City Council - Regular Meeting

Heat. Heat. [music] Welcome to the November 17th Blue Spring City Council meeting. If you will stand with me, I will lead us in the pledge of allegiance. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Thank you. You may be seated. We'll now call the meeting to order. First item on the agenda is confirmation of a quorum. Council member Kaylor present. Foland present. Ruml present. Erikson present. Edmonson here. Rowan here. Mayor Leves here. We have a quorum. Next is the consent agenda. Do I have a motion to approve? So moved. Is there a second? Second. Any discussion? Roll call. Council member Kaylor. I. Fen. Hi. Ruml. Hi. Ericson. Hi. Edmonson. Hi. Rowan. I. Mayor Levis. I.

Cared unanimously. Okay. For item four, there is a request to continue this item. Again, we already opened the public hearing at the last city council meeting. So, I just need a motion to approve or to continue to the December 1st city council meeting. So, move. Is there a second? Second. Any discussion? All in favor? I. I. Any oppose? No.

That one would be moved to December 1st. believe it's the same on item five. We already opened the public hearing so it remains open. Uh it's a little unusual to continue indefinitely. That's because you'll see later on in the agenda we have a different version of this and it was simpler just to propose a new version rather than to make a lot of amendments. So I just need a motion to continue indefinitely. Your honor so move. Is there a second? Second. Any discussion? All in favor? I. Any oppose? No.

That one will be continued. We are quickly to item six, which is a public hearing for Sullivan Ranch reszoning and general development plan. So, this is just for the reszoning portion of it. Um, but if you are going to speak on Sullivan Ranch at all, why don't you stand now? We're going to swear you in as a group and then when you come up, all you'll have to do is just give your name and address for the record. You won't have to be sworn in individually. That includes any staff that's going to speak as well on this one. Look at our court reporter there in the corner. Okay, you may be seated.

The uh city clerks has some items to read, some exhibits to read for the record.

Mayor, the city has two exhibits to enter into the record. City council information form dated October 28th, 2025 with the following attachments. Staff report with attachments. Narrative with attachments. Affidavit of publication The Examiner on September 6th, 2025. 185 ft notification map names addresses of property owners within 185 ft of the site. Copy of resident letter to send property owners. Title 4 land use section by reference. Blue Springs code of ordinance by reference. 2014 comprehensive plan by reference. City of Blue Springs strategic plan 2025 2030 by reference. Bill approving the resoning and bill approving the general development plan for Sullivan Ranch. The second exhibit is an updated zoning protest petition and map. This is all we have to enter for the record.

Thank you. I apologize I misspoke. This is a public hearing for both the resoning and the general development plan. Uh staff, if you want to give your report when you're ready. Yes.

Chintel Fry, 903 West Main Street, Blue Springs, Missouri 64014. And I have been sworn in. Good evening, mayor and council members. Before you this evening is a request for a reasonzoning and the general development plan for the Sullivan Ranch development located east of Southeast Wyatt Road and east of Southeast Litford Road. The property is currently zoned a county which is the agricultural county which does not exist in our city. The first request is to reszone the subject property from the AGC agricultural county to an SF7 single family residential district. and the property will consist of two parcels for a total of 70.13 plus or minus acres in total and is currently undeveloped. The proposal is consistent with the city's 2014 comprehensive plan which identifies this property within the S2 specific area plan, a key part of the city's southern growth corridor. The comprehensive plan envisions the S2 area as a collection of well-connected, lowdensity residential neighborhoods that balance new housing with the preservation of natural features and open spaces. The plan emphasizes neighborhood connectivity, diverse lot sizes, access to trails, and amenities. The future land use policy map designates this property for a low density residential development, which is defined as less than five dwelling units per acre. The proposed development has a residential density of 3.1 dwelling units per acre, which meets the intent and the directly implements this comprehensive plan's long green vision for this area. This project also fulfills a comprehensive plan's broader goals to strengthen neighborhood identity through design and open space features, enhance connectivity with trail and sidewalk network, and promote coordinated infrastructure investment that supports an orderly growth. Solivven Ranch reflects the

comprehensive plan's goal of transforming an undeveloped land in the southern area into a cohesive and walkable neighborhood while maintaining the city's quality of life standards. The proposal also supports the city strategic plan of 2025 2030 specifically the balance growth priority which focuses on growing the community strategically and proactively identifying areas that can be effect efficiently served by infrastructure and municipal services. [cough and clears throat]

This property lies within the South Area Sewer Neighborhood Improvement District, the NIDA, established by the city to provide sanitary sewer service and funding for approximately 1,530 acres of the plan development. [snorts] The NID was designed to accommodate detached single family housing at the density proposed, [snorts] ensuring infrastructure capacity is available to support this project. Development proposes 218 detached single family homes at a density of the 3.1 dwelling units per acre. The open space and amenities are approximately 7 acres and the open spaces will pro be provided across five different tracks including walking trails, a central amenity area and storm water basins. The development has two access points, one from Southeast Wyatt Road and one from the southeast Lichford Road. These will serve the development and internal sidewalks and a multi-use trail along the south side of Wyatt Road will enhance the pedestrian connectivity. The applicant will construct new public improvements, including the roadway extensions, storm water basins that will meet the APWA 5600 standards and sewer extensions to connect to the NID. [snorts] The applicant will be required to complete several public improvements prior to construction, which will include a half street improvement along Southeast Lichford Road, half street improvements along Harris Pots Road, intersection and site distance upgrades at Southeast Wyatt and Lichford, final storm water management, and a final study, a traffic study, and then the dedication of required rideaway and easements will be required. the adjacent development Hudowl Meadows. The developer of Hudal is required to

install the 8- foot wide multi-use path along East Wyatt Road and East Lichford Road. also will be required to construct full width roadway improvements beginning 265 ft west of the north drive to approximately 435 east of the north drive of Hudal Meadows with a condition that all amenities and public improvements must be installed prior to the approval of the next phase. Hudal Meadows has a total of eight phases. The developer will also be required to construct half-ro improvements along the remaining portions of Wyatt Road and Lisford Road. And Huda Al Meadows livable minimum livable floor area is 1,800 square ft. The homes in Sullivan Ranch will include a mix of one and twotory designs with masonary and siding materials. The proposed minimal livable area low floor area is one classification step down of 1,600 square ft. And this is also consistent with the UDC transition standards. Staff has reviewed the proposal for compliance with comprehensive plan and the UDC and finds that the proposed reszoning from AGC to SF7 is consistent with the comprehensive plan and surrounding residential zoning and recommends approval with the conditions that are listed in the staff report. The general development plan complies with all UDC requirements and there are no deviations or modifications that are being requested for the 218 single family residential lots in the open space tracks. Adequate utilities, infrastructure, and public services exist are or planned to serve the development and staff recommends approval with the conditions listed in the staff report. I'd be happy to answer any questions and the applicant is present for the presentation but prior to that I will want to show

some of these are the existing concept everything is conceptual because it is a general development plan but these are some of the concepts of the elevations concept of the amenity the common space and the walking trail and I would be happy to answer any questions. Any questions from the council for staff? Council member Kayley. Thank you, Connor. Uh, can you give me an idea what the square footage of the lots are, please?

Square footage of the lots are going to be approximately is minimum is going to be 7200 square feet which is consistent with the SF7 and the typical will actually be 9,000 square ft. So that's our average lot will be about 9,000 in that subdivision. Thank you.

Any other questions for staff from the council? Okay, if the developers present, why don't you come up and give us a presentation, please give your name and address for the record. Hello. Uh, my name is Alex Gerville. I'm located at 5605 Northwest Northwest Berlin Drive in Parkville, Missouri 64152. And uh thank you all for your time. We're here to discuss the Sullivan Ranch development. Um so next slide please.

So just a little bit about CJR. Uh we have completed over 1400 residential units in our time as a company. We've completed 38 commercial projects. We have totaled out at 48 employees and have had over 87 million in revenue over the past six years. A little bit of our development plan. We are looking at the landscape plan that Chantel had showed earlier. The buffer zones that we will be including is around and uh will be around all major roads surrounding and through the development. That's going to include a 20 foot landscape buffer on uh East Wyatt Road on both both the north and south with his with a sidewalk on the south side of East Wyatt Road as well as well as the 20 foot buffer not listed but or not shown on South Lichford Road with a uh with a sidewalk included as well. So for our half road improvements on South Lichford Drive, it exists as a 19 ft road. So the 9 and 1/2 on our side will be extended over to 15 1/2 ft prior to the curb and then we will be including the sidewalk as well. Uh we you do see on the western side of the northern parcel a 10-ft buffer as well. There is a 25- ft existing tree buffer between the existing resident and the uh proposed development, and we are extending that 10-ft into the property just to give more of a uh a buffer between the development and the neighbor that is there currently. For the amenities, as Chantel touched on, we will have an 8-oot walking trail on the northern side and the eastern side of the property. We will have a 1 acre site for a clubhouse, parks, sport or uh sports park and splash pad for the community that we will be uh implementing in the area and as well as uh 435 residential trees that will be included through our landscape design as well. Uh here is the southern parcel that is listed. So, as she touched upon the 3:1

home per acre ratio on the 70.15 acre site, uh that is leaving us around the 8,800 to 9,000 average square footage for each individual lot. And we will be implementing a uh an iron rod fence on the southern side as a further barricade over into South Harris Pots Road. And then we will be improving uh East Wyatt with the 60 foot rideway and then South Lichford from the 9 and a half to the 15 and a half prior to curb and then the sidewalk as well. Uh a bit of the strategy we're looking for the construction there you see colored magenta. We will be doing we'll be phasing into the southern side first. So getting to the detention area to ensure we're mitigating all increased outfall as the impervious land increases and then moving East Wyatt Road through as well for phase two allowing for that second point of access and that will give us both entrances for the northern parcel as well. And we are coordinating with um Mr. Larkin in the neighboring development as well as his engineers and they have stated their in or their plan to incorporate that East Lichford improvement as their phase two which would correlate with our phase one plan of improving South Lichford Road and then it would be a direct handoff or a few months where it would be sitting at a half road improvement and then they would continue uh with their development improving in the western half of South Lichford Road. And so moving into phase two of our development, we'll be pulling East Wyatt through and then in the northern parcel, we'd be going to access the detention pond of the north just to ensure once again that as we increase the impervious land in the area that we will be mitigating all outfall. Uh and the the second entry will be available for that 31st uh unit before prior to going vertical to ensure that the fire department will have access to uh any home via two entrances where a

ladder truck would be applicable. Next slide, please. Uh this is just a quick gant chart visual representation that our proposed development would be completing the eastern side of the south litford road improvement and then it would be a quick handoff my apologies to the uh hoot owl development in Mr. Larkin for completing the western side shortly after. So, the infrastructure improvement, all major roads around and throughout the development will have the beautifification zone, sustaining local plant life and limiting the impact of the neighboring homes and developments. And then the uh neighborhood improvement district alignment. My apologies. Uh I would like to point to a few comments that were made by the local community to previous developments that did include multif family units for this area. Um there was a Mark Mlanahan and I apologize if they're in attendance and I'm saying this incorrectly. They in response to the previous development, they were stating that they needed more single family homes. He went on to elaborate a little bit upon how uh the market was responding to the single family homes in there. And he, you know, concluded within his email uh that as an elected representative, uh what are you doing to represent the concerns of the people in southern Blue Springs? There was a Miss Linda Redwine uh that she had stated to save the last of the vacant farm grounds to build a family neighborhood. Mark and Nancy Hatfield had wrote that single family homes are welcome if they are built in a way that enhances our community and doesn't decrease our property values. And then a Elena Spicer had stated that my hope is that the city of Blue Springs or the city council of Blue Springs would make their decision with consideration and respect for the current residents and approve this land for single family homes only. We believe that our development in this SF7 residential density is directly in line with what the community has asked for previously. what the infrastructure and

uh engineering that has been put in place will support and along with you know pointing to the US chamber chamber of commerce recent uh posts they've said that you know a severe shortage of over 4.7 million homes is creating has created cascading economic and social challenges from skyrocketing prices to reduced workforce mobility with the national average being around $300,000 I believe our $4 to $800,000 price range will be right in line with what is needed in the area, what is needed around and will help supporting the comm will help in supporting the community. Um, so impact on local traffic. The Sullivan Ranch housing density and correlating traffic increase will not exceed any thresholds outlined by the manual of uniform traffic control devices or the MUTCD. In the preliminary traffic s uh traffic study, my apologies, we had completed all nearby intersections were seen to operate at a level of service that even after the full buildout of Sullivan Ranch and a 2% increase over the next 20 years, so projected out into 2020 or 2045 that the roadways at the ex as they exist will continue to show e excellent traffic flow with slow delays. Uh in the traffic study we had seen that in this area there had only been two minor car accidents. Uh there was one in 22 at Adams Derry and Wyatt and one in 21 at Wyatt and Cook Road. Further showing that this is a uh that this corridor is a safe environment with no known systemic hazards. And as she touched on Chantel touched on briefly a few of our preliminary home design plans. We have our ranch shown here, spacious bedrooms, open concept. If we can go to the next, we have a two-bedroom option that was around the 2,000 square foot with a 650T bonus room, threebedroom, 2 and a half bath,

and then a few one and a half story options as well, leaving us in the uh 400 to $800,000 price range. This one being at 2,000 square foot with four bedroom and three bath and 2100 foot with fourbedroom, three bath. Uh along with our real estate partners, we are working with uh First Western Trust and Lender One Capital. We are incorporating some first responder programs with closing and down payment assistance as well as teachers and nursing programs. And we have other financing assistance options available. Uh we have a real estate team uh headed by Missy Spiro who is a local member of the community there in Blue Springs. And we've been working with the planning department and their team uh CGR builders and IMR homes as the general contractor and developer as well as youth build our community partner, our real estate partners, our preferred lender and then our architect and engineer in which have our full confidence and that was all we have prepared. I uh thank you all for your time and I hope that you will see that the development that we have proposed will be able to build the community as it exists that it is in line with what they have asked for previously when multif family units had been proposed and through our traffic studies we have seen no issues of overcrowding and with the implementation of a stop sign coming up out of South Lichford that all traffic would be mitigated and controlled properly. The development will also be uh we will be fixing a line of sight issue that we have been able to identify coming out of South Harris Pots Road onto North South Lichford Road that the underground swall and then the implementation of the sidewalk onto South Lichford would be able to mitigate that problem entirely. Thank you all for your time.

Any questions for the applicant from the council? One, um what is the average width of a lot? Average width of the lot was at 75 foot. Thank you. A question from the council for the applicant. I had a couple of things. Um I see the phases.

Um do you have an idea of the timeline? Was that going to take a year, year and a half, couple years? You have any idea? So, for phase one, we were looking at a six-month timeline on that, just with the improvement of South Lichford Road and then having to access the uh southeastern section of that parcel to ensure that the drainage would be properly mitigated. That would be uh so six months for phase one and then we're hoping to be able to follow a six month to nine month period for the following phases. Yes. Okay. So, about six months per phase over six phases. Yes. So, uh, in total between the two phases, we're looking at, you know, around, uh, four to six years just depending on construction.

And then I I notice, uh, you had varying options of sizes of homes. Are you building those spec? You're just going to decide which style goes in each location for people to buy a lot and then they will choose. What What's the approach on that? My apologies. Um, it would be a uh a semi-custom build. We would have the templates for the price ranges and then customizations that the builder would want or the home buyer would want to implement. We would work with them on that. And I heard you say the price ranges between 400 and $800,000. Correct. Okay. Thank you. That answer my question. Council me, I'm sorry. Could uh you explain are we having basements in these or are they on a slab?

Yes, there are basements available in the home plans available. So they could be on a slab unless you asked for a basement. Unless somebody was wanting to buy a home and to put a basement in, then you would be putting a basement in. Otherwise, it's a slab. For the plans we are implementing, they are not all going to be slab on grade. We are going to be utilizing a reverse one and a half story. So it would be a ranch style with a finished first floor, but the uh underground would be finished as well. So they would be including basements. Okay. Thank you. Thank you, Connor.

Quick question. Could you tell me, I should know this, but uh in the square footage or the setbacks and the width, how far back from the street would the front of the home be? And how far from the back of the back lot would the home be? In other words, the distances. So, we are going to be uh for the average home, we're going to be as centered in the lot placement as we can be following all setbacks, which I believe is 15 foot on corner lots for the sides, 15t on the front, and then for adjacent properties, it would be at 7 foot. Could you explain that a little better? That didn't make What I'm trying to figure out is how far is the front door from the street?

On average, we would say from uh 20 to 30 feet from the Okay. So from the front of the garage to the street 30 ft to 20 ft. Correct. Okay. Depending on plan, design and lot placement. Any other questions from the council? Mayor to clarify for that setback. It is required 25 ft for the SF7. So the front door will be 25 ft minimum.

Okay. I'm just trying to figure in my brain how far back the house will be from the street and the sidewalk for parking the car in the driveway. I didn't ask that question, but I was trying to calculate that in my head. So, understood. Thank you. Okay. Thank you for your testimony. Thank you.

Any comments from the council before we go to the public? Okay. We'll start with is there anyone in the audience like to speak in support of in support of several speaker appearance forms for opposition to? So I'm just going to start at the top. I first have Steve Laneir. If you can come up and give your name and address for the record. You've already been sworn in so you don't have to do that.

My name is Steve Laneir. I live at 29705 East Harris Pots Road, Grain Valley, Missouri. I am not a resident and I am opposed to this development. Good evening, council members, and thank you for allowing me the opportunity to speak against Sullivan Ranch proposal. Every home in this area sits on at least 2 acres. That is what low density is, and it's also mirrored by the roads that totally surround this area. Traffic pressure has continued to increase in our community as the risk of accidents and unsafe conditions. These issues must be addressed before adding new traffic pressures. Although not all of these areas lie within the Blue Springs city limits, each of them is going to be affected by the development. Seven of the nine roads are small rural roads with no shoulder and no sidewalks. They're designed to handle low density housing, not what is proposed by this addition. eight close to 800 cars will be on the roads in the future. Um, seven highway and Wyatt Road, that's a two-way stop on a highway. It's there's heavy growth related to traffic. Uh, it's creating unsafe conditions and requires strategic safety upgrades. Wyatt Road and Adams Dairy once again is a two-way stop and it is experiencing rising traffic volumes and increased accident risk. Improvements are needed to maintain safe and efficient travel. Um, our developer failed to mention that there was a wreck this summer at that area and totally wiped out the the telephone pole. Um, Adams Dair Parkway and Morland school roads a four-way stop continues to grow mainly due to development in the area but also a high school less than a mile away. Safety enhancements are essential to enable efficient and safe travel. Wyatt Road and Cook Road. This is a hazardous intersection due to the hilly terrain. Blind spots and lack of shoulders on

Cook and Wyatt road. Improvements are necessary to increase visibility and safety. Lichford and Harris Pots roads are only 19 ft wide. They have no shoulders. They've got steep drop offs. And when meeting a school bus or a large truck, it leaves very little room for safe passage. Widing and improving these roads is critical. Shrout Road and Cobburn Road. While not in Blue Springs, these roads and intersections are impacted by these developments. The two-way stop here experiences high traffic from nearby restaurants and lack of parking. Shrout Road sees high volume. It's narrow, poorly maintained, and lacks shoulders and sidewalks, thereby making congestion and accidents more likely. I've hit mirrors with people going down this road. Increased development is also pushing wildlife into roadways, resulting in more collisions with deer and other animals. As decision makers, council, surely you can see these roads were built for low density for rural traffic. Adding more pressure to the roads that's not built for this is going to be perceived as reckless and irresponsible. I hope that you make a good decision tonight and see that this is a high density, not a low density for our area of two acres per house. Thank you.

Thank you, M. Next, I have David Harris. If you can come give us your name and address for the record. You'll have three minutes. Tell us what you're thinking. Good evening, council members. My name is David Harris. Uh I live live on 29501 East Major Road. Uh just moved in last year. So, uh this is a a new thing for me. But uh just specifically, you know, I'd like you guys I think it's premature that some of these things have not been uh approved or studies been done, formal traffic study, school in session tra traffic studies haven't been done. That should come before any approvals are provided by the council. I haven't seen any formal traffic studies in school during the the school se session. Uh the open space requirement is 10%. Uh the current plat is like 6.9%. So it doesn't even agree to seven acres. 3 acres of that is detention basins. So that's unac unacceptable with the open space plan. Key infrastructure offsite has not been secured yet. The lift lift lift half streetet rebuild downstream covert checks and offsite sanitary sewer easements. Uh on the west side of Lichfield Road, the buffer is only 10 feet while the edges of get while the other edges get 20 and 30 feet. The most sensitive interface gets the smallest buffer. The prelim preliminary plat even labels this as a subdivision in Lee Summit. If the legal exhibit can't get the city right, we shouldn't be approving entitlements. If you uh zoom in, it says city of Lee Summits on that plat. So, I mean, I would expect if these guys are asking for approvals, they could get the city correct. Okay. The application has a house

minimum of 1,600 square ft. The application should be at least on par with Hudowl uh the adjacent residential area of 1,800 square ft. uh to ensure property values are not negatively impacted. Tighter exter exterior material standards limit it to uh vinyl to only trim require some masonary percentages. And kind of finally, personally, I'm concerned about it uh on the water drainage. There's not uh anything that specifically says how that would impact the drainage on my property. I'm on the uh northern side of this development. So, you know, that's that's my personal side of it. Also, I have a pistol and rifle range, so I'm concerned about gun safety. Um, with the buffer zone of only 30 ft, that's not enough mitigation to provide gun safety. And then finally, I would just like to say that uh I'd like to understand the due diligence that was put in in selecting this development company that's been debarred by Kansas City. Okay. They were involved in three tax incent incentivized projects. Jazz Hill Homes, three light luxury apartments, and run one nine vena. And they've been debarred by KC. So I'm a chief financial officer and I don't care if I have independent contractors. The buck stops with me if they're out of line. It doesn't doesn't go with the subcontractors. If they're trying to say that's your time, I appreciate it. Okay. Thank you so much.

Yep. Next, I have Karen Evans. You can come give your name and address for [snorts] the record.

Good evening. My name is Karen Evans. I live at 29614 East Harris Pots Road and my property borders the proposed development on the east side. Mr. Mayor, your involvement in many different civic organizations speaks to your pride in this city. Why would you even consider working with CJR who according to the reports in the Kansas City Star and KCUR has been debarred for two years yet Mr. Robinson claimed before the planning commission that the debarment was only for one year. Getting this conflicting information is disturbing to the people here. Honesty and integrity still are important and we hope you feel the same way. Council members Rowan and Bremel, you know, the area around the plan development is very rural. The proposed plan looks like an urban enclave dropped into the countryside. CJR claims that they are all about building communities. Yet their plan does not invite integration into but rather segregation from the existing neighborhood which has been there for 30 years and more. Sergeant Kaylor, as a [clears throat] former police officer, you understand our safety concerns. When I told the developer that people hunt on my property and that I'm concerned about the proximity of so many homes, their response was that there would be a 30-foot buffer, including a walking trail. that doesn't represent a barrier. In fact, CJR has trespassed on my land more than once and even marked trees and that is illegal. Dr. Ericson, you believe in high standards in city planning result in positive long-term gains for the city and the city's development plan states that new developments and zoning should

be compatible with adjacent land uses and recommends a residential estate district to prevent premature urban intensity development on lands not yet well served by in infrastructure and public services. Half road improvements are like building a house with two walls and no foundation. Council member Edmonson is a grid-like plan of the proposed development positive. Drawing streets with a ruler serves only one purpose to add the greatest number of lots while staying within the minimum size requirements. The developer is ignoring the natural topography of the land and plans to remove numerous mature trees. Council member Tolen, you are committed to represent the interests of all residents of Blue Springs. We, the people assembled in this room before you are part of this community. We shop, dine, work, and attend community events. Open land is a finite and precious resource. Here you are the stewards of that resource. What will be your legacy? Will you be remembered for putting profit before people or for your stewardship? Thank you for your time.

Thank you, Miss Evans. Next, I have Sky Allison. If you come give us your name and address for the record. I'm sorry if I got that wrong. [clears throat] No, you got it right.

Right. Sky Allison. And uh I'm a citizen um from the Lake Village area, 212 Southeast Princeton. And I wanted to come. I just heard about this and so I wanted to come and listen in on what's going on. I have a concern of course, you know, being a citizen um with what's going on in the community and the building and so forth. And the things that I'm hearing from other citizens uh sure throw a red light in my mind um as to things that maybe the timing is not quite right just yet. maybe some things need to be cared for uh ahead of just plowing forward. So with that, um thank you.

Next I have I can't read this first name. Last name is Ali Alley. AJ Okay. AJ Alley, come and give me your name and address for the record. My arms,

that's all right. AJ makes sense when you say it, but I couldn't tell. Uh AJ Ali address is 29910 East Harris Pots Road. Uh we've been in this community for almost 20 years plus. We lived on Litworth before and we moved to Harris Pots. Um my neighbor neighbors are family. They are family members. We treat them like family members. This is a very tight community as far as what we are. Um, we see the dangers of what's being developed and how it's going to affect all of our families and our neighbors. Um, one of the things is infrastructure is not there to accommodate these number of cars. Yeah, you could improve the sides wherever the development is, but what about the rest? Uh, when there is a snow event um 2 in, we're literally down to one single lane. So, how could you put more development, more cars on the road when the infrastructure past it is not there? If you go down to Lichford um and if it's very easily flooded, uh the roads are very very bad. Um if you come down Wyatt and um on the bottom of the the Hudow development, uh if it rains too much, it floods. Harris Pototts and Lichford, if it rains too much, it floods. But where do you expect all these cars to go if the infrastructure is not there? And I understand it's not their responsibility to fix it. But somebody has to fix it before it gets to that part. Um the schools, um if you're familiar with the area, majority half of this development, if I'm not mistaken, is supposed to go to Lee Summit, half of it supposed to go to Blue Springs. Well, in Lee Summit, um Mason Elementary, you can't get through that road when there's school uh getting in or out. And then we're adding more and more cars to this. So, there's a lot more infrastructure that needs to be get improved before we go and build houses

and get all the everything else. Um, one of the things that the developer said, and my neighbor's not here that Norman would make this statement, I'll make it for him, is this is not going to improve our property values. We live in the county and in the outskirts because we want to be there. We want to live in the middle of development. We would move closer into the city. um this is not going to sit well with any of the the property owners. There's a bunch of people here. There's nobody here that's saying, you know what, yeah, this is what we're looking for. We're not looking for this. You know, there has to be some kind of sensibility behind what they're building in comparison to what the neighborhood actually deserves or needs. So, yeah, a bigger lot, you know, there's developments right down the street that are have, you know, five, six acre lots and they're, you know, got couple million homes. Well, there's none of them for sale out there. So, there's other ways of getting around and making the money instead of putting my life, my neighbors, or my kids' lives at risk because we're in a rush to get something done. Thank you.

Thank you, Mr. Ali. Next, I have Philip Hton. Can we give your name and address for the record?

Yes. Good evening. My name is Philip Hton. I live at 29 605 Harris Pots Road. I'm on the southeast corner of the development. Uh I know you guys, ladies and gentlemen, know how to read a traffic plan and do infrastructure. What I would expect to see though is that as I drive out from downtown Blue Springs or the highway, I would expect to see housing disre. And I'm not seeing that here. This um is not the worst sardine can in the world. Would go great up by I70 or it would go great on Seven Highway. But to put it all the way out on the outskirts of town, you're going to go from high to medium density to right on the verge of high density again right next to our farm community. And my request to you would be to ask them to open these lots up, put some larger homes in, a little more variety. Thank you.

Thank you, Mr. Hoen. Sorry for getting that wrong. Next, I have Adam Critz. Come give your name and address for the record.

My name is Adam Cris. I live at 304044 East Litchford Road. Um I live right down where all the drainage goes right off of Snibar Creek. Um it floods every year. There's no way to make it any better and this is only going to make it worse and it's got pretty too close to the house for comfort. Um between Lichford and Wyatt there are 48 homes currently. Between on Cook between Wyatt Major there are 12 homes. Harris pots and car there is 11 homes. That's total of 71 homes in our small community there. Already 200 have been approved with Hudal and now we're going to double that. It just doesn't make sense for that to happen. Um, it was mentioned that there was only two wrecks in the area and that's because we keep it safe. We, you know, yell at drivers when they drive too fast. Are we walk the roads, we're not afraid to because we all keep each other safe out there. And when you add 400 more vehicles to what's already been approved and now you're going to add 400 more, it just doesn't make sense. They have two access points that lead to the same road. So, I mean, they're only quarter mile down from each other. It's a different name, but it's the same road. And if there's an accident anywhere where everybody's going in the morning, it's going to send everybody down Lynchford. And that's a death trap. Especially in the winter time. If there's one wreck, one of 800 cars slides off the road. They're all going to be going a much worse way. And that is a huge safety hazard for anybody that

lives on the road and the people that could could be living in these houses. the uh the half street improvements, everything that they described in their plan, it depends on who theyale actually breaking ground, which hasn't happened yet. So, even if something like this does end up moving forward, it should at least wait for Hudal to actually start doing something. Thank you.

Thank you, Mr. Chris. That is all the speaker appearance form I have. Is there anyone else who would like to speak in opposition to while the public hearing is still open? Okay. Any other comments from the council before we close the public hearing? Your honor. Council member Kaylor. Can we respond to one of the comments that was made about being in the wrong city? This is your opportunity to make comments. Uh

city of Blue Springs has to the northeast has Green Valley uh mail in address, but they're still in the city of Blue Springs. And on the south side of town, it's Lee Summit mail in address. Just because it says Lee Summit does not mean it's in Lee Summit. And we even furnish mail even from Blue Springs even into Independence in the Northwest. So, I just wanted to clarify that that it is Blue Springs. Thank you, Council Member Kaylor. I just want to make sure is Mr. Underwood here? I know he told me he wasn't going to be, but I don't want to.

Okay. I just don't want to pass that. I do have a form from him, but just want to make sure before I pass on. Any other comments from the council before we close the public hearing. Okay, I will close the public hearing. Next item on the agenda is item seven, introduction reading of bill 5363, approving Solid Ranch reszoning. I'll introduce it, your honor. First reading of [clears throat] bill 5363, an ordinance reszoning property from AGC Agriculture County to SF7 Single Family Residential District. I move we approve on the first reading and move to the second. Is there a second? Second.

Any discussion? Okay, then we'll do voice vote first. All in favor? I. I. Any oppose? No. No. All right. We're going to have to roll call that one. That was too close for me to call. Council member Tholan. Hi. Rumbl. No. Ericson. No. Edmonson. Hi. Rowan. I. Kaylor. No. Mayor Levis. I. That motion fails I believe because this requires a two vote. Okay. Okay. So we can continue with second reading but the petition will apply to the second reading. Is that what I'm hearing?

Okay. So, we're going to say motion carries on first reading based on that vote. Second reading. Do I have a motion? Second reading bill 5363, an ordinance reszoning property from AGC Agriculture County to SF7 single family residential district. Your honor, I move to approve the second reading. Provide the proper ordinance number. Is there a second? Second.

Okay. So, just to clarify what the city attorney was talking about there, we did receive an approved petition from the residents with the correct amount of percentage of the surrounding property owners. That means that in order for this to pass on second reading would require a twothird vote, uh, which would be five of the seven of us. So, that's where we stand now for the second reading. Is there any further discussion on second reading? your honor. Council member Rick,

I uh will not be voting for this, but I just want to say that I don't I don't see that it fits in the character with the character of the neighbors. Some of those are not in Blue Springs, but that's not relevant to me. Uh I I don't think we're putting the cart before the horse in a lot of respects because I I believe that our community will deal with future traffic problems and infrastructure problems as we go, but right now it's not there. and the character of the neighborhood just doesn't match what I would like to see. Okay, any further discussion? Okay, we're roll call. Council member Bruml, no. Ericson, no. Edmonson, I Rowan, I.

Kaylor, no. Then I mayor Levis I. So that motion does fail. Item uh second read of item seven fails. Is there any reason to do item E? Okay, then we will skip item E. Next, we have a public hearing on Coburn Farms resoning. I don't think there's going to be as many speaking on this one, so I'm going to risk it and just let the city clerk read the exhibits for item nine.

Mayor, the city has one exhibit to enter into the record. City council information form dated October 28th, 2025 with the following attachments. Staff report with attachments. Narrative with attachments. Affidavit of publication. examiner on September 27th, 2025. 185 ft notification map, names, addresses of property owners within 185 ft of the site. Copy of resident letter to said property owners. Title 4 land use section Blue Springs code of ordinance by reference. 2014 comprehensive plan by reference. City of Blue Springs strategic plan 2025 2030 by reference. Bill approving the resoning and bill approving the general development plan for Coburn Farms. This is all we have to enter for the record. Right.

Staff, if you'll be sworn in and give us your report. I do. So staff, before we continue, is there lots of comments on Coburn Farms here? Who's planning on speaking on Coburn Farms? Okay, just you. All right. And I have a speaker reporting from here. All right. Staff, please continue. I apologize.

So, Chantel Fry, 903 West Main Street, Blue Springs, 64014, and I have been sworn in. Good evening, mayor and council members. Before you this evening is a request for a reszoning and a general development plan for the Coburn Farms development located at 261000 East Co. The first request is to reszone the subject property from a general business commercial to an SF7 the single family residential for the property located at 261000 East Co. And this will be for development of 34 single family residential lots with a walking trail, three open space tracks on approximately 16.67 plus or minus acres. The SF7 single family zoning for this development is consistent with the surrounding uses and the long range vision for this area. The comprehensive plan designates this as a neighborhood supporting residential living in a connected pattern of streets and blocks with access to parks and civil spaces. Additionally, the S1 area plan identifies this site as part of a mixed density neighborhood which envisions a blend of detached homes and small-scale multi-unit housing. The proposal aligns with these designations by introducing a mod modest density single family neighborhood with the pedestrian act connectivity and open space amenities. The proposed development also supports the city strategic plan of 2025 2030 particular the balanced growth priority which emphasizes thoughtful well service expansion. This area is within the south area sewer neighborhood improvement district the NID established to ensure adequate sewer capacity and infrastructure prior to the development. The project utilizes existing city utilities and services. Coburn Farms will be developed in a one

single phase with two access points proposed along Coburn Road. A 5-ft ADA compliant sidewalk will be provided along both sides of the internal streets and also along the Coburn road frontage. A walking trail and over 5 acres of open space are proposed exceeding the 10% open space requirement. The minimum lot size is 7,200 square ft, which is consistent with the SF zoning. The minimum livable floor area proposed is 1,700 square ft, which is consistent with the nearby estates at Chapman Farm subdivision on their final plat. The homes will include a mix of one and twotory elevations with the masonary and decorative architectural elements. and staff finds the proposed reszoning and the general development plan to be in accordance with the comprehensive plan and the S1 area plan, supports compatible residential infill along Coburn Road, promotes a cohesive transition between residential and commercial uses, and is compliant with the UDC. Based on these findings, staff recommends approval resoning with the conditions listed in the staff report and the general development plan with the one condition listed in the staff report. and I'd be happy to answer any qu uh questions. But before that, here are [clears throat] some of the concept conceptual elevations that were provided by the bill developer as you see on your screen. Now, I would be happy to answer any questions.

Any questions for staff from the council? Council member Ericson, uh could [clears throat] you please restate the minimum lot square footage? The minimum lot square footage is going to be 7,200 square f feet, which is the standard lot size for SF7. So that may be my silly question of the day is as I look through this, I don't see any lots that are even close to that small. Is that just because that's the minimum lot? That's the minimum. So they can go bigger. So the average looks like it's way up in the 10, 11, 12,000. Yes. Okay. So when we do this, if we do this, we would be expecting that size lot. Yes. Okay. Thank you. A question for staff from the council.

Okay. Does a developer present want to give a presentation? Please give your name and address for the record and you will need to be sworn in.

I do. Robert Walquist with Quist Engineering, 812, uh, Columbia Street, uh, Lee Summit, Missouri. Thank you for showing up tonight and doing your job. We appreciate that. I know it's a burden sometimes, but we need it for a good community. Um, it's pretty straightforward uh, subdivision. There's nothing exciting about it. That regional basin was there built by uh Chapman Farms phase one and they are they have the easement and but it happens to be on this property. So that'll be maintained. It it the easement shows that Chapman Farm should be maintaining it, but it's not maintained right now. But we're going to have to build our own detention basin next to that. So that was kind of a unknown add-on there through engineering process, but it's pretty straightforward. I think this better fits than the commercial zoning that was there. So, um, the client just wanted to to kind of fit more to the area. Just didn't think commercial was going to real do real well there. So,

okay. Thank you for your testimony. Any questions? Council member Harrison. On one of the pages, and I don't know which number of page it is, there's a called a decorative pre-cast concrete panel fence. I I assume that's what you're planning. And is that in my mind similar to what is on the east side one and then it along Seven Highway. Same same. Okay. Same problem. I love that fence by the way. Yep. Except the one that got busted. I don't know how that got busted. Do you see that? [clears throat] I don't know if the mower did that or what. The questions for the

uh track D, is that what you're referring to? Is that was the add-on was having to do the detention? Yeah, that was part of the whole piece of property. But in I think it was 2003 when Chapman Farms uh estates uh there was developed um they were granted an easement to build that regional basin, but it was just kind of designed for them only. Um so yeah, that's that's just part of this property. We'd like to dedicate that back to them if they would take it. So that's an overflow for both this property and that property for 370 acres

of upstream. Gotcha. But yours will flow into that too, right? Yes. Yes. After going into another detention mix. Thank you. Any questions for the applicant? Thank you for coming on answering questions. Is there any other comments from the council before I go to the audience? Okay, we'll go to the audience. Anyone like to speak in support of in support of I have one speaker appearance for opposition to Mr. Easley coming up. Get your [laughter] be sworn in. Give us your name and address and record.

Yes, sir. I'm sorry. John, you can continue now.

Thank you, sir. Uh, my name is John Easley. I live at 9304 Southwest Orchid Court, Lee Summit, Missouri 64064. I'm the president of the HOA at Chapman. So, um, history teaches us that the Trojans uh, I'm sorry, the Greeks built a horse and invaded Troy and took over the city. Monty Python teaches us in the fiction that it was actually a rabbit and it was a Trojan rabbit. So, that's my theme is fact and fiction. The fiction is the fact that they showed you these pictures of representations of the homes they're going to build. It's much like a TV dinner, the fiction. You see the picture on the outside until you get it home and you open the box and you see what you're going to get. What you see on the box is the fiction because that's what you think you're getting, but you don't really see. You saw the Sullivan Ranch presentation. You saw what they're actually going to build. What you saw there was pictures of as they drove by houses. We really don't know what we're going to get. Um they said the homes are 1,700 square f feet which is matches what we are or sorry was one step down. That's the fiction. The fact is very simply I can show you the minimum square feet at the the state of Chapman Farms is 1,700 square ft on the main living floor. So for a ranch would be 3,400 square feet is what our houses are. Did anybody when I said this in the planning commission did anybody look up from the the community development did anybody look up and say hey let's do a Zillow search. Let's look go out the neighborhood and see. We just had a house sell uh for just a little under uh 7 or correction $800,000 in our $700,000 in our neighborhood. That would tell you what our homes are worth. Did they tell you what the prices are on these homes? Did you get that information? No. If you ask them now, they throw a number at you. It's probably a guess. And one other thing, um, and this is I'm doing this without my reading glasses, so you have to forgive me. The fact is they're these

are not homes for sale. These are rental homes. Why? Because Station 7 is right there. If you're going to buy a house, are you going to buy a house that in summertime you're going to hear cover bands play uh Black Betty uh by Ram Jam or uh Brandy by Looking Glass? No. So, they're probably going to be rental homes. What are rental homes going to do to property values? I can tell you what they're going to do to ours and drive them down. These are real people, real homes, real money. And unless somebody can tell me for sure that these are going to be homes for sale, I'm going to have to say they're probably not. When we talk about these trails, they talk about they're going to connect to ours. Mr. Mayor, you have a house, don't you? I'm assuming you do. You have a garage. Can I come I want to come over and park my Harley-Davidson in your garage cuz I'm running out of garage space. Is that fair? No, that's not. Those trails that that we have are ours. We put them in. We maintained them. We spent $28,000 to maintain them. Those are ours. James Madison, the fourth president of the United States, said that the rights of people and the rights of property are the objects for the protection of which government was established. That's what he said. But the city is telling us that people get to use our property for free. Why? Because it's in the in the development of plans. I respectfully ask you guys to think about what you have here and reject it. Thank you.

Thank you, sir. Clear. Anyone else in the audience like to speak in opposition to while we still have the public hearing open? Okay. Anybody from the council have any comments to make while the public hearing is still open? We'll close the public hearing. Next item is item 10, introduction reading bill 5365 approving the Coburn Farms reszoning. I'll introduce it, your honor. First reading of bill 5365, an ordinance approving the resoning of property from GBC General Business Commercial to SF7 Single Family Residential District. Your honor, I move to approve on the uh first reading and move to the second. Is there a second? Second. Is there any discussion?

Okay. All in favor? I. I. Any oppose? No. Motion carries. Second reading. Second reading bill 5365, an ordinance approving the reszoning of property from GBC General Business Commercial to SF7 Single Family Residential District. I move to approve the second reading and provide a proper ordinance number. Is there a second? Second. Any further discussion? Okay. Roll call. Council member Ericson. I. Edmonson. Hi. Rowan. I. Kaylor. I. Then I Raml. Hi. Mayor Levice. Hi. carried unanimously given an ordinance number 5464.

Next we have introduction to reading bill 5367 which is uh blue screen code ordinances regarding animals. We have a general development plan that I skipped. Ignore what I just said. Next is item 11 introduction real bill 5366 approving the Coburn Farms general development plan. I'll introduce it. First reading bill 5366, an ordinance approving the general development plan for Coburn Farms located at 2610 East Coburn Road, Blue Springs, Jackson County, Missouri. Your honor, I move to approve on the first reading and move to the second. Is there a second? Second. Any discussion? Yes, your honor. Council member Eric,

I would just like to say in reference to what I spoke about on the previous uh development, the size of the square footage of these lots and the development seems to fit the character that I would support. Okay. Any other discussion on first reading? Council member Brown, I just have to agree with council member over there on his comments about the lot sizes being bigger and it just seems to be more in line of what we're looking for. Okay. All in favor? I. I. Any oppose? No. Motion carries. Seconded.

Second reading. Bill 5366, an ordinance approving the general development plan for Corp Farms located at 261000 East Coin Road, Blue Springs, Jackson County, Missouri. The honor move to approve the second reading and provide a proper ordinance number. Is there a second? Second. Any further discussion? Roll call. Council member Edmonson. I. Rowan I Kaylor I Then I RML I Ericson I Mayor Leves I car unanimously and give an ordinance number 5465. Now we will go to item 13 which is introduction and reading of bill 5367. And now I'll introduce it your honor.

Thank you sir. First reading of bill 5367, an ordinance amending sections of chapter 215 of the code of ordinances, city of Blue Springs, Missouri, relating to dogs, cats, animals, and dangerous animals. Your honor, I move to approve on the first reading and move to the second. Is there a second? Second. Is there any discussion? Yes, your honor.

Council member Ericson. Uh, I just want to thank the staff for meeting with myself and other people because I had a lot of questions on the one that was proposed that we permanently whatever we did tabled or whatever. Uh, I I do appreciate that and I I will say that uh unfortunately these are things that we have to deal with. It would be nice if we didn't have to deal with biting animals, stray dogs and dangerous animals and overloads, but we have to do it and uh I think we have as good as we can do here.

Any other discussion? Council member Cable. Yeah, I will have to agree with uh Councilman Ericson and uh he did go very intense over and nitpick the ordinance and did a very good job. And I I appreciate everybody that was in that meeting and gave us patience while we went through that. And I I believe we we've got something that we could we can go with. Is is nitpick a technical term? Is that a legal term? Well, I I said that and then I realized uh Council Member Nick Brummel sitting and he wasn't even in there. So

So So your honor, since we're talking about animal ordinance, I must explain that I believe the term nitpick came from the uh the apes and the monkeys picking the knits of the parasites off of the fur or the hair of their babies. Look at you bringing it back full circle. I mean, it's an animal control discussion gerine to the motion. Very very good. Okay. Any further discussion? This is still first reading. Is it all in favor? I. Any oppose? No. Motion carries. Second reading. Second reading bill 5367, an ordinance amending sections of chapter 215 of the code of ordinances, city of Blue Springs, Missouri, relating to dogs, cats, animals, and dangerous animals. The honor move approve the second reading provide the proper ordinance number. Is there a second? Second.

Any further discussion? Can't beat nitpick. So, [laughter] I think we're done. All right, then. Roll call. Council member Rowan. I. Kaylor I Then I RML I Ericson Hi Edmonson hi Mayor Levis I care unanimously given ordinance number 5466 that we are in the visitors I don't have any speaker appearance forms so that'll take us to council member comments we have any comments from the council members

I do have one your honor uh I just want to thank the public works department myself and council member Rowan and got to visit the sewer treatment plant today and uh as as bad as that sounds. It was a very enlightening tour and it's uh great work that those folks do down there with only having a staff of four. They do some outstanding work for us of over 4,000 gallons of water a day. So, thought that was quite amazing. Sounds like you had fun, huh? It was something. [laughter] Wastewater facility treatment tour. Can't can't beat that. On a Monday morning. On a Monday morning. That's a great way to start the week. A beautiful day.

Yeah. Any other comments from council members? Okay, I've got a couple of things between now and the next city council meeting. First of all, uh while they didn't win nationals, the Golden Regiment was had a tournament uh the Bands of America tournament Indianapolis this past weekend. They swept their class, but then got eighth place nationally out of I want to say nine bands. It seems right. Either way, they did a good job. Uh so, uh congratulations to them. the next city council meeting, just a teaser so people will show up. The state champion girls cross country team for blue string south will be here. We'll recognize them for their uh big win. We'll have state champions in the room again. So, that'll be pretty exciting. Between now and the next city council meeting, the only parks uh event I know of is the Lex Blow pool party, which will be on November 23rd. Uh so, I think that's just a lot of glow sticks and have a fun swimming pool. So don't miss that if uh that's your thing. And then finally, what's uh important to all of us is between now and next city council meeting will be Thanksgiving. And so I want to wish everybody a happy Thanksgiving. Uh we appreciate you as staff. We appreciate you as residents uh for letting us do this work here tonight. Uh you saw what that can mean for development in town. You saw what that can mean for representing residents. And so we appreciate that we get to do this and also appreciate everything that you do here in Blue Springs as well. That will also mean that city offices are closed on both Thursday and Friday the 27th and 28th. And we will see you here at the next city council meeting on December 1st. Anybody got anything else I missed?

Yes, Mr. Schmidz.

Oh yes. So, we already had the announcement at the uh town hall meeting earlier this week, but if you missed it, for again the tens and tens of people that watched the city council meetings, the parking lot across the street uh that has been unable to be parked in for the last 15 years is now a public parking lot. And so, the signs are up. Uh you can park there. The city now owns the property associated with that parking lot. Uh there's a building with it as well, which we will uh have a plan for with the downtown plan. um here shortly. We've owned it all of about I don't know five days, six days, something like that. So, give us a little bit of time, but the parking lot can be parked in. You will not be towed. It is now a city-owned public parking lot. So, that's pretty exciting. Good, good job, Mr. Smith. Thanks for that. With that, then I will accept a motion to adjurnn.

So, move. Is there a second? Second. All in favor? I. Any opposed? No. We are joured for you.