Council advances Toddco preliminary development plan after staff recommends modification to metal-panel limits

The Lee's Summit City Council on Aug. 4 advanced to second reading a preliminary development plan for Toddco Beverages at 1270 Southeast Century Drive, after staff recommended a modification to the city's architectural standards for metal building facades.

Matt Slish of Engineering Solutions, representing the applicant, described a one-story industrial expansion with dock-high loading, outdoor storage screened by landscaping, and a mix of wall materials meant to improve the appearance of an area historically dominated by single-color metal buildings. “This building will start to be the continuation of what staff, I think, is looking for in that continued development and growth of that metal building area,” Slish said.

Hector Sotto Jr., senior planner, explained the reason for council review: a December 2024 update to the Unified Development Ordinance (UDO) established a tiered system limiting metal panel usage by percentage and approval authority. Under the new thresholds, administrative approvals may allow metal on up to 40% of a facade, Planning Commission approval can cover up to 75%, and council approval is required for facades exceeding 75 percent metal. Sotto said at least one elevation of the Toddco plan exceeds 75 percent metal and thus required council action.

“...up to 100% of metal in this particular area could be used on 3 facades, and with just a minimum about 50% on the front street facing facades. So, this particular building is consistent with the old standard, and it will be consistent with the new standard that you'll hear about a little bit later today,” Sotto said, noting the project also helped refine the new standards.

Council members questioned facade colors and the dock configuration; Slish explained color choices were chosen to complement neighboring properties and that a dock-high area and interior garage doors would serve operations.

Planning Commission granted unanimous approval with conditions; staff recommended approval subject to two conditions and a modification to the 40 percent administrative threshold. Council member Prior read the ordinance to advance as bill number 25-138; the council voted 7-0 to advance the item to second reading.

If adopted on final reading, the approval will allow Toddco to construct a new 12,000-square-foot expansion and associated outdoor storage and landscaping improvements under the approved preliminary development plan and any conditions placed by the council.