Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, August 8, 2022 Media Link: August 8, 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, August 8, 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 Bob Morton Ken Billups Jr. Travis Graham Chad Sanderson Mike Mallon, Director, Community Development Cara Elbert, Assistant Director, Community Development Adair Bright, Associate Planner Jamarcus Magee, Associate Planner Jackie Sommer, City Attorney Chris Lievsay, Councilmember – District 2 (Mayor Pro-Tempore) James Burgess, City Engineer Aliyah Kincade, Recording Secretary ABSENT Mitchell Peil 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 Tom Rohr a second from Commissioner Travis Graham and a unanimous vote, the minutes of July 25, 2022, were approved. PC Minutes 08.08.2022 AK Page 1 of 13 AGENDA ITEM 2 The public hearing for Agenda Item 2 and 3 was opened at 6:32 p.m. with a PUBLIC HEARING / request for exhibits from the City Attorney. Jackie Sommer introduced Exhibits REZONING / RZ-06-22- 1 through 9 for Agenda Items 2 and 3 into the public record on behalf of the 8359 / “Proverbs Estates applicant. Villas & Townhomes” / 28901 SE Wyatt Road & Agenda Item 4 was heard concurrently. 8599 SE Shrout Road (Continued from the July Exhibits: Agenda Item 2 25, 2022, Planning 1. Staff Report with attachments Commission Meeting) 2. Applicant Plans with attachments & 3. Affidavit of Publication in The Examiner on July 9, 2022 4. 185 ft. Notification Map AGENDA ITEM 3 5. Names/addresses of property owners within 185 ft. of site PUBLIC HEARING / PD 6. Copy of letter sent to said property owners CONCEPT PLAN/ PDC- 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by 06-22-8361 / “Proverbs reference) Estates Villas & 8. 2014 Comprehensive Plan (by reference) Townhomes” / 28901 SE 9. Email exhibits received after publication of agenda Wyatt Road & 8599 SE Shrout Road (Continued Exhibits: Agenda Item 3 from the July 25, 2022, 1. Staff Report with attachments Planning Commission 2. Applicant Plans with attachments Meeting) 3. Affidavit of Publication in The Examiner on July 9, 2022 & 4. 185 ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site AGENDA ITEM 4 6. Copy of letter sent to said property owners PUBLIC HEARING / PD 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by CONCEPT PLAN/ PDC- reference) 06-22-8361 / “Proverbs 8. 2014 Comprehensive Plan (by reference) Estates Villas & 9. Email exhibits received after publication of agenda Townhomes” / 28901 SE Wyatt Road & 8599 SE Shrout Road (Continued Jamarcus Magee, Associate Planner, presented the request to the Planning from the July 25, 2022, Commission. Planning Commission Meeting) QUESTIONS Commissioner Ken Billups Jr. questions about the recently approved development to the west. Mr. Magee states Proverbs Estates. APPLICANT Steve Hooks, Proverbs Villas & Townhomes, 4221 NE Tremont Court, Lee’s Summit, MO was present and available for questions from the Planning Commission. WITNESSES IN FAVOR None. PC Minutes 08.08.2022 AK Page 2 of 13 WITNESSES Mary Anne Wiley, 28912 E Major Road, Blue Springs, MO 64029. OPPOSED Jeffrey Lisec, 7921 S Cook Road, Grain Valley, MO 64029. Jay Ryan, 28909 E Major Road, Blue Springs, MO 64029. David Knust, 8312 S Litchford Road, Grain Valley, MO 64029. Christy Yager, 29605 E Major Road, Grain Valley, MO 64029. Brian Bentrop, 7726 S Cook Road, Blue Springs, MO 64029. John Pennington, 7821 S Cook Road, Grain Valley, MO 64029. William “Bill” Wiley, 28912 E Major Road, Blue Springs, MO 64029. Martin Underwood, 29110 E Wyatt Road, Grain Valley, MO 64029. Pat Robbins, 29010 E Major Road, Grain Valley, MO 64029. Steve Lanier, 29705 E Harris Potts Road, Grain Valley, MO 64029. Calex Gonzalez, 31110 E Litchford Road, Grain Valley, MO 64029. Dave Smith, Postmaster, 26003 E Milton Thompson Road, Lee’s Summit, MO. Provide zip code information. Ali Ajaz, 29910 E Harris Potts Road, Grain Valley, MO 64029. ADDITIONAL Melissa Phillips, 315 NE Adams Dairy Pkwy, Blue Springs, MO 64014. APPLICANT, NOT IN Lead realtor for project and explains input from neighborhood meeting and OPPOSITION changes made. ADDITONAL Rebecca Pyle, 29201 E Major Road, Grain Valley, MO 64029. WITNESSES IN OPPOSITON Gina Wallace, 9002 SW Shrout Road, Grain Valley, MO 64029 Brittany Boswell, 505 SW Lakeside Court, Blue Springs, MO. Judy Knapp, 1206 SE Willow Tree Drivee, Blue Springs, MO. Kimberly Compton, 7800 S Cook Road, Blue Springs, MO. Tonya Parker, 9008 S Litchford Road, Grain Valley, MO. Timothy Mings, 7809 S Cook Road, Blue Springs, MO. Jeff Seever, 8901 S Litchford Road, Grain Valley, MO. Karen Evans, 29614 E Harris Potts Road, Grain Valley, MO. Jean Harris, 29204 E Colbern Road, Grain Valley, MO. PC Minutes 08.08.2022 AK Page 3 of 13  Shawn Parker, 9008 S Litchford Road, Grain Valley, MO. PUBLIC COMMENT Chairperson Craddolph states the public commentary portion of the Public Hearing is now closed. DISCUSSION Chairperson Craddolph questions Staff about the water runoff. Staff defers to Public Works. Jim Burgess, City Engineer, states a storm water study has not been completed yet and will need to be completed by the final plat. Mr. Hooks clarifies he is not associated with Proverbs Estates to the west. He furthers explains his project from the testimonies given. Commissioner Rohr questions about concerns with the traffic. Staff defers to Public Works. Mr. Burgess states their recommendations are in the packet and no additional improvements have been discussed. Commissioner Stokenbury questions about the properties becoming rentals. Mr. Hooks states in his HOA covenants that the number of rentals will be managed. Chairperson Craddolph makes a statement. PUBLIC HEARING The Public Hearing closed at 8:07 p.m. CLOSED MOTION REZONING / RZ-06-22- Commissioner Chad Sanderson moved to approve the Rezoning / RZ-06-22- 8359 / “Proverbs Estates 8359/ Proverbs Estates Villas & Townhomes / 28901 SE Wyatt Road & 8599 Villas & Townhomes” / SE Shrout Road. 28901 SE Wyatt Road & 8599 SE Shrout Road Commissioner Travis Graham seconded. SECOND Byron Craddolph, Chair – Aye Bob Morton – Nay VOTE Tom Rohr - Nay Susan Stokenbury – Nay Chad Sanderson – Nay Travis Graham – Nay Ken Billups, Jr. – Nay RECOMMENDED DENIAL (1-Aye, 6-No) To be heard by City Council, August 15, 2022. PC Minutes 08.08.2022 AK Page 4 of 13 MOTION PD CONCEPT PLAN/ Commissioner Chad Sanderson moved to approve the PD Concept Plan / PDC-06-22-8361 / “Proverbs PDC-06-22-8361 / Proverbs Estates Villas & Townhomes / 28901 SE Wyatt Estates Villas & Road & 8599 SE Shrout Road with five staff conditions. Townhomes” / 28901 SE Wyatt Road & 8599 SE Shrout Road Commissioner Travis Graham seconded. SECOND VOTE Byron Craddolph, Chair – Aye Bob Morton – Nay Tom Rohr - Nay Susan Stokenbury – Nay Chad Sanderson – Nay Travis Graham – Nay Ken Billups, Jr. – Nay RECOMMENDED DENIAL (1-Aye, 6-No) To be heard by City Council, August 15, 2022. 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 are STAFF CONDITIONS modified as permitted by UDC Section 403.040, Planned Developments: a. The applicant is proposing the following modifications through the PD Standards related to the building type (Large Lot Single-Family) and (Rowhouse) development standards: i. Per UDC Section 405.020., waiver of the front width, front, corner & rear setbacks for the Detached House—Large Lot Building Type. The applicant is proposing: 1. Frontage Width shall be 84 ft. min to 240 ft. The Yard Frontage for cul-de-sac lots shall by 79 ft minimum to 114 ft maximum. 2. Front, Corner & Rear setbacks shall be 20’ minimum. 3. Lot Building Coverage: 40% maximum. ii. Per UDC Section 405.020., waiver of the front width, lot area, front setback, and building coverage for the Rowhouse Building Type. The applicant is proposing: 1. Frontage Width shall be 22 ft. min to 48 ft. Maximum. 2. Front Setbacks shall be 8’ minimum to 30’ maximum. 3. Lot Area shall be 1,190 sf minimum. 4. Building Coverage: 85% maximum. 2. Prior to Final Plat approval of each Phase, the following must occur: a. A PD Final Plan/Site Plan Design Review must be approved finalizing the building design and the required Open Space landscaping & amenities. PC Minutes 08.08.2022 AK Page 5 of 13  b. All required landscaping, amenities, and ADA-compliant sidewalk in or adjacent to each Open Space tract must be installed or financially guaranteed as required by the City. If financially guaranteed, all said improvements must be installed prior to Final Plat approval of the Final Phase. c. All right-of-way and easements must be dedicated as required by Public Works. d. All public sanitary sewer and stormwater infrastructure as well as all private street improvements must be installed and/or certified by a professional engineer as required by Public Works. e. A Final Acceptance Letter from Public Water District 13 must be submitted to the City. 3. Prior to Building Permit issuance within each Phase, the associated Final Plat must be recorded at Jackson County. 4. Prior to occupancy of each lot, the required street trees, landscaping, and ADA-compliant sidewalk must be installed. 5. Final building and site design must meet Residential Design Standards per UDC 407.080 unless otherwise modified through the PD Concept Plan. MOTION Commissioner Chad Sanderson moved to approve the Preliminary Plat / PP- CONDITIONAL USE 06-22-8360 Proverbs Estates Villas & Townhomes / 28901 SE Wyatt Road & PERMIT / CUP-06-22-8355 8599 SE Shrout Road with five staff conditions. / “Double C Industries” / 1400 SE US 40 Highway Commissioner Travis Graham seconded. SECOND Byron Craddolph, Chair – Aye Bob Morton – Nay VOTE Tom Rohr - Nay Susan Stokenbury – Nay Chad Sanderson – Nay Travis Graham – Nay Ken Billups, Jr. – Nay RECOMMENDED DENIAL (1-Aye, 6-No) To be heard by City Council, August 15, 2022. 1. Approval is based on the representations of any drawings presented as part STAFF CONDITIONS of this application does not waive any requirement or development standard contained in the UDC, except as modified by PD Concept Plan. 2. Approval of this Preliminary Plat (PP-06-22-8360) is contingent upon approval of the PD Concept Plan (PDC-06-22-8361) by City Council. Approval of the Preliminary Plat is not in effect until the PD Concept Plan is approved by the City Council and is rescinded if the PD Concept Plan is denied by City Council. 3. Prior to Final Plat approval of each Phase, the following must occur: a. A PD Final Plan must be approved finalizing the building design and the required Open Space landscaping & amenities. b. All required landscaping, amenities, and ADA-compliant sidewalk in or adjacent to each Open Space tract must be installed or financially guaranteed as required by the City. If financially guaranteed, all said PC Minutes 08.08.2022 AK Page 6 of 13  improvements must be installed prior to Final Plat approval of the Final Phase. c. All right-of-way and easement must be dedicated as required by Public Works. d. A stormwater management plan prepared by a professional engineer is required to be submitted to Public Works for review. e. All public sanitary sewer and stormwater infrastructure as well as all private street improvements must be installed and/or certified by a professional engineer as required by Public Works. f. A Final Acceptance Letter from Public Water District 13 must be submitted to the City. 4. Prior to Building Permit issuance within each Phase, the associated Final Plat must be recorded at Jackson County. 5. Prior to occupancy of each lot, the required street trees, landscaping, and ADA-compliant sidewalk must be installed. AGENDA ITEM 5 PUBLIC HEARING / PUBLIC HEARING / The public hearing for Agenda Item 5 and 6 was opened at 8:09 p.m. with a REZONING / RZ-07-22- request for exhibits from the City Attorney. Jackie Sommer introduced Exhibits 8390 / “Willow Creek 1 through 8 for Agenda Items 5 and 6 into the public record on behalf of the Estate” / Parcel 41-530-01- applicant. 99-01-0-00-000 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 July 23, 2022 PUBLIC HEARING / 4. 185 ft. Notification Map PLANNDED 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 07-22-8391 / “Willow Creek reference) Estate” / Parcel 41-530-01- 8. 2014 Comprehensive Plan (by reference) 99-01-0-00-000 Exhibits: Agenda Item 6 1. Staff Report with attachments 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on July 23, 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) Mike Mallon, Director Community Development, presented the request to the Planning Commission. QUESTIONS No questions. PC Minutes 08.08.2022 AK Page 7 of 13 APPLICANT Dan McClanahan, 1204 SE Woodbine Drive, Blue Springs, MO was present and available for questions from the Planning Commission. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. PUBLIC COMMENT Chairperson Craddolph states the public commentary portion of the Public Hearing is now closed. DISCUSSION None. PUBLIC HEARING The Public Hearing closed at 8:22 p.m. CLOSED MOTION REZONING / RZ-07-22- Commissioner Travis Graham moved to approve the Rezoning / RZ-07-22- 8390 / “Willow Creek 8390 / “Willow Creek Estate” / Parcel 41-530-01-99-01-0-00-000. Estate” / Parcel 41-530-01- 99-01-0-00-000 SECOND Commissioner Tom Rohr seconded. VOTE Byron Craddolph, Chair – Aye Bob Morton – Aye Tom Rohr - Aye Susan Stokenbury – Aye Chad Sanderson – Aye Travis Graham – Aye Ken Billups, Jr. – Aye RECOMMENDED APPROVAL (7-Aye, 0-No) To be heard by City Council, August 15, 2022. MOTION PLANNDED DEVELOPMENT Commissioner Travis Graham moved to approve the PD Concept Plan /PDC- CONCEPT PLAN / PDC- 07-22-8391/ “Willow Creek Estate” / Parcel 41-530-01-99-01-0-00-000 with 07-22-8391 / “Willow Creek three staff conditions. Estate” / Parcel 41-530-01- 99-01-0-00-000 Commissioner Susan Stokenbury seconded. SECOND PC Minutes 08.08.2022 AK Page 8 of 13 VOTE Byron Craddolph, Chair – Aye Bob Morton – Aye Tom Rohr - Aye Susan Stokenbury – Aye Chad Sanderson – Aye Travis Graham – Aye Ken Billups, Jr. – Aye RECOMMENDED APPROVAL (7-Aye, 0-No) To be heard by City Council, August 15, 2022. 1. Approval by the City Council based on the representations of any STAFF CONDITIONS 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. 2. A PD Final Plan is required to review final building and site design, amenities, landscaping. 3. A PD Concept Plan is required to be approved for the future SF-12 Planning Area prior to the Preliminary Plat, Final Plan and Final Plat for this SF-12 Planning Area. AGENDA ITEM 7 PUBLIC HEARING / Commissioner Ken Billups moved to continue General Development Plan / GENERAL GDP-07-22-8388 / “Flex Spaces / 3420 NW Duncan Road and Preliminary Plat DEVELOPMENT PLAN / / PP-07-22-8389 / “Flex Spaces” / 3420 NW Duncan Road to the Monday, GDP-07-22-8388 / “Flex August 22, 2022, Planning Commission Agenda meeting. Spaces” / 3420 NW Duncan Road (Continued to the August 22, 2022, Planning Commission Meeting) AGENDA ITEM 8 PRELIMINARY PLAT / PP-07-22-8389/ “Flex Spaces” / 3420 NW Duncan Road (Continued to the August 22, 2022, Planning Commission Meeting) SECOND Commissioner Susan Stokenbury seconded. VOTE Byron Craddolph, Chair – Aye Bob Morton – Aye Tom Rohr - Aye Susan Stokenbury – Aye Chad Sanderson – Aye Travis Graham – Aye Ken Billups, Jr. – Aye CONTINUED (7-Aye, 0-No) PC Minutes 08.08.2022 AK Page 9 of 13 AGENDA ITEM 9 The public hearing for Agenda Item 9 was opened at 8:24 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Jackie Sommer introduced Exhibits 1 CONDITIONAL USE through 8 for Agenda Item 9 into the public record on behalf of the applicant. PERMIT / CUP-07-22-8379 / “Valley Oaks Meats” / 110 Exhibits: Agenda Item 9 NW 12th Street 1. Staff Report with attachments 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on July 23, 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, Assoicate Planner, presented the request to the Planning Commission. None. QUESTIONS Bryan Rahn, Valley Oaks Meats, 1000 NW High Pointe Drive, Lee’s Summit, APPLICANT MO was present and available for question from the Planning Commission. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED PUBLIC COMMENT Chairperson Craddolph states the public commentary portion of the Public Hearing is now closed. DISCUSSION Commissioner Craddolph makes a comment about the downtown area developing in a different direction and he would like further discussion and thought concerning the slaughterhouse location. PUBLIC HEARING The Public Hearing closed at 8:32 p.m. CLOSED MOTION CONDITIONAL USE Commissioner Stokenbury moved to approve the Conditional Use Permit / PERMIT / CUP-07-22-8379 CUP-07-22-8379 / “Valley Oaks Meats” / 110 NW 12th Street with three staff / “Valley Oaks Meats” / 110 conditions. NW 12th Street SECOND Commissioner Billups seconded. PC Minutes 08.08.2022 AK Page 10 of 13 VOTE Byron Craddolph, Chair – Nay Bob Morton – Aye Tom Rohr - Nay Susan Stokenbury – Aye Chad Sanderson – Aye Travis Graham – Aye Ken Billups, Jr. – Aye RECCOMMENDED APPROVAL (5-Aye, 2-No) To be heard by City Council, August 15, 2022. 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 unless otherwise specified by the STAFF CONDITIONS Alternative Development Standards. 2. The Conditional Use Permit allows the “General Industry” use and the “Stockyard/Holding Pens” accessory use in a “LI” (Light Industrial) zoning district at 110 NW 12th Street and Parcel # 35-710-20-05-00-0- 00-000. 3. If further site development is proposed in the future, compliance with the UDC will be required. a. The site will need to be platted as one (1) lot. AGENDA ITEM 10 The public hearing for Agenda Item 10 was opened at 8:33 p.m. with a request PUBLIC HEARING / for exhibits from the City Attorney. Jackie Sommer introduced Exhibits 1 CONDITIONAL USE through 8 for Agenda Item 10 into the public record on behalf of the applicant. PERMIT / CUP-07-22-8392 / “AM Customs Window Exhibits: Agenda Item 10 Tinting” / 2620 SW 7 1. Staff Report with attachments Highway 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on July 23, 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 None. APPLICANT Anthony Vick, AM Customs, 3425 S Maybrook Ave, Independence, MO was available for questions from the Planning Commission. PC Minutes 08.08.2022 AK Page 11 of 13 QUESTIONS Commissioner Billups questions if the business is new. Mr. Vick states the business is new. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED PUBLIC COMMENT Chairperson Craddolph states the public commentary portion of the Public Hearing is now closed. DISCUSSION Commissioner Billups welcomes the business to Blue Springs and thanks the applicant for filling a vacant building. PUBLIC HEARING The Public Hearing closed at 8:39 p.m. CLOSED Commissioner Rohr moved to approve the Conditional Use Permit / CUP-07- MOTION 22-8379 / AM Customs Window Tinting / 2620 SW 7 Highway CONDITIONAL USE PERMIT / CUP-07-22-8392 / “AM Customs Window Tinting” / 2620 SW 7 Highway SECOND Commissioner Billups seconded. Byron Craddolph, Chair – Nay Bob Morton – Aye VOTE Tom Rohr - Nay Susan Stokenbury – Aye Chad Sanderson – Aye Travis Graham – Aye Ken Billups, Jr. – Aye RECCOMMENDED APPROVAL (7-Aye, 0-No) To be heard by City Council, August 15, 2022. OTHER BUSINESS The next scheduled meeting is Monday, August 22, 2022. Commissioner Rohr questions staff about political signs time frames. Mr. Mallon states staff will be doing a sign run for any signs in the right of way/median of roads this week. PC Minutes 08.08.2022 AK Page 12 of 13