, Recording Secretary ABSENT Tom Rohr CALL TO ORDER Chairperson Byron Craddolph called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. CONSENT AGENDA Chairperson Craddolph requested action on the Consent Agenda with a motion APPROVAL by Commissioner Jacob Honeycutt, a second from Commissioner LaKeisha Veal, and a unanimous vote, the minutes of May 9, 2022, were approved. P.C. Minutes – 5.23.2022 Page 1 of 8 AK AGENDA ITEM 2 Chairperson Craddolph states visitors will be limited to 3 minutes in speaking VISITORS time and when your name is called, please come up to the podium to address the Planning Commission. Jackie Sommers reads from the new Rules of Procedures to remind visitors and the Planning Commission of the new procedures. Trish Totta, Lara Vermillion, Jaime Russell, J.T. Daniels, Tracy Flanagan, Travis Hagewood, Lori Smith, Robert Lawson addressed the Planning Commission in support of the Diversity and Inclusion Mural. Lori Latta, Norma Marshal, Carolyn Caton, Rebecca Anthony, Gary Dusenberg addressed the Planning Commission in opposition to the Diversity and Inclusion Mural. AGENDA ITEM 3 Chairperson Craddolph began to introduce the next agenda item when a motion ALTERNATIVE / was made by Commissioner Peil. MASTER SIGN PLAN / ASP-04-22-8251 / “Diversity and Inclusion Mural” / 1101 West Main St. MOTION TO CONTINUE ALTERNATIVE / Commissioner Peil moved to continue the Alternative / Master Sign Plan / ASP- MASTER SIGN PLAN / 04-22-8251 / “Diversity and Inclusion Mural” / 1101 West Main St. due to ASP-04-22-8251 / “Diversity needing additional information to make a vote. and Inclusion Mural” / 1101 West Main St. Jackie Somers, City Attorney does remind the Planning Commissions this project is not a public hearing and the letters received tonight and in the packet are not testimony nor evidence. SECOND Seconded by Commissioner Jacob Honeycutt. VOTE Byron Craddolph, Chair – Nay Ken Billups Jr. – Nay Mitchell Peil – Aye Susan Stokenbury – Nay LaKeisha Veal - Nay Travis Graham – Nay Jacob Honeycutt – Nay Chad Sanderson – Nay DENIED (1-Aye, 7-No) P.C. Minutes – 5.23.2022 Page 2 of 8 AK AGENDA ITEM 3 Shana Kelly, Associate Planner, presented the request to the Planning ALTERNATIVE / Commission. MASTER SIGN PLAN / ASP-04-22-8251 / “Diversity and Inclusion Mural” / 1101 West Main St. QUESTIONS None. APPLICANT Jeff Carpenter, Blue Springs Rotary Club, PO Box 1014, Blue Springs, MO. Mr. Carpenter was available for questions from the Planning Commission. QUESTIONS None. MOTION ALTERNATIVE / Commissioner Chad Sanderson moved to approve Alternative / Master Sign MASTER SIGN PLAN / Plan / ASP-04-22-8251 / “Diversity and Inclusion Mural” / 1101 West Main St. ASP-04-22-8251 / “Diversity with three staff conditions and Inclusion Mural” / 1101 West Main St. SECOND Commissioner Ken Billups Jr. seconded. VOTE Byron Craddolph, Chair – Aye Ken Billups Jr. – Aye Mitchell Peil – Nay Susan Stokenbury – Aye LaKeisha Veal - Aye Travis Graham – Aye Jacob Honeycutt – Nay Chad Sanderson – Aye APPROVED (6-Aye, 2-No) STAFF CONDITIONS 1. Prior to installation of the proposed signage, administrative sign permit approval must be obtained for each sign. 2. Concerning Sign Maintenance: a. The painted signage shall not degrade by more than ten percent (10%) of the sign area before the signage must be either maintained or removed. b. Degradation may include but is not limited to peeling or flaking paint. 3. Concerning Sign Removal: a. The “Diversity and Inclusion” mural may remain so long as the property owner allows provided it is properly maintained as required by this Master Sign Plan. b. When removed, painted signage and/or murals must be removed utilizing a method that does not damage the structure. P.C. Minutes – 5.23.2022 Page 3 of 8 AK AGENDA ITEM 4 The public hearing for Agenda Item 4 and 5 was opened at 7:16 p.m. with a PUBLIC HEARINGS / request for exhibits from the City Attorney. Ms. Jackie Sommer introduced REZONING / RZ-12-21- Exhibits 1 through 8 for Agenda Items 4 & 5 into the public record on behalf of 8095 / “The Dwellings” / 106 the applicant. NW 9th St. & 110 SW 9th St. Exhibits: Agenda Item 4 1. Staff Report with attachments & 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on May 7, 2022 AGENDA ITEM 5 4. 185 ft. Notification Map PUBLIC HEARINGS / 5. Names/addresses of property owners within 185 ft. of site GENERAL 6. Copy of letter sent to said property owners DEVELOPMENT PLAN / 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by GDP-12-21-8096 / “The reference) Dwellings” / 106 NW 9th St. 8. 2014 Comprehensive Plan (by reference) & 110 SW 9th St. Exhibits: Agenda Item 5 & 1. Staff Report with attachments 2. Applicant Plans with attachments AGENDA ITEM 6 3. Affidavit of Publication in The Examiner on May 7, 2022 PRELIMINARY PLAT / 4. 185 ft. Notification Map PP-12-21-8097 / “The 5. Names/addresses of property owners within 185 ft. of site Dwellings” / 106 NW 9th St. 6. Copy of letter sent to said property owners & 110 SW 9th St 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by reference) 8. 2014 Comprehensive Plan (by reference) Agenda Item 6 will be presented concurrently. Jamarcus Magee, Associate Planner, presented the request to the Planning Commission. Commissioner Billups questions if the “T5” zoning requires a commercial QUESTIONS element or just can have commercial elements. Mr. Magee states it can have commercial elements and is not required. Commissioner Billups questions if the Planning Commission will see the Site Plan Design Review for this project. Mr. Mallon states that the Downtown Review Board will be the final deciding body under the Downtown Development Code. Commissioner Billups voices his opinion about no ADA accessibility and wants whoever has the final decision on the project know his opinion. Commissioner Peil questions about an outdoor stairwell location. He also questions about the window functionality on the buildings. Mr. Magee defers to the applicant for responses. P.C. Minutes – 5.23.2022 Page 4 of 8 AK APPLICANT John Broker, 27300 E Pink Hill Road, Independence, MO. Mr. Broker was available for questions from the Planning Commission. Erwin Gard, Gard Horizon LLC, 213 NE Bridgeport Court, Blue Springs, MO. Mr. Gard was available for questions from the Planning Commission. WITNESSES None. IN FAVOR WITNESSES Frances Hose, 808 SW Jones Street, Blue Springs, MO. OPPOSED James Rose, 824 SW Jones Street, Blue Springs, MO. Justin Larkin, 805 West Main Street, Blue Springs, MO. Josh Vandorn, 805 West Main Street, Blue Springs, MO. PUBLIC COMMENT Commissioner Craddolph states the public commentary portion of the Public Hearing is now closed. DISCUSSION Commissioner Veal states she likes the idea of the project, but at this time it is too dense and will be voting no. Commissioner Honeycutt states the parking issues with lack of spots for the 40 units and too dense of area will lead him to vote no. Commissioner Billups Jr. is in favor of the Rezoning, but feels the project is too dense and does not fit. Commissioner Sanderson likes the project, but feels it needs some revisions and better execution prior to his yes vote. PUBLIC HEARING The Public Hearing closed at 7:50 p.m. CLOSED MOTION REZONING / RZ-12-21- 8095 / “The Dwellings” / 106 Commissioner Ken Billups Jr. moved to approve the Rezoning / RZ-12-21- NW 9th St. & 110 SW 9th St. 8095 / “The Dwellings” / 106 NW 9th St. & 110 SW 9th St. P.C. Minutes – 5.23.2022 Page 5 of 8 AK SECOND Commissioner Honeycutt seconded. VOTE Byron Craddolph, Chair – Aye Ken Billups Jr. – Aye Mitchell Peil – Aye Susan Stokenbury – Aye LaKeisha Veal - Aye Travis Graham – Aye Jacob Honeycutt – Nay Chad Sanderson – Aye RECOMMENDED APPROVAL (7-Aye, 1-No) To be heard by City Council, Monday, June 6, 2022. MOTION GENERAL Commissioner Ken Billups Jr. moved to approve the General Development DEVELOPMENT PLAN / Plan / GDP-12-21-8096 / “The Dwellings” / 106 NW 9th St. & 110 SW 9th St. GDP-12-21-8096 / “The with six staff conditions. Dwellings” / 106 NW 9th St. & 110 SW 9th St. SECOND Commissioner Honeycutt seconded. VOTE Byron Craddolph, Chair – Nay Ken Billups Jr. – Nay Mitchell Peil – Nay Susan Stokenbury – Nay LaKeisha Veal - Nay Travis Graham – Nay Jacob Honeycutt – Nay Chad Sanderson – Nay RECOMMENDED DENIAL (0-Aye, 8-No) To be heard by City Council, Monday, June 6, 2022. 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, which include: a. Parking: The applicant is requesting to provide 38 off-street parking spaces and utilize existing on-street parking along Main Street to the north to provide additional parking. b. Bicycle: Per UDC Section 407.240., code requires bicycle parking 1 space per dwelling unit. The applicant is requesting less bicycle parking. c. Building Orientation: All buildings directly adjacent to a street shall have a primary entrance onto the adjacent street. The applicant is proposing to have one building that has a side elevation facing the street, citing constraints from existing sewer easements and overhead powerlines. 2. A Site Plan Design Review is required to review final building and site design, amenities, landscaping, and signage. P.C. Minutes – 5.23.2022 Page 6 of 8 AK  3. Through the Site Plan Design Review, final building plans and site design will be reviewed by the Downtown Review Board and the Historic Preservation Commission. 4. Conceptual images of amenities must be provided. This could include an outdoor seating courtyard, pergola structures, etc. 5. A detailed landscape plan needs to be provided. A reasonable amount of landscaping is required with emphasis on softening the visual impact of parking areas and enhancing the overall appearance. Additional landscaping shall be provided to buffer the side elevation of the building on 9th Street. Required street trees and plantings shall be installed prior to the issuance of a Certificate of Occupancy for each lot. 6. Any electrical or mechanical equipment and trash enclosures must be screened as required by Code. MOTION PRELIMINARY PLAT / Commissioner LaKeisha Veal moved to approve the Preliminary Plat / PP-12- PP-12-21-8097 / “The 21-8097 / “The Dwellings” / 106 NW 9th St. & 110 SW 9th St. with five staff Dwellings” / 106 NW 9th St. conditions. & 110 SW 9th St SECOND Commissioner Honeycutt seconded. Byron Craddolph, Chair – Nay Ken Billups Jr. – Nay VOTE Mitchell Peil – Nay Susan Stokenbury – Nay LaKeisha Veal - Nay Travis Graham – Nay Jacob Honeycutt – Nay Chad Sanderson – Nay DENIED (0-Aye, 8-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 General Development Plan. 2. Prior to construction of public improvements, a Traffic Memo must be submitted as required by Public Works. 3. Prior to Building Permit issuance, the Final Plat must be recorded at Jackson County. 4. Prior to occupancy of each building, the following must occur: a. All parking and access improvements, landscaping, and public sidewalks nearest to the building must be completed. b. All public improvements, unless stated otherwise, shall be completed. 5. Prior to occupancy of the first building, all common amenities (i.e. bike racks, trash enclosure, open space amenities, etc.) must be completed. P.C. Minutes – 5.23.2022 Page 7 of 8 AK