Planning Commission - Regular Meeting

I'd like to call to order the City of Belton Planning Commission's session for Tuesday, July 21st, 2026. Can we have the roll call, please?

Chairman McPherson?

Here.

Mayor Larkey?

Here.

Council Member Bryan?

Here.

Commissioner Christensen? Commissioner Crate?

Here.

Commissioner McDonough?

Here.

Commissioner Ruggles? Here. Commissioner Shutt?

Here.

Commissioner Walton?

Here. Thank you. The first item we have on our agenda this evening is the review of our July 7 minutes from that meeting. Those have been distributed to all of you. Hopefully you've had a chance to look that over. Are there any corrections, additions that need to be made? I motion to approve the minutes for July 7, 2026. Second. All right, thank you. We have a motion and a second. All in favor say aye. Aye. Any opposed? Okay, we will move on to new business, and this will include a public hearing, which we will open here in just a few moments after we have staff's presentation. So this is a presentation of PROJ 26-020. It's a request from Odessa, Missouri, LLC for approval of a preliminary and final development plan for a 93,440 square foot maintenance facility and a 1,050 square foot car wash addition in an M1 light industrial zoning district located on a 116 plus or minus acre property at 15511 Odessa Drive. And we'll have our city planner, Ms. Fernandez.

Thank you. An application was filed for a preliminary and final development plan to develop a 93,440 square foot maintenance facility and a 1,050 square foot car wash addition and associated site improvements on a 133.4 acre property or 116 acres in Belton. located at 15511 Odessa Drive. The property is bound by Kansas City Industrial Park, base housing, and other industrial and commercial properties. The Odessa Kansas City facility has been in Belton since roughly 2008 and was purchased by Carvana in 2022. The site has functioned as an auto auction sales and repair use for most of its tenure with incremental expansions and has expanded its operations since that acquisition. The property is currently zoned in one light industrial and the new or proposed maintenance facility is going into the existing parking lot so it meets all site design standards and the existing parking lots around the new facilities will be restriped based on the proposed plan and I can get a little bit more into detail on that. The site plan indicates that the entire parking lot will be re-striped to incorporate zones as well as develop the 93,440 square foot maintenance facility and the single car wash bay to an existing building. The new facility is shown here at this site and then the car wash addition is shown here more in the center of the site. The existing parking lots will be re-striped to accommodate nine different zones. All of those zones can be seen in that parking table on this previous slide here. There's quite a few different zones that are being proposed here. These will reorganize the site based on current workflows that include EV parking stalls, longer stalls for trucks, queuing spaces for pickup and drop off, as well as progress vehicles, work in progress vehicles. The proposed parking needs all access requirements and exceeds by far our parking requirements So the entire parking lot will be done based on what's in your packet Based on the location and nature of the proposed maintenance facility and the addition of the car wash, there were no additional landscaping requirements required for this building, as well as not needing any additional stormwater detention. The site currently includes enough stormwater for this site. These are the elevations for the proposed maintenance facility. It includes a white and black color palette that's predominantly architectural metal panels with a masonry wainscot. The building includes 12 overhead doors that face both north and south, which will not be visible from the street. It does have a large setback and so won't be seen from 155th or from North Scott based on the location. And the car wash addition is proposed on an existing building, generally in the middle of the site. The addition is proposed to match the existing all masonry exterior with two overhead doors for the car wash that will also not be seen from the street. This is the floor plan for the proposed maintenance facility. These are bays for vehicles and they have their photo shoot area here. And then this is the car wash addition and the floor plan for that as well. With that, staff recommends approval of the application for a preliminary development plan and final development plan with the one condition listed in the staff report. I'm here for any questions and so is the applicant.

And for clarification, what was the one condition?

Purely that their application meets exactly what was submitted.

Okay. Okay.

Everything in this is exactly what was submitted.

I read it a couple of times and it was like, it said subject to comments and conditions and I'm not finding anything, so I just wanted to clarify.

It's our standard. Everything in this packet is what is being approved.

And the applicant is here, is that correct? Yes. Is there anything that you would like to say to the commission that staff did not, if you'll come to the microphone, Or if she covered everything for you, that's fine too.

Got it covered? Okay.

All right. Well, in that case, we will go ahead and open the public hearing, which has been announced. And we will ask if there is anyone here that would like to speak in favor or in opposition to the proposal. I'm not seeing any movement. Ask one more time. Anyone to speak in favor or in opposition? Since I see no one, we will close the public hearing and we'll ask the commissioners any questions, comments that any of you have. I had one question ask me, are we going to get one of the vending machines to drop the car here?

Vending machines are not included in this development proposal. I said not in the plan that I look There is one thing I would like to call out that wasn't necessarily in their proposal for us There is this maintenance canopy and connect storage listed here on the on the site plan So this is across the the city line city limit line. So this section of the parking lot is technically in a Kansas City. And so that particular, you know, carport metal canopy with conic storage boxes isn't allowed on the Belton side. So I just wanted to let you know that that is included on the site plan.

Okay. Thank you. Is this personally for them, not for the public, right?

Which part?

All of it. The maintenance and the car wash. Personally for them.

Correct. Yeah. Okay. It's for the use of Odessa and Carpon.

I'm sure city employees can come wash their car.

As I understood, it's where the cars are prepared. There will be staff brought in to do the inspections of the vehicles. That will be the extent of the repair work that's done, nothing as far as engine or major body work. Just trying to state some of the things for our public that may not be here to have seen those things. But then as the cars are finished, they're photographed, and as they're sold, then they are hauled to the pickup location or to the customer. Are you too good with this? Any other questions or comments?

I feel for you guys having to make two cities happy on your property. I would not want to do that.

You own it. You can always annex in the building.

I know that this has been a good customer, a good partner with the city, and we were excited to have them come and just excited that the business is continuing to grow to the point that it is.

Well, when you say that, I want to get a little bit off my chest. It doesn't matter now, but when they came and built this, this was supposed to be a big colonial building, which they came later and changed after we okayed everything. They were supposed to make that pond part of the landscaping with a fountain in the middle, beautiful pictures, and they didn't do that. And then, They were supposed to sod that whole area, and they came back four months later and said they cost too much to sod it. They didn't want to sod it. So I just want to get that off my chest.

Okay, I appreciate it.

Originally, when they came and we okayed everything, that place doesn't look anything like all the drawings and stuff they gave us.

Originally, I was not aware of that. I appreciate you saying that. Anyone else?

Or is there a motion? Mr. Chair, I'd make a motion to approve the preliminary development plan of project 26-020 as presented.

Second. All right. We do have a motion and a second. I'll ask once more. Any other comments? If not, could we have a roll call?

There's two separate votes, right? Yes.

There's a vote for the preliminary and then for the final.

This will be the vote for the preliminary. It will be a roll call. The other will be a voice vote for the final. Could we have the roll call, please, for the preliminary?

Commissioner Shutt?

Aye.

Council Member Pryan?

Aye.

Commissioner Crate? Aye. Commissioner McDonough?

Aye.

Commissioner Walton?

Aye.

Mayor Larkey?

Yes.

Commissioner Ruggles? Yes. Chairman McPherson?

Aye. And now I would entertain a motion for the final development plan.

Motion to approve the final development plan of project 26-020 as presented.

Seconded.

All right.

Thank you.

Aye. I hope, Madison, you got which one? One, because I saw three people going for the button at the same time. All right, we have a motion and three seconds. Any comments before we take the vote for the final development plan? Seeing none, all in favor say aye. Aye. Any opposed? All right, it is approved. Okay, and we will move on to our next item of business then, which is presentation of DEV25-003, request from Garcia Imports LLC, Apex Strategies LLC to approve an amended final development plan For the previously approved Cinco de Mayo plan to include an additional 351 square foot addition to an existing building at 404 East North Avenue. And again, we will ask our city planner, Ms. Fernandez.

Thank you. So this is an amendment to the Cinco de Mayo Final Development Plan that was approved on July 1st by the Planning Commission, July 1st, 2025. This 351 square foot addition was originally planned but was removed due to financial constraints. The section is now financially feasible for the applicant and they're requesting to the amend. the approved plan to expand their fresh produce section. The site plan change does not alter parking counts. It does not impede traffic circulation and meets all UDC standards. Staff believes that the revised site plan would help provide a larger grocery section for the community and would improve the aesthetics of the building. The previously approved elevations with this addition would remain the same. And staff recommends approval of the amended site plan to accommodate the new 351 square foot addition on the northeast corner of the building. And up on the screen, you can see what was approved previously and then the updated site plan. It's just filling in that square there on the corner.

OK. And is the applicant here?

I don't believe so.

Did not see them. OK. Any questions or comments from the commission? I know I've had questions ask me, when are they going to get moved in there?

They're steadily working. We're hoping to get them to the finish line.

Right.

You guys good? Mr. Chair, I'd make a motion to approve the amended final development plan or development 25-003 as presented.

Seconded. All right. Have a motion and a second. Any? No. No. No other comments. Since this is an amended final, I believe we can do this with a voice vote. Is that? I think so. We can. We don't need a roll call for that.

We can.

Okay. We do have a motion for the approval as presented. All those in favor say aye. Aye. Any opposed? All right. It has carried. And I will ask Ms. Fernandez, do you have a unified development code update?

Yeah. The director, Matt, and I are going to meet with our consultants on Thursday to do a, honestly, a full half day workshop to go through all of staff's comments on all of the chapters together. So we're hoping to get into the details and get a rough draft put together for everyone to see for a rough draft review for everyone. So, We're going to try to work as quickly as possible to try to get you guys something to look at.

Okay, very good. And since the director's not here, did he by any chance pass anything along other than to announce the upcoming meetings April 4th? Or August 4th? I won't be here on the 18th. Okay. August 4 and August 18 are the next meeting dates that we have. All right. Anything additional? Second. All right. Have a motion and a second. All in favor say aye. Aye. Any opposed? Aye.