Planning Commission - Regular Meeting

All right. Good evening. Welcome those present and those watching online. I would like to call the Monday, April 13th, 2026 Blue Springs Planning Commission meeting to order. Please rise and join us in the pledge of allegiance. I pledge allegiance 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, roll call, please. Tracy, of course. Commissioner Ingresol, present. Commissioner Pumprey, Commissioner Stokenberry, present. Commissioner Richell, present. Commissioner Sanderson, present. Commissioner Koff, present. Commissioner Graham present. Commissioner How present. Chairperson Henning present. Perfect. This time I would entertain a motion for the consent agenda and approval of the March 23rd, 2026 meeting minutes as well as the extension of the Hoot Al Meadows preliminary plat. So move and a second. All those in favor?

Any opposed? All right, that carries. I want to now open the public hearing for agenda item number five. Conditional use permit cup 03269849 for inked by Ry. I'll ask for exhibits from our city attorney. Mr. Chair, we have five exhibits to enter into the record. Exhibit one is the staff report with attachments. Exhibit two is the public notice affidavit from the examiner published on March 28th, 2026. Exhibit number three is the notification map uh showing 185 ft. Uh the fourth exhibit is the uh property owner list of properties within 185 ft. And exhibit five is the property owner property owner letter to those properties within 185 ft.

Thank you for that. I think staff is ready, Miss Fry, for a presentation.

Good evening, planning chair and commissioners. Uh before you this evening is a request for approval of a conditional use permit to allow the operation of Ink by Rye, a fine line tattoo studio located at 821 southwest westbound US40 highway. The location is currently zoned as general business and the general businesses district is intended to accommodate general trades and commercial services at specific points of arterial streets outside the central neighborhood districts. The conditional use permit is required for all body art services to operate within the city of Blue Springs. Unified Development Code Text Amendment UDC T04259554 Body Art Code Amendment amended the Unified Development Code to increase the number of permitted body services establishments in the city from one per 15,000 residents to now a one per 6,000 residents. Under the re Missouri revised statutes chapter 324, tattooing and body art services are regulated and practitioners must like be licensed by the Missouri Division of Professional Registration, Office of Tattooing, Body Piercing, and Branding. Staff evaluated the requirements of the special use standards under UDC 405.05033 and that the body art services must meet standards listed in the code. Staff evaluated the three standard requirements under the special use standards at the location proposed, which is not located within 500 ft of any residential use or or district, church, school, or public park. Based on the current population figures and corresponding maximum allowance of 10 body art service establishments, the addition of the proposed establish will not cause the total number of body art establishments to exceed the maximum permit threshold. and staff recommends that the submission of a valid state licensing document documentation be required prior to the issuance of a business license or the certificate of

occupancy. Staff recommends the approval of the conditional use permit with the four conditions listed in the staff report and the applicant is present for any questions. Any questions for staff? This is the building next to Queen Beach, right? Yes, sir. Okay, I had a question about condition or recommendation number two. Proposed body establishment shall be served by approved public sanitary sewer connection. I would think that'd be normal with everything. Is that always in there? Does it have something to do with this? Yes. There it's currently some construction at site. I'm gonna have Nick answer to that because he actually knows the full.

Yeah, currently the sanitary sewer um extends across the back of Queen B, but it doesn't extend to uh this specific property. And so, as part of this, they will be required to connect into public sanitary sewer. This specific site was previously on septic. Oh, okay. That explains. Yes, that's why that weird condition is there. Normally it's not there. So, okay. Which Yeah. Uh, all right. Uh, is the applicant here? Would you like to speak a little bit about your project or mention anything? Um, you'll be Yeah, come on up. We've got so much We have so much room in time tonight.

Um, not much other than I hope that it's something that the city can be excited about. Um, it's not your typical tattoo parlor. I don't know if the look of me gives that impression, but um, it's more of a spa. It gives women specifically, who is my clientele, 98% women, um, a safe place to get tattooed. Um, and just to feel safe. Um, there have been bad experiences at tattoo parlors unfortunately, and I've been able to offer a haven for women currently on state line in Kansas City. So, I'm just looking for a place to grow it. It's just me right now, 123 23 square feet and just a tiny little room. So, I'm excited to welcome more artists who are like me into my space and um just grow this really cool opportunity. And I'm really excited that it's in Blue Springs as I am from here. I went to Blue Springs South High School and graduated in 2018. So, that's it. If you have any questions, I'm happy to answer them.

Well, fantastic. Thank you very much. Thanks. Anybody here that would like to speak in favor of this project? Seeing none, anybody here that would like to speak in opposition to this project? Uh the public comment section is over. Anything else for staff up here? Anything else from the applicants? All right. Any discussions before I close the public hearing? Seeing none and hearing none, the public hearing is now closed. And I would entertain a motion for this conditional use permit with the conditions.

Chair. Yes. I move to approve CUP03269849 with the four staff conditions. A motion and a second. Second. And a second. Roll call, please. Tracy, course. Commissioner Stokenberry. I. Commissioner Richell. I. Commissioner Sanderson. I. Commissioner Kraov. I. Commissioner Graham. I. Commissioner How. Hi. Commissioner Ingresol. Hi. Chairperson Henny. I. All eyes.

That motion carried. Congratulations. This item will be recommended and heard by the city council at their next meeting, Monday, April 20th, 2026 in this room at 6 pm. That's all we have on our agenda. If any other business up here down there out there anywhere. All right. I would ask for a motion to um to adjourn. So moved. Second. A motion and a second. All those in favor? I. Any opposed? Better not be any. All right. This meeting is officially adjourned. Thank you very much. Have a blessed evening. Yeah. 65939 7 minutes.