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Planning commission continues Express Stop convenience-store plan, asks for design changes to fit corridor
Summary
The commission continued a preliminary development plan for a 6,700-square-foot Express Stop convenience store and fuel canopy at 3394 NW Village Park Drive to allow the applicant to refine building materials, colors and canopy signage so the building better fits the nearby Longview/meridian corridor.
The Lee's Summit Planning Commission on Jan. 23 continued consideration of a preliminary development plan for an Express Stop convenience store and fuel station at 3394 Northwest Village Park Drive, asking the applicant to return with building elevations and materials more clearly tied to the existing character of nearby development.
Applicant Matt Slish of Engineering Solutions presented the proposal as a 6,700-square-foot convenience store with six pump islands (12 dispensers) and a drive-through coffee/trade window. The site sits at the northwest corner of Village Park Drive and the View High corridor and is part of a larger mixed-use concept the city approved for the block in a prior rezoning.
Sean McGuire, the city's planning manager, entered the staff packet into the record and reiterated that the property sits within a planned mixed-use area. Staff said no public comments were received at the project's neighborhood meeting. Commissioners and staff discussed traffic circulation, garbage pickup logistics, fuel-truck maneuvering at the pumps and the potential for future in-fill on the remaining parcel to the north.
Design and materials questions
A majority of commission discussion focused on architectural details and how the building will 'read' from View High. Commissioners asked the applicant to model materials and colors that better reflect the nearby Meridian/Longview development and asked for a revised west elevation facing View High. Commissioner Randy Bembrooke suggested using stone similar to local buildings, adding vertical and horizontal articulation, and breaking up the canopy and awning to reduce the perception of a long, flat facade.
Architect Sean Owens (Collins & Webb) said the building uses a butterfly roof, Nichiha panels, Roman brick and EIFS as shown in the submittal and that the canopy-branding (fuel supplier logo) would be handled later as a separate sign application by the fuel provider.
The commission continued the application to a date certain to allow the applicant and staff to refine building materials and elevations. Commissioner Janet Ford moved to continue PL2024-432 to Feb. 27, 2025; the commission voted unanimously to continue (Yes: Carrie Frazier; Greg Lovelace; Dana Arth; Donnie Funk; Terry Trafton; Tanya Jonaford; Chip Tuszynski; Randy Bembrooke).
What the continuation means
The project will return with refined architectural elevations, and any canopy/fuel-brand signage that exceeds UDO sign allowances will come back as a separate sign application for review. Staff said it can work with the applicant to explore materials and colors more consistent with the nearby Longview/Meridian buildings before the next Planning Commission hearing.
Votes at a glance: Express Stop convenience store
- Motion: Continue application PL2024-432, Express Stop preliminary development plan, to a date certain (02/27/2025). Mover: Commissioner Janet Ford. Second: not specified on the record. Outcome: continued (unanimous).
