Planning Commission - Regular Meeting

like to call, excuse me, call to order the City of Belton Planning Commission session for March 3rd, 2026. Can we have the roll call, please? Chairman McFerson, here. Mayor Larkkey here. Council member Bryan here. Commissioner Christensen, Commissioner Crate here, Commissioner Mcdana here, Commissioner Rugles, Commissioner Shut here, Commissioner Walton here.

All right. Thank you. Uh I guess I'm not supposed to speak tonight because every time I open my mouth, I cough. I'm sorry about that. Um first item we have is the is the uh consideration of our minutes from the February 17 meeting. Uh those have been printed and distributed uh for everyone or distributed. Are there any corrections, adjustments, anything that needs to be made? and if not would accept a motion. Motion to approve the February 17, 2026 planning commission meetings minutes as presented. Second.

Second. All right. Thank you. Motion and two seconds. Um all those in favor of approval of the minutes as printed say I. I. Any opposed?

Thank you. Uh item that we have on our agenda tonight for new business is presentation of PROJ26-004. This is a request from Apex Strategies LLC for approval of a final development plan for 4,800 square foot building and related site improvements for Pyramid Roofing at 17229 South Outer Road and approval of a final plat for a two lot subdivision of 1.53 plus minus acres. And uh we will ask our city planner, Miss Fernandez, present. Thank you, chair. Um, an application was filed for a final development plan and final plat to replplat three lots to two lots and develop a 4,800 ft² warehouse expansion and parking lot at 17230 and 17232 Belray Place and 17229 South Outer Road. The properties are bound by the Ranch KC and other light industrial uses. The property is currently zoned M1 light industrial uh which allows the development of a storage warehouse to occur on the property. Um the plan meets all site design requirements except for a few modifications requested by the applicant. Uh those modifications are to reduce the requirement for parking from four spaces to three spaces. uh to not install curb or gutter along the access driver parking areas and to add no masonry to the new building as opposed to the 50% requirement. In terms of the final plat, the final plat proposes to combine existing tracks A and B, which is 17229 South Road and

17230 Belray Place into one lot, lot one, uh, which would be 1.06 acres, leaving the third address of 17232 Belly Place as lot 2 on 47 acres. Uh, lot one currently has a width of 75 ft, which is a little bit less than our standard lot width, but since it's existing along Belray Place, staff believes that this is acceptable. Uh, the site plan indicates that the new 4,800 ft² storage warehouse will be located on the northwest quarter of lot 1 with a main garage door entrance facing west towards the south outer road. The existing entrance controlled by MDOT on the outer road is proposed to be repaved and a new parking lot and drive connection added to create cross access through the site. Uh the subject building will function as an accessory building to the primary office/s sales building on Belray Place. Uh based on the size of the proposed building, four parking spaces are required under the UDC, but the applicant has requested a modification to reduce that by one to three spaces. Um as well as not to install the curb or gutter. Uh staff believe this is acceptable based on the new building primarily being used for storage or deliveries and not be used for customers. Uh the existing areas of the site and most of the adjacent properties also do not have curb and gutter. So staff believes this will not negatively affect public space. Um fencing and landscaping is also proposed at this site. The plan includes the 6 foot new wood privacy fence that will be encasing or surrounding lot one which is where the new building is going to be built on. and um they will be

removing the existing chain link fence on the west side of the property. Um the privacy fence is also proposed to be set back about 6 and 1/2 ft from the property line to allow for an enhanced landscape buffer along South Road. Uh the fence will not however have a gate. So on the proposed elevations um part of the building would be visible from South Outer Road. Um so the building is proposed to be all metal uh with gray uh metal panels and black uh trim and roof and the applicant has requested that they do not install the masonry which would be 50% of the exterior. Um, and staff believe this is acceptable due to the new privacy fence and landscaping being proposed that will mostly screen the building from the street. Uh, but staff does have a condition that we would like to see the west overhead door uh this one on the screen um to be black with some glazing or windows. Um, essentially just a higherend overhead door. um that would be most visible from South Road. So that would be staff's condition on the elevations. With that, um the findings of fact uh meet the pyramid roofing expansion and meet all city standards and requirements in the UDC with the exception of the few requested modifications. Uh the proposed use and site plan comply with a comprehensive plan, future land use plan and all applicable site de development standards and is consistent with the adjacent developed properties and staff recommends approval of the final development plan and final plat for the

pyramid roofing expansion with the four conditions listed in the staff report. Um we also have the engineer for the project here uh for questions as well as myself. Okay, we'll just ask the engineer anything additional that you would like to uh to share that we need to know. If you just come to this microphone and state your name for us if you would. My name is Sam Malinowski SM Engineering. Uh no, I don't have anything else to add. We'd happy to answer any questions. All right, very good. Thank you. Thanks. Uh, commissioners, any questions that you have for staff or for the

uh, back to the garage door. If for whatever reason you don't like garage doors, why would you paint it black? Why wouldn't you have them paint it the same color as the metal? So, you wouldn't see it at all as a garage door. Um, that's your concern of looking at it. You paint it black, somebody's going to notice it to me. Fair observation. Um, yeah, I suggested black because it typically looks higherend and it typically um, you know, looks a little bit more modern. Um, so that was my suggestion, but you know, it's open to whatever higher end. They're good with it, but I just

uh staff would just like to see that particular garage door enhanced in some way since it'll be facing the street. Okay. Well, I'm good with it. And you did say the other trim on the building would be black. You can see the rough black. I like black. I mean, I'm okay with it. They're okay. I'm good. Did you get all your trees and shrubs in there? There is a enhanced landscape buffer along South Road. without the curbing and guttering. Are we concerned about rainwater because we've been having some pretty goodized rains here lately?

Um, based on the submitted drainage report there, um, some of the existing gravel or very old asphalt on the site is going to be remediated and then the new parking lot added. So um based on the drainage report, no um added storm water runoff will be added to the site. So um in terms of the flows and things like that, um it would not be uh worsened or increased. So, I guess the one question I'm going to put out there is if it's seen by outer road and we're talking about a metal building,

and I know there's been some comments on the planning commission in the past about having metal buildings that can be seen from 49. Are we going to be uh happy with the looks of this because it will be seen from from the highway as people are coming in?

Um staff believes that in combination with the new privacy fence um and the landscape buffer with trees, it's all trees in the landscape buffer. So, we will see height added to the front privacy fence as well as the upgraded overhead door, which will be the main thing that you would see um from the outer road. um staff believes that based on this being in a light industrial zoning district that it does meet um the intent of the code and um we've also approved some other all metal buildings behind privacy fences as well in other industrial zoning districts. Um so this is in compliance with that as well.

This will drastically improve that lot and that neighborhoods for sure. Yeah. Uh, I I know that to a number of people when you say metal building, they think the old shed that's in somebody's backyard that's made out of metal. And uh, what we're talking about is not going to look and that's what I wanted to make sure everybody was clear that it would not be something like that. Exactly. Thank you. Any other questions? comments.

Mr. Chair, I'd make a motion to approve project J26-004 uh final development plan. Is that what we're doing first? Final development plan as presented. Second. Okay, have a motion and a quick second. Any other comments before we take our roll call? And could we have the roll call, please? Council member Bryan, I. Mayor Larkkey, yes. Commissioner Shut. Hi. Commissioner Mcdana. Hi. Commissioner Walton. Hi. Chairman McFerson. I. Commissioner Rugles. Yes. Commissioner Crra. I.

All right. And then we also uh would need a motion for consideration of the final plat. Motion to approve the final plat for project 26-004 as presented. Second. All right. Thank you. Any comments? You got to be quick. Um, seeing none, could we have the roll call, please? Commissioner Mcdana, hi. Commissioner Crate, I. Commissioner Shut, I. Mayor Larky, yes. Commissioner Walton, I. Chairman McFerson, I. Commissioner Rugles, yes. Council member Bryan, I.

All right. Thank you. Um, next item we have, uh, see you soon. Is there an update? Do you have an update for us on the unified development code? Yeah. Um, so city staff has reviewed the latest two chapters and has um sent them back to the consultant for review. and we're working closely with public works on um street design standards and we looked over the landscaping section and the subdivision section. So um we're moving along and we're hoping to get two new chapters here next week.

Okay. Very to review and um we have no director here this evening uh because he had a conflicting meeting. So, did he pass along anything to share with us for the director's report? Um, only about our upcoming meetings. So, we anticipate having items on both March 17th, which we have a continued project on now, uh, Gtown Auto Body, special use permit, and then we anticipate having another possibly on April 7th.

So, please let me or Madison know if you can't attend either of those meetings. All right. Anything else that we have? Second. Have a motion and a second for adjournment. All in favor say I. I. Any opposed?