Planning Commission - Regular Meeting

Good evening and uh welcome everyone here and watching online. I would like to call the Monday, February 23rd, 2026 Blue Springs Planning Commission meeting to order. Please rise and join us in the pledge of allegiance. I pledge algiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. All right, Tracy, could I get a roll call for attendance, please? Of course. Commissioner Graham, present. Commissioner Kredov, Commissioner Sanderson, present. Commissioner Smith, present. Commissioner Stokenberry present. Commissioner Pumphrey

present. Commissioner Ingresol present. Commissioner How present. Chairperson Henning here. All right. Thank you for that. Having reviewed the minutes in your packet from the February 9th meeting, I will ask for a motion or on the consent agenda for the approval of said minutes. So moved. Second. I have a motion and a second. All those in favor? Any opposed?

All right, that carries. We're going to change the order up a little bit tonight. We're going to go um straight to a public hearing for the conditional use permit for Eclectic Tattoo CUP0126 9781 at 1121 Southwest 28th Street. I will open the public hearing for this agenda item and I will ask for exhibits from our city attorney. Mr. Mr. Chairman, we have uh exhibits one through five to enter into the exhibits. Thank you. And at this time, I would defer to staff and for our presentation.

This evening request for No,

my apologies. Um, before you this evening is a request for a conditional use permit to allow for the operation of Eclectic Tattoo, a body art studio located at 1121 Southwest 28th Street. Uh, the subject property is zoned light industrial, which requires a conditional use permit approval for any uh, body art service establishment. So um in conjunction with this request, the applicant is seeking approval of alternative development standards uh to wave the 500 the minimum 500 foot separation requirement from residential uses. The light industrial district is intended primarily to accommodate indust industries that produce finished products from semi-finish materials and require little or no outside storage of materials. The proposed use is consistent with the intent of the zoning district and the surrounding commercial character of the adjacent businesses. Um, a recent unified development code text amendment UDCT uh-04-25-9553 dash body art code amendment in increase the allowable number of body art service establishments and would permit body art services when located in commercial or mixeduse buildings subject to a conditional use permit. Based on staff's review, the proposed use meets the intent of the updated code and will operate within an existing commercial tenants base with no exterior modifications. Staff recommends approval of the conditional use permit with alternative de development standards with two conditions listed in the staff report. Um, I'm happy to answer any questions and the applicant is also present. Thank you.

Thank you. Any questions for staff before we hear from the applicant? All right. Is the applicant here would like to talk about the project?

So, uh, my name is Dan Cubin. I am the owner of DK Eclectic Tattoo and my primary business is as an innovator and engineer for tattoo products. Um, I've been a tattoo artist in the Blue Springs area for the last 19 years. And prior to that, I was in the military learning machining and welding in the Air Force. And prior to that, I was in the Marine Corps to learn small arm repair. And as I started tattooing, I learned that I could take all the skills that I had to do something even more with my talent. And um started engineering and innovating on tattoo equipment and became worldrenowned for that. I've been leasing this building now for the since August. haven't been able to fully use it with my machine shop because I've been getting EverGy to get my power upgraded for my machine shop stuff, but um I have a lot of people from out of the state, out of the country who want to come and see my operation and and just see the whole picture. And right now it's my tattooing is a marriage of they work together. I don't make much money tattooing because I'm spending most of my time developing stuff. But it's imperative that I tattoo so that I that way I stay up to date on how I need to innovate my products and test my products effectively and work with my workflow. This [snorts] is a perfect situation where I can consolidate my my shop and not pay to tattoo like I do currently that I could use a space and we've have a front area completely isolated from the machine shop area and um it's very clean and tidy and up to date and I'm not going to have any neon signs or any any um people outside smoking cigarettes or other things and you know I just uh it's mostly everything's by appointment and mostly a place that I can further my product development.

Well, thank you for that. Does the commission have any questions for the applicant? Thank you very much.

Any questions for staff before we hear from the public? All right. Is there anyone in the audience that is here that would like to speak in favor of this project? Is there anyone in the audience that would like to speak in opposition to this project? Seeing none, I will close the public comment section of this public hearing. [snorts] Any final questions up here for staff? Any discussion or comments before I ask for a motion? All right, I will close the public hearing and ask for a motion if anybody gets.

Chair. Yes. I'd move to approve uh CUP01269781 for Tech 2 with the two staff conditions. With two conditions, I've got a motion. How about a second? Second. And a second. Tracy, could I get a roll call, please? Of course. Commissioner Sanderson. I. Commissioner Smith. I. Commissioner Stokenberry. Hi. Commissioner Pumprey. Hi. Commissioner Ingresol. Hi. Commissioner How? Hi. Commissioner Graham. I chairperson Henny I all last

that motion passes and will be recommended and heard by the city council at their next meeting on March 2nd 2026 at 6:00 p p.m. [snorts] Moving on, we are going to move on to a public hearing for the reszoning for Lux 2 RZ01269776 at 1500 Northwest Northridge Drive. I will now open the public hearing for agenda items number four and six, the resoning RZ0126-9776 and plan development concept plan PDC0126 9775 for lux 2. This time I'll defer over to city attorney again for our exhibits.

Yes, Mr. Chair, for both of these items we'd like to enter into the record exhibits one through five. Thank you for that. Staff, talk to us about this project. One second.

[clears throat]

Okay. Good evening, chair and commissioners. Uh, this evening is a request from David Williams on behalf of the city of Blue Springs for a reasonzoning and a plan development concept plan for approximately 2.9 acres uh, located at 1500 Northwest North Ridge Drive. The request is to reszone the property from a general business with the plan unit development overlay to an MF18 with [snorts] a plan development designation to allow for a mixeduse residential building. The proposal is for a five-story structure and the ground floor would include approximately 11,500 square ft of retail space along with garages and the upper four floor areas would include about 70 residential units. Those units would range from studios up to three bedroomedroom apartments. Overall, this is an integrated mixeduse development. The site is surrounded by mix of uses. As you can see, the to the north is the Lux one um apartments right there to the north parcel. And then to the south is which excuse me, the Lux One is already zoned, the MF18 with the PD. To the south is the Price Chopper. And to the east is 7 highway and additional commercial development. And to the west is the Northridge village. And the property itself has remained undeveloped for many years of what the proposal to pro uh project would be. Okay. Looking at the comprehensive plan, the property falls within the N1 area

specific plan and this is designated as a mixeduse retail dominant. The plan specifically envisions small-cale retail that may be supported by residential uses, particularly up on the upper floors. [snorts] This is essentially what is being proposed here with the retail at the ground level and the residential above. And staff finds that this is consistent with both the future land use guidance and the more detailed N1 area plan located in the comprehensive plan. The MF18 zoning district is intended for the highdensity multifamily buildings which are generally four stories or taller and often located along major transportation corridors and serving as an transition between more intense and less intense uses. Given the site's proximity to seven highway and the surrounding commercial and residential mix, staff finds that the MF18 is appropriate with this location and functions as a transitional zoning district. Let me [snorts] from the building design standpoint, the proposal is for a mid-rise apartment building. The building includes a masonary base, articulated upper floor, stepbacks to break up the massing and balconies that will be integrated into the facade. The primary entrance is clearly defined along the frontage and the building height is just under the 60 ft which is within the allowable range for MF18. Setbacks significantly exceed minimum requirements and the building coverage is well below the maximum. There is adequate room on the site for the circulation and buffering and staff finds that the renderings meet the intent of the city's design standards with final architectural details that will be reviewed at a closer detail in the PD final stage. Parking has been calculated to meet code requirements with 170 spaces required

and 170 spaces provided. The applicant is proposing a shared parking agreement with O'Reilly Auto Parts and Price Chopper and both businesses have agreed to those arrangements. Access will remain through the two existing driveways along Burnette Crossing and a traffic impact study was conducted and determined that the existing roadway network can accommodate the projected traffic and no off-site improvements are required at this time. This is a plan development. The applicant is requesting several modifications that would allow the building's height within the MF18 parameters. This is reference to a previous agreement in their uh covenants for the property with a commercial height building in the front to the residential to the rear. [snorts] Uh [clears throat] they are also going to continue using Bernet crossing as a currently designed utilizing a shared parking agreement and a requesting relief from the 25- ft parking setback and a full landscape buffer requirement along north northwest Northridge Drive. It's important to note that there is existing curb line and a retaining wall which sign significantly limits the ability to expand this buffer area. The proposed curb line is essentially in the same location as an existing one and even with the reduced width, the applicant is exceeding the required number of plant units and proposing additional street trees to enhance the screening at this location. Staff finds the modifications reasonable given the existing site conditions and the overall design approach. Utilities are available and adequate to serve the development. The sanitary sewer system has sufficient capacity and the public water is also available. A final storm water management report will be required prior to approval of the final PD plan to confirm that the

detention facilities functions as designed. Fire protection standards and hydrant spacing will also be verified prior to the final approval of the final plan. After [snorts] reviewing the application against the zoning map amendment and plan development criteria, staff finds that the request is consistent with the comprehensive plan, supports the intent of the MF18 district, and will not create significant adverse impacts on surrounding properties, and reflects sound planning and urban design principles. The redevelopment of this long vacant site also supports economic vitality in the corridor and provides additional residential units to support nearby commercial uses. Staff recommends the approval of the resoning and the plan development concept plan subject to the conditions outlined in the staff report and I'd be happy to answer any questions and the applicant is also here.

Thank you, Miss Fry. Any questions for staff on [snorts] the parking chair? I'm sorry. Yes. Uh on the parking the shared agreement with Price Chopper and O'Reilly. Can you give a little more? I've tried to find that in the documentation. We don't have it right now. they are in the process of getting that together for us and that would be part of that PD final plan that the agreement be you know notorized and legal and ready to go then have have we seen examples of that in the history of our city that that that's the shared parking agreement absolutely okay thank you Mhm. So, it's quite common. That was another one of my questions is, yeah, you often see it with retail areas with like a cross access agreement parking. Okay.

Um, one that I could think of off the top of my head is the old Jack in a Box. Um, that has a cross access agreement and you can see the the shared parking agreements there. Is it very common that there's any issues that come up with it down the road like five years, let's say somebody closes down or or changes their mind? Is is this has that ever I have never seen that but being that the documents will be reviewed by legal that we have here and then we'll also be reviewed by their legal team. So that way everything's up and up and it will be recorded with the project the actual parcel. So thank you. But even without that shared parking agreement there's still 170 spaces. Correct. No

no that 170 is with the shared parking. How many spaces are without the shared? It'd be 170 minus the 25. So, because Price Shopper will provide 25 and I believe O'Reilly would provide I would have to have the applicant speak to that, but they would be able to provide that. So, so will there then be some kind of sidewalk for residents to access Price Shoppers parking lot? There will be the sidewalk on the site plan shows um but there won't be like an actual sidewalk running from Price Chopper all the way through

just the sidewalk that goes from Price Chopper parking lot to Yes. So if you can see to to that parking lot basically. Okay. But there's no sidewalk like goes around the building or anything. No. [clears throat] And again, the applicant can speak to that if we have further uh questions and want to condition additionally. Thank you. The Lux one, what's their parking situation? I uh I am not here to speak on Lux one, nor do I know. So, I'm just curious if there's a shared parking with that one as well and how well that works. The the applicant can answer that question. You mentioned the height of this building. How is it comparison to Lux One next door

um from they would have to speak to that also because I was not here when Lux one was built. So um but if if I was to compare [clears throat] they're probably relatively similar in nature. Okay. Thank you. We'll hear from the applicant unless you have any other questions for staff beforehand. Is the applicant here would like to talk about your project?

Good evening chair, members of the planning commission. My name is Kurt Peterson here with Pulson LA getting the privilege to work with the two owners that together are the developer for this project. We have uh Dave Williams which is in the back and then Major Hammet both here. Raise your hand so people can see you. Um staff report is really detailed and the staff presentation is really good. So, I definitely want to answer questions and any of the questions that have been asked and you may have more, but I can't help myself if you give me the courtesy of 60 seconds just giving you more background so you really understand this project because it's a little it's a it's a little different in the sense that I thank you. I I rarely First of all, I'll just say this sort of project that's true vertical mixeduse that has four stories of residential over first floor commercial about 12,500 ft about 6,000 ft. We're not ready to announce anything yet, but 6,000 ft is really targeted for a uh say high-end night nice restaurant experience. And the rest of it, the balance of it about 5,500 ft would be looking at chopping up into those smaller sort of neighborhood retail. So that gives you a little sense for what's being targeted for the project. But back to this uh just being this is what cities I see all around the metro are are really wanting this vertical mixes, but it's hard. It has to be in the right environment. that there has to be things to walk to like the grocery store, other businesses where it really doesn't make sense. Not only that, but although we don't have commercial at Lux One, these two gentlemen have proven that they can do this. You know, they can do a really nice project on what's considered a smaller scale. It's hard to finance these when they're in these I think some of you have experience with this. It's it's it's hard, but they've done it and they're ready to do it again. And I think the only other thing I would say is that um yeah, redevelopment like this, which is truly what it is. It's taking a an older parking lot and making it something great, is in and of itself really hard. and parking. It It's another attractive thing rather than and I want to talk more about it if there's more questions from the commission, but rather than seeing it as a negative, I'm

going to suggest, and I think a lot of cities and leaders agree, it's actually a positive thing when you can find the residential, you know, the nighttime and weekend versus the the retail and restaurant sort of traffic and work together because we have less parking lot, right? That's ultimately what I would say most of us want. So, you're getting all of that with this project. We're really really excited about it. Oh, there is one more. It's the final one. chair is that rarely do you have the the designer Pinkle Williams Dave Williams um owner Dave um and you have two owners that actually live at Lux one, one of which would move into Lux 2. So, it's not officially something we consider, but it's trying to say they're all in. They will make this great for the city. And I'd love to answer any questions that you all have. Um ones that were asked already and then any additional ones.

Thank you very much for that. Yes, sir. Any questions for the applicant? You said [clears throat] lux 2 you're looking at maybe mixed use retail and residential. Correct. Correct. So right now the building's five stories, four is going to be residential. Yeah. Top one. Okay. Exactly right. And the commercial, like I said, adding up is about 12,500 square feet. The How's Lux One doing? Parking.

Great. [clears throat] It's self is self-contained. Didn't have to have any shared parking agreements. It doesn't have the commercial. That's what makes it harder when another vertical mixeduse challenge. The reason why I ask because I've driven by there several times and seen cars parked along the street because there's it's packed and just curious on we add to that with another mixed use if that area if that area can sustain parking on the street taking up price chopper. You know, that's just my my only concern. just more area for police to police and more. So

I I know from experience then I again I kind of laugh. You have two people that live there so they can probably speak to it as well but that there is sufficient parking at Lux One. If people are parking there that's the private street. They may be doing it out of convenience or something but the good news is we're not out of parking at Lux One. Any other questions for the applicant? Thank you very much. Thank you, chair.

Is there anyone here that would like to uh to speak in favor of this project from the from the public? Seeing none, is there anyone here that would name and full address? Chuck Zoovers, 848 Northwest Third Street, Blue Springs, Missouri. It's Northridge Villas right behind it. Um, my concern could be for against it, mostly for it's a great project. We have one um thing I want would like the council to consider. We own a lot right to the west of it that has a retention pond that was part of the original development when Bill House developed this years ago. We don't even drain into it, but we used to catch a lot of trash from the parking ride. I think people clean their cars out. So, and we've had discussion with some of our board members and I am on the board for Northridge that we would consider donator giving. I I think what is a half acre, third of an acre to this project and and they take over the trash whatever comes downhill because we will get a lot of trash from 70ome people because they open their car doors and out it goes. So that's our main concern. Other than that, it's a great project. We dealt with him before on building the other one. Builds a good project. They've done a great job, but we don't want to create another problem for us with a ton of apartments dumping into our pond. We've got to pay to maintain. So from our discussion, there's been no vote that we would consider uh deeding over that at no charge and would also give them more green area if they need more green area. Then

there's a sidewalk there we'd like to see stay in place because our people do walk up to Price Chopper, but that was put in place when it was built. So I assume it probably goes with the land, but that's Northridge's only concern. If not, you know, we'll have to have another discussion, but other than that, it'd be a great project for the property. Thank you very much. Your concerns have been noted by us and staff and the applicant. Um, we're in a public hearing. It isn't really the proper place to really dive into that. That can be a discussion. It can take place afterwards. Um, and by virtue of you sharing, I'm sure that will take place amongst the parties that are involved.

Anybody else that'd like to speak in favor of this project? Anybody here that would like to speak in opposition to this project? All right. Seeing none, I will close the public comment section of this public hearing and I will bring it back up here. Any final questions for staff or the applicant from us commissioners?

Chair, I would just like to say that this type of project I would like to see more of and I'm very supportive of what they're bringing to the table. So, nice job. I concur with those thoughts and I second those very heavily. Um [clears throat] I have some family that lives in Old Leewood and this is a very common trend over there. We are a far cry from the development that takes place and that they have so much space to develop, but there are some really cool mixeduse projects that are very similar to this with retail on the main floor and rentals for multif family upstairs. So, it's exciting to see this in uh our little wonderful bedroom community of Blue Springs. Um, any other comments up here before I close the public hearing? The public hearing is now closed. Having heard and said all of that, I will bring it back up here and see if anybody would like to make a motion.

Chair. Yes. For the reszone, uh, I would move to approve RZ01269776 for Lux 2. Thank you. I have a motion. How about a second? Second. And a second. Roll call, please. Tracy, of course. Commissioner Smith. I. Commissioner Stokenberry. I. Commissioner Pumprey. I. Commissioner Ingresol. Hi. Commissioner How? Hi. Commissioner Graham. Hi. Commissioner Sanderson. I. Chairperson Henning. I. All eyes.

All right. That item passed and it will be recommended and heard by the city council at their next meeting on Monday, March 2nd at six o'clock in this room right here. And now I would ask for a motion for the plan development concept portion of this project. Chair. Yes. I move to approve PDC01269775 for Lux D. I [clears throat] have a motion. How about a second? Second. And a second. Another roll call, please. Tracy, of course. Commissioner Stokenberry. I. Commissioner Pumprey. Hi. Commissioner Ingresol. Hi. Commissioner How. Hi. Commissioner Graham. I. Commissioner Sanderson. I. Commissioner Smith. I. Chairperson Henning. I.

All right. That motion passed and will be again recommended and heard by the city council with their next meeting on March 2nd at 6 PM in this room. [clears throat] I will now open the public hearing for agenda item number five which is a PD PUD concept plan amended PUDC10259711 for Brookside Estates with a prelim preliminary plat being heard concurrently. I will again ask for exhibits from our city attorney. Uh Mr. Chair, we'll enter exhibits one through five into the record.

Thank you very much. And if staff is ready, we'd love to [snorts] hear from you about this project. Okay. [clears throat] [snorts]

Good evening, chair and commissioners. Uh before you this evening is a request from the applicant Clint Master for an amended PUD concept plan and a preliminary plat for approximately 29 acres located west of Seven Highway, both north and south of Southwest Brookside Drive. And this property sits between the planned commercial frontage along Seven Highway and the existing estates at Chapman Farms. [snorts]

the um the property that's existing between the Chapman Farms frontage and then or excuse me the commercial frontage along 7 highway and the existing estates at Chapman Farms is currently zone SF7 PUD with an RORO which is the restricted overlay. Um as you know this property has had a long history here with the city of Blue Springs. Most recently in 2024 was a proposed 80 lot proposal um which was denied by both planning commission and city council [clears throat] for a proposed minimum livable floor area at that time was 1100 square feet is what they proposed. Um and before you tonight is a revised proposal that reduces both the lot count and the overall density and a bigger minimum livable floor area. The applicant is proposing 75 single family detached homes and the result is in a gross density of approximately 2.56 dwelling units per acre. For context, the SF7 zoning allows up to five units per acre and a previously approved concept plan allowed up to 97 units total on this property. And that was a one that was originally proposed in 2021 and that one expired due to time of no development. So the proposal represents a meaningful reduction in the density from what has been previously approved on site. The [clears throat] plan unit development framework allows the flexibility in design while still meeting the intent of the unified development code. In this case, the flexibility is primarily being used to respond to an existing stream buffer that runs east and west through the entire property. Excuse me. The applicant is requesting frontage width reductions for several lots at at the building line and those adjustments are necessary because the stream corridor limits uh the buildable area to the rear. And so rather than encroach into the

protected buffers in the stream buffer, the lots have been adjusted to maintain development while preserving the natural features. Staff finds that the modification is reasonable and consistent with the proposed of the PUD regulations. Access to the development will be from Southwest Mason School Road and Southwest Brookside Drive, both minor collectors. Required sidewalks will be installed along the collector streets and along all internal streets. A limits of no access will be dedicated along the collector frontages at the final plaque to maintain a traffic safety. A traffic impact study was not required based on the current volumes in the signalized intersection at Brookside and Seven Highway. A [snorts] preliminary storm water management plan has been submitted and the development will utilize the existing regional detention basin to the south and will need to comply with APWA section 5600 standards and the mark BMP requirements. All drainage areas will be contained within the dedicated easements and the sanitary sewer capacity is available through the sewer NID and the developer will be responsible for all internal extensions. This proposal provides preservation of the stream corridor and an inclusion of an 8- foot paved trail that will run through the buffer. That trail will connect to the existing Chapman Farms trail system and enhance pedestrian connectivity across the neighborhood. Landscape buffers are provided along the commercial edges and the street trees will be installed in accordance with city standards. Elevations are provided and elevations showing predominantly ranch style homes with a craftsman style and farmhouse influence. The applicant is proposing architectural standards that will include material variation, decorative garage doors,

front porches on at least half of the homes, and masonary uh returns when stone is used. Final architectural details will return with the PD final plan and will be under review. Then the proposed minimal livable floor area is 1,400 square ft that remains within one classification step of the adjacent developments and is consistent with surrounding residential character. I do want to bring your attention to the minimal livable floor area classification is shown here on our code. The estates um at Chapman have a minimal livable floor area of 1,700 which does not show on this chart because it does not exist. So it would fall underneath the classification F for [clears throat] 1,600 and this one is going under a classification G for,400. So it is within the one step requirement. After reviewing the application against the PUB and the preliminary plaque criteria, staff finds the proposal meets the standards of the unified development code and is consistent with the comprehensive plan and does not impede on future infrastructure and supports orderly residential growth. The reduction is in density compared to the previous approvals is also a notable change. Staff recommends approval of the amended PUD concept plan and the preliminary plat with the conditions outlined in the staff report. and I would be happy to answer any questions and the applicant is here.

Thank you, Miss Frog. Any questions for staff? I the 2021 2020 or 2024, did [clears throat] staff recommend it? Yes. Okay. And council and planning commission united. Okay. The one in 2021 was recommended approval and passed, but then like I said mentioned to due to no development for two years, it expired. And then that was when you guys saw the 2024 one with the 80 lots and that was also recommended through staff but didn't make it through planning commission or city council and that was because it was,00 square feet versus Yeah. What was this? 1400.

1400. Mhm. And it was more lots, so they actually went with lower lots this time and a bigger or a higher minimum livable floor area. Yeah. From 80 to 75, right? Mhm. [clears throat] You mean 80 lots was the last one and this one 75. Okay. Yes. [clears throat] Sorry if there was confusion. Oh, thank you. And originally it was 97. So it's gone from the 97 to the 75. Yep. Y why is such a drastic drop from probably because the mass complaints of density

neighbors wanting to see less density and so I think with the new developer who got this project is wanting to bring back kind of something that the city and citizens are looking at and that stream buffer kind of limits things a [snorts] little bit more too. So yeah, that stream buffer worries me though. Like are we worried about every once in a while when you hit those you see land starting to kind of go into the stream and then

we have um like I said a preliminary storm water and according to our engineer it does work as of right now but as we go into the final plan we will be looking at that that closely and making sure that it does work and no adverse impacts will be affected on that. So in a sense that will come back before us. Yes. Before they start. Oh yeah. Yeah. Because what we'll do is we'll review all of the construction docks, everything to make sure it all is on the up and up and everything works according to what it should be and then that will come back for approval. Didn't appear to be an active stream. Is it active or is it only when it rains? Um I could ask the applicant. Yes. [laughter]

I and I I'm not familiar with that area personally so I I don't know if it's an active stream all the time. I'm going to assume it's only when it rains. So, thank you very much. Any other questions for staff before we hear from the applicant? All right. Is the applicant here? Would they like to speak about the project? Welcome. Name and full address, please. Sure. Uh Brian Mertz, 7607 Northwest John Andrew Road, Kansas City, Missouri 64152.

Thank you. Uh, thank you for letting me come up and and talk about this project. I recently acquired this um in probably third quarter 2025. We went to city staff. They've been extremely helpful. I just said, "What's the hair on this? What's the problem? Like, what's the why isn't this being developed?" Um, and through some of their guidance, we were able to come up with this plan before you. So, I appreciate all their efforts on this. Um, this is my engineer, Clint Lmaster, who can also speak on on anything. Um so we thought this was a great plan for the Chapman Farms master plan which is over 20 years old hasn't been developed and that was some of the history that came out is why um so we feel that this plan allows us to um put houses that can be purchased um that are comparable with to the west. Our lots are not as big but our prices are still the same unfortunately. Um, I was able to meet with on February 17th, we did a Zoom call with some of the HOA at the estates of Chapman Farms. Um, and went over the project and heard some of their concerns. Um, I was able to meet on February 19th with Eric Rhodess. He's a owner on Mason School Road. And then today, I received a call back from Mr. Sweeney. They have seven acres to the east. Um, and they were in favor of the project. Um, we agree with the staff comments. Um, I'd love to answer any questions you might have. Um, and go from there.

Any questions for the just a stream, but if I remember right, that's just when it rains is that stream. Yeah. So, that that is a gnarly stream area, you know. Um, pardon me. Would you repeat that? I'm sorry. It's gnarly. It's It's got a lot of topo. It's got a little action there. You did say gnarly. It is gnarly. [laughter] It's It's uh just Well, that's why I asked because because the way that that is set up. Yeah. And that's Sorry. Tell it like it is. [laughter] Uh but that's also why you have the buffer. So, we're not going to be in it. Um we've got a crossing I think for a utility there, but we're staying away from it also. And we think that adds a lot to the value and character of this subdivision. So,

are there any plans to build up around that to create [sighs] uh to keep land erosion from go basically is my concern. So, and I'm I'm going to ask Clint a little bit about that too. I mean, that's a good point for him as well. Um I don't know until I see the grading plan, until I see if we're channeling water in certain ways that shouldn't be in rip wrap. And I don't know. That's fair, but it's being looked at and addressed, of course. So, that's Yeah. Last thing I want to do is have a homeowner call me in five years and have a situation. you'd be one of the first ones to put springs. I would be worried about that.

Um, so I I've been building and developing for the last 20 years. Um, we try to put out a great product. Um, as I told the HOA, things will go wrong. Uh, but they'll have my phone number and we'll address it. So, all right. Any other questions for the applicant? Seeing none and hearing none, would you like to say a word or? Just the, you know, the comment on the stream buffer. Just I think the preservation of the vegetation. Please stand closer. Sorry. Yep. [laughter]

No, I think the the preservation of the vegetation, you know, all the trees and brush around there will help I think keep that stability in there. Something we're going to look more closely at as we do the final design of the project. But uh just from the preliminary you know nature of what we've done so far we believe what's you know the design of the project's going to maintain that that buffer and that that stream stability. So all right any questions? All right. Thank you very much. Thank you. Any other questions for applicant or staff before we hear from the public? Seeing none and hearing none. Uh is there anyone in the audience that would like to speak in favor of this project? Speak now. Come on up, sir.

Full name and address, please.

My name is John Straight. We live at 26101 Mason School Road, which the project would in a way encroach on two sides of this. There's going to be four proposed lots on the east side and three across the south side. To me, the area would be an ideal place for Blue Springs to establish a park in the south part of the city, which there is none now anywhere in that area with a a lot of residential area [clears throat] with no parks. And naturally, I'd rather there was no development around us. [laughter] There's a lot of wildlife in the area and that'll eliminate basically eliminate all of that. We've had beavers right there to the south of us.

[snorts] We have a lot of deer, coyote, turkeys, and many other uh natural wildlife for this area. I guess basically I'm just asking for some cons consideration that I probably won't get. Thank you. Well, thank you very much. I'm sorry. Thank you very much.

And just for the record, we are working on Southwest Park. Um the city's getting ready to break ground. So that will be located in close proximity to this development. So there will be a new park facility coming to the south side of Blue Springs. That was my next question. Thank you. Um anybody else here like to speak in favor of this project?

Anybody here that would like to speak in opposition to this project? Seeing none and hearing none, I will close the public comments section of the public hearing. Any final questions up here for staff or the applicant. All right. Um I will close the public hearing and I will bring it back up here if anybody would like to make a motion. Chair. Yes.

I'd like to make a motion to approve the amended PUD concept plan for Brookside Estates PUDC-10-25-9711 with the staff conditions. Thank you. I have a motion about a second. Second. And a second. Roll call, please, Tracy. Of course. Commissioner Pumprey. I. Commissioner Ingresol. I. Commissioner How? Hi. Commissioner Graham. Hi. Commissioner Sanderson. Hi. Commissioner Smith. I, Commissioner Stokenberry. I, Chairperson Henning. I, all eyes. That passes. It'll be recommended to her by the city council at their next meeting on March 2nd, 6 p.m. in this room. I will now ask for a motion on the preliminary plat portion of this project.

You're trying to get there. Chair. Yes. I'd like to make a motion to approve the preliminary plat PP-10-25-9712 for Brookside Estates. I got a motion. How about a second? Second. And a second. All those in favor? I. Any opposed? All right, that passes as well. We are moving right along this evening. [snorts]

Uh moving on, I will now open the public hearing for agenda item number seven, general development plan GDP 12259764 for Epic Retail with the preliminary plat being heard concurrently. This time I'll ask for exhibits from our city attorney. Uh yes, Mr. Chair, we have exhibits one through five to enter into the record. Thank you very much. And it looks like Mr. Day is ready for a presentation from staff.

Good evening, commissioners. Uh before you this evening are request for approval of a general development plan and preliminary plat for a retail development located at 2850 Northwest 7 Highway. Uh the subject property is currently vacant and is an undeveloped land that is part of the Casey subdivision or plat. The applicant proposes construction of approximately 28,200 square feet of retail space along with associated site improvements necessary to to support the development. The project will to serve approximately 65 acres and is proposed as a singlephase development. Uh the general development plan proposes utilizing the existing access drive from Northwest 7 highway that currently serves the Casey's gas station. uh located north of the subject site. Uh in addition, a new access drive is proposed from Hunter Drive that is a line parallel to the drive across the street to promote safe and efficient traffic flow. Uh a gravity sewer line is also located west of the development along seven highway is available to serve the site. The project complies with the general commercial building standards, including setbacks, height, lot coverage, and other applicable requirements. The site plan includes 117 parking spaces where 113 are required, exceeding the minimum standard. A 5-ft sidewalk meeting ADA requirements is proposed along both North 7 Highway and Hunter Drive. Additionally, a internal 5- foot sidewalk is provided around the exterior of the buildings to ensure pedestrian connectivity. Uh the preliminary plat is consistent with the comprehensive plan designation of corridor reinvestment area. The proposed layout does not impede the

future construction of public infrastructure and reflects sound planning, engineering, urban design principles. Uh based on the analysis provided in the staff report, staff recommends approval of the general development plan and preliminary plat both with five conditions. And I'll be happy to take any questions. Any questions for staff before we uh get to [snorts] the applicant? I think I'm worried about the traffic on Hunter Drive there. Like that's a lot of residential, a lot of kids growing up around that neighborhood. Mhm. I mean it's

so there was a traffic impact study done. Um it is ample to serve this site. The only improvements that were uh required was re uh repainting like the lines off of Pink Hill Road, the westbound lane. Um and that is a condition in our staff report that they'd have to meet that requirement. But they're not going to be required to redo the PD in there on Hunter Drive or No. No. Can you show us on the plat the area that you're that he's referring to, please? Like I'm So there he is referring to I like this development. I just don't like Hunter Drive.

This Okay. And they've aligned their access drive to be parallel with this existing access point. So that's actually the entrance for um what's that subdivision back there? Sherwood I'm not sure off the top of my head Sherwood Village. It is. Yeah. One of two. Yeah. They have access off of Pink Hill as well. And uh share your concern again the traffic going through the neighborhood cutting fifth street, sixth street, people going get again going in and out from there. Six Six Streets dens with kids. Yeah.

Like and and people will cut through because right run right through that median. Yeah. Again, there maybe if it wasn't a split median, I'd be more for it. Like if but the median split, so you could turn left and but Yeah. Okay. Again, there was a traffic impact study done by the applicants. Um and the the only in that area. Yeah. But the only uh needed improvements that that study found was the restriping of the westbound of Pink Hill Road.

Um comments heard and I'm sure the applicant has heard them and and we'll comment on it. Anything else for staff up here? All right. Thank you, Logan. No problem. Is the applicant here would like to speak on behalf of the project? Welcome. name and address, please.

My name is William Buck. I live at 6040 Woodside Avenue, Kansas City, Missouri, 64133. I work for Powell uh civil engineering and surveying architectural firm. And uh we've been working on this project uh try to get a nice retail development for the area. Um, I understand about your your concerns about the the pedestrians, but we'll be putting sidewalks in, and like I said, they didn't say anything in the traffic impact study. Um, but we've got good connectivity throughout the development for sidewalks and so forth. So, I hopefully we can minimize that. Um, so anyway, I think it's a good good development and fully in compliance with your your standards and your codes. I like the development. Like I I'm 100% for this. I just Hunter Drive is my concern with with all the kids between there and on back at Fifth Street. That's

all right. Any questions for the applicant? Thank you very much. Thank you. Is there anybody in the audience that would like to speak in favor of this project? [clears throat] Seeing none, hearing none, is there anybody in the audience that would like to speak in opposition to this project? Seeing none, hearing none, I will close the public comment section of this public hearing. Any final questions for staff up here or comments you'd like to share before I ask for a motion? Just my hunter drive.

We heard like any way to get into the retail situation off of seven. Yes, ma'am. So, it's they have a shared access agreement. There's a shared access uh easement that would they'd utilize from Casey. So, there's an existing access point right here that the development would use. But you're you're saying I guess his concern is if they come in through Hunter and come up this way. Yeah. And see the thing is this is Hunter right here.

Kids running around. Yes, I know kids should not be running around in the middle of the street, but going up that area. I don't know why they could have put an access right there in the parking lot. Chair, I would like to say that that that property, that empty lot has it's wonderful to finally see some movement in in that part of Blue Springs and I just welcome it and thank you for bringing it to the to us. Yeah, I think it's great. It has sat idle for many many years. It has. Mr. Fry, we or will we scroll down a couple or is it Logan that has it? Okay. Do you need You mean other direction? Other up. Yes.

Yeah, up. Okay. There you go. So on the far left hand bottom corner, that's where the access point will share from the Casey's. Yes. Yes. And the seven highway entrance. Yep. Yes. I I hear your concern. I'm not speaking for or against or trying to trying to change the mind. Um with both accesses access points and the shared access, I think it's sufficient. But uh yeah, that's what we're here for. You've been heard. You've been hurt. Exactly. Um, all right. There might be a possibility that MDOT wouldn't allow another entrance off Seven Highway, too. They're pretty stingy. Yeah. No, that's a very valid point. Yeah. I'm not

arguing that. Oh, yeah. Nobody says you are. Yeah. Um, and overall, it's exciting to see multiple projects north of seven north of I7 in Blue [clears throat] Springs. It's uh we need it. We have been getting the love down there lately. So, um All right. Um, I brought it back up here for any additional comments, statements, uh, questions. We've heard some. Any others? Seeing none, hearing none. Um, I will close the public hearing and ask for a motion for the general development plan portion of this project.

Chair. Yes. I would move to approve the general development plan for Epic Retail GDP-12-25-9764 with staff comments. I've got a motion and a second. Second. And a second. Tracy, roll call, please. Of course. Commissioner Anderson. No. Commissioner How? I. Commissioner Graham. I. Commissioner Sanderson. I. Commissioner Smith. I. Commissioner Stokenberry. I. Commissioner Pumprey. I chairperson Honey I. That motion carries will be recommended and heard by the city council at their next meeting Monday, March 2nd at 6 pm in this room.

Uh moving on, I'll ask for a motion for the preliminary plat portion of this project for Epic Retail. Chair. Yes. I would move to approve the preliminary plat for Epic Retail PP-12-25-9765 with staff conditions. Thank you. I got a motion. How about a second? Second. And a second. All those in favor? I. Any opposed? Nay. One. Nay. All right. Um, I think that wraps up our meeting. Double check here since we switch things around. That's all I see on my end. Am I missing anything? All right, that concludes our meeting. Uh, any other business to discuss up here?

All right. If not, I will entertain a motion to adjurnn. So moved. Second. A second. And all those in favor? Any opposed? All right. Thank you very much. This meeting is adjourned. Have a pleasant evening.