Planning Commission - Regular Meeting

Good evening.

I would like to call the Monday, June 22nd, 2026 Blue Springs Planning Commission meeting to order. Would you please rise and join me with the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, Thank you. Can we get a roll call, please, Tracy?

Of course. Commissioner Humphrey?

Present.

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

Present.

Commissioner Henning?

Present.

Commissioner Ingersoll? Present. Chairperson Howe?

Here.

Perfect. We have a quorum.

Thank you. At this time, I would like to entertain a motion on the consent agenda for the approval of the June 8, 2026 meeting minutes.

So moved.

Thank you, Commissioner. Do I have a second? Thank you. For all those in favor, please say aye. Aye. Any opposed? That motion carries. Up next, I will open the public hearing for agenda item number four, the vacation VAC 06269901 for the 12th Street extension. I will ask for exhibits from our city attorney, Jennifer Baird.

Yes, Mr. Chairman, we have several exhibits to enter into the record. First is the staff report with attachments. Second is the affidavit of publication. Third is the notification map showing properties within 185 feet. Fourth is the property owners within 185 feet. five is a copy of the letter sent to the property owners exhibit six is title four which is the land use section of the city code by reference and then exhibit seven is the 2014 comprehensive plan that is included by reference as well thank you thank you at this time i will ask for staff's presentation mr logan day good evening commissioners the item before you tonight is a request by the city of blue springs

to vacate a portion of the existing right-of-way associated with the proposed 12th Street extension project. The request would convert the existing right-of-way into a permanent construction easement to allow for the installation of stormwater infrastructure utilities and roadway improvements associated with the extension of Southwest 12th Street from Southwest Crest Drive to Wyatt Road. The extension is intended to improve connectivity within the area and provide access to future development, including the proposed Southwest Park development located to the west of the roadway. Staff reviewed the request against the vacation criteria contained within the unified development code and found the request to be consistent with the comprehensive plan, compliant with the development code, and supportive of future infrastructure improvements and development within the area. Staff also finds that the proposed vacation will not negatively impact access, utility services, transportation connectivity, or the rights of adjacent property owners. The right-of-way proposed for vacation no longer serves its intended public purpose, and its conversion to a permanent construction easement will better facilitate the public improvements necessary for the project. Based on the contained staff report, staff recommends approval of the vacation with the conditions listed at the end of your staff report. And I am happy to answer any questions, and our city engineer is here to answer any questions as well.

Thank you, sir. Is the applicant here as well?

We are that. Oh, it's us.

So yes, we are. Fantastic. So are there any questions for staff before we hear? Any questions for staff? Is there anyone in the audience that would like to speak in favor of this project? Seeing none, is there anyone in the audience that would like to speak in opposition to this project? Seeing none, the public comment section of the public hearing is over. Any final questions for staff are up here. All right, any discussion or comment? I'm gonna close the public hearing and I would ask for a motion on the vacation.

Chair.

Yes, sir.

I move to approve vacation for 12th Street Extension, VAC 06269901 with the 1 staff condition. Thank you, sir.

Do I have a second? Second. I'll second that. All right. Thank you, commissioners. This will be a roll call, Tracy, if we could.

Yes, of course. Commissioner Stokenberry? Aye. Commissioner Richel? Aye. Commissioner Sanderson?

Aye.

Commissioner Eyrie? Aye. Commissioner Graham?

Aye.

Commissioner Henning?

Aye.

Commissioner Ingersoll? Aye. Commissioner Pumphrey? Aye. Chairperson Howe?

Aye.

All right.

Fantastic. This item is carried, and this motion is carried, and this item will be recommended and heard by the City Council on their Monday, July 6, 2026 meeting at 6 p.m. All right, up next on the agenda, I will open the public hearing for agenda items number five and number six, the general development plan, GD03269850, and the conditional use permit, CUP03269851, for wind water and flex use, with item nine being held concurrently. I will ask for exhibits from our city attorney, please.

Absolutely, Mr. Chairman. We have seven exhibits. The first is the staff report with the attachments. Second is the affidavit of publication. Third is the notification map showing properties within 185 feet. Fourth is the list of property owners within 185 feet of the site. Fifth is a copy of the letter that was sent to the property owners regarding these hearings. Six is title for the land use section of the city code and by reference and then lastly we've got the 2014 comprehensive plan by reference Thank you.

Thank you very much at this time. I will ask for a staff presentation again. Mr. Logan day

Good evening commissioners before you this evening is a request for approval of a conditional use permits, general development plan, and a preliminary plat for the property located at 2601 Northwest Jefferson street, currently zoned R. C. or regional commercial. The applicant is proposing approximately 28,500 square feet of building area on a five acre site. The development includes a 10,320 square foot facility for Windwater Blue Springs, which will contain a office space and associated outdoor storage for utility materials located to the rear of the building. The outdoor storage area will be screened from the public view with a six foot privacy wall and an additional landscaping buffers. The second building consists of approximately 18,180 square feet of flex commercial space intended to accommodate a mix of uses permitted within the RC zoning district, including residential storage uses subject to the approval of the conditional use permit. Overall, staff finds the development represents a low intensity commercial use that is compatible with the surrounding area. In regards to the conditional use permit request, staff finds the proposed use is consistent with the intent of the regional commercial zoning district and compatible with surrounding and adjacent properties. The proposed development is required to comply with all applicable provisions of the development code. As part of staff review, one additional site-specific condition is recommended to ensure continued compliance with the intent of this code. The condition clarifies that parking spaces shall not be used for outdoor storage of equipment, boats, trailers, household goods, or other personal property. Trailers may occupy parking spaces when associated with the business on the property, but be actively used for loading or unloading activities. Staff does not anticipate the proposed residential storage used to create significant adverse impacts related to traffic noise or operations and finds the scale site. layout and building design to be generally compatible with the character of the surrounding area. Staff also finds the request is consistent with the long range planning goals for this corridor and will not negatively impact future development or use for the surrounding properties. Regarding the general development plan and preliminary plat the site is proposed with two access points including a primary access from Northwest Jefferson Street any secondary access onto Northwest Saunders Road The secondary access is intended to improve internal circulation and allow truck traffic to efficiently exit the site back towards Northwest Jefferson Street. Development also includes sidewalk improvements along Northwest Jefferson Street, connecting the existing sidewalks located on either side of the property. Sidewalks improvements were not required along Northwest Saunders Road due to the lack of continuous pedestrian connection in that area. However, the applicant is proposing half street improvements along the site frontage of Northwest Saunders Road along with additional landscaping and screening enhancements. To minimize impacts to the adjacent single-family properties to the north, the applicant is proposing a six-foot solid privacy fence consisting of masonry, wood, composite, or vinyl materials in addition to a 25-foot landscape buffer along the rear property line to further screen the development in outdoor storage areas. preliminary stormwater management plan has been submitted which includes a detention basin and best management practices to address runoff and water quality requirements a final stormwater management plan will be required during the engineering will be reviewed and sorry I lost my place here a final stormwater management plan will be reviewed during the engineering approval process and Lastly, the development is proposed to be a single-phase project. Based on the analysis provided in the staff report, staff recommends approval of the conditional use permit, general development plan, and preliminary plat subject to the conditions listed at the end of the staff report. And I am happy to answer any questions, and the applicant is here to answer any as well.

Thank you, sir. I'll bring it back up here to the commissioners. Is there any questions to staff before we hear from the applicant? Yes, sir.

What can be done about Saunders Road? Put like no right turn onto Saunders out of there? That's a huge point of contention for me. That road's so narrow with the traffic. If a truck decides it wants to turn right on Saunders and go to Duncan, it's going to create a problem. I think it's unfair to make the applicant pave and widen the entire road. But is there something that could be

I can offer some insight on that. Right turn would be difficult. I mean, the only thing that could be done is signage at this point, because not allowing the right turn, I don't know, it would be difficult from just circulation and exit standpoint.

I'm just worried that we're going to get a truck making a right turn that's going to have to take it wide anyways just there. And you have people, school bus, cars coming. Yeah.

Sure. I would say there really wouldn't be any reason unless Jefferson was closed because that's going to be the primary route from any I-70 or from either direction, in my opinion. It's a wider road with a better travel way. So I would say that, in my opinion, professional opinion, it would be just for any road closures or any detours that would send traffic from that direction or that way.

Any other comments up here?

Yeah, Chair. Yes, sir. Quick question about, can you provide like a brief list of what's allowed in the RC regional commercial zoning, just for kind of perspective on what's allowed by right there?

regional commercial, I mean, for this one, it would be, so the wind water would fall under building and construction contractor, so that would be someone that's engaged in the construction of utilities, plumbing, construction, and they're allowed to have storage, so it falls within what's allowed there, so it's more of a less intense than light industrial, but not as intense, so kind of the uses that would fall, not into a light industrial, but I can't name all the uses that would be allowed off the top of my head. I can provide the list.

It allows for small commercial, mixed use limited, general commercial, pad site, small industrial workshop, small civic limited, and prominent civic limited.

Okay, thank you. yes sir i've got a few and what you can't answer we'll just go to the applicant um you mentioned in your presentation of the six foot privacy fence uh being a wide variety of different materials correct that it could be and then some screening above that in the architect's two-page narrative they stated gravel asphalt screenings might be desired over part of the storage area who discerns if more

Screening needs to take place above the six-foot fence that they Will determine so who would determine that so we they would go through a site plan design review after that But right now this site would be completely Asphalted So there wouldn't be any gravel necessarily on the ground from a traveling standpoint so the whole site would be asphalted but if they had storage materials and they wanted to that would be something we would review during site plan design review

And the other exception that they asked for was increased driveway width at the right of way for a standard 30 foot driveway increase to a 50 foot driveway is the way I'm reading it. Is that referencing access off of Saunders or Jefferson?

so the one off of jefferson would have been a modot approval so that has been through modot um they originally did have a wider access off of northwest saunders um and then was reduced to 30. so it is now 30 off of saunders okay then i will defer to the applicant for this uh as well and um

During the course of meeting with the applicant, have they communicated why they want access off of Saunders, including the access off of Jefferson, when most of the businesses up and down there just have single access from Jefferson?

So their trucks would pull in off of, from our conversations, their trucks would pull in off of Jefferson Street and then circle through the site and then get... go onto Saunders and then back onto Jefferson. So essentially, the trucks leaving the site would only be on Saunders for about 100 feet, essentially. So it's just for improved connectivity and circulation for the applicant.

Okay, and for further clarification, and again, if you're unsure or don't know, I'll get to the applicant on this. The driveway that they're requesting that is a standard 30, they're asking for a 50-foot driveway. Do you know for certain if that is?

They are both 30.

Right, but okay, I'll just go to the applicant with this next question. Okay, so let me clarify this. Let me just follow up with you. despite the fact that they were submitting for 30 then does that mean we should disregard their narrative in the sense that they the number two of the second bullet point increased driveway width at the right-of-way for a standard 30-foot driveway with 50-foot radii correct so it would be they'd be radius yeah so it'd be the 30 foot that's listed in this plan that shows okay Okay. Oh, radius, okay. Oh, that makes sense. Okay. I can see clearly now. Yeah, yeah. Thank you.

Any further from up here? Does Blue Springs have a weight limit on trucks?

On? 25 tons is what our weight limit is. Yeah, just from our 26 pavings.

So an 18-wheeler would be okay, most likely?

Yeah, most likely.

we were talking about the design of the building. We asked him to go back for the design of the building. Can we talk about that? I guess when he comes up.

I believe there's images with the newer, yep.

That was our major concern at that time and we asked him to go back for the design.

Absolutely.

Thank you.

Anything else from here? Would the applicant like to come up and speak? and just your name and address, please.

Jeremy Powell, Powell CWM, 3200 South State Route 291, Independence, Missouri. Thank you, commissioners. So as we know, Windwater is looking to grow. They've been here in Blue Springs since 2000, so 26 years in Blue Springs. They're currently, in a growth mode and they need to find a facility that will accommodate. If you're familiar with where they're located on Sunnyside School Road, they outgrew that years ago and now we're looking to expand. This development meets all the zoning requirements except for the special use permit and the radius onto Saunders. The narrative is outdated. There was originally a discussion about doing chip and seal, or not chip and seal, but asphalt millings like we did at KC Bobcat on 40 Highway. We have since said no, that's not gonna hold up the way we want it, and we're gonna do a complete concrete pavement in the back. So that narrative is outdated and is not a request of ours. The radius widening to 50 foot was to help with the turning onto Saunders. This access onto Saunders is gonna be, you're looking at, Five trucks that are owned by WindWaters. Two, let me make sure I say this right, two are F-250s, and three are larger trucks that carry a 22-foot trailer. Other than that, they get an average of two to three semi-deliveries a day. This will be gated off between the buildings, so the only people leaving out that will be WindWaters employees and the five pickups, and then the delivery trucks. And as you mentioned, they're going to be on Sondra for about 100 to 200 feet before they get back onto Jefferson. Regarding the no right turn, we're happy to put up signs to alleviate that. I really doubt that anyone will make that turn unless it's on accident or Google tells them to take a right versus a left.

I'm more worried about the semi taking that right turn, not the F-250.

Yeah, exactly. As per city code, the applicant is responsible for doing half road improvements for the length of the property, which they have done. Architecturally wise, we heard the comments from the last meeting. I believe we've come up with a much better rendering style. that will fit the neighborhood and add appeal. I'll also mention that Windwater's number one competitor is located directly across the street, I-70 on the south side, and they also store pipe outside as well. There is no gravel storage whatsoever on the site. It will be strictly pipes. Windwater does not sell gravel. They have no reason to store gravel on site. So I'll stand for any questions that you guys might have.

I was the primary one last meeting that struggled with the appearance of the flex use spaces. So a couple of questions. Is that a separate entity than what you're doing with the building on the right?

As separate ownership? Yeah. No, it'll all be one ownership, Windwater will be a tenant, and then hopefully they'll be able to fill the flex use as well.

So the flex use spaces are Windwater will be a tenant and rent some of those, but others will be rented by other parties?

Windwater will rent the Windwater facility. and then the other flex use will be rented for rent as well.

Okay, same owner, same project. Yeah. Okay. I like the improvements that were made to the flex space, and I commend you for that. I'm struggling now in a different arena in the sense that it just looks like two completely different structures, two completely different businesses. They're not cohesive at all, color-wise. Is that intended that way?

So you do have the same gray, light gray colors. There's a front view. So we've got a two-tone gray building.

It looks a little darker on the screen, the dark gray.

But it's a lighter gray which matches the Windwater building.

and then a little darker gray, and then we got the bronze and then the black doors, and then we've got glass on each of the garage doors as well. So they don't look exactly the same, but the gray does tie the two buildings together, the light gray.

Anything further from up here?

But the Windwater building is exclusively metal paneling, different colors, with the stone veneer, the bottom three or four feet. And what are the finishes on that?

I'm sorry?

The finishes of the flex space are just different colors of metal paneling?

Yes. And the bronze, which is a metal wood looking material. It's a faux wood. It'll last longer than actual wood.

All right, so I'll go back to one of my questions that staff was, I think, a little unsure on. The six-foot fence in the back or whatever type of material you'll use, you talked about additional screening on top of that. Who decides that?

Do you have any comments about that? Where did you see that?

On this one here, right here, the second bullet point, page one of your narrative in the second dot bullet point. Number one, gravel or asphalt screenings might be designed over part of the storage area.

So gravel or asphalt screenings, that was for the surface. That's not for the... The driving surface. Oh, okay. The KC Bobcat on 40 Highway we did, we did asphalt.

Oh, so this has nothing to do with blocking the view of the commercial from the neighbor's point of view?

No, no.

Okay.

We do have a landscape, preliminary landscape plan that has plenty of... got quite a bit of landscaping. We did additional landscaping along Saunders, and then we're doing the six foot fence to screen, which most of the residents on the north side have their own privacy fence, so we're really buffering that really well with their fence, plus our landscaping, plus the fence.

Anything else up here? Yes, ma'am.

to circle the trucks and come in and out at Jefferson Street.

When the yard gets full of piping, it would be maneuverable. Right.

All right. Thank you, sir.

I just asked if I might have a chance to answer any questions.

Thank you very much. Now I'm going to go to the audience and would ask for if there's anyone in the audience that would like to speak in favor of this project. Seeing none, next I will ask if there is anyone in the audience that would like to speak in opposition to. So I understand there's probably several. So when you do come up here, we're gonna limit you to three minutes. We have a clock running. So we will give you three minutes to share your information. And yes, sir, we will start with you. If you could please state your name, your address for the record, please.

Larry Anderson, 2613 Stonecrest Court, Blue Springs. I've got some paperwork for you guys. Slide number one, Saunders Road. I've measured it, it's half the width of Jefferson Street. And when you bring a truck or a trailer in there, it's gonna clog it up. With buses, you can see right now, the bus and a vehicle can't meet without the bus driving off the edge of the road. So why are we gonna spend tax dollars to rework Saunders and then add truck traffic to Saunders? The other businesses along Jefferson all navigate their trucks in and out of Jefferson. There's plenty of room to turn around a truck up there. I don't know how many acres are there, The other facilities that Windwater has in Kansas City or Blue Springs, it's one way in, one way out. Bottom line there, let's navigate from Jefferson and stay off of Saunders. And on the west side, Saunders, we would like to see a wall there that completely blocks the view. That picture on the lower page there, that's what it looks like today when you drive over to Sunnyside School Road and look into the entrance of Windwater. That's what you see. It's not pretty. All right, slide number two. Current view from the edge of I-70. You can see the works going on there. And I took a little liberty to try to draw in what that's going to look like when you start stacking pipes up there. That's what it's going to look like from I-70, if not worse. Slide number three, the view from Saunders Road. Same thing. It's... That's the corner of Saunders and Jefferson right there. And again, I'm not an expert at graphic design here, but there's gonna be stacks of pipes. You can go over to Sunnyside School Road right now and they're everywhere. All right, slide number four. I've marked in red the five houses that are adjacent to the proposed wind water site. You can see lower left there, five homes adjacent. 18 homes in our subdivision are nearby. And there's others there, I didn't mark those. This is just for Stonecrest. So when you go to number five, there's three other wind water facilities in the Kansas City area. And you see each one of those, I've numerated how many homes are nearby or adjacent, there's none. Page six, three previous planning commissions and cities said no to wind water pipe storage lots adjacent to any, let alone five single family homes in our subdivision. And for Blue Springs, I'm gonna do it on time. For Blue Springs, we don't want a pipe storage lot in plain view for all to see on I-70. Blue Springs has a business park for that.

Sir, your time has expired. We do appreciate your comments. They are on the record. I appreciate your time, sir. Appreciate you listening.

Thank you.

Are there others in the audience? Yes, sir. Please step up. I will get to you soon. You're next, sir. Please state your name for the record and your address, please.

My name is Andrew Quick. I live at 1509 Northwest Timberland Court. I'm actually the president of the Stonecrest HOA. I'm not going to multiply a lot of what Larry said. The Saunders Road, it's 100% no-go It is so narrow, I'm not even sure you could get a tractor trailer to turn left or right out there without ending up in the field across the way. It's like the old song, give me 40 acres. So I'm gonna move on to my second concern, the drainage. I know you mentioned that a drainage study had been done. My question is, has there been, or will there be like a one, 10, 100 year, what's it called? Yeah, yeah, study done. That little creek that runs back there is kinda overtaxed already, and I've had residents call with serious concerns about what's gonna happen, because a privacy wall and some landscaping isn't gonna do anything for stormwater. So that's a major concern for us. The third is a question. As much as a request, are there any easement requirements for the neighbors behind that development, and have they been notified, like sewer easements or anything like that? That's another concern. Personally, I am not against developing on Jefferson Road. One of these days, I think the right project will come along. I don't think a light industrial up against a neighborhood is that project, I mean, it's a great place to live. And I don't think any of us in that neighborhood want to see that kind of a project, that kind of traffic. I mean, has there been a traffic impact study for that driveway on Saunders? I mean, we know by experience that it's super narrow, it's substandard. If a school bus comes by and you're trying to get through, you end up off the shoulder. I've had to pull completely off the road before in my pickup truck to let a bus by. So, I'm not telling you anything you haven't heard in this meeting, or probably meetings past. I just want to express on behalf of the entire Homeowners Association and Stonecrest subdivision that we don't oppose development, we just oppose this development. Thank you very much.

I appreciate you, sir. Thank you. Yes, sir. Again, state your name and your address, please.

I'm Willie Jordan, 2604 Northwest Timberline Drive. My property is directly behind this adjacent proposed windwater pipe storage yard. I am concerned about the negative impact that the building would have on my property value, appearance, and the quality of life. When we purchased our home, our expectations were for the surrounding area to remain compatible with residential use. The proposal would place an industrial outdoor storage operation next to residential homes, bringing increase the traffic, the noise, security, lighting, retaining walls, and large stacks of pipes into our neighborhood. This impact could make our homes less desirable for future buyers and negatively affect property values. The proposal development is not compatible with the residential character of the Stonecrest or the Deer Run neighborhoods. there a more appropriate location within Blue Springs where this could be accommodated. I respectfully ask that the Commission and the City Council to protect our homes who live adjacent to the property and deny the proposed pipe storage area. Thanks.

Thank you, sir. Yes, ma'am.

Good evening. Thank you all for listening to us. My name is Laura Martinez. I'm at 1505 Northwest Timberline Lane. I'm adjacent to the proposal. I'm on Saunders. I am a 26-year veteran of the United States Marine Corps, and I drove CDO. I drove tractor-trailers. It's near impossible. That's going to be able to make that turn left or right for that matter We all know that our tractor-trailer drivers are on online educated now so it's only gonna be a bad scene coming from that area. I agree with my counterparts that if this was to go through, it should absolutely be a circle drive that they come around just like the other ones on Jefferson would do. That way it avoids all that traffic that we're going to hear, unfortunately, as a residential homeowner. I moved up from a $500 trailer, and I'm a retired military veteran, like I told you, and I moved up to a neighborhood of, you know, averaging, what, 500,000? I don't know. My guys know. um and i think it's a disservice that this happens but however if it is going to happen because we do have to have growth um i didn't understand why it couldn't have that circle drive i'm really concerned about the traffic going up and down saunders tractor trailer drivers are just like everybody else they don't mind signs they'll drive right past it they'll honk uh you can't get two vehicles to go down that vehicle nonetheless a bus and and this or a tractor trailer and a vehicle somebody's going off the road there so and that's my yard when you do go off the road it's my yard you're going into and another neighbor of mine uh gabriel so uh we worry about um again tore up now one thing that we haven't talked about um in this minute is the uh... security Security is huge. Like we said, our neighborhood is one way in, one way out. I don't know why anybody else, I mean other areas, and it's a secure area. When you go in that neighborhood, you know you have to wrap her all the way around. And in that time, we have an opportunity to see you leave our neighborhood. So that avoids people from coming into our neighborhood. Please understand that that's what the purpose of a one in, one out entrance is for. So I'm concerned about the theft that would occur with this because we've got welcome in, we've got all those places. We've also got those flex spaces up there. I think we're kind of overdoing it with flex spaces to where we just built that have tons of flex spaces up there. This really seems like an overkill to me. And I agree with my counterparts that it's going to draw attention to people coming to our area to take things please consider you living in that my neighbor i just put a deck and i made it a serene place for me to stay in my retirement yes i understand thank you so much for your time please put yourself in our position thank you for your time others would like to speak in the audience yes sir

I'm Robert Carnes. I live 2608 Northwest Timberline Drive. I live right next door to Willie. When we sit on our deck right now, look out the back. It used to be a beautiful wooded area. That woods protected the wind. We couldn't see I-70. They've come in there and ripped all the trees out, which I guess they had that right. but that's made it so the water won't slow down. The last big rain we had, we had water just rushing down the back of our yard. I mean, it was insane. My wife took video tapes of it, and they say this six-foot fence, that's not gonna do anything. We have an eight-foot privacy fence. I live right behind it. We can look in there right now and watch that heavy equipment running. I mean, a six-foot fence is not gonna do nothing. that flex, we don't need no more of those flex space rental units with garage doors everywhere. That is gonna make that ugly. We take pride in our community, Stonecrest, it's a very upscale, nice area. I've talked to two real estate agents, they said home values will definitely drop due to this. Being next door, well not next door, it's in our backyard, all these blue pipes, clear to the God knows how high. It's just not meant for that. I understand, like the others say, we need development. Not this. This doesn't belong there. If you go down and look at the other ones downtown in the part of Blue Springs, it's in a total, by itself, by the bus barns over there. There's no houses over there. This is gonna be in my backyard. I'm very upset about this. That's all I have.

Thank you for your comments. Anyone else in opposition to?

Yes, sir. I don't know if I'm in the right place or not, because I want to talk about Southwest Wyatt Road.

Your name and address, please, for the record. Pardon me? Just your name and address for the record, please.

I can't hear you.

Your name and address.

Robert Johnson, 25709 Southwest Wyatt Road. Thank you, sir. Okay. On May 30th, you guys last year finished up the road on Wyatt Road there on the southwest side.

Oh, this is not.

Pardon me?

You might, this is not that item that you're speaking to.

Say again?

This is not that item that you're speaking to. This is another item that's on the agenda.

I can't understand you, sir. I'm sorry, the military's taken my hearing.

No, I totally understand. You might want to sit down and come back in just a few moments.

OK. Do you, sir, do you want to talk about this wind water project? Or do you want to talk about a different issue on Wyatt Road?

Well, I don't know what this project is called that they did on Wyatt Road. OK. This is not Wyatt.

This is not that project. So we're going to stay the course here. But at the end of the meeting, if you want to say some public comments, you certainly can.

OK. OK. Thank you, sir. So I, yes sir.

Don Harris, live at 2500 Northwest Timberline Drive. More of a question if I can get an answer. From your rendering up here, I can see where the sidewalk stops there on the other side of, on the west side of Saunders, okay? But I don't see any sidewalk coming across. Is that a part of the the plan for this? Because it's been the whole street. Jefferson has been adding sidewalk and this is a new development. They should be putting a new sidewalk. Is that correct?

So do you have any other comments before we address your question?

No, that's it.

So if I could have you sit down, I promise you get to it. Thank you. I just want I appreciate your comments. Thank you, sir. Do you want to address that?

Yeah. Just for clarification, the rendering didn't include their sidewalks, but on all their plans that we would reference and enforce going forward, they all include their sidewalks along Jefferson, and they all go towards the public entrances, and they're all kind of noted here. No, no, so there isn't any sidewalks along Saunders until Duncan so we didn't require the sidewalks along Saunders Thank you Thank you.

I don't see any other comment. Yes, ma'am. Please step forward And just your name and address for the record, please

Hi, my name is Abby Dickerson at 1505 Northwest Timberline Lane. This neighborhood has been so peaceful and quiet since I've been there. And I can now see the highway. There's nothing hidden. and I am concerned about safety because all the commercial stuff that's been up there is closer to the hotels and all it's gonna do is bring everything our way. And I already know some people in our neighborhood know self-defense, but some people do not, and they're a lot older. And I don't know if they would be able to defend themselves if something should happen. And honestly, I understand development needs to happen. I'm not opposed to it, but I just don't think this is... the right way to do it, and I definitely don't think Saunders Road needs any more traffic. There's no way. Regular cars next to each other can't even go down that sometimes, so it feels like you're playing chicken sometimes on that road. That's mainly what everybody else has said, is what I'm reiterating, but my main concern is the security and the riffraff that's going to be coming that way so um and it's been a really quiet neighborhood everybody looks out for everybody um and we like if you go out of town you call your neighbor and say i'm going out of town they watch your house for you and that's how it's set up so i want to continue to have that be the normal so that's all i can say thank you for your comments

Anyone else? Comments in the audience? Okay, seeing none, the public comment section of the public hearing is now over. I will bring it back up here to the commissioners. Do we have any final questions for staff regarding this project?

Sure.

Yes, sir.

that's right now they would be under regional commercial so they would be same zoning as guyer fence that's the same for meyer as well yeah so that whole strip along uh northwest jefferson would be regional commercial did we notice an uptick in crime and activity when guyer remote um that i am not for guyer when guyer fence when they remodeled and expanded there

Are you asking if we looked at security or crime? Did we see an uptick in crime? No, I don't think there was any uptick.

Anything else from up here?

This is probably more for the applicant, but I wanted some clarifying questions on, I had clarifying questions on the width of Saunders, and then the width after improvements, and then any details on a lighting plan that's for the storage area.

So I'd be happy to call the applicant back up if you would like to have comments, please.

So currently Saunders is 20 foot wide and it our half width improvement will bring it our side to current standards which I believe Toby can correct me it'll be additional five feet uh wider on the east side to bring it to the new the standard for that road classification The other question was on my lighting. Yes, and there is going to be lighting in the back But it's going to be on the building and it's it's it's not going to be pole lights big tall lights or by any means and that would also be So a photometric plan isn't required at this stage.

So that would be something we would review in their site plan design review Okay, thank you

Anything else up here from the commissions to either staff or the applicant?

i had a question for clarification so the back barrier it looks like there's you have the the six foot fence and then a i'm sorry it's a 20 foot it's a 25 foot landscape landscape buffer so are we is i know this is not the site plan review at that point but are we planning trees yes uh we we've presented a preliminary landscaping plan that shows the trees will be planning uh along that property line the north property line

so it may take a bit for them to be full height but you know ultimately there will be a very nice screening may help with storm water as well the storm water is a underground detention system and it'll meet all the current uh apwa 5600 and it will go through review with the city engineer

And Toby, correct me if I'm wrong, but so essentially it won't fix the problem, but essentially it won't contribute to the problem. So as they're going through, it won't make the problem worse, but obviously their development can't fix the issue themselves.

Yeah, that's correct. It basically mitigates any increase. So whatever runs off from the site today in a 210 and 100 year condition will have to be maintained or less. So there's no increase in runoff. So you can't create a downstream flooding situation. It has to be less runoff to be basically approved by the city.

Yeah, as you see here on the landscaping plan, that north property line is quite screened.

All right. Anything else from up here? Chair? Yes, sir.

Is there any plans from the city to widen Saunders? My concern is if we're taking truck traffic as a left turn back to Jefferson, we have half road improvements, the half of the road.

There aren't any future plans now. We're really, unfortunately, with the city and the state of the streets that we have that are unimproved, we're relying on development for a lot of those, unless some kind of CIP project is taken on, such as White Road that's going on, and some of those streets that are well-traveled. Saunders is not a very well-traveled street right now, so it's not in the CIP future plan. But with the five feet improvement, we would be up to 26 feet and minimum is 28. So we're getting a lot closer to the minimum standards for the city with this improvement.

And then in the event somebody came along and developed the other side along Saunders, they would be required to update that side as well and include those half road improvements? Yep, correct.

I'm just doing the math in my head that there's 15 trucks a week straight tractor trailers that are making deliveries.

Yeah, and what I can tell you, just because we're working on the 2027 paving, that will be a road that will be improved next year for the paving overlay, which we could widen that a little bit with that overlay, but it wouldn't be a full subsurface reconstruction, which would not give you the widening that would give you the capacity for heavy trucks, but it is planned to be overlaid next year, just to give that some merit on that.

Next year, is the widening from the exit

it's the entire length of the property so from the northwest corner to the southwest thank you sir okay thanks before i close the uh hearing or before the public hearing is there any further discussion up here from the commissioners all right seeing none uh i will ask for a motion on the general development oh i'm going to close the comments i'm sorry I will ask for a motion on the general development plan. A motion on the general development plan?

Chair.

Yes, ma'am.

I move to approve the general development plan for wind, water, and flex use, GDP-03-26-9850.

Thank you, Commissioner. Do I have a second?

Second.

Thank you. This will be a roll call. Tracy, if we could get a roll call, please. Yes.

Commissioner Richel? Aye. Commissioner Sanderson?

No.

Commissioner Irie? No. Commissioner Graham?

Aye.

Commissioner Henning?

No.

Commissioner Ingersoll? Aye. Commissioner Pumphrey?

No.

Commissioner Stokenberry? Aye. Chairperson Richard?

Aye.

It passes five to four.

All right. So this item will be recommended and heard at the city council meeting at their Monday, July 6th, 2026 meeting at 6 p.m. I will ask for a motion on the Conditional Use Permit.

Chair?

Yes, ma'am.

I move to approve the Conditional Use Permit for Wind, Water, and Flex Use, CUP-03-26-9851.

Thank you, Commissioner. Do I have a second?

Second.

Thank you. This will also be a roll call. Tracy? Yes.

Commissioner Sanderson?

No.

Commissioner Eyrie? No. Commissioner Graham?

Aye.

Commissioner Henning?

No.

Commissioner Ingersoll? Aye. Commissioner Pumphrey?

No.

Commissioner Stokenberry? Aye. Commissioner Richel? Aye. Chairperson Howe? Aye. All right, 5-4.

So motion also carried. This item will also be heard and recommended to be heard by the City Council on their Monday, July 6, 2026 meeting at 6 p.m. And then finally, I will ask for a motion on the preliminary plan.

Chair?

Yes, ma'am.

I move to approve. the preliminary plat for wind water and flex use pp-03-26-9852 thank you do i have a second second thank you uh all those in favor aye aye any opposed no no no that motion carried

Next on the agenda, I will open the public hearing for agenda item number seven, unconditional use permit CUP04269863 for Universal Beauty Studio Academy. And I'll ask for our city attorney, Jennifer, to please enter the exhibits.

uh yes mr chairman we have several exhibits tonight uh first is the staff report with the attachments second is the affidavit of publication uh third is the notification map of property owners within 185 feet the fourth exhibit is the list of property owners within 185 feet uh fifth is a copy of the letter that was sent to the property owners of this public hearing uh exhibit six is the title four land use section of the city code uh reference by reference and then lastly we've got the 2014 comprehensive plan also uh entered into the record by reference thank you so much i will ask for a mission until friday to please uh give the staff presentation

Good evening, chair and planning commissioners. Before you this evening is a request of a conditional use permit with alternative development standards by Tyrone Jackson on behalf of Universal Beauty Studios for approval to allow body art services, educational training facilities specializing in permanent makeup and related body art services located at 1405 Southwest Smith Street. The subject property is located within the downtown T4 general urban district. The T4 district is intended to support a mix of residential and commercial uses while promoting walkability and traditional neighborhood development patterns. As part of the request, the applicant is seeking approval of a conditional use permit because body art services are only permitted through the conditional use permit process. In addition, the applicant is asking for the approval of the alternative development standards to waive the required 500 foot separation from residential uses and a church. Staff analysis confirmed that the residential properties and church are located within that required separation distance. The proposed operation will occupy approximately 442 square feet within the existing tenant space. No exterior modifications, building additions, site improvements, or changes to the parking are proposed. Existing pedestrian access, utilities, drainage and public infrastructure will remain unchanged and a traffic impact study was not required for this request. The city approved the text amendment increasing the allowable number of body art establishments from one establishment per 15,000 residents to one per 6,000 residents. And based on the current population and code requirements, the approval of this request would result in a total of eight body art establishments citywide, which still remains below the maximum allowed threshold. Staff reviewed the request against the conditional use permit criteria and found the following, that the proposed use furthers the intent of the downtown T4 district by providing a compatible commercial service within an existing downtown building. The use complies with the UDC except for the 500 separation requirement, which is being requested to be waived. No additional site specific conditions are necessary beyond the compliance of the conditional use permit and the applicable code provision. And the proposal will not negatively impact the public realm, streetscape, utilities, drainage systems, are surrounded properties. The use is compatible within the area in terms of scale, character, traffic, and operational impacts, and the establishment will primarily serve students that are already enrolled through House of Hevelin and is not expected to create significant additional traffic, parking demand, or pedestrian activity. Additionally, state law will require body art practitioners and establishments to maintain licensing through the Missouri Division of Professional Registration and staff will recommend verification of all required state licensing prior to the issuance of the business license. Based on the findings contained within the staff report, staff recommends approval of conditional use permit with the alternative development standards with the two conditions listed in the staff report. I'd be happy to answer any questions, and the applicant is present for any additional information presentation.

Thank you, ma'am. Bringing it back up here, any questions for staff from the commissioners? Seeing none, would the applicant like to speak? Just please state your name and address for the record.

All right, Tyrone Jackson, address 4921 South Erin, Springfield, Missouri. Thank you, Chairman, Commissioners, and city staff for allowing me to be up here. My name is Tyrone. Like I said, I'm here with my wife, Tiara. We're the owners of Universal Beauty Studio Academy. Universal Beauty Studio Academy is an approved vocational training institution specialized in permanent cosmetics. Marco Blanger and related to body art education. Our mission is to provide career-focused training that helps students develop professional skills, obtain license, and enter the workforce in a regulated supervised environment. The proposed location at 1405 Southwest Smith Street will primarily serve the students that are already enrolled in House of Heavenly Beauty, as mentioned. Because of this, we do not anticipate a significant increase in traffic, parking, or activity beyond the current existing site. Our procedures are performed according to the Missouri regulations and under supervision within a controlled educational setting. And our operations are a structured appointment base that's important and focused on training, safety, sanitation, and workforce development. We believe this program provides a valuable opportunity for students in Blue Springs and the surrounding area to pursue a professional career path while supporting the local economic growth and entrepreneurship. We appreciate you considering this evening, considering us this evening, and happy to answer any questions you may have for me.

Thank you, sir. I will bring it up here. Any questions for the app?

Yes, sir.

Are you going to be part of House Evelyn or your own entity?

Yes, inside. We're actually. Yes, sir. You got it.

All right So we will open it up to the audience. Is there anyone in that would like to speak in favor of this project from the audience? Anyone that we'd like to speak in opposition to See none The public comment section of this public hearing is over I will bring it back up to here for the commissioners any final questions for staff and

Seeing none, any final questions for the applicant?

All right. Any discussion or comment from the commission? Doesn't sound like it. So I'm going to close the public hearing and ask for a motion of the conditional use permit. Chairman. Yes, sir. I move to approve CEP 05269892. Fantastic. Do I have a second? Second. All right. This will be a roll call, Tracy.

Yes. Commissioner Irie? Yes. Commissioner Graham.

Aye.

Commissioner Henning.

Aye.

Commissioner Ingersoll.

Yes.

Commissioner Pumphrey.

No.

Commissioner Stokenberry. Aye. Commissioner Richel. Aye. Commissioner Sanderson.

Aye.

Chairperson Howell.

Aye.

All right.

All right, so that motion carried. This item will be recommended and heard by the City Council at their Monday, July 6, 2026 meeting at 6 p.m. Thank you. Next up on the agenda is the public hearing for item number eight, the conditional use permit CUP 05269882. And I will ask for exhibits from our city attorney again, please.

Yes, Mr. Chair, we have seven exhibits to enter into the records. First is the staff report with attachments. Second is the affidavit of publication. Third is the notification map of property owners within 185 feet. Fourth is the list of property owners within 185 feet of the site. Fifth is a copy of the letter that was sent to the property owners regarding this public hearing. Six is Title IV, the land use section of the city code, by reference. And then lastly, the 2014 comprehensive plan, also by reference.

Thank you so much. Thank you. Again, we will ask Ms. Chantelle Farag for the staff presentation.

Good evening, chair and planning commissioners. Before you this evening is a request of a conditional use permit with the alternative development standards by Caitlin Ferris on behalf of Midnight Inc. to allow a body art services established within the existing commercial tenant space located at 2307 Northwest South Outer Road. The subject property is zone general business, which is intended to accommodate a variety of commercial and service oriented uses along a major transportation corridor outside of the city central and neighborhood business districts. The proposed tattoo studio will occupy an existing tenant space with no exterior modifications or site improvements proposed at this time. Under the Unified Development Code, body art services are permitted only through a conditional use permit. In the addition, the applicant has requested approval of the alternative development standards to waive the required 500 foot separation for residential uses. Staff reviewed, determined that the residentially zoned property and residential uses are located within that separation distance. Therefore, the approval of the waiver is necessary for this proposed use. The city approved the text amendment modifying the allowable number of body art establishments within Blue Springs. The amendment increased the allowance from one per 15,000 to one per 6,000. And based on the current population and the code requirements, approval of this request would result in a total, and I counted last presentation, so this would be number nine for the body art establishment. Which still maintains us under the allowable threshold of 10. Staff also notes that tattooing and body art services are regulated by the state of Missouri and all practitioners and establishments must maintain the appropriate state licensing through the Missouri Division of Professional Registration. We reviewed the criteria for the conditional use permit and that the proposed use is consistent with the intent of the general business zoning district and is compatible with the commercial uses in the area. The establishment will operate within the existing commercial building and will not require additional site improvements. And aside from the requested waiver of the 500 foot separation requirement, the proposal complies with all applicable zoning and operation standards. There will be no impacts to drainage, utilities, streets, sidewalks, parking, or public facilities, and the use is not expected to generate significant traffic, noise, or other impacts beyond the typical associated with a personal service and a commercial use. The request will not impede the future development or use of neighboring properties and is consistent with the long-range development pattern of this area. And based on the findings contained in our staff report, staff recommends approval of conditional use permit with the alternative development standards with the two conditions listed. Excuse me. I'm available for any questions, and the applicant is also present for presentation, and should there be questions.

Thank you so much. Bringing it back up here for the commissioners, any questions for staff on this project? Seeing none, thank you. I would ask if the applicant would like to speak on behalf of her project.

My name is Caitlin Ferris, and I am the owner of Midnight Ink Tattoo Studio. It is a by appointment only service that I provide. A lot of my services have to do with paramedical tattooing, which is basically coverage of scars, either from mastectomy, burns, self-harm. I've had people travel to me from all over the United States. I recently tattooed a lady who was sold into sex trafficking when she was 11. And she had substantial keloid scarring on her arm from being bound for a significant amount of time. We were then able to completely transform her scars into something that was absolutely beautiful that she was proud to wear. I'm in the process of starting my own nonprofit called Marked With Meaning. It's basically turning something that you are not necessarily happy with your body and turning it into something that you're proud to wear. Like I said, this is a by appointment only service. The great thing about my tattoo studio is that I do a lot of events right now in North Kansas City that basically does fundraising for all of my work to be pro bono for self-harm scar coverage, suicide attempt scar coverage, basically any type of scar coverage. I've also been working recently with working with companies getting them Their insurance approved to do paramedical tattooing. So then people who have like mastectomies can get areola approved through their insurance companies and stuff as well. A lot of my goal is to just help build the community into something more beautiful than what it is. We all have those things that, you know, we hate with ourselves. And if I'm able to help somebody change that about themselves, that's just wonderful. what I want to do so you know God granted me the opportunity to have a job that I absolutely love going to every day so if I can give back a little bit to the community that's what I'd love to do so fantastic thank you thank you thank you very much I will open it up to the audience and ask if there would be anyone in the audience that would like to speak in favor of this project anyone in the audience that would like to speak in opposition to

Seeing none, the public comment section of this public hearing is over. I'll bring it back up to here. Any final questions for staff regarding this? Seeing none, any final questions for the applicant?

Yes, ma'am. What size is the tenant finish inside? What size is your space inside? And how many artists, just yourselves?

Sorry, could you come up once again? I apologize, just so we can hear you. Of course. Thank you.

Yeah, so right now it is just me. I do have an apprentice that is currently working with me out of my other building that I would eventually bring over to my new building. But as of right now, it's just me.

So you will be leaving the North Kansas City area?

Yes, correct.

And is the entrance only from inside the building? I don't know, I don't know. I think on this building there.

There's several entrances in and out of the building. There is one on the main floor and then there's two on the second floor. I'm on the main floor so there is one entrance in and out of the building on the top floor. There is another tattoo artist that is right next to me and then there is an injectable med spa that is right across the hallway as well. sir why blue springs so um i grew up in blue springs i recently just moved from 40 highway to lee summit my kids um are 5 10 and 12 so we wanted to be in a in a good school district and this was one that we could find that was um somewhere that we liked regionally we wanted to be around blue springs lee summit um just because we love the community we love the school district Um, so it, and with my kids going to school in Lee summit currently, it's a lot closer for me to travel, to pick them up from school and bring them home instead of getting stuck in an hour and a half of traffic, trying to come from North Kansas city and do all my running around. So, um, it's kind of a win-win situation to be in blue Springs.

Well, thank you for choosing blue Springs and welcome to blue Springs.

Thank you.

All right, fantastic. So any final discussion from up here from the commission before I close the public hearing? Yeah.

Yes, sir? Can staff clarify there's already a conditional use permit for a tattoo artist?

So that's the other half of this is we are doing the conditional use permit because they can co-locate. So we're doing a conditional use permit for the entire address to bring it into compliance with the other ones that are located there. Instead of sending out violations and making some of the community members mad, this was an opportunity to be able to bring it into compliance.

So will both of those establishments count as one together?

Yep. And along with the microblader cosmetics so that they're allowed to co-locate. So like Butch's has three different that are located in there. This will also have three located.

Anything else from up here? All right, seeing none, I will close the public hearing. And we will ask for a motion on the conditional use permit.

Chair.

Yes, sir.

I move to approve CEP 05259882, midnight ink, with the two staff conditions.

Thank you. Do I have a second? Second. All right. So this will be a roll call. Tracy, please.

Yes. Commissioner Graham.

Aye. Aye.

Commissioner Henning?

Aye.

Commissioner Ingersoll? Aye. Commissioner Pumphrey? No. Commissioner Stokenberry? Aye. Commissioner Ritchell? Aye. Commissioner Sanderson?

Aye.

Commissioner Irie? Aye. Chairperson Howe?

Aye.

All right.

All right, so that motion is carried. This item will be recommended and heard by the City Council at their Monday, July 6, 2026 meeting at 6 p.m. That takes us to, I believe, no, is there any other business from the commissioners?

just a comment for staff and our city council liaison it seems that the ugly duck of developers only being required to approve half of the street that abuts their development reared its ugly head again and it just seems odd and sticky and messy and unfair and i would uh I'd just like to publicly ask or challenge them to come up with something that would stop us from being in this position over and over again.

I mean, for example, I'll just add on to that. I heard at one time, like, Duncan Road doesn't have curb and gutter. There was concern from the city, like, we should have curb and gutter. So they required the developer to put that money into escrow. to come back and add it if it didn't work, that could be one potential solution.

All right. Any other comments from the commission? All right. I would entertain a motion to adjourn. So moved. Second. All in favor? Aye. Any opposed? Thank you. This meeting is adjourned. Have a good night.