Planning Commission Agendas

City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, December 11, 2023 Media Link: December 11, 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, December 11, 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 Bob Morton Tom Rohr, Vice Chairperson Susan Stokenbury Chad Sanderson Richard How Jennifer Ritschel Smith STAFF PRESENT Mike Mallon, Senior Director, City Development Dave McCumber, Development Review Manager Adair Bright, Senior Planner Jamarcus Magee, Associate Planner Traci Breshears, Recording Secretary Sarah Carnes, City Attorney James Burgess, City Engineer Galen Ericson, Councilmember, District 1, Mayor Pro Tempore ABSENT Travis Graham Chris Henning CALL TO ORDER Byron Craddolph, Chairperson, 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 APPROVAL motion by Commissioner How and a second from Commissioner Stokenbury and a unanimous vote, the minutes of November 27, 2023, were approved. AGENDA ITEM 6 / The public hearing for Agenda Item 6, 7 and 8 was opened at 6:32 pm. Chairperson Craddolph stated that the applicant has requested a PC Minutes 11.27.2023 TB Page 1 of 11  AGENDA ITEM 6 / continuance of the public hearing for all three agenda items: Rezoning RZ- PUBLIC HEARING / 10-23-8939; General Development Plan GDP-10-23-8940; and Preliminary REZONING / RZ-10-23- Plat PP-10-23-8941 to the Monday January 8, 2024 Planning Commission 8939 / “Hoot Owl meeting Meadows” / 28901 SE Wyatt Road & AGENDA ITEM 7 / PUBLIC HEARING / GENERAL DEVELOPMENT PLAN / GDP-10-23-8940 / “Hoot Owl Meadows” / 28901 SE Wyatt Road & AGENDA ITEM 8 / PRELIMINARY PLAT / PP-10-23-8941 / “Hoot Owl Meadows” / 28901 SE Wyatt Road MOTION Commissioner Smith motioned to approve the continuance of the Hoot Owl Meadows project to the requested date. SECOND Commissioner Sanderson seconded the motion. VOTE Byron Craddolph-Aye Susan Stokenbury – Aye Tom Rohr – Aye Jennifer Ritschel Smith – Aye Chad Sanderson – Aye Richard How – Aye Bob Morton – Aye APPROVED (7-Aye, 0-No) These items will be continued to the January 8, 2024, Planning Commission Meeting. PUBLIC HEARING / The public hearing for agenda items 2 and 3 at 6:33 pm with a request for AGENDA ITEM 2 / exhibits from City Attorney, Sarah Carnes, who introduced Exhibits 1 REZONING / RZ-10-23- through 8 into public record. 8942 / “Colonial Gardens” / 27610 SE Exhibits: Wyatt Road 1. Staff Report with attachments 2. Applicant Plans with attachments & 3. Affidavit of Publication in The Examiner on November 25, 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 PC Minutes 11.27.2023 TB Page 2 of 11  PUBLIC HEARING / 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by AGENDA ITEM 3 / reference) PLANNED 8. 2014 Comprehensive Plan (by reference) DEVELOPMENT CONCEPT PLAN / PDC-10-23-8943 / Adair Bright, Senior Planner, presented the request to the Planning “Colonial Gardens” / Commission. 27610 SE Wyatt Road QUESTIONS None. APPLICANT Grace Ames 201 SW 15th St, Blue Springs, MO; and Paul Abugattas 27610 E Wyatt Road DISCUSSION None. WINTNESSES IN None FAVOR WITNESSES Kelley Schotte, 800 SE Holly Court, Blue Springs, MO opposes due to safety OPPOSED as well as light and sound pollution. DISCUSSION Applicant Paul spoke in response to citizen Schotte’s concerns. QUESTIONS None MOTION / REZONING Commissioner How moved to approve Rezoning RZ-10-23-8942. / RZ10-23-8942 / “Colonial Gardens” / 27610 E Wyatt Road SECOND Commissioner Rohr seconded. VOTE Byron Craddolph-Aye Susan Stokenbury – Aye Tom Rohr – Aye Jennifer Ritschel Smith – Aye Chad Sanderson – Aye Richard How – Aye Bob Morton – Aye APPROVED (7-Aye, 0-No) This item will be recommended and heard by the City Council Monday December 18, 2023 PC Minutes 11.27.2023 TB Page 3 of 11  MOTION / PLANNED Commissioner How moved to approve the Planned Development Concept DEVELOPMENT Plan PDC-10-23-8943 with five conditions. CONCEPT PLAN / PDC-10-23-8943 / “Colonial Gardens” / 27610 E Wyatt Road SECOND Commissioner Rohr seconded VOTE Byron Craddolph-Aye Susan Stokenbury – Aye Tom Rohr – Aye Jennifer Ritschel Smith – Aye Chad Sanderson – Aye Richard How – Aye Bob Morton – Aye APPROVED (7-Aye, 0-No) This item will be recommended and heard by the City Council Monday December 18, 2023 STAFF CONDITIONS 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, unless specifically stated in the Planned Development. 2. A PD Final Plan/Site Plan Design Review is required for all four (4) planning areas and must include the following: a. All parking dimensions and drive aisle widths must be provided along with a parking count. b. All internal pedestrian accesses must be dimensioned and comply with the UDC. c. A final landscaping plan must be provided, and all buffers must meet and/or exceed the requirements of the UDC. d. A photometric plan along with details for the light fixtures must be provided and comply with the UDC. 3. Prior to City Council approved the following must be submitted and reviewed by staff: a. A Preliminary Traffic Impact Study. b. A Preliminary Stormwater Management Study. c. A Preliminary Sanitary Sewer Report. 4. The PD Final Plan/Site Plan Design Review, Preliminary Plat, and Final Plat are required to be approved prior to any future development. 5. The Final Plat must be recorded at Jackson County prior to issuance of any building permits. AGENDA ITEM 4 / The public hearing for agenda items 4, 5, and 9 opened at 6:49 pm with a PUBLIC HEARING / request for exhibits from City Attorney, Sarah Carnes, who introduced REZONING / RZ-10-23- Exhibits 1 through 9 into public record. PC Minutes 11.27.2023 TB Page 4 of 11  8935 / “The Crossings at Adams Dairy” / 1405 NE Exhibits: Adams Dairy Parkway 1. Staff Report with attachments 2. Applicant Plans with attachments & 3. Affidavit of Publication in The Examiner on May 6, 2023 4. 185 ft. Notification Map AGENDA ITEM 5 / 5. Names/addresses of property owners within 185 ft. of site PUBLIC HEARING / 6. Copy of letter sent to said property owners PLANNED 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by reference) DEVELOPMENT 8. 2014 Comprehensive Plan (by reference) CONCEPT PLAN/ 9. Letter of Opposition PDC-10-23-8936 / “The Crossings at Adams Dairy” / 1405 NE Adams Adair Bright, Senior Planner, presented the request to the Planning Dairy Parkway Commission. & AGENDA ITEM 9 / PRELIMINARY PLAT / PP-10-23-8937 / “The Crossings at Adams Dairy” / 1405 NE Adams Dairy Parkway QUESTIONS Commissioner Stokenbury asked that someone elaborate on the traffic study. Jim Burgess, City Engineer spoke on the traffic study stating the development would have minimal impact on traffic. Commissioner Sanderson asked for context on the hotel/motel request. Ms. Bright stated she would defer to the applicant. Mr. Mallon stated that the current PD concept plan does not show a hotel/motel building. Sanderson asked if a hotel was to be added if they would have to come back through the commissions. Mr. Mallon stated that depending on the applicant’s response there could be an amendment to bring them back through the commissions. Commissioner How asked if the traffic study showed how many vehicles currently drive in that area and what the increase would be. Mr. Burgess stated he will look it up and get back to Commissioner How. APPLICANT Bryan Rahn, with Ward Development, 1000 NW High Point Drive, Lees Summit, MO. Mr. Ron gave a presentation on the proposed development PC Minutes 11.27.2023 TB Page 5 of 11  which consists of a 360-unit luxury apartment complex, clubhouse and 3 retail buildings. DISCUSSION Commissioner Sanderson asked what they could and had changed, and what they were unable to change. Mr. Rahn answered that they adjusted the direction of the buildings as well as the height and the number of buildings and retail space to allow for more green space. Commissioner Rohr asked if the traffic study showed if there would be a need for more traffic lights. Mr. Burgess stated that the study did not call for additional lights. Mr. Rahn stated that they added islands for the right-in right-out accesses to prevent left turns. Commissioner Rohr asked if the traffic study showed sight distant issues. Mr. Rahn stated there were no concerns raised from the study Chairperson Craddolph asked how these apartments fit into diversity and inclusion within the city and if they were going to be affordable housing. Mr. Rahn stated that a large percentage of the types of projects they do build are starter homes, many of which they have put in Blue Springs, but that these are high end and not an affordable housing project and that the starting price for the apartments will be between $1300 and $1400 a unit. Chairperson Craddolph asked questions about public transportation and bike routes. Mr. Rahn answered that since there is currently no public transportation in the area that was not included in the study. WINTNESSES IN None. FAVOR WITNESSES Daniel Wheeler, 1800 NE Waterfield Village Court, Blue Springs, MO OPPOSED opposes due to traffic. Neil Kellis, 1124 NE Waterfield Village Drive, Blue Springs, MO opposes due to traffic Bonnie Hutchcroft, 1135 NE Waterfield Village Drive, Blue Springs, MO opposes due to traffic. Angela Sweet, 1121 NE Waterfield Village Drive, Blue Springs, MO opposes due to apartment vacancy rates. MJane Connolly, 1117 NE Bay Court, Blue Springs, MO opposes due to crime and lack of community that comes from apartment living. PC Minutes 11.27.2023 TB Page 6 of 11  Dan Medley, 1117 NE Bay Court, Blue Springs, MO opposes due to not wanting high density living in the area. Domenic Rizzi, 1813 NE Waterfield Lane, Blue Springs, MO opposes due to traffic and not wanting high density living in the area. Jeffery Carl, 1111 NE Waterfield Village Drive, Blue Springs, MO opposes due to not wanting high density living in that area. George Ferguson, 2050 NW 2nd Street, Blue Springs, MO opposes due to traffic, not wanting section-8 housing, not wanting a hotel or high density living in the area. David Gurtner, 804 NE Lakeside Court, Blue Springs, MO opposes due to possibilities of rise in crime and lowering of property value. Cole England, 820 NE Wien Avenue, Blue Springs, MO opposes due to disturbance of nature, traffic, lack of businesses to move into new building and possibility of rise in crime. La Shonda Woodard, 1202 NE 10th Street, Blue Springs, MO opposes due to traffic, burden in schools, closeness to backyard. Aubrey Ewing, 1400 NE 10th Street, Blue Springs, MO opposes due to closeness to backyard, and possibility of rise in crime. Ken Horrell, 2708 NE Gyr Falcon Drive, Blue Springs, MO opposes due to having too much high-density housing in the area in his opinion. Frank Harles, 1133 NE 10th Street, Blue Springs, MO opposes due to traffic, possibility of rise in crime, rise in noise, disturbance of nature, and not wanting a hotel or high density living in the area. Karen Rossi, 2002 NE Mrowka Court, Blue Springs, MO opposes due to traffic, and not wanting high density living in that area. Ms Rossi also believes the three-minute rule is unfair. Sandra Stigall, 905 NE Lakeside Court, Blue Springs, MO doesn’t feel the three-minute limit is fair and opposes the project. Katherine Arndt, 1124 NE 10th Street, Blue Springs, MO opposes due to possibility of burden on schools, disturbance of nature, possibility of rise in crime, and not wanting high density or hotel in the area. Brent McArthur, 1215 8th Street, Blue Springs, MO opposes due to traffic. Amie Walkup 1125 NE 10th Street, Blue Springs, MO opposes due to possibility of rise in crime, closeness to neighbors, disturbance of nature, it not being affordable living. Jane England, 2708 NW 4th Street Terrace, Blue Springs, MO opposes due to possible burden in schools, not wanting gentrification in the city, and the closeness to neighborhoods. PC Minutes 11.27.2023 TB Page 7 of 11  Sherry Carl, 1111 NE Waterfield Village Drive, Blue Springs, MO opposes due to closeness to neighborhoods, not wanting high density living in that area and possible loss in property value. Hazel Darst, 1022 NE 10th Street, Blue Springs, Mo opposes due to burden in schools and worry about more dogs in the community. Jacklynn Horrell, 2509 NE Prairie Falcon Drive, Blue Springs, MO opposes due to burden in schools. Jennifer Parish, 1313 NW Fairway Circle, Blue Springs, MO opposes due to traffic, not wanting high density living in the area and property vacancies. Jeff Marsh, 1005 NE Wien Ave, Blue Springs, MO opposes due to possible lowering of property value, and closeness to neighbors. Lucena Bartlett, 1140 NE 10th Street, Blue Springs, MO opposes due to closeness to neighbors, and burden in schools. Lindsey Skinner, 1801 NE Waterfield Village Court, Blue Springs, MO opposes due to possibility of rise in crime, not wanting high density living in the area and disturbance of nature. Deborah Morton, 1824 NE Waterfield Court, Blue Springs, MO opposes due to possibility of rise in crime, not wanting high density living in the area, and disturbance of nature. Shelley Wheeler, 1800 NE Waterfield, Blue Springs, MO opposes the project. Micah Alpaugh, 1123 NE Waterfield Village Drive, Blue Springs, MO opposes due to disturbance of nature and possible lowering of property value. Joshua Ardnt, 1124 NE 10th Street, Blue Springs, MO opposes the project. Donald Thorne, 908 NE Lakeside Court, Blue Springs, MO opposes the project. DISCUSSION Mr. Mallon gave rebuttal to comprehensive plan comments, current zoning limitations, low-income housing comments, development incentives, other parcels owned by the applicant, as well as impacts on utilities and schools. Commissioner Rohr asked why the zoning was changed in 1997 from residential to service office. He also stated that he believes another traffic study should be done. Chairperson Craddolph asked how many letters of opposition were submitted to which staff stated only 1 was submitted with 1 more submitted to be included in the City Council agenda. PC Minutes 11.27.2023 TB Page 8 of 11  Commissioner Stokenbury also stated she would like to see another traffic study. Christine Bushyhead, the applicant’s legal consultant spoke in rebuttal to the traffic study analysis, green and open spaces, the west property line, landscaping, school district impact, and comprehensive plan analysis. Chairperson Craddolph asked about bike lanes and traffic lights. Mr. Rahn answered that the bike lanes were not a part of the plan as they are in the city right of way. Both traffic studies that had been done stated that a traffic light was not necessary. Commissioner Rohr asked if another traffic study was going to be done. Mr. Mallon stated that Engineering, Public Works, and City Staff agree with the findings of the traffic study. MOTION / Commissioner Sanderson moved to approve Rezoning RZ-10-23-8935. REZONING/ RZ-10-23- 8935 / “The Crossings at Adams Dairy” / 1405 NE Adams SECOND The motion was seconded by Commissioner How VOTE Byron Craddolph-No Susan Stokenbury – No Tom Rohr – No Jennifer Ritschel Smith – No Chad Sanderson – No Richard How – No Bob Morton – No DENIED (0-Aye, 7-No) This item will be recommended and heard by the City Council Monday December 18, 2023 MOTION / PLANNED Commissioner Sanderson moved to approve Planned Development Concept DEVELOPMENT Plan PDC-10-23-8936. With three staff conditions. CONCEPT PLAN/ PDC-10-23-8936 / “The Crossings at Adams Dairy” / 1405 NE Adams Dairy Parkway SECOND The motion was seconded by Commissioner How PC Minutes 11.27.2023 TB Page 9 of 11  VOTE Byron Craddolph-No Susan Stokenbury – No Tom Rohr – No Jennifer Ritschel Smith – No Chad Sanderson – No Richard How – No Bob Morton – No DENIED (0-Aye, 7-No) This item will be recommended and heard by the City Council Monday December 18, 2023 MOTION / Mr. Mallon asked that the Preliminary Plat be continued to the January 8, PRELIMINARY PLAT/ 2024, Planning Commission Meeting. PP-10-23-8937 / “The Crossings at Adams Commissioner Sanderson moved to continue Preliminary Plat PP-10-23- Dairy” / 1405 NE Adams 8937 to the January 8, 2024, Planning Commission Meeting. Dairy Parkway SECONDED The motion was seconded by Commissioner Stokenbury. VOTE Byron Craddolph-Aye Susan Stokenbury – Aye Tom Rohr – Aye Jennifer Ritschel Smith – Aye Chad Sanderson – Aye Richard How – Aye Bob Morton – Aye APPROVED (7-Aye, 0-No) This item will be continued to the January 8, 2024, Planning Commission Meeting. OTHER BUSINESS The next scheduled meeting is Tuesday, December 26, 2023. The Community Development Report was presented by Mr. Mallon. QUESTIONS None. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Stokenbury and seconded by Commissioner How and the meeting adjourned at 10:02 p.m. ___________________________________ PC Minutes 11.27.2023 TB Page 10 of 11  Respectfully Submitted by Traci Breshears, Recording Secretary ________________________________ Byron Craddolph, Chairperson __________________________________ Date PC Minutes 11.27.2023 TB Page 11 of 11