Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, July 11, 2022 Media Link: July 11, 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, July 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 Byron Craddolph, Chairperson Susan Stokenbury Tom Rohr, Vice Chair Bob Morton Mitchell Peil Chad Sanderson Mike Mallon, Director, Community Development Adair Bright, Associate Planner Jamarcus Magee, Associate Planner Shana Kelly, Associate Planner Chris Lievsay, Councilmember – District 2 (Mayor Pro-Tempore) James Burgess, City Engineer Jackie Sommer, City Attorney Aliyah Kincade, Recording Secretary LaKeisha Veal ABSENT Travis Graham Ken Billups Jr. 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 Mitchell Peil, a second from Commissioner Susan P.C. Minutes – 07.11.2022 Page 1 of 10 AK  Stokenbury, and a unanimous vote, the minutes of June 27, 2022, were AGENDA ITEM 2 approved. PUBLIC HEARING / The public hearing for Agenda Items 2 and 3 was opened at 6:32 p.m. with a REZONING / RZ-06-22- request for exhibits from the City Attorney. Ms. Jackie Sommer introduced 8330 / “601 SE Industrial Exhibits 1 through 8 for Agenda Items 2 and 3 into the public record on behalf Drive” / 601 SE Industrial of the applicant. Drive Exhibits: Agenda Item 2 & 1. Staff Report with attachments 2. Applicant Plans with attachments AGENDA ITEM 3 3. Affidavit of Publication in The Examiner on June 25, 2022 PUBLIC HEARING / 4. 185 ft. Notification Map CONDITIONAL USE 5. Names/addresses of property owners within 185 ft. of site PERMIT / CUP-06-22-8331 6. Copy of letter sent to said property owners / “601 SE Industrial Drive” / 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by 601 SE Industrial Drive reference) 8. 2014 Comprehensive Plan (by reference) Exhibits: Agenda Item 3 1. Staff Report with attachments 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on June 25, 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) Adair Bright, Associate Planner, presented the request to the Planning Commission. QUESTIONS None. APPLICANT Jerry Lewis on behalf of applicant, Joe Lewis. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED Commissioner Craddolph states the public commentary portion of the Public PUBLIC COMMENT Hearing is now closed. DISCUSSION None. P.C. Minutes – 07.11.2022 Page 2 of 10 AK PUBLIC HEARING The Public Hearing closed at 6:38 p.m. CLOSED MOTION REZONING / RZ-06-22- Commissioner Mitchell Peil moved to approve the Rezoning / RZ-06-22-8330 8330 / “601 SE Industrial / “601 SE Industrial Drive” / 601 SE Industrial Drive. Drive” / 601 SE Industrial Drive SECOND Commissioner Tom Rohr seconded. VOTE Byron Craddolph, Chair – Aye Bob Morton – Aye Tom Rohr – Aye Susan Stokenbury – Aye Mitchell Peil – Aye Chad Sanderson – Aye RECOMMENDED APPROVAL (6-Aye, 0-No) To be heard by City Council, Monday, July 18, 2022. MOTION Commissioner Mitchell Peil moved to approve the Conditional Use Permit/ CONDITIONAL USE CUP-06-22-8331 / “601 SE Industrial Drive” / 601 SE Industrial Drive with PERMIT / CUP-06-22-8331 three staff conditions. / “601 SE Industrial Drive” / 601 SE Industrial Drive SECOND Commissioner Tom Rohr seconded. Byron Craddolph, Chair – Aye Bob Morton – Aye VOTE Tom Rohr – Aye Susan Stokenbury – Aye Mitchell Peil – Aye Chad Sanderson – Aye RECOMMENDED APPROVAL (6-Aye, 0-No) To be heard by City Council, Monday, July 18, 2022. 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 otherwise specified by the Alternative Development Standards. 2. The Conditional Use Permit allows the “Recreation and Entertainment, Indoor” use in a “LI/ADP-O” (Light Industrial/Adams Dairy Parkway Overlay) zoning district at 601 SE Industrial Drive. 3. If further site development is proposed in the future, compliance with the UDC will be required. P.C. Minutes – 07.11.2022 Page 3 of 10 AK AGENDA ITEM 4 The public hearing for Agenda Item 4 and 5 was opened at 6:32 p.m. with a PUBLIC HEARING / request for exhibits from the City Attorney. Ms. Jackie Sommer introduced REZONING / RZ-06-22- Exhibits 1 through 8 for Agenda Items 2 and 3 into the public record on behalf 8340 / “Luxe One” / 1615 of the applicant. NW 1615 & 1651 NW Burdett Crossing Exhibits: Agenda Item 4 1. Staff Report with attachments & 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on June 25, 2022 AGENDA ITEM 5 4. 185 ft. Notification Map PUBLIC HEARING / 5. Names/addresses of property owners within 185 ft. of site AMENDED PD CONCEPT 6. Copy of letter sent to said property owners PLAN / PDC-06-22-8341 / 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by “Luxe One” / 1615 NW 1615 reference) & 1651 NW Burdett 8. 2014 Comprehensive Plan (by reference) Crossing Exhibits: Agenda Item 5 1. Staff Report with attachments 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on June 25, 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) Adair Bright, Associate Planner, presented the request to the Planning Commission. QUESTIONS None. APPLICANT David Williams, 3129 S Redtail Drive, Blue Springs, MO. DISCUSSION Commissioner Rohr questions what the open space idea means. Mr. Williams explains the open space amenities. Commissioner Peil questions about the dog park in the open area or within the development. Mr. Williams clarifies the open space is a green space where tenants with dogs can take their dogs. Commissioner Peil explains his concern with no fencing for said dog park. P.C. Minutes – 07.11.2022 Page 4 of 10 AK WITNESSES Mr. Williams states the property will be completely fenced all around, IN FAVOR including a patio area in the “U” shape of the building. None. WITNESSES Chuck Zuvers, 848 NW North Ridge Court, Blue Springs, MO. OPPOSED Mr. Zuvers expresses is looking for clarification rather than opposition. Mr. Zuvers has a concern with the proposed rezoning to have an ulterior motive to build more apartments and that he is opposed to. PUBLIC COMMENT Commissioner Craddolph states the public commentary portion of the Public Hearing is now closed. DISCUSSION Commissioner Peil inquires for further clarification about the proposal to Staff. Mr. Mallon clarifies the applicant is proposing an open space and that the rezoning is required to make the project zoning cohesive. Mr. Mallon states that staff is working with the applicant to administratively plat the property and the open space will be a residential tract of land that cannot be developed upon. PUBLIC HEARING The Public Hearing closed at 6:55 p.m. CLOSED MOTION REZONING / RZ-06-22- Commissioner Mitchell Peil moved to approve the Rezoning / RZ-06-22-8340 8340 / “Luxe One” / 1615 & / “Luxe One” / 1615 & 1651 NW Burdett Crossing. 1651 NW Burdett Crossing SECOND Commissioner Tom Rohr seconded. VOTE Byron Craddolph, Chair – Aye Bob Morton – Aye Tom Rohr – Aye Susan Stokenbury – Aye Mitchell Peil – Aye Chad Sanderson – Aye RECOMMENDED APPROVAL (6-Aye, 0-No) To be heard by City Council, Monday, July 18, 2022. MOTION Commissioner Mitchell Peil moved to approve the Amended PD Concept Plan AMENDED PD CONCEPT / PDC-06-22-8341 / “Luxe One” / 1615 & 1651 NW Burdett Crossing with PLAN / PDC-06-22-8341 / four staff conditions. “Luxe One” / 1615 NW 1615 P.C. Minutes – 07.11.2022 Page 5 of 10 AK & 1651 NW Burdett Crossing SECOND Commissioner Chad Sanderson seconded. VOTE Byron Craddolph, Chair – Aye Bob Morton – Aye Tom Rohr – Aye Susan Stokenbury – Aye Mitchell Peil – Aye Chad Sanderson – Aye RECOMMENDED APPROVAL (6-Aye, 0-No) To be heard by City Council, Monday, July 18, 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 Concept Plan as previously stated. 2. A PD Final Plan/Site Plan Design Review is required. 3. Final building and site design must meet Residential Design Standards per UDC 407.080 unless otherwise modified through the PD Concept Plan. 4. An Administrative Plat to combine the two properties into a single lot is required prior to building occupancy. AGENDA ITEM 6 PUBLIC HEARING / SITE The public hearing for Agenda Item 6 was opened at 6:57 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 Items 2 and 3 into the public record on behalf of the DEVELOPMET applicant. STANDARDS / SPDR-06- 22-8338 / “JB Moore Exhibits: Agenda Item 6 Investments LLC / East Forty 1. Staff Report with attachments Brewing Parking / 201 NW 2. Applicant Plans with attachments 12th Street 3. Affidavit of Publication in The Examiner on June 25, 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 QUESTIONS Commission. Commissioner Peil questions if 8 inches of gravel are present on the lot currently. Mr. Magee defers to the applicant to answer. P.C. Minutes – 07.11.2022 Page 6 of 10 AK  Commissioner Stokenbury questions about the two-year time limit condition. Mr. Mallon states the time limit is a temporary solution to help alleviate parking issues and allows for the temporary solution to be revisited later. APPLICANT Jeff Moore, 27 B Street, Lake Lotawana, MO. Mr. Moore explained how the parking issue arose and the cost of the proposed project. DISCUSSION Chairperson Craddolph questions what is going to deter other downtown patrons from using the parking lot. Mr. Moore responds that the parking lot has signs stating excess parking for East Forty Brewing. WITNESSES David Mann, Premier RE, 1201 W Main Street, Blue Springs, MO. IN FAVOR Commissioner Tom Rohr did not understand how the applicant is operating a business and could not afford to add a decent parking lot that will follow city code about paving requirement. Chairperson Craddolph shows his gratitude and appreciates Mr. Mann’s fortitude as a business owner throughout the pandemic. WITNESSES None. OPPOSED DISCUSSION Mr. Moore states asphalting the parking lot would cost around $30,000 and is not cost effective. PUBLIC COMMENT Commissioner Craddolph states the public commentary portion of the Public Hearing is now closed. DISCUSSION Mr. Moore questions about the aforementioned complaint. Mr. Mallon clarifies a previous code complaint generated this project and that the drive aisles and parking lot widths comply with Code. Commissioner Peil states he will be making a motion of approval, but he will be voting no. Commissioner Peil questions who the complainant was. Mr. Mallon responds he is unaware of who made the complaint, but it could have been anyone and it occurred in April or May. P.C. Minutes – 07.11.2022 Page 7 of 10 AK  Commissioner Peil questions if there is parking in front of the site. Mr. Mallon, using an aerial map indicates the front parking areas. PUBLIC HEARING The Public Hearing closed at 6:55 p.m. CLOSED MOTION SITE PLAN DESIGN REVIEW WITH ALTERNATIVE Commissioner Mitchell Peil moved to approve the Site Plan Design Review DEVELOPMET with Alternative Development Standards / SPDR-06-22-8338 / “JB Moore STANDARDS / SPDR-06- Investments LLC / East Forty Brewing Parking” / 201 NW 12th Street with 22-8338 / “JB Moore three conditions. Investments LLC / East Forty Brewing Parking / 201 NW 12th Street Commissioner Susan Stokenbury seconded. SECOND Byron Craddolph, Chair – Aye Bob Morton – Nay VOTE Tom Rohr – Aye Susan Stokenbury – Aye Mitchell Peil – Nay Chad Sanderson – Nay DENIED (3-Aye, 3-No) AGENDA ITEM 7 PLANNED UNIT Adair Bright, Associate Planner, presented the request to the Planning DEVELOPMENT FINAL Commission. PLAN / SITE PLAN DESIGN REVIEW / PUDS-06-22-8343 / “Oak at Woods Chapel Retail” / 1205 NW Woods Chapel Road Commissioner Peil questions the distance from NW Woods Chapel Road to the façade of the building. QUESTIONS Ms. Bright states she thinks it is approximately 50 feet and defers to the applicant for assurance. APPLICANT Jacob Hodson, 1301 Burlington Street, North Kansas City, MO. P.C. Minutes – 07.11.2022 Page 8 of 10 AK  Commissioner Peil questions the distance from NW Woods Chapel Road to the façade of the building. Mr. Hodson states to the right of way it is about 50 feet. DISCUSSION Commissioner Peil states he made an error and didn’t realize the backend of the building is facing NW Woods Chapel Road. MOTION PLANNED UNIT Commissioner Susan Stokenbury moved to approve the Planned Unit DEVELOPMENT FINAL Development Final Plan / Site Plan Design Review / PUDS-06-22-8343 / PLAN / SITE PLAN “Oaks at Woods Chapel Retail” / 1205 NW Woods Chapel Road with three DESIGN REVIEW / conditions. PUDS-06-22-8343 / “Oak at Woods Chapel Retail” / 1205 NW Woods Chapel Road SECOND Commissioner Tom Rohr seconded. Byron Craddolph, Chair – Aye Bob Morton – Aye VOTE Tom Rohr – Aye Susan Stokenbury – Aye Mitchell Peil – Aye Chad Sanderson – Aye APPROVED (6-Aye, 0-No) AGENDA ITEM 8 PRELIMINARY PLAT / Shana Kelly, Associate Planner, presented the request to the Planning PP-06-22-8339 / “Redbird – Commission. B Street” / Parcel # 36-920- 02-19-00-0-00-000 QUESTIONS None. APPLICANT Roger Bennett, 27904 E Pink Hill Road, Independence, MO. DISCUSSION Mr. Bennett asks Ms. Kelly to review the staff conditions. Ms. Kelly states the conditions are standard. Commissioner Peil questions the intent of the lot development. Mr. Bennett would like to just market the lot to sell. P.C. Minutes – 07.11.2022 Page 9 of 10 AK