[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6027355,"mediaKeyId","5722783-9d68c60e311cd3180f35a3da39ac0703","parentId",5722783,"title","Planning commission denies Tim Hortons request to retain nonconforming pole sign on North 7 Highway","audioSeconds",699,"startMs",1235000,"endMs",1934000,"viewUrl","/Search/View?dp=1&key=5722783-9d68c60e311cd3180f35a3da39ac0703&start=1235&end=1934","thumbnailUrl","https://assets.pipeline.soar.com/5722783-9d68c60e311cd3180f35a3da39ac0703/thumbnail_1235000.jpg","articleUrl","/articles/6027355/Blue-Springs/Jackson-County/Missouri/Planning-commission-denies-Tim-Hortons-request-to-retain-nonconforming-pole-sign-on-North-7-Highway","mediaUrl","https://secure.pipeline.soar.com/6027355-c2401420721a26107fa5efb7ebb5c623/orig.mp4?Expires=1771182945&Signature=fS4JPuiv~67p~ZHF9Nxe8DFf~Ivqq5L94Wc54Md20Pg-ph8ORK~mAnntlaEWgizgkBk3wZpQuP-3jCqJyUhksU2UqrVfaBftSVp5HiYxYVDxvNkUZ~64K3jLJ9Si84gWyy9NvPfapmiczTzeOKQkujQDLooJOjSw5PXtIh~Xov8jzxFXTb9zY6lKKFHl~dWC6DLFCjmoRXTOZ8XAN2nhPSL2sNIXPlj-dYeGrAb8rqSZa~gDo7prOmwdkrEAcubaFmE96uRhAC0AfkpTAkpbBdpS88DXoKROl5YlwPaFMG71TgNZbA1eQRlG9UcOKrh06TDIYRdbhUHvO6srGQlMNw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Blue Springs, Mo.","date","2025-03-25T12:14:12Z","article","The Blue Springs Planning Commission denied an alternative sign plan for Tim Hortons on March 24, 2025, voting 4‑2 to reject a request to keep an existing nonconforming pole sign at 1900 NW 7 Highway. Staff recommended denial because the property and sign do not meet the sign‑code criteria for pole signs outside the I‑70 corridor. The applicant may appeal the commission’s decision.

Ms. Fry, the city planner presenting the item, said the existing pole sign was originally installed for a former Backyard Burgers and has been nonconforming since the business closed. She told commissioners the sign is approximately \"3,069 feet from the I‑70 corridor,\" and cited sign code section 501.06(c)(2)(a), which restricts continued use of pole signs outside the corridor. \"Staff does not recommend approval of the alternative sign plan application,\" Fry said.

Roy Brown, the architect representing Tim Hortons, said the chain is opening several Midwest locations and that the company was unaware the sign could not be refaced after the property had been vacant long enough to trigger the nonconforming limitation. Brown said the sign helps visibility for a commuter‑dependent business and could support other businesses on North 7 Highway; he asked the commission to approve the sign to avoid a delay of several weeks before a council appeal could be considered.

Commission discussion focused on the city’s policy to reduce pole signs outside the corridor, the timeline that starts the nonconforming clock (ownership triggers the vacancy‑clock), and precedent. One commissioner said removing the sign would support efforts to reduce pole signage along Highway 7; another commissioner said the circumstances were unfortunate but that adherence to the code mattered.

A motion to approve (moved from the floor) was seconded and put to roll call. The vote recorded in the transcript was: Commissioner Sanderson, Nay; Commissioner Howe, Aye; Commissioner Ingersoll, Nay; Commissioner Stokenberry, Aye; Commissioner Pumphrey, Nay; Chairperson Henning, Nay. The motion failed and the alternative sign plan was denied. Staff noted the applicant may appeal to the City Council.","mediaType","Video","parentTitle","City of Blue Springs, Planning Commission Meeting - March 24, 2025","oneSentenceSummary","Commissioners voted 4-2 to deny Tim Hortons' request to retain an existing nonconforming pole sign at 1900 NW 7 Highway because the sign lies outside the I‑70 corridor distance allowed under sign code 501.06(c)(2)(a).","taxTitle","Blue Springs, Jackson County, Missouri","taxId",4201,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":44,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6027360,"Commission approves Hyper Energy Bar site plan at Adams Dairy Landing",411,824000,"/Search/View?dp=1&key=5722783-9d68c60e311cd3180f35a3da39ac0703&start=824&end=1235","https://assets.pipeline.soar.com/5722783-9d68c60e311cd3180f35a3da39ac0703/thumbnail_824000.jpg","/articles/6027360/Blue-Springs/Jackson-County/Missouri/Commission-approves-Hyper-Energy-Bar-site-plan-at-Adams-Dairy-Landing","https://secure.pipeline.soar.com/6027360-0cca047dccdcb7aa656c6da85a65ed81/orig.mp4?Expires=1771182945&Signature=n0j-m3rbtLEqIraL094yC~NLWUw6m1sAzxLBGLXFK1cJYcxsg2Opbv3nJX8n-NwDATP8tYM5DlyH8BLmwP9pbQnS07PE69DBtg8HEKOQ-6v9epvHZu7V1jtBXMpU6NzYZCj8Pyv~UnWEY-3sqnvMmdseI7x-E93Yg3kPnLO20SlCMQ9szYE8kYZMtzJcI8bkVHhJGXfMzs~0RvNp2quc8LUIfRfFY-ItTdxP39vK2C0V393RmqB~b7UfHAj~ysxVnf9rMW0bdM02Fw7eaIeUnTIrKyn5HGMrQSKwKY6PGqCqEdQKarHN98y9ZTu0HySod9~J2so7N~nL0zs245t4FQ__&Key-Pair-Id=KUT5TJCACFTXG","The Blue Springs Planning Commission approved PDFS 02259485 on March 24, 2025, allowing a proposed Hyper Energy Bar at 1286 NE Coronado Drive in the Adams Dairy Landing shopping center. Staff recommended approval with three conditions after the Appearance Review Board approved the design on March 21.

Staff (Ms. Fry) said the 0.65‑acre site is zoned General Business Planned Unit Development with the Adams Dairy Parkway restricted overlay. The proposal is for a 629‑square‑foot modular building with two drive‑through windows and one walk‑up window. The site plan shows two existing access points (one on NE Coronado Drive and one via the private NE Adams Dairy Landing drive), a 5‑foot ADA sidewalk connection around the east side, and an internal pedestrian connection to the service window.

Dan Finn, civil engineer for Phelps Engineering, said the concept uses a dual drive‑through with one lane on each side of the building. \"They do have a dual drive through with 1 drive through on each side of the building,\" Finn said, adding the chain has used the design in other Kansas City‑area locations and that it speeds service by offering two pickup windows.

Staff reported the site includes 11 stacking spaces, three regular parking spaces plus one ADA space, and two bicycle parking stalls; required landscaping, screening for the trash enclosure and buffer requirements were shown to comply with the UDC and the overlay. The commission approved the plan by voice vote; staff will track completion of the three conditions prior to final permits.

The approval follows the Appearance Review Board recommendation for compliance with the Adams Dairy Parkway overlay. No public opposition was recorded during the hearing.","The Planning Commission approved a plan and site plan design review for a 629-square-foot Hyper Energy Bar at 1286 NE Coronado Drive with three staff conditions; the Appearance Review Board approved the design on March 21.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6027365,"Planning commission recommends approval of 7Brew general development plan on Highway 7",720,103000,823000,"/Search/View?dp=1&key=5722783-9d68c60e311cd3180f35a3da39ac0703&start=103&end=823","https://assets.pipeline.soar.com/5722783-9d68c60e311cd3180f35a3da39ac0703/thumbnail_103000.jpg","/articles/6027365/Blue-Springs/Jackson-County/Missouri/Planning-commission-recommends-approval-of-7Brew-general-development-plan-on-Highway-7","https://secure.pipeline.soar.com/6027365-1da30f034bb5ca42137aa560c7985cd6/orig.mp4?Expires=1771182945&Signature=Ck6BMNLzgplJ9X3HYYK7626FoYy8JhsA75anXpnnd1kGrtRbAXxn5lt4xFThXrlMv~i3ENhlrLZ8qQpqCeNVwRBJnPBSaA8uIYqOMm~R~jEQ9SLBD5EH0Mt98Z9Iee1VgGdCv38OBhNB52eAEcia78IO4rC4JkUHbOAvGbhWU2NLk28OVIoP~Xwn20mOaMRRzFvWJcW1UXulbmdsN6fBE0WU5Bjl9H1gsnaHoAEUFqMxJBWbTJuHYB421ncMw65da0zAFSPYG~YBqKPoS14IQL99g9TiQDWNA1kMUzdbYUb8dk4GjMcoOYRQdOJFsIcxxp0szqAW~VGfIwu6BjmxCg__&Key-Pair-Id=KUT5TJCACFTXG","The Blue Springs Planning Commission voted 5-1 on March 24, 2025, to recommend approval of general development plan GDP 02259484 for a 510-square-foot 7Brew drive‑through pad at 400 N. Highway 7, with two alternative development standards and two staff conditions. The item will go to the City Council for final consideration on April 7 at 6 p.m.

Christopher Willis, associate planner for the City of Blue Springs, described the proposal as a single‑phase development on a 0.41‑acre unplatted parcel in the General Business (GB) zoning district. \"The development includes a 510 square foot pad site building with a 2 lane drive through,\" Willis said, and staff said the proposed fast‑food use is allowed outright in GB. Willis said future approvals — a preliminary plat, site plan design review and a final plat recorded with Jackson County — are required before building permits are issued.

Staff reported the plan provides six parking spaces (five regular and one ADA) when five are required for the building size, and 22 stacking spaces for the drive‑through. The applicant proposed a landscape buffer along the western property line and requested two alternative design standards: a reduced landscape buffer width (proposed roughly 7–9 feet versus the required 15 feet) and a waiver of a photometric lighting plan. Staff recommended the waiver on the basis that no new overhead lighting is proposed and surrounding development lighting was previously planned.

Commissioners questioned how vehicles would exit the site and whether traffic would use the adjacent Hobby Lobby/Office Depot parking area. Andrew Wilson, an on‑site representative, said ingress would be from Highway 7 at the southwest corner and that vehicles could exit north through an adjacent drive that is wide enough for two‑way traffic. Commissioner comments warned that if traffic routinely uses the adjacent property, ownership and maintenance of that parking area could become an issue; staff said it would follow up to confirm property ownership and any needed easement arrangements.

The commission’s roll call showed a 5‑1 recommendation to the City Council (Pumphrey Aye; Stokenberry Aye; Ingersoll No; Howe Aye; Sanderson Aye; Henning Aye). The recommendation carries two standard staff conditions and the two approved alternative standards; staff will return with required plats and final site plan reviews.

If approved by the City Council, the applicant will be required to complete the preliminary and final plat processes with Jackson County before building permits are issued.","Blue Springs Planning Commission voted to recommend approval of a general development plan for a 510-square-foot 7Brew drive‑through pad at 400 N. Highway 7; commission flagged ingress/egress and ownership follow-up for adjacent parking.","actionData","errors"]

Article not found

Planning commission denies Tim Hortons request to retain nonconforming pole sign on North 7 Highway

Commission approves Hyper Energy Bar site plan at Adams Dairy Landing

Planning commission recommends approval of 7Brew general development plan on Highway 7