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Council advances Adams Toyota collision-center special-use renewal after odor concerns addressed
Summary
Adams Toyota sought renewal of its special-use permit to continue operating a major auto-repair facility at 2401 NE Douglas Street. Staff recommended approval with conditions after neighborhood odor complaints; council advanced the ordinance to second reading unanimously.
The Lee's Summit City Council advanced an ordinance to second reading renewing a special-use permit for Adams Toyota Collision Center at 2401 Northeast Douglas Street after staff and the applicant addressed neighborhood concerns about odors.
Why it matters: The property is a long-standing collision repair center in a planned-industrial zone adjacent to single-family neighborhoods. The permit renewal allows the facility to continue operating for another 10 years subject to conditions designed to reduce neighborhood impacts.
What the applicant and staff said
Scott Middleton, general manager at Adams Toyota, told the council the collision center has occupied the building since February 2012 and employs about 15–20 people. He said the building’s precast concrete construction limits noise and that the shop uses water-based paints, follows OSHA standards and contracts with a licensed waste hauler for paint waste removal. "We continue to use only water based paints with proper ventilation and filtration," Middleton said during his presentation.
Senior planning staff described the site: the building is about 16,000 square feet, with 12 service bays and 20 outside parking stalls on property zoned PI (Planned Industrial). Staff noted a neighborhood meeting was held in September 2024 where seven members of the public attended and one written comment raised concerns about occasional odors. Staff said the applicant has agreed to more frequent filter changes and the city added a condition of approval (Condition 4) to address odors or fumes; staff recommended approval with conditions.
Council discussion and action
Council member Rader said a constituent had reported odor, and raised whether the use of water-based paint reduces odor. Middleton and the collision-center manager said they had not had recent resident complaints since the last meeting and reiterated the contact numbers provided to neighbors for reporting concerns. Council member Rader read and moved to advance Bill 25-031, the ordinance granting a 10-year special-use permit renewal for major automotive repair services at 2401 NE Douglas Street, and Council member Hodges seconded. The measure advanced to second reading unanimously.
Ending
The permit renewal was advanced to second reading with a condition addressing odors. Staff and the applicant will continue communications with neighbors about monitoring and contact procedures.
