Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, November 13, 2023 Media Link: November 13, 2023, 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, November 13, 2023, 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 Chris Henning Tom Rohr, Vice-Chairperson Travis Graham Jennifer Ritschel Smith Richard How STAFF Mike Mallon, Senior Director, City Development PRESENT Cara Elbert, Assistant Director of Community Development Dave McCumber, Development Review Manager Adair Bright, Senior Planner Jamarcus Magee, Associate Planner Sarah Carnes, City Attorney Jim Burgess, City Engineer Galen Ericson, Councilmember, District 1, Mayor Pro Tempore Traci Breshears, Administrative Assistant, Community Development/ Recording Secretary Robert Morton ABSENT Susan Stokenbury Chad Sanderson CALL TO Byron Craddolph called the meeting to order at 6:30 p.m. with a request that ORDER everyone stand for the Pledge of Allegiance. PC Minutes 11.13.2023 TB Page 1 of 13 CONSENT Chairperson Craddolph requested action on the Consent Agenda with a motion by AGENDA Commissioner How and a second from Commissioner Graham and a unanimous APPROVAL vote, the minutes of October 23, 2023, were approved. The public hearing for Agenda Items 2 & 3 was opened at 6:32 pm with a request AGENDA ITEM for the exhibits from the City Attorney, who introduced Exhibits 1 through 8 into 2 / PUBLIC the public record on behalf of the applicant. HEARING / UDC Exhibit: TEXT 1. Staff Report with attachments AMENDMENT / 2. Applicant Plans with attachments UDCT-10-23-8904 3. Affidavit of Publication in the Examiner on October 28, 2023 / “October 2023 4. Title IV, Land Use Section—Blue Springs Code of Ordinances (by Updates”. reference) 5. 2014 Comprehensive Plan (by reference) Mike Mallon, Senior Director, presented the request to the Planning Commission beginning with Text Amendment 403.070.A.1.c and 403.070.A.2.e under the Site Plan Design Review. This amendment was brought about by the City Council’s request from the September 5, 2023, meeting, saying it was over-burdensome on renovation projects. Council asked for more discretion and subjectivity to give the director more leeway with determining whether the change could be approved administratively or go before the Commission. QUESTIONS Commissioner Henning commented on the positive change allowing the Director to have more discretion. Commissioner Craddolph then asked if there would be any potential problems or detriment to the public by leaving it up to the staff’s discretion. Mike Mallon, Senior Director, stated the concerns of the potential un-bias of the staff was not a problem as staff would not want to have any applicant go through unnecessary approval processes but recognize that the public and surrounding businesses may want input if significantly different and stating that the staff would likely approve administratively when the changes would be an upgrade in building materials. PC Minutes 11.13.2023 TB Page 2 of 13 AGENDA ITEM Senior Director Mallon went on to discuss changes to 403.070.A.2.b to change any 2 / PUBLIC property involving more than 5 acres to any property encompassing 5 acres to HEARING / UDC benefit large projects such as the schools and churches that are on more than 5 acres TEXT of land. This would allow any small changes to be approved by staff instead of AMENDMENT / having to automatically go to the Commission on a small project. To relieve the UDCT-10-23-8904 burden on larger acre buildings. / “October 2023 Updates” continued Senior Director Mallon went on to the second amendment in Fence standards changing 407.040.D.3.c.4.h to cover additions to the height of fencing adding that add-ons will be of the same material, color, and compatible design to the original fencing. Which was approved by the Development Advisory Committee and is now being brought forward to the Planning Commission for approval. The third amendment is to the Temporary Signs code Section 501.070.1. This will change the permit limit to up to 120 days within a calendar year if they are able to provide the 120 specific days upon permit application. Previously, each permit was only good for a 30-day period, having up to 4 permits within a year, allowing for 120 days. QUESTIONS None. APPLICANT WITNESSES IN N/A FAVOR None. WITNESSES OPPOSED None. PUBLIC COMMENT None. DISCUSSION PUBLIC HEARING None. CLOSED MOTION / The Public Hearing was closed at 6:52 p.m. PUBLIC HEARING UDC TEXT AMENDMENT / UDCT-10-23-8904 / “October 2023 Commissioner Henning moved to approve UDC Text Amendment / UDCT-10-23- Updates” 8904 / “October 2023 Updates” SECOND PC Minutes 11.13.2023 TB Page 3 of 13 VOTE Commissioner Smith seconded. Byron Craddolph, Chair – Aye Jennifer Ritschel Smith - Aye Tom Rohr – Aye Chris Henning – Aye Richard How – Aye Travis Graham – Aye RECOMMENDED APPROVAL AGENDA ITEM (6-Aye, 0-No) 3 / PUBLIC This item will be heard at the December 4, 2023, City Council Meeting. HEARING / REZONING / RZ- 09-23-8900 / “BSSD Career Innovation Center” / 2101 NW Vesper St The public hearing for Agenda Items 3 & 4 was opened at 6:53 pm with a request for the exhibits from the City Attorney, who introduced Exhibits 1 through 8 into & the public record on behalf of the applicant. AGENDA ITEM 4 / PUBLIC Exhibit: HEARING / PD 1. Staff Report with attachments CONCEPT PLAN 2. Applicant Plans with attachments AMENDMENT / 3. Affidavit of Publication in The Examiner on October 28, 2023 PDC-09-23-8901 / 4. 185 ft Notification Map “BSSD Career 5. Names/addresses of property owners within 185 ft of site Innovation Center” 6. Copy of letter sent to said property owners / 2101 NW Vesper 7. Title IV, Land Use Section—Blue Springs Code of Ordinances (by St reference) 8. 2014 Comprehensive Plan (by reference) Adair Bright, Senior Planner, presented the requests to the Planning Commission. QUESTIONS APPLICANT WITNESSES IN FAVOR WITNESSES OPPOSED Chairperson Craddolph inquired about accommodation for bikes, to which Ms. Bright stated that they will be reviewed during the Site Plan Design Review. PUBLIC COMMENT Chris Koch, Hollis + Miller Architects, 1801 NW Vesper St, Blue Springs, MO 64015. DISCUSSION None. PUBLIC None. HEARING CLOSED PC Minutes 11.13.2023 TB Page 4 of 13  Chairperson Craddolph stated the public commentary of the Public Hearing is now closed. MOTION / PUBLIC Chairperson Craddolph commented that he believes the project will be very HEARING / RZ- rewarding. After no further comments or questions, the public hearing was closed 09-23-8900 / at 7:02 pm. “BSSD Career Innovations The Public Hearing was closed at 7:02 p.m. Center” / 2101 NW Vesper St SECOND VOTE Commissioner Graham motioned to approved Rezoning / RZ-09-23-8900 / “BSSD Career Innovations Center” / 2101 NW Vesper St. MOTION / PUBLIC HEARING / PD CONCEPT PLAN Commissioner How seconded. AMENDMENT / PDC-09-23-8901 / “BSSD Career Byron Craddolph, Chair – Aye Jennifer Ritschel Smith - Aye Innovation Center” Tom Rohr – Aye Chris Henning – Aye / 2101 NW Vesper Richard How – Aye Travis Graham – Aye St RECOMMENDED APPROVAL (6-aye 0-no) This item will be heard at the December 4, 2023, City Council Meeting. SECOND VOTE Commissioner Henning moved to approve PD Concept Plan Amendment / PDC- 09-23-8901 / “BSSD Career Innovation Center” / 2101 NW Vesper St with the two (2) staff conditions. STAFF CONDITIONS Commissioner Graham seconded. Byron Craddolph, Chair – Aye Jennifer Ritschel Smith - Aye Tom Rohr – Aye Chris Henning – Aye Richard How – Aye Travis Graham – Aye PC Minutes 11.13.2023 TB Page 5 of 13  RECOMMENDED APPROVAL (6-aye 0-no) This item will be heard at the December 4, 2023, City Council Meeting. AGENDA ITEM 5 / PUBLIC 1. Approval is based on the representations of any drawings presented as part HEARING / of this application does not waive any requirement or development standard VACATION / contained in the UDC, except the following requirements are modified as VAC-09-23-8899 / permitted by UDC Section 403.040, Planned Developments: “Quail Walk 7th, a. Reduce the minimum parking setback from 25-ft. to 20-ft. Lot 43” / 2503 NE b. Reduce the required drive aisle width from 26-ft. to 25-ft. Quail Walk Ct c. Waive the requirement for curbed and landscaped parking lot islands. 2. Final building elevations, landscape plan, and site lighting must be provided with the PD Final Plan / Site Plan Design Review. The public hearing for Agenda Item 5 was opened at 7:04 pm with a request for QUESTIONS the exhibits from the City Attorney, who introduced Exhibits 1 through 8 into the public record on behalf of the applicant. APPLICANT Exhibit: 1. Staff Report with attachments WITNESSES IN 2. Applicant Plans with attachments FAVOR 3. Affidavit of Publication in The Examiner on October 28, 2023 4. 185 ft Notification Map WITNESSES 5. Names/addresses of property owners within 185 ft of site OPPOSED 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section—Blue Springs Code of Ordinances (by DISCUSSION reference) 8. 2014 Comprehensive Plan (by reference) MOTION / PUBLIC Jamarcus Magee, Associate Planner, presented the request to the Planning HEARING / Commission VACATION / VAC-09-23-8899 / “Quail Walk 7th, Lot 43” / 2503 NE Quail Walk Ct SECOND None VOTE William Lord, 2503 NE Quail Walk Ct, Blue Springs, MO 64014. PC Minutes 11.13.2023 TB Page 6 of 13  None. None. STAFF CONDITIONS None. Commissioner How moved to approve Vacation / VAC-09-23-8899 / “Quail Walk 7th, Lot 43” / 2503 NE Quail Walk Ct with two (2) staff conditions. AGENDA ITEM 6 / PUBLIC HEARING / CONDITIONAL USE PERMIT / CUP-09-23-8898 / “PS Property Services, LLC” / 315 NW 10th St. Commissioner Graham seconded. Byron Craddolph, Chair – Aye Jennifer Ritschel Smith - Aye Tom Rohr – Aye Chris Henning – Aye Richard How – Aye Travis Graham – Aye RECOMMENDED APPROVAL (6-aye 0-no) This item will be heard at the December 4, 2023, City Council Meeting. 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. QUESTIONS 2. The vacation document(s) shall be recorded at Jackson County, prior to insurance of any building permits in the area to be vacated. The public hearing for Agenda Item 6 was opened at 7:07 pm with a request for the exhibits from the City Attorney, who introduced Exhibits 1 through 8 into the public record on behalf of the applicant. Exhibit: 1. Staff Report with attachments 2. Applicant Plans with attachments 3. Affidavit of Publication in The Examiner on October 28, 2023 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) PC Minutes 11.13.2023 TB Page 7 of 13  Dave McCumber, Development Review Manager, presented the request to the Planning Commission Commissioner Rohr asked why there aren’t any “No Parking” signs along Vesper to help with impediment of traffic. Commissioner requested the city act, and place along Vesper on the North side to reduce the risk of traffic accidents. APPLICANT James Burgess, City Engineer stated that they will review it to determine if “No WITNESSES IN Parking” is needed there. FAVOR Commissioner Rohr stated that more than once there were cars facing west on the WITNESSES south side of the street and there is a driveway on the north leaving a lot of potential OPPOSED for accidents and requested that the city review for signage. PUBLIC Commissioner Henning requested a reiteration of the parking for the north side COMMENT asking if there will be parallel parking or if the allowance for the angled parking will continue. DISCUSSION Development Review Manager McCumber stated that the applicant requested the allowance, but staff believes that due to the lack of depth it is a safety concern, and their recommendation is to allow parallel parking on the north side. PUBLIC HEARING Commissioner Rohr asked how many parallel parking spaces could fit on the CLOSED northside and which direction the parking spot would face. MOTION / Development Review Manager McCumber stated that there is only room for one PUBLIC parallel parking space and that the direction people park there isn’t regulated. HEARING / CONDITIONAL Senior Director Mallon stated that staff will investigate the code to see if there are USE PERMIT / any regulations as to the direction a car must park in that space. CUP-09-23-8898 / “PS Property, LLC” / 315 NW 10th St N/A SECOND None. VOTE None. Chairperson Craddolph stated the public commentary of the Public Hearing is now closed. STAFF CONDITIONS PC Minutes 11.13.2023 TB Page 8 of 13  Commissioner Henning stated he wished that the applicant was present to ask about the parking on the north side. The Public Hearing was closed at 7:19 p.m. Commissioner Graham moved to approve Conditional Use Permit / CUP-09-23- 8898 / “PS Property, LLC” / 315 NW 10th St with the five (5) staff conditions. Commissioner How seconded. AGENDA ITEM 7 / PUBLIC Byron Craddolph, Chair – Aye Jennifer Ritschel Smith - Aye HEARING / SITE Tom Rohr – No Chris Henning – Aye PLAN DESIGN Richard How – Aye Travis Graham – Aye REVIEW W/ RECOMMENDED APPROVAL ALTERNATE (5-aye 1-no) DEVELOPMENT This item will be heard at the December 4, 2023, City Council Meeting. STANDARDS / SPDR-09-23-8902 1. Approval based on the representations of any drawings presented as part of / “Kansas City this application does not waive any requirements or development standard Cannabis” / 1117 contained in the UDC unless otherwise specified by the Alternative NW 7 Hwy Development Standards. 2. The Conditional Use Permit allows the “Construction or Building Contractor” land use to be allowed at the property addressed 315 NW 10th Street. 3. Staff recommends that the requested deviation from Section 405.050 be approved to allow the existing overhead doors on the building, which do front an arterial or collector street. 4. Staff recommends that the requested deviation from Section 405.050 be approved to allow company vehicles to be parked overnight in the approved QUESTIONS parking spaces on the property. Given the property is already developed and parking areas are only feasible and provided along the street frontage, an exception should be made for this request to accommodate the contractor business. 5. Staff does not recommend that the requested deviation from Section 407.010, tables 3 & 4, be approved to allow additional parking in the head- in variation. However, staff does support a single parallel parking space along the building’s north street frontage. APPLICANT PC Minutes 11.13.2023 TB Page 9 of 13 WITNESSES IN FAVOR WITNESSES The public hearing for Agenda Item 7 was opened at 7:21 pm with a request for OPPOSED the exhibits from the City Attorney, who introduced Exhibits 1 through 8 into the public record on behalf of the applicant. PUBLIC COMMENT Exhibit: 1. Staff Report with attachments 2. Applicant Plans with attachments DISCUSSION 3. Affidavit of Publication in The Examiner on October 28, 2023 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. PUBLIC HEARING CLOSED MOTION / PUBLIC Senior Director Mallon stated that a last-minute exhibit in the form of a hard copy HEARING / SITE of a revised site plan eliminating a parking along the drive thru on the west side of PLAN DESIGN the property to allow for two-way traffic. REVIEW W/ ALTERNATE Chairperson Craddolph asked if this will be a drive thru and walk in facility. DEVELOPMENT STANDARDS / Mr. Magee stated that yes, it will be both, but that the Site Plan Design Review is SPDR-09-23-8902 only for the proposal of a windowless drive thru. / “Kansas City Cannabis” / 1117 Chairperson Craddolph asked for Mr. Magee to identify the ADA parking on the NW 7 Hwy new site plan, which Planner Magee pointed out for him. SECOND Dan Nelson, Kansas City Cannabis, 32906 E Truman Road, Grain Valley, MO 64029. VOTE None. None. Chairperson Craddolph stated the public commentary of the Public Hearing is now STAFF closed. CONDITIONS Chairperson Craddolph asked where the cameras were located on the building. Nelson stated that in total there are 50 cameras and all 4 corners of the building PC Minutes 11.13.2023 TB Page 10 of 13  have 4 cameras in each camera hub as well as high definition, 60 day recording and the State has access to the systems full time. Nelson stated that the windowless drive thru was chosen for safety reasons due to the proximity to the highway. Commissioner Henning commented that it will be nice to see the building redeveloped into another successful business in the city. The Public Hearing was closed at 7:31 p.m. Commissioner Howe moved to approve the Site Plan Design Review w/ Alternate Development Standards / SPDR-09-23-8902 / “Kansas City Cannabis” / 1117 NW 7 Hwy with eight (8) staff conditions. AGENDA ITEM 8 / MASTER/ ALTERNATIVE Commissioner Graham seconded. SIGN PLAN / ASP-09-23-8903 / “Kansas City Byron Craddolph, Chair – Aye Jennifer Ritschel Smith - Aye Cannabis” / 1117 Tom Rohr – Aye Chris Henning – Aye NW 7 Hwy. Richard How – Aye Travis Graham – Aye APPROVED (6-aye 0-no) QUESTIONS 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. 2. A building permit is required to be approved prior to construction of the new drive-through. 3. All proposed landscaping shall be installed prior to the issuance of a Certificate of Occupancy for the building. MOTION 4. All screening requirements for ground-mounted and roof-mounted MASTER / equipment must be met and installed prior to the issuance of a Certificate of ALTERNATIVE Occupancy for the building. SIGN PLAN / 5. The applicant is required to add a minimum 6-foot sidewalk on the southeast ASP-09-23-8903 / portion of the property. “Kansas City 6. A pedestrian Easement shall be dedicated through a separate document to Cannabis” / 1117 accommodate the proposed 6-foot sidewalk on the southeast portion of the NW 7 Hwy. property. 7. The hours of operation for the drive-through must comply with the operation SECOND hours that is outlined in the UDC for Recreational Marijuana. a. Per UDC Section 405.050. 34 Marijuana Dispensary. Hours Of VOTE Operation. All medical marijuana businesses shall be closed to the public, no persons not employed by the business shall be on the PC Minutes 11.13.2023 TB Page 11 of 13  premises, and no sales or distribution of marijuana shall occur upon the premises or by delivery from the premises between the hours of 8:00 P.M. and 8:00 A.M. 8. All other requirements outlined in the UDC for Marijuana Dispensary are still valid and active. STAFF CONDITIONS OTHER BUSINESS Jamarcus Magee, Associate Planner, made a presentation to the Planning Commission. MEETING ADJOURN Commissioner Rohr asked for the location of the pole sign, which Senior Director pointed out on the plan and that it’s in the best space to maximize the green spaces of the property. Commissioner Rohr then asked if the sign would be facing east-west, and Senior Director Mallon stated that yes, and that it will replace the old sign that is currently there. Commissioner How moved to approve the Master / Alternative Sign Plan / ASP- 09-23-8903 / “Kansas City Cannabis” / 1117 NW 7 Hwy. with two (2) staff conditions. Commissioner Smith seconded. Byron Craddolph, Chair – Aye Travis Graham – Aye Chris Henning– Aye Tom Rohr – Aye Richard How – Aye Jennifer Ritschel Smith – Aye APPROVED (6-aye 0-no) 1. Prior to installation of the proposed signage, administrative sign permit approval and administrative building permit approval must be obtained for the sign. PC Minutes 11.13.2023 TB Page 12 of 13  a. A sign permit will not be issued until the existing pole is removed. 2. Landscaping must be installed in a three (3) foot radius around the base of the freestanding sign. The next scheduled meeting is Monday, November 27, 2023. Mike Mallon, Senior Director, City Development presented the October 2023 Community Development Report. With no further discussion, a motion was made by Commissioner Henning and seconded by Commissioner Graham and the meeting adjourned at 7:44 p.m. ___________________________________ Respectfully Submitted by Traci Breshears, Recording Secretary ________________________________ Byron Craddolph, Chairperson __________________________________ Date PC Minutes 11.13.2023 TB Page 13 of 13