Planning Commission - Regular Meeting

Good evening. I would like to call the Monday, June 6, 2026, Blue Springs Planning Commission meeting to order. Please rise and join me 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,

Tracy, can we get a roll call, please? Of course.

Commissioner Ingersoll? Present. Commissioner Pumphrey?

Present.

Commissioner Stokenberry? Present. Commissioner Richel? Present. Commissioner Sanderson? Commissioner Irie? Present. Commissioner Graham?

Present.

Commissioner Henning.

Present.

Chairperson Howe.

Here.

All right.

Thank you. At this time, I would like to entertain a motion on the consent agenda for the approval of the May 26th, 2026 meeting minutes. Salute. Thank you, Commissioner Henning. In a second. For all those in favor, say aye. Aye. That motion carries. Next on the agenda, I will open the public hearing for agenda item number four, the conditional use permit CUP03269855 for split spaces. I will ask for exhibits from our city attorney. Jennifer, please.

Yes, Mr. Chair, we have seven exhibits to enter into the record tonight. The first is the staff report with the attachments. Second is the affidavit of publication that was published in the examiner on May 23rd, 2026. Third is the notification map showing 185 feet around the property. The fourth exhibit is a list of property owners within 185 feet. Fifth is a copy of the letter sent to the property owners of this public hearing. Exhibit six is the land use section of the Blue Springs Code of Ordinances. And lastly, we have the 2014 Comprehensive Plan.

Thank you so much. At this time, I will ask for staff's presentation. Mr. Day.

Good evening commissioners before you this evening is a request for request by the applicant capital builders KC requesting approval of a conditional use permit to allow the land uses of vehicle repair limited and vehicle repair general within buildings a and B of the flex space phase 2 development and These uses require a conditional use permit within the light industrial or LI zoning district. The subject property is zoned light industrial and is surrounded primarily by industrial and commercial uses. To the north and east are light industrial properties while commercial properties are located to the south and west. No additional construction site modifications or infrastructure improvements are proposed as part of this request, as parking, stormwater, utilities, and site access were previously reviewed and approved through the development process. Staff notes that all vehicle repair activities must occur within the enclosed tenant spaces and that outdoor storage of vehicles awaiting repair is prohibited. Staff reviewed the request against the conditional use permit criteria contained within the UDC. Staff found the proposed use to be consistent with the intent of the light industrial zoning district, compatible with the surrounding uses, and is not expected to create adverse impacts on adjacent properties. public infrastructure, or long range planning objectives. Based on this analysis, staff recommends approval of the conditional use permit, subject to the conditions listed at the end of the staff report. I would be happy to answer any questions, and the applicant is present to answer any as well. Thank you, sir.

I'll bring it back up here. Any questions for staff before we hear from the applicant?

Chair?

Yes, sir.

Can we see the actual plan with the buildings? Those are new buildings, right?

Correct.

Thank you.

When is C, D, and E slated to be built?

So C and D are currently being built as part of it. So a site plan design review was approved. The only building that hasn't been built yet would be building E. OK.

Cool.

My concern is parking. Like for building A, I drove through there and there's 11 parking spots and two of them are handicapped, so that's like nine. And I want to be able to show some flexibility for this conditional use permit. But I'm struggling for the parking aspect. It won't really affect, I think, the public in the sense of a nuisance potential of seeing it because it's on the inner buildings. And you mentioned that it's specifically no vehicle storage waiting to be repaired. I'm curious if the applicant can speak how that works because I'm really struggling with parking. There's how many units are in building? I guess we can wait for the applicant, we can ask the applicant that. That's my struggle here.

Any other comments before we bring in the applicant? All right. Would the applicant like to speak on behalf? And if you could please state your name and your address for the record.

Yeah, Brandon Keller, 420 Nichols Road, Kansas City, Missouri, 64112. Thank you for having me, and I'm sorry I'm the only one on the agenda tonight that you all had to come out here for. Oh, it's appreciated, by the way. Yeah. so um speaking to parking um and i guess i'll back up a little bit and just kind of explain why we're asking for this so we saw a lot of applicants for um or interested renters that are interested in some sort of specialized mechanical use per se um whether that be like a small like it's a it's a Motorcycle shop who customizes motorcycles and puts larger, like stretches them, puts new handlebars on them or something like that. Or an automotive user who, so we have a detailer in the first phase who just details and does tint. But there's also detailers that can also do modifications to cars, like put a spoiler on or something like that. and that would fall under mechanical so we have to tell them that they're not allowed and so and then going back and forth with the city one of the biggest issues was there's no floor drains and so changing oil or other fluids would not be allowed in this scenario and so That's specifically what we're asking for. It's just a small specific uses and we don't want to turn them away because they're good renters. And so it would not be a traditional automotive shop where they would be able to store cars because we only allow one car, one additional car outside the unit anyways. And so basically once we tell them that, then that nullifies any of the other mechanical requirements. where you have multiple cars waiting in line to be worked on. So this would just be a special use case. So no additional exterior parking because we don't allow it as a management because then the other renters get mad We're to the point now where we're actually assigning spaces per each unit as well, just to make sure that there's no infighting between tenants and who's getting what spots and whatnot. But parking hasn't been much of an issue yet. There's that area on Building A that you were referring to, there's not as many up there. And so that one is probably a little bit more tight. as far as the users go, but we just take that into account when we're leasing out other spaces, and so we'll separate them into a different, if we know that they may have two extra cars, we'll try to put them in a different space. Yeah. So, and then, yeah, going back to, we're only allowing it in building A and B, so B is sprinkled, that building is sprinkled, and so if there was a use that we were worried about, a potential user, might have some type of chemical then we would always put them in building uh and b um so that they're allowed in that building since it's sprinkled and then a because you can't see it from the street so we don't want people to be able to see hoods up um so building c and d uh which are just wrapping up construction right now and those are more geared toward retailers i would say so we um i think we just signed uh new sort of retail retailer for building D today I believe and we are turning away a lot of the automotive mechanics you'd be surprised how many calls we get and once we tell them that they can't store additional vehicles out and we probably get like one a week right now of people that want an auto shop and it's because they want but they need storage and so we turn them down every time so any other questions I can yes sir For us, in buildings A and B, as long as they don't have more than one additional car outside the space, in buildings A and B, we wouldn't really have a maximum requirement. I think there is a maximum requirement, though, at the city level for automotive use. I think it's 5,000 square feet per 12,000.

I can't remember off the top of my head.

So we wouldn't even be allowed more than five automotive official users in each building anyways. And I don't think that we would have that many specialty users either. There's only so many small specialty automotive users out there. majority of building a I believe is the one that's the fully leased already and most of them are a small business like HVAC repairman various others like businesses that just need additional storage and that sort of thing um so building a was finished first and so that one leased first what you won't see any i don't think anybody's moved into c and d yet but we're starting the tis uh scheduling out the ti work to finish their spaces right now um so it looks a little empty but uh building a is full and we're working on b right now any other comments from up here thank you sir thanks

At this point, I'm going to ask if there is anyone in the audience that would like to speak in favor of this project. In favor of. Seeing none, is there anyone in the audience that would like to speak in opposition to? Seeing none. The public comment section of this public hearing is over. Any final questions for the staff?

I would just like clarification that on a project like this, there is indeed no different one that covers all of them?

So both of them. So that's why we did vehicle repair limited in general. But again, we've conditioned it to where no matter what they do, that work has to stay within the confines of that rented interior space. So a renter can, even if in the event that capital builders moved on, move management or whatever, If somebody came in, different management came in, the work that's happening on the site would have to remain within the confines of their rented interior space. So they couldn't have a car in the parking lot waiting to be repaired. They couldn't repair the car in the parking lot. So everything would have to happen within the interior, essentially.

So regular mechanic shops have a different classification than what we're

Yeah, so technically the vehicle repair limited could cover auto dealers, stuff like that, like the modifications. But also in the event they wanted to have somebody in that shop that was repairing stuff. Um, that's why we worked with them and kind of did both of the vehicle repair uses. Um, and that's why we've also conditioned that. No matter what it just has to remain within the confines. Um, and then anything related to. Say, like the drains that he mentioned, um. I talked with our billing codes administrator, and essentially, we would catch that on a tenant finish or an interior, and we would clarify what they're doing in terms of mechanic work.

Thank you. Any other comments up here? Or staff or the applicant?

All right.

At this point, I'm going to close the public hearing. And I would ask for a motion on the conditional use permit.

Chair. Yes, sir. I would move for approval of the conditional use permit for flex spaces CUP dash, I didn't bring any glasses, so I'm going to have to. 0326. 0326-9855 with staff conditions.

All right, we have a motion. Do we have a second? Second. Thank you, sir. This will be a roll call, so Tracy. Yes.

Commissioner Pumphrey?

Aye.

Commissioner Stokenberry? Aye. Commissioner Ritchell? Aye. Commissioner Irie? Aye. Commissioner Graham? Aye. Commissioner Henning? Aye. Commissioner Ingersoll? Aye. Chairperson Howe?

Aye.

All ayes.

All right, so that motion carried. This item will be recommended and heard by the City Council at their Monday, June 15, 2026 meeting at 6 p.m. um the next item is adjournment but before we do that i would like to take a moment to recognize our former chair current vice chair mr chris henning uh thank you for your dedication over the last two years as being our chair and i would like to on behalf of myself the staff and the commissioners would like to present you this guy very much and thank you very much I still can't believe they gave me a gavel. Look at that. All right, you do whatever you want with that.

Anything else from up here before we shut it down?

All right, so do I have a motion to adjourn? So moved. Second?

Second.

All right, all those in favor?

Aye.

This meeting is adjourned. Have a great night. Thank you. Thank you.