Planning Commission - Regular Meeting

Good evening everyone present and watching online. I would like to call the Monday, March 23rd, 2026 Blue Springs Planning Commission meeting to order. Please rise and join us in the pledge of allegiance. I pledge allegiance 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. All right. Roll call, please. Tracy, present. Commissioner Pumprey. Commissioner Stokenberry, present.

Commissioner Richell, present. Commissioner Sanderson, Commissioner Kred present. Commissioner Graham, Commissioner How present. Chairperson Honey, present. We have a quorum. Thank you. At this time, I would entertain a motion on the consent agenda for approval for the March 9th, 2026 meeting minutes. So move. I have a motion. How about a second? Second.

Second. All those in favor? Any opposed? All right. Thank you. Before we get started on the evening, I want to take a quick moment and uh tell everybody in case you're not watching uh YouTube, uh Blue Springs put in a Eagle Cam last year and this last weekend, uh the Eagle pair had their first two babies. So, it's a big deal. And if you're not watching, hop on YouTube and uh just search Blue Springs Eagle Cam. It's a fun and exciting times in regards to eagles in the city of Blue Springs. All right, having said that, I will move right on into the agenda. I will open the public hearing for agenda items number four and 8. Reszoning RZ0226 9805 and the general development plan GDP 0226-9806 for Sullivan Ranch with the preliminary plan PP0226-9807 being heard concurrently. I will ask for exhibits from our city attorney Jennifer Uh Mr. Chairman, we have five exhibits to enter in the record right now. Uh the first is the staff report. Second is the publication affidavit. Third is the uh notification map of 185 ft properties. Uh fourth is the 185 ft property owner list. And lastly, the 185 ft property owner letter.

Thank you, Jennifer. And looks like Miss Fry is ready for a presentation. Good evening, chairperson and members of planning commission. Uh before you this evening is a request for a reasonzoning, a general development plan and a preliminary plat for Sullivan Ranch development which is located east of Southeast Wyatt Road and east of Southeast Lichford Road. The property is currently zoned a county which is the agricultural county. The first request is to reszone the subject property from the AGC, the agricultural county to an SF12, which is the large lot single family residential district. The property consists of two total parcels with a total of approximately 70.15 plus or minus acres 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 the neighborhood connectivity, diverse lot sizes, and access to trails and amenities. The future land use policy map designates this property for a low density residential development defined as less than five dwelling units per acre. The proposed development has a residential density of 2.1 dwelling units per acre which meets the intent and directly implements the the city's comprehensive plan long range vision for this area. The project also fulfills a comprehensive plan's broader goals to strengthen the neighborhood identity through design and open space features, enhance connectivity with trail and sidewalk networks, and promote coordinated infrastructure investment that supports orderly growth. Sullivan 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's strategic plan of 2025 2030, specifically the balance growth priority which focuses on growing the community strategically and proactively identifying areas that can be effectively served by infrastructure and municipal services. This property lies within the South Area Sewer Neighborhood District, the NIDA, uh, Neighborhood Improvement District, excuse me, established by the city to provide sanitary sewer services and funding for approximately 1,530 acres of a planned development. The NID was designed to accommodate detached single family housing at a density proposed, ensuring that the infrastructure capacity is available to support the project. This development proposes 151 large lot detached single family homes with a density of the 2.1. As mentioned before, the open space and amenities is a total of 9.53 acres of open space and provided across seven uh open tracks to include the walking trail um around the property with connectivity to the sidewalks. And there is a walking uh trail around the detention basins and then there's green spaces located throughout the development. The applica the applicant is requesting a waiver regarding the established rear setback from the 30 ft which is in the SF12 to a 25 ft setback on the requested lots in the staff report. This reduction is for the rear setback that would provide an adequate space for rear patios and decks since these lots are all adjacent to dedicated open space. while still maintaining an overall parcel boundary. The applicant is also requesting a waiver in order to deviate from the SF12 zoning district standard requested in

the reduction in the lot width for the culdeac front building line for the four lots that are listed in the staff report. The development will have two access points, one located along East Wyatt Road and a secondary access along South Lichford Road, both providing direct vehicular access to the proposed subdivision. Full roadway improvements will be required along East Wyatt Road consistent with the city's roadway standards. The improvements will include a dedication of a 60-foot rideway and construction of the full roadway section. South Lichford Road will require a half roadway improvements that includes the installation of curb and gutter with a sidewalk along the development's frontage. In addition, Southford South Lichford Road shall be modified as necessary to provide an adequate sight distance from the proposed southern in in entrance consistent with the traffic study that's been submitted. Here's Pots Road will also require a half road improvements to include um along the development frontage including a curb and gutter and an installation of sidewalk on this frontage. The applicant will construct new public improvements including roadway extension, storm water basins meeting the APW5600 standards, and sewer extensions to connect to the NID system. Homes will include a mix of one and twotory designs with stone and siding materials of higher quality. The proposed minimum livable floor area is 1,600 square f feet, which is an only one classification step down lower than the adjacent Hoot Al Meadows subdivision inconsistent with the UDC transition standards. Staff has reviewed the proposal for compliance with the comprehensive plan, the UDC, and finds that the proposed resoning from AGC to an SF12 is consistent with the comprehensive plan in surrounding residential zoning and recommends approval with conditions that

are listed in staff report. The general development plan compiles with all complies with all the UDC requirements with except the deviations listed in modifications requested for the 151 single family residential lots, open space tracks, adequate utilities, infrastructure, and public services that exist or will plan to serve the development. And staff recommends approval with the three conditions list in the staff report. The preliminary plat meets all the subdivision design standards and it incorporates sound engineering and urban design principles and staff recommends approval of the 19 conditions lifted in staff report. The applicant is here and I'd be happy to answer any questions but before that I do have elevations. This is elevation one of a concept of what the plans would look or the houses would look like. This is the rear elevation. Oh, excuse me. There is the rear. And then an elevation of a another. And the rear of that one would be of that constant. And so, like I said, the applicant is here and I would be happy to answer any questions.

Any questions for staff before we hear from the applicant? I have a question. Um, can you explain to me about the general traffic study? Um, how does that tie into that's that's done originally? I I've read something where later on some kind of traffic studies done for the schools. Yes. So they will be resubmitting an additional traffic study once there is approval of a general development plan. So that will be uh required before they actually go into approval of a site plan. Why are those done separately? I I know in the past we've had certain develop developments and we have concerns about traffic studies.

Um I think sometimes they do it se separately depending on timing. the original development of this, as you remember when it came the first time under the SF7 had that traffic study and so now they want to wait until there's at least approval before investing additional money into a study if they don't have approval. So they've this development has come before us in the past. What's changed since then? Um so it went from an SF7 to an SF128 lots to 151 lots now. Thank you. Mhm. Who's responsible for the roads? Is that Blue Springs, MDOT, County? For Lichford and Wyatt, sorry. For Lichford and Wyatt, it will be the city. The city.

Mhm. And there and the developer is saying they're going to basically pave and redo one half of each road, right? Yeah. That's what we require of all subdivision would only be the half that's adjacent to their property. We can't require a full road when one that shares with Hudal Meadow is Hudowl redoing the road on their side. Yes. So both Wyatt and Lichford. No, Wyatt will be all of the extension of Wyatt will all be of Sullivan Ranch and then Lichford half of it will be Sullivan Ranch and the other half will be Hudal. Okay. So all the roads in that area Lichford and Wyatt are in the next however long getting redone. They're not Yes. So, those public improvements will be offs.

Yeah, those public improvements will be required before an approval of a final plat. How much yard are these houses? I guess that's probably a builder question. Yeah, that would be Yeah. Yeah. That's all I got. All right. Hearing and seeing nothing else up here, would the applicant like to come forth and talk about the project? Do we need to be sworn in? We don't. Don't. Oh, cool.

U Robert Walk with Quist Engineering. Thank you for taking the time. Um, it's pretty much the same subdivision, just, you know, a lot less lots, a lot less traffic. Um, more green space, more trails. It's a standard subdivision pretty much. So, nothing exciting. So, we're talking really small sideyards, front yard, backyards for the most part. No. Well, for cuz I'm looking at the the house size and I'm looking at the plot going

they're 100 foot lots. Your typical lot is 70 to 75 on a standard subdivision in the city. This is a large estate lot kind of not not five acres or something like that, but it's a larger lot. And then your setbacks from your sideyards are 15 feet. So it's a lot further away. So they're 30 feet apart. Your front yard set backs a 30 foot instead of a 25. So just more space between the houses looks a little more spacious. Yeah. If memory serves me correctly, there was concern last time about the number of houses you were trying to put in there. Is that correct? Correct. Correct. And so you've come down significantly.

Significantly. Yes. Thank you. There's some concerns about the our water and sewer systems in Blue Springs. I'm sure you're aware of. How does that tie into your project? Do you foresee any any problematic issues?

No, we we went through a a very extensive uh storm drainage study for the storm water. Um water would be district 13, I believe. Um we've talked to them. Uh they have plenty of water in that area. Um I talked to their engineer uh and he's he's confident in that. um sanitary sewer, you have a lift station in that area. This land is part of the tiff um or part of the uh sewer district and u the lift station is actually on Hudowl. So, we have to run the line a couple thousand feet to get to that lift station if Hudal doesn't bring it to us first. So,

but other than that, I think we're we've addressed all those issues. Um there appears to be I don't know somewhere around 50 to 60 lots with 20 foot rear setback instead of 30. Can you talk to us why there's so many and what the need? Yeah, because we put a basically a 25 to 50 foot buffer around the whole property. You mean on that wall?

So it's landscape easement in the backyard. So it allows that person to put a like a a patio or deck, you know, because they're not allowed in that setback to put the deck on there. So it just gives them that extra 5 ft because they do have it did it didn't affect the ones interior. It just affected the ones that have backup to green space. That was the only request there. That's all I have. Anybody else?

Thank you. Our public hearing is open. We're going to hear from y'all out there now. Um please remember that uh when you get up state your name and address and you'll have three minutes to talk. You can use it however you however you wish. There's a timer on the top right hand corner of the big screen. And out of respect for everybody here, we're going to try to hold close to that three minutes. Very close. If you run over, I'll give you a little bit of grace, but uh we'll be cutting you off within 30 seconds of that 3 minutes. So, having said that, is there anybody in the audience who would like to speak in favor of this project? Seeing in hearing none, is there anyone in the audience that would like to speak in opposition to this project? All right, let's start over here back here. My name is Martin Underwood. My address is 29110 East Wyatt Road, Green Valley, Missouri 64029. I've lived out here 26 years. Uh when you put 150 homes in my backyard, there's not going to be enough pumps to pump that water down to Crane Valley or anywhere else. There is no open sewers there. There are not going to be any either. Let's don't get hoodw weked. Uhund was 150 homes. Okay, that's a lot of homes. But that don't include the 220 across the street that Larkin's going to build. Where you going to put all that water and run it down at Lichard down to those people down in the valley that'll flood them all out. These people don't care. They're going to come in here. Last time we were here, the developer was even under under question

in Kansas City on their their practices. You probably heard about it. We're not against development, but who's going to pay for the infrastructure? You know, originally when Larkin did the Hudow across the street on South Hawai, uh Ron Balor got them to agree that they were going to do both sides of the road, the south and the north side before they started development. Did we all forget about that? I guess we did. But that's what the original agreement was with Ron Fowler and Susan Co Pepper when when the other mayor was in charge. We're just concerned. We don't want tiny houses. I've lived in tiny houses. I've been out here. I've worked hard. I have 10 acres. Most of these people have probably five acres up to a 100 acres or more. We live out here because we like it and we're concerned our property values are going to plummet. I can guarantee you they will. You put it My driveway is at Lichford and Wyatt. You're going to put 800 cars past my driveway in a day. You figure everybody has at least two cars. Some of them have children. They're going to go out of the house at least three to four, five times a day. Do you want 800 cars going by your house? I don't think so. I've said my piece. There's other people's going to say theirs. Thank you for your patience and allowing me to speak.

Thank you as well. My name is AJ Ali. Address is 29910 East Harris Pots, um, Blue Springs, Missouri 64029. I'm two parcels away in certain sections of this development. Um, it's hard enough to get by with the traffic that we do have, which is very minimal to a certain degree. I was driving down the road yesterday. I had to stop so I could have Julie pass me. Um, I heard that they're going to improve the roads in that section, but they're only going to do it in that section. So, whatever the frontage of Lichford and White, that's it. They're not, you know, it's like a bottleneck. So, it's you're going to improve one section of it, but the rest of it still has to go in and out. We have a lot of flooding issues down Wyatt. We also have flooding issues off the corner of Harris Pots and um Wyatt, I mean, u Lichford. So, this is not going to help the overall area itself. That you guys could put in, you know, pumps, this that, and the other, but na nature's nature. Water's going to flow down. So, who's ever down the hill from us, they're going to get flood. Um the infrastructure that's there, even going down to Colonio on Wire Road where the the new developments happen, the road hasn't been improved. That development's been there for a very long time. The roads are very choppy to say the least. I've hit it quite a few times forgetting that it's so bad. So if you were to go down Lichford, which is even worse. So you're avoiding a pothole to hit another pothole. And I understand that that's not the city's responsibility, but you're still sending the cars down the that road. God forbid there was an accident. There's only one way basically one way in one way out. And that's if you're coming towards Blue Springs. If

you take Lichford, go out to Culurn. Same scenario applies every time we get a heavy rain on the bottom of Cook Road I believe and why it floods there. So all these additional cars, all these additional people are going to infra have an issue with infrastructure there. The schools um if you're ever to go down to Mason Elementary, which is right down the street, that's where some of these kids are going to be going to. The roads are blocked, especially when they're coming in and out of school. They're literally blocked. You can't get an emergency vehicle through it. We're going to add more kids to it. There's going to be more traffic and we have to see this the upside of it somewhere. I understand this is a business, but still, you know, a lot of people's livelihoods are at risk. Then as far as why itself in front of Chapman Farms, when it snows, it's a one lane road. There's no two lanes there. You guys could tell me differently. We drive it. If you want pictures, I could prove, you know, I can show you guys pictures that literally one lane is working. So, we had to take the risk of going up that hill and hope that nobody else is coming down it because the city is not doing enough to be able to keep up with it. So, how do we add in more cars and that safety is not going to go right out the door? Thank you.

Thank you.

I have some show and tell pictures sometimes speak louder than words. I couldn't use the screen. And my name is Karen Evans. I live at 29614 East Terrace Quartz Road. Um, Miss Fry has repeatedly stated that this development is in line with the city's comprehensive plan. However, the plan very clearly cautions that proper planning, investment in infrastructure, a natural resource analysis, etc. are essential before expanding development especially to the south. If you refer f referred sorry if you refer to pages 58 33 89 and 62 and there are more on the city's development plan it is quite obvious that even with the changes that CJR has been willing to make this development is quite premature in the area but since the city is so invested in pushing forward here's a little sales pitch for you will love it at Sullivan Ranch in South Blue ings. Your development is surrounded by quaint country roads. No matter that they don't have shoulders, no sidewalks, no proper drainage, but they really only flood when it rains. The roads are quite narrow. And again, that is only an issue if there's traffic or if farm equipment, buses, or trucks are using them. The mayor says that road improvements are in progress somewhere in Blue Springs. You know, this area has only been part of the city since 2004. So, the city hasn't had much time to improve the infrastructure. Meanwhile, don't worry if you end up in

a ditch. You have friendly neighbors who own tractors and they'll pull you out. You will also love the Blue Springs schools. They're outstanding. Well, actually more than half of the children of the development will attend Lee Summit schools, but they're great, too. And even though all the schools are overcrowded, the dedicated teachers will do all they can to help your children learn, and I know this because I've worked both in Blue Springs and Lee Summit Districts. Finally, your developer, CJRB Builders, may not have a stellar reputation, but the owner will assure you that it's a great company with nothing to hide. According to him, the company's department in Kansas City is only for one year, even though newspaper articles say differently. But subcontractors are to blame for that issue. And besides that, you will greatly appreciate CJR's flexibility, especially as it relates to the boundaries and property lines, as you can see on my photos. Thank you for your time.

Thank you.

Thank you.

Who's next? Uh, my name is Adam Cris. I live at 30404 East Litchford Road, Grain Valley, Missouri. I'm at the uh the valley that they're talking about that always floods. I'm one of the closest houses to that. So, from Cook Road all the way to Cobburn on the Lichford and Wyatt stretch, it's 2.8 miles. Right now we have 60 homes on that stretch. In the last year and a half there's been six people move because of the development that's being proposed with um Hudowl and now this one. And while that may not sound like a lot or a big deal, but that's 10% of our population that has moved out. Um, that's a lot of people for one little area. The two main entrances, it's already been spoke about, but they come out to the same road. It's two different names, but the same road. So, it's not much you can do there as far if one gets blocked. And um as far as the bald eagles that Blue Springs is so proud of, if you keep building, they're all going to leave. So,

thank you. Thank you.

Good evening.

Good evening. Um we're two separate speakers, but we're a duo today. So, um, my name is Whitney Huddleston. I'm from 3500 East Litchford Road. I'm actually right in the Valley by Adam. We just moved in a couple of months ago. Um, I'm a nursing director in our community and more importantly a mom to couple little cuties in here. Um, we share our home with dogs and cats and soon to be chickens and that's what the country does to you, right? Um I'm here because I'm concerned about the proposal um directly um beside the longestablished farmland and rural homesteads. Um for me it isn't just theoretical, it's also personal. A few months ago we moved in here and we were very intentional with that choice um to leave Lee Summit City behind and move to the country. Um we wanted a space to breathe quiet nights, a community that values the land and the people who work in it. I didn't move here despite the farmland and homesteads, but I moved here because of it. Um, I want to live somewhere where seeing a tractor on the road isn't inconvenience, but it's simply part of a rhythm of life. When the girls saw a tractor for the first time several weeks ago, they were like screaming and running outside the house and they were so excited because you don't see that in Lee Summit in the suburbia. And so, um, it's been such a joy the last few months to live there and to build the community and just have the sm smell of just fresh, you know, soil, livestock, whatever. It w it was a choice to move here. Um, and that's royal charact or the rural character. Sorry, I'm nervous. Um, across the country, but we've seen what has happened, right? If you look up any article um and you search of when dense suburban neighborhoods or HOA control communities are built right next to working farms and homesteads um there are countless news stories that you all definitely can look up to show the same pattern. Conflict complaints, pressure

on farmers to change or even shut down their operations. Um there are studies from University of Florida's extension showing that suburban encroachment almost always leads to disputes over noise, odors, dust, and other normal practices. We've seen real real world examples of where HOAs have tried to inter intervene with farms that existed long before neighborhoods were built. This is the conflict that we're inviting here. You know, farms start early. Homesteads start early. Even a few chickens, they start early, right? We run late. We make noise. Um, we spread fertilizer, manure, they create dust. There aren't nuisances. They're reality of food production. But when new residents move in expecting suburban quiet, manicured lawns, they often will push back. They'll file complaints. They'll demand restrictions. Farmers end up caught in the middle. Um, you know, even our first week we had shooting lessons from three doors down that we're like, "What is that noise?" That will stop. Hunting will stop. Things will stop because there will be complaints. Um, and beyond that, there's just so much impact that my neighbors have shared today. Um, and I'm running out of time, but basically, I'll get to the point. We moved here to escape exactly what they're proposing. And, you know, I come from a very um healthcare world, but I know a good business proposal when I see one. I've been in part of multi-million dollar construction, and the person that presented that tonight, I had no confidence in. And that's not for a personal conflict. That's a business side sharing. So, um, I invite you to come see our space. We only have three acres. Our neighbors have a lot more. Um, but it's our home. Um, you're welcome to come and see what we're talking about and, um, stand with all of us.

We'd love to hear from the younger one if they'd like to speak for one. Wait, I have to say it. Yeah, you have to say. Oh. Um, my name is Parker Huddleston. Say by Can you say it? Oh, 30500 East Litchford, Green Valley, Missouri. Um, hi, my name is Parker. Me and my family live close by on the land where you can't say it. It's okay. It's okay. It's all right, Parker. Hey, you did great. I'm proud of you. Do it.

Hey, I'll finish it. Hey, I got it. So, um, where the land where you want to build a new neighborhood, we love our home because it's quiet, safe, and full of nature. We're a little bit worried that adding all of the houses might change the peacefulness, the quality of the land, and we want to make sure that it's quiet and a safe place. Please think about the families already here, including animals, and our way of living. Thank you for listening. Good job. She wrote that herself. Thank you both of you. Uh, anybody else? Good job, Parker.

Thank you, Parker. That took a lot of courage. Uh, my name is CO West. I am at 29605 East uh, Major Road. We are the property that abuts the northwest corner on the western edge. Uh the I'm here because I like the previous family, we moved out here to get my family away from exactly what is being designed. Um that's what we came from and that's what we're trying to leave. And to see it coming literally feet from where we broke ground on building our house is exceptionally discouraging. Uh there's a creek that you can see on the land that runs right through my property. All this water, uh, the creek barely holds it when there is a exceptionally large amount of rain. Um, you've heard from everybody from the more eastern side and from the west side that's going to run right through my house uh and overflow right into my basement. Um, and I I don't believe that's fair to my children who've been looking forward to this for u really their entire lives. they their grandparents live in a rural area like we're like we're experiencing here and uh this would this would absolutely take that away from them. Um other than concerns, you know, we've heard about the roads exceptionally concerned about that. My family, we currently have to roll down our window to make sure to listen for traffic as we come through because of the current road conditions. Um adding I think somebody estimated 800 cars coming by in a day that that problem is only going to get worse. You're going to see more accidents. You're going to see more fatalities. you're going to see loss of life because of this. Um the nature and the wildlife is an exceptional concern. Uh the eagles, they will go away when their food supply goes away. Uh adding more people, adding light pollution, adding noise pollution, those are not conditions that are conducive for those types of animals, let alone the deer, the turkey, uh everything else that calls this area home and uh and thrives off of the open spaces. the uh

um trespassing on my property I'm considerably concerned about. Uh they talked about shorting the easements from 30 to 25 ft. Uh that may not sound like a whole lot, but when you start packing that many people in that tight of a space, my my land is exceptionally wooded. We've tried to keep it that way. We had Missouri Conservation Department out just last month to see how we could further increase the animals uh habitat. how can we be good stewards of this land that we are have been blessed to to be a part of and how do we keep that apart and none of this uh none of their recommendations included adding 151 homes and 151 families in that small of an area um trespassing like I said uh it's wooded there's a lot of really fun cool things what's what is the city what is the developer plan to keep those people uh off my property and keep that liability out of my pocket. Um, if somebody trespasses and walks over, trips on a log, falls, and hurts themselves, who's responsible for that? I haven't I haven't heard anything in regard to that. Uh, every property that borders that should be very concerned about that. Um, and that, you know, just in closing, again, reiterating Parker's comments, this is a place where kids can come and experience something that they can't experience any place else in the city, and that's what this and the current rules and regulation are about, and we would like to keep them that way. Thank you. Thank you.

Anyone else in the audience who would like to speak in opposition to this project? Can I ask a question real quick? Go ahead, ma'am. I just wanted to know if the Wyatt extension improvement is that hard. With all due respect, it's not a question and answer session. Um, I think staff heard your question. We'll do our best to address that when it comes back up here.

Three minutes. The floor is yours. Well, I probably won't take three, but um my name is Nancy Hatfield. My husband is Mark. We've lived in um at our current spot at 28904 East Wyatt Road for 43 years now. Um we bought it right after we got married. Nobody around us. Pig farm across the road. That was fun. And um I think a house on the corner, maybe an old one. and then Wyatt Farm up the hill that now is Chapman Farms. Um, our house was built pre900. It's a very, very old house that has been updated um, money pit really, but it sits very close to Wyatt Road. Super concern of ours, of course, is if this road is widened, is it going to be in my front yard? because right now I have I think like 40 feet. Um because it was so old, people built on the old gravel roads and so we didn't have that opportunity. But also something I'd like to add as a member of the county all these years. I don't consider myself not a citizen of Blue Springs. I taught school in Blue Springs for 30 years. I grocery shop in Blue Springs. I eat fast food sometimes in Blue Springs. I'm a member of the Blue Springs Fitness Club. Um, and I'm just wanting our two entities to work together because I do understand that building is progress. Building is tax money. But we have a life out there and we love our neighbors. Um, no one was around us at the time. Then a house got built three acres over and a house got built

behind us five acres over and we became a community and it's I think what we're all saying here is we don't want it to go away and we really appreciate you know like I can't remember who it was invited you out you are welcome to come out knock on doors and see how we live and where we live and where we've lived for a very long time. So, I think that's my plea. Thank you for your time. Got 39 seconds left.

Thank you. Good evening. Anybody else? Seeing none and hearing none, I will close the public comment section of this public hearing. Any final additions from staff? And then we'll If we have any more questions for staff, I have nothing further.

Talk to us about the roads. Can we clarify the roads a little bit more? Can you go into a little bit more detail about which ones will be half done versus all done? So, Wyatt Road will be completely done. Full road improvement, uh, multi-modal use trail to the south side, sidewalk on the north, um, half road improvement on South Lford because Hudal is responsible for their half. and then the half road improvement on Harris Pots because we can't make a developer fully do a road that's not adjacent to their property and that's county to the south of that

soy

the extension the part that's on their property let's clarify what you're not talking about the road. No, all the all the roads I'm discussing are all that's related to the project itself. It's the roads that touch the neighborhood. Correct. Yes. And all the internal. So, of course. Yes. Right. And that is common practice with all subdivisions that we do,

right? Um, I had a problem with it before because it was the half road issue. I'm having a problem with it now because of the half road issue. It's a very common theme that that we've heard. Um to whatever extent you or legal or any staff from the past can comment on any previous arrangement was probably just a one-time arrangement between the city council person and the applicant at that time. Can we get any kind of clarification on what we heard tonight about that in the sense that that was in the past and it's nothing moving forward. Correct.

Well, hoot has not developed yet. Right. They're so they're still working on pro public improvements. I'm referencing um I forgot your name. Mitch Marty. Marty. Uh his comment about the city. I got it. I got it. The the the the agreement that was made with previous councilman Ron Fowler and one of the other de developments. Yes. And that was for the Hudowl meadow. It was for Hudal. Yes. And so as of right now, they haven't done any development. And so we can't force them to go and do their public improvements until they are ready to.

There's not even been approval of a final plat. And so in order for us to fully accept those public improvements, they would have to be ready for a final plat also. And so they haven't done any development. They might have moved some dirt and done some grading work, but they have not started moving forward with no building. Not not yet holes. Right. Right. Okay. And unfortunately we can't put a time limit on understood the developers to and then what's the time limit if applicant just never proceeds on a project it expires after two years one year I believe it's Nick is it two it's two years two

it's my understanding from what I hear you say that the way you're going to handle the roads is the way the city always handles the roads there's Nothing different about what you're stating tonight. Is that correct? That is correct. And under what authority does that come? I mean, what have we worked under all the these years to do it that way? UDC, the unified development code. Okay. And that's in black and white. Yep. Okay. Thank you. Has there been any other time that we know of? Um, I'll discard that question. Um, anything else? I see wheels turning.

The public comments is over. I'm going to go ahead and allow your comment. You you had your chance and next time I would just recommend that you come up when you have your chance to to speak. But go ahead and I'll give you Sir, you need to come up and I need to open back up the com the public comment section. I'll open that up officially. Go ahead. I just wanted to clarify for everybody. So I live across the street from Hudal. So the Hudal half of my road will be done, but my half of the road will not be done at all. So I wanted to be clear that there's a big stretch of Wyatt Road where it's going to be half finished and half like it is right now. Okay.

We're aware of that. Okay. Yes, we are. That's the main thing we've been discussing. Um, all right. Anything else up here for staff? Uh, anything else from the applicant? You want to address anything that you've heard tonight? Unless

you heard what they said. It's your option if you want to come up and address anything or or not. It's either way.

Okay. any discussions or comments up here amongst us and uh to keep formality I'll go ahead and close the public comment section again any um thoughts amongst us or statements all right I will close the public hearing is now closed and I'll ask for a motion on the reszoning portion chair Yes. I move to approve RZ02269805 with the condition staff presented.

I have a motion. How about a second? Second. And a second. Tracy, get a roll call, please. Yes. Commissioner Stokenberry. I. Commissioner Richell. I. Commissioner Koff. No. Commissioner How? I commissioner, sorry, Commissioner Ingresol. No. And chairperson Honey. No. Uh, we have a tie. So, the the motion does not pass. It does not pass.

All right. That item will be recommended and heard by the city council. They'll have the final say on this project at their meeting on Monday, April 6th, here in this room two weeks from tonight. And I will now ask for a motion on the general development portion of this plan. Chair. Yes. Move to approve G DP02269806 with staff conditions. I'll second it. A motion and a second. Roll call, please. Tracy. Commissioner Richell. I. Commissioner Koff. No. Commissioner How? I. Commissioner Ingresol? No. Commissioner Stokenberry. I chairperson Honey. No.

Again, that does not pass. It was a tie. This item will be recommended and heard by the city council at their next meeting two weeks from tonight in this room, Monday, April 6th at 6 p.m. And now I'll ask for a motion on the preliminary plan. Chair. Yes. Move to approve PP02269807 with the staff condition. I got a motion. How about a second? Second. All those in favor? I. Can we get a roll call, please? Instead of Yeah. Thank you. Uh, Commissioner Kredov, no. Commissioner How? Hi. Commissioner Ingresol, no. Commissioner Stokenberry, I. Commissioner Richell, I. Chairperson Henning, no.

All right. And that also is a tie. So, it does pass. And that will be moving on to the next item. I will open the public hearing for agenda item number six which is the general development plan GDP12-25-9749 for Mcatee village with the preliminary plat PP1225975 9750 being heard concurrently this time I will ask for exhibits from our city attorney

Mr. Chair, we have five exhibits to enter into the record. The first is the staff report. Second is the publication affidavit. Third is the uh notification map showing uh properties within 185 ft. Fourth is the property owner list of those properties within 185 ft. And lastly, we've got the property owner letter that went out to those property owners within 185 ft.

Thank you. And I'll ask for staff's presentation. Mr. Logan Day is ready. Good evening, commissioners. Uh, the item is a request for approval of a general development plan and a preliminary plat for Magi Village located at 412 Southwest 9th Street. Uh, the applicant is proposing a four lot subdivision to allow for the development of four single family homes on approximately 0.41 acres within the T3 suburban zoning district of the downtown development code. Uh the proposed development consists of detached single family homes on small lots which is appropriate building type within the T3 district. U the surrounding properties are also zoned T3 and are developed with single family homes. So the project is consistent with the existing neighborhood character and supports infill development within the downtown area. Uh the plan meets the standards of the T3 district including setbacks uh and building height and each lot will provide the required two off- streetet parking spaces. Um and access is being provided by a 20 foot uh wide private drive from Southwest 9th Street which will be maintained by the homeowners association. Um due to the increased drive and fire code and access requirements, the on street parking will have be restricted to be accommodated within the garages and on street parking when available. Uh the applicant is requesting an alternative design standards to allow for front-loaded attached garages to face the street. While this is uh typically restricted in the T3 district, uh staff finds the request reasonable as similar configurations exist in the surrounding area and the modification does not create adverse impacts related to traffic safety and or neighborhood

care or compatibility. Uh utilities including sanitary sewer are are able to available to serve the site. Uh a storm water report will be required prior to final plat uh approval to ensure compliance with city standards. Um and the development is proposed to be done in a single phase. Uh overall the preliminary plat meets the requirements of the unified development code and general development plan is consistent and compatible with adjacent land uses. Um, based on this analysis, uh, staff recommends approval of the preliminary plat and general development plan, uh, subject to the conditions listed in the staff report. And I'd be happy to answer any questions, and the applicant is here to do so as well. And I also have elevations. I think this one. Yeah. So, these are just some of what the homes may look like.

Are did those elevations go with this project? Because I see how they like that one. That one doesn't doesn't fly at all, does it? It it looks odd, but all the very nice. How does But the garage does. Okay. The garage would fa That's what the alternative design standard is for to allow for it to face the street. Okay. Uh any questions for staff? I've got a few, but anybody have questions? Yeah, I do. What map are we looking at? Because the one that we have here and this one that that's that's for the other project. That's for the next one. It's too

Oh my gosh. Yeah, they're both Yeah. No, no. I I I understand the confusion. Okay, that's my All right. So, other question. I'm I'm looking at this, right? Because it I I haven't been by this, but this is a fairly small plot of land right there. Correct. And it's going to have one drive in to four houses. Yes.

Okay. Similar properties in that location. Correct. So the primarily on that street are just single family homes. Um this is a relatively new concept to Blue Springs, but we're they all fit setback standards and building standards for the downtown area. Um they're just proposing a private drive and then the four houses off of those. Tell me ahead. the big large lot of green space that is between the houses. Is that part of not um village but part of Meadows or are you uh where are you talking about? So between 9inth and Southwest 7th he's looking at a current map.

Yeah, I'm looking at at Google Maps. Oh, there's big green space in between those houses. This one? Yeah. This is not owned by the applicant. Okay. So that's that's staying. It's just Yeah, it would just be this site. Oh, okay. Wait a second. Just that property should be right there, right? No. No, that one is this one. Oh, there's Okay. Yeah. All right. Now, I'm following any questions to lead after all that. No. Do we all follow that? All that for Okay. Any questions down here? Have there been any uh storm water issues in that area prior that you know of?

No, but that is why the that they will have to have the storm water report done before final plat approval. Any oppos opposition letters? No, we have not received any. Uh will you reiterate the parking uniqueness of this? I'm struggling with the parking and and

go ahead. Yeah. So, originally um it was a 20 foot drive um but due to fire code and access um whether that be so fire code dictates that they had to be 24t wide um and that cut down on their usable driveway which is about 11 feet which I mean I can't speak for what an average car is but would not fit. So 11t long. Yeah. For the driveway. So the parking will be accomplished through the garages, the attached garages and on street parking. All right. So if cars are parking in an extra short driveway and the car is sticking out,

that'd be done by the H that'd be mandated by H self-managed, but it's a tiny HOA. There's only four there. So really, it'll be self-managed and it could go on for a long time. I'm that's my biggest struggle here is is the parking situation and the driveways that are so short and also why a private drive. I noticed it it's a private drive on this project and the next one with the same applicant or maybe that's a question. Yeah, I could let the applicant speak to that. Okay. Um is there any yard area? I don't I just clarify.

Um so I mean the setback requirements for a T3 zoning district are a 10- foot and then five all around. Okay. Um so they meet all of that. Um lot three and four might have a little bit more of a yard, but got they they meet all the required building standards. All right. Any other questions for staff before we hear from the applicant? Is there a house there now? Yes. And that will be torn down. And it's these four are going to be on one lot. Correct. Okay. It's just different. Yeah. That's all. All right. Is the applicant here would like to talk about the project?

Thanks. My name is uh Chad Mcate, owner of RC Mcatee construction applicant and uh builder of the project. So the goal here is um the downtown master development plan in its origination 15 20 years ago was to incorporate more housing in the downtown area and by doing that it was to create smaller lots um smaller setbacks so that houses could be closer together etc. the opportunities for those don't exist very often based on economics and this is a opportunity um to incorporate it for the first experience to maybe lead to future experiences um the reason for the private drive that question was asked uh I I guess to be straightforward I must have missed that I'm requesting alternative design standard which would say the garages can face the street because the purpose of doing a private drive was to eliminate having to do an alternative design standard. That was only my understanding was that was only for city streets. So by having it as a private drive that would eliminate any concerns of a garage facing the street. Um that being said, the house plans that are proposed all fit within the criteria. The lot sizes fit within the criteria. Um the street is the width that it is, which is in in a couple of people's eyes shortening up the depth of the driveway because of uh code requirements for the street width. So, you know, we're giving up something here to gain something there. as far as what is being perceived as a small lot and putting four houses on it,

mathematically everything works based on code. So, if our goal is to abide by the master town, excuse me, the master downtown development, this is one of the objectives that we're going to run into, not just now, but in the future, is taking what people perceive as a standard lot and compressing it to get more density in it, which is the goal of the plan. Okay. Any questions for the applicant? I would also give you this visual as well. It's no different than a culde-sac scenario in an urban subdivision.

Well, a culdeac offers lots of different dynamics than just a straight in street, right? And it's public. I mean, in its in its essence, it's public. You can drive around, turn around, and sure. It has an official street name. It's registered with the state. May I ask that you pull up the diagrams again of the homes? Was there a third one? I think you see

Well, that one there is not going to be built correct because you have to do the work. You're doing the ones at the garages. No, this this is a potential. Um, so The original idea is to build, by the way, this is a house that I already built on 16th Street near Vesper. Um, this has a detached garage. The only alternative would be that it would have an attached garage um with a side entry,

which technically the the lot one and lot two um those driveways are not needing any variation because that's allowed. it's the lot three and lot four because those houses are actually facing the street. Therefore, the the the garage is facing the street as well. Um, but we just did that on 15th Street. If you've driven down 15th Street north of uh B Street, the first house that was proposed as a visual is the one that's currently being built on 15th Street where we have a front-loaded garage facing a public road. All right. Thank you very much. Anything else? All right. Uh what I heard is that some of the requirements or design standards are different when it's a private road versus a public road. Is it what is different? So the reasoning for putting that standard in there is in the event the city was say Chad goes on sells property goes on property comes to the city and the city has to take over the drive the houses don't go into a legal non-conforming they already have that alternative design standard so they already are conforming so they don't have to come back for anything

and it goes off the zoning for it. So the that's not a benefit of the private drive. This is this is in the event that Right. Right. Right. right right I'm still trying to grasp my head around and I'm not expecting anybody to change it my mind but I'm still just grappling with the fact that a private drive and it's only a subdivision or HOA of four homes. um you know, the the builder developer moves on from this project or moves away and if things aren't set up correctly, then things fall apart and we've got a private drive that isn't constructed to the same standards as public road. Correct. And then it's a headache for the city and

the only part that would be constructed to city standards would be this portion that Right. And that's my point is the rest of it won't um that's my only withhold on this project. Um, yeah, stated publicly. Anybody else? I guess I guess if there are issues, are we saying that the city cannot come in and take care of that private drive at all? The city does not plow, does not maintain that roadway. It is a issue and responsibility of the HOA on those four homeowners to plow it, to sand it, to salt it, to repair it, to fix the potholes, to replace it, to overlay it, every bit about it. Did I misstate any of that? No.

Okay. Do you think there'll be a problem with that at some point?

I don't think. I just don't like it in the sense that it could be a problem when the majority of other roads are public roads. And I don't understand the reasoning behind a private drive versus a public drive. I think it's the city's best interest and the homeowners better interest to have a public road that is maintained publicly along with everything else. Having been in real estate for decades, I've seen some private drives and and you know 10 or 15 years down the road and they run into issues. So that and I can name a few right here in Blue Springs. So that's that's my with my struggle. How can we circumvent that? Can you think of any ways that uh

uh deny the project or place a requirement that it be a public public road instead of a private? You think that how would you how would you proceed with that if you decision? Uh I'm kind of getting it in front. Uh you know what? Let's go ahead and table that and let's move on with the public hearing and do uh public's opposition and then we'll circle back to that commissioner. All right. Um anybody in the audience who would like to speak in favor of this project?

Seeing none hearing none. Any in the audience would like to speak in opposition of this project? Seeing none and hearing none, I will close the public comment section of the public hearing. Anything else from staff? No. Okay. Um, now I'll bring it back up here. Proceed because I think this project it's good that somebody's trying to do something in that area. For sure. I I agree. And I I love development of all kinds in any kind. So, how could we possibly create some stipulation? If it was a public road, would it be the same dimension? I believe it would have to be wider, but that would have to go through a separate review criteria. by interview

therefore in itself could be a reason why the developer chose to go private. Is there a cost differential or is that a question for the developer? Can I answer that? I'll just I would go to the applicant. I'll just go ahead. Um I'm not I'm not Yeah, I'll give you the floor. Yeah, you can go ahead and address this stuff that I don't know that I have a direct answer, but I I would assume and you guys can correct me that the difference between a private drive and a city public street would be curbs and those type of elements, right? Which increases economic cost. So is it cost more?

Correct. Okay. So, is there a way to I should probably know the answer to this, but to to require code for a private drive on maintenance that would So, the private drive would be maintained by the HOA. I know, but is there a way for the city to enforce then to make it a public? That's the only solution. That's the only solution. Okay. I didn't know if there was a way for this to be like the road starts cracking. We're gonna find the HOA or the builder like a codes violation type scenario. Yeah. Yeah. We wouldn't enforce the HOA. Like that'd be all done by HOA. Like I love the idea. Like

Right. I do. All right. Um anything else up here? I will close the public hearing. Um any further discussion? I just wish there was a better way to enforce that private drive like Well, it doesn't The city does not My understanding and please correct me, the city does not govern or oversee or or Oh, yeah. No, I I understand that. I just wish there was a way. I think there was the way is public. Yeah.

All right. Having said and heard all of that, uh public hearing is closed. If there's not anything else from up here, I will ask for a motion. I need to ask one last question. Yes, please. Have we heard the city say they're not interested in doing this as a public street? Have we correct me if I'm wrong, but it's not the city's position to say. It's it's our position and the city council because this goes before them as well. Okay. I didn't think I'd heard anything. If they had a big problem with it, I'm assuming it would have been before it came to us

and they recommended approval for correct. I would just envision that as just it's a it's a large driveway. It's you're my house, you know, although there's four four neighbors in that same or my house. You're working together as a group. Yes. And I understand your concerns with the ongoing maintenance in in the future. Yeah. Just are the are the homeowners going to expect Blue Springs to plow? No, they won't and can't. Well, what they want and can't do. Well, it's not our job to get into that. It's a issue of buyer beware that they do their homework. Yeah. Yeah. Sure. All right. Chair, I'd make a motion.

Yes. Uh I would Are we doing GDP first or G? What would you like first? Uh we are now hearing the JDP portion of it and the preliminary will come next. Okay. Then I would make a motion to approve GDP 12259749 with the staff consents. Have a motion. How about a second? Second. I have a second. And a roll call, please. Commissioner How? I. Commissioner Ingresol. I. Commissioner Stokenberry. I. Commissioner Richell. I. Commissioner Kov. I. Chairperson Henning.

No. That motion carried and it will be heard and recommended by the city council at their meeting Monday, April 6th at 6 pm. I'll now ask for a motion on the preliminary plat portion. Chair. Yes. Uh move to approve preliminary plat PP12259750 with staff conditions. I have a motion and a second. Second. All those in favor? I.

Any opposed? Nay. All right. Moving on. Public hearing. I will open the public hearing for agenda item number seven GDP 12259747 for Mcate Meadows with the preliminary plat being heard concurrently. Now I ask uh for exhibits from our city attorney.

Mr. Chairman we again have five exhibits tender into the record. Uh the first is the staff report. Second is the publication affidavit. Third is the notification map showing property owners within 185 ft. Uh fourth is the property owner list of those properties within 185 ft. And lastly is the property owner letter that went to property owners within 185 ft. Thank you. Thank you. And it looks like Logan is ready for another staff presentation.

Uh good evening commissioners. Uh this item is a request for approval of a general development plan and preliminary plat for Maggate Meadows located at 707 Southwest Avenue. Um the applicant is proposing a 12 lot subdivision to allow the development of 12 single family homes on approximately 0.92 acres within the T3 suburban zoning district of the downtown development code. The proposed development consists of singing family residential um which is consistent with the surrounding neighborhood to the north, south, and west uh while maintaining compatibility with the nearby commercial uses to the east. Uh the project aligns with the comprehensive plans neighborhood area designation and supports the continued re reinvestment within the downtown area. Uh the plan meets the standards of the T3 district including lot layout setbacks and building height. Each lot will provide the required two off- streetet parking spaces. Um the applicant is requesting again the alternative design standard to allow for a front-loaded attached garage facing the streets. Staff finds the request reasonable given the existing development pattern in the area and that does not create adverse impacts related to safety or compatibility. Access to the development will be provided via a private drive from Southwest 7th Street uh terrace which will be maintained by a homeowners association as part of the project. The applicant will complete half street improvements including curb and gutter um along Southwest 7th Street Terrace and a 5-ft sidewalk meeting ADA standards along both Southwest 7th Street Terrace and Southwest South Avenue. uh utilities including sanitary sewer um are available to serve the site. A storm water drainage report will

be required prior to final plat approval to ensure compliance with city standards along with additional technical requirements such as site distance at the proposed drive connection. Uh the development is proposed to be developed within a single phase. Overall, the preliminary plat meets the requirements of the unified development code and the general development plan is consistent with the comprehensive plan and compatible uh with the surrounding land uses. Based on the this analysis, staff recommends approval of the general development plan and preliminary plat subject to the conditions outlined in the staff report. And again, I'm happy to answer any questions and the applicant is to answer any questions.

Thank you, Logan. Any questions for staff? All right. Uh, I got one. Yep. Have we addressed this with the shrine or American Legion, whoever owns that building now, Jerry, on cutth through? Are you talking about up here? Yeah. Uh, they were within the 185 foot. A letter was sent to them and we heard nothing back. cuz I know you could get to Southwest 7th from there. So, so I think Okay, that's all I got. Yeah, we didn't hear anything back.

Would the applicant like to speak on their project? I can't.

Is there anyone in the audience who would like to speak in favor of this project? Anyone in the audience that would like to speak in opposition to this project? Seeing none and hearing none, I will close the public comment section of this hearing. Any final questions for staff up here? My biggest concern on this one is I mean I'm going to kind of go back to a private drive because that's what this one is, but same way. Um, I'm also worried about the density of the houses with people parking on Southwest South and South Terrace curb parking on the street because it's not no parking there and Oh, here.

Yeah. And that's that's my concern when we're talking these houses people. Yeah. Those are those are just concerns that I have is that that the off I understand there's driveways as a garage. Like I I understand that that

um we've seen in several of these like smaller house communities that have access to street parking on the outsides. We've seen a complete cluster of cars lined up, people parking there, and it just creates I know it's not a very high traffic area, but that's just my concern with because it's a narrow street as it is. Like if if you're in a full-size truck and somebody else in a full-size truck, someone's pulling over the side of the road, which is not a big deal, but when you've got what we got 12 families now running full-size trucks down two small little roads that are already the roads already sucked there, they got to have some concern about the emergency vehicles there as well.

Yeah. So, uh, just to address that, um, these plans were sent to fire, um, and we've, uh, relocated fire hydrant access and they've approved and signed off on the plans for fire access. Yeah. Um, getting back to your comment, I see a lot of 17 foot driveways, 14, and two of them are 12. So much bigger. Yeah, much bigger. That's what I'm saying. I I still have the same concerns about the private drive and don't understand the reasoning behind it, but um I get the private drive. I mean, yeah,

I guess I have a question. I don't know if it's something we can answer here or not. Um when individuals move into a location like this, you said they have to do their due diligence. I understand. But are they told that this is a private drive? Do they know that? Is that something that we should be concerned about? I can only ask that answer that question based upon my tenure as a real estate agent, not as a representative of the city.

We can't require them to tell people like unfortunately and just have to hope that the realtor who's selling the property or renting the property is going to be up forth and honest. Where that even comes up, I don't know.

Chair. Yes. that is usually disclosed during the real estate transaction process when the HOA covenants and restrictions are disclosed to the buyer. Um, and I would also note that u the private drive is a common approach to the existing infill row homes that you see in close proximity to downtown. To my knowledge, we haven't had any parking issues with the current configuration of private drives uh for the existing infill projects. So, um you know, and based off of our uh additional reviews with engineering and fire, we don't anticipate any repercussions associated with this proposal.

Well, thank you. I thought they we would have some kind of an obligation and fire didn't have a problem with being able to get the fire truck in, turn around on that private drive. There's enough driveway space and stuff for them to maneuver. Correct. It was it was sent to CJC and they signed off. That was why the fire hydrant was relocated so they could service the homes to the north and the south with like no access hardships. And they have a hammerhead for turn in or when they turn in and back out and turn out. Oh, I noticed that the road is 24 ft wide. Is that right? Correct.

And what is the typical width of a public road? Do you know by chance? Not off the top of my head. It depends on the determination of the or the classification of the roadway. Uh typically it's 24 to 30 ft. All right. All right. Anything else up here? I will close the public hearing and I will ask for a motion for the general development portion of the plan. Chair. Yes. I move to approve plan.

No. No. Velment General Development. There we go. Sorry. General Development Mcate Meadows GDP-12-25-9747. And was there staff conditions? Yes. With staff conditions. All right. I got a motion. Second. I had a second. Roll call, please. Tracy, Commissioner Ingresol. I. Yes. Commissioner Stokenberry. I. Commissioner Ritchell. I. Commissioner Kraov. Hi, Commissioner How. Hi, Chairperson Henny. Hi.

This passed and will be heard by the city council at their next meeting on Monday, April 6th at 6 p.m. in this room. Um, was number two. Yes. Okay. So, there's a preliminary plan portion. Yes. All right. I would ask for a motion for the preliminary plan portion. Chair move to approve plinary platform from MT Meadows PP-12-25- 9748 with staff conditions. I have a motion. How about a second? Second. Roll call, please. Commissioner Stokenberry, I.

Commissioner Sanders, sorry. Commissioner Richell, I Commissioner Koff. Hi, Commissioner How. Hi, Commissioner Ingresol. Hi. Chairperson Honey. Hi. Okay. And that passes and that two will be heard in two weeks. Yes. No. No. Is that approved? That's approved. That's done. Okay. That's that that road ends here. Um, that concludes our agenda. Is there any other business? Mr. How do you want to suggest any other business? Nope. I was just going to say it's a private road that it's a All right. Hearing none other than the joker next to me. Um I will entertain a motion to adjurnn.

So moved. A second. Second. All those in favor? I. Any opposed? This motion is journed. Thank you all for coming and for watching online. See you all next week.