Planning Commission - Regular Meeting

[music] [music] Good [clears throat] evening everyone. I would like to call this meeting to order. The Blue Springs Planning Commission meeting on Monday, October 27th, 2025. Please rise and join us with 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. Call Tracy, please. Yeah. Commissioner Ingresol, here. Commissioner Pumphrey,

present. Commissioner Stokenberry, present. [clears throat] Commissioner Smith, present. Commissioner Sanderson, present. Commissioner Kraoff, Commissioner Graham present, Commissioner How here, Chairperson Honey

here. Thank you and welcome everyone watching from home and here in the gallery with us. Tonight's meeting agenda consists of the minutes from the last meeting which was on October 23rd. Correction, October 13th. Items 2, six, and 8 is the reasonzoning general development plan and preliminary plat for Sullivan Ranch. Item number 3, seven, and nine is resoning general development plan and preliminary plat for Coburn Farms. Item number five, four, five, and 12 is the reasonzoning plan development concept plan and plan development final plan for Rampage Athletics. Number 10 is uh the final plat for Briwood Oaks Estates and 11 is a final plat for Hudson Estates of Blue Springs. At this time, I will entertain a motion for approval for the consent agenda for the minutes for the September 8th meeting.

Chair. Yes. So moved. Second. Have a motion and a second. All those in favor? Any opposed? That passes unanimously. I will now open the public hearing for agenda item numbers 26 and 8. The reasonzoning RZ07259646, [snorts] general development plan GDP 07259647 and preliminary plat PP07259648 for Sullivan Ranch. At this time, I'll ask for exhibits from our city attorney Josh Newell. The city would like to enter exhibits 1 through eight.

Thank you, Josh. All those that are here tonight that would like to speak in favor of or in opposition to or anything about this project, please rise and be sworn in together collectively as a group. [snorts] [clears throat] So again, if you have anything to say about this project, be sworn in.

I do. This time I'll ask for staff's presentation. I see Miss Fry. So, Chintel Fry, 903 West Main Street, Blue Springs, 64014, and I have been sworn in. [clears throat] Good evening, chairperson and members of the planning commission. Before you this evening is a request for a reasonzoning, a general development plan, and a preliminary plat for Sullivan Ranch development located east of Southeast Wyatt Road and east of Southeast Lichford Road. The property is currently zoned AG County, which is the agricultural county zoning. The first request is to reszone the subject property from the AGC, the agricultural county to an SF7, which is the single family residential district. The [snorts] property consists of two parcels, approximately 70.15 plus or mic plus or minus acres in total and is currently undeveloped.

[clears throat]

This 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, and access to trails and amenities. The future land use policy map designates this property for lowdensity residential development, which is defined as less than five dwelling units per acre. The proposed development has a residential density of 3.10 10 zero dwelling units per acre which meets the intent and directly implements the comprehensive plan longrange vision for this area. [clears throat] This project also fulfills the comprehensive plan's broader goals which is to strengthen neighborhood identity through design and open space features, ensure connectivity with trail and sidewalk network, and to promote coordinated infrastructure investments that support orderly growth. The proposed development reflects a comprehensive plan's goal of transforming 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 si 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 efficiently served by infrastructure and municipal services. [clears throat] This property lies within the south area sewer neighborhood district improvement district which is established by the

city to provide sanitary sewer service and funding for the approximate 1,530 acres of the plan development. The NID was designed to accommodate detached single family housing at the density that is proposed ensuring that infrastructure capacity is available to support the project. [snorts] The development proposes 218 detached single family homes at a density of the 3.10 dwelling units per acre. There are 7 acres of open space provided across five tracks including walking trails at central amenity area and storm water basins. Development has two access points, one from Southeast Wyatt Road and one from Southeast Lichford Road. Internal sidewalk and multi-use trails along Wyatt Road will enhance the pedestrian connectivity. The applicant will construct new public improvements including roadway extensions, storm water basins meeting the APWA 5600 standards, sewer extensions to connect to the NID system. The applicant will be required to complete several public improvements prior to construction, including past street improvements along Southeast Litford Road, intersection and site distance upgrades at Southeast Wyatt in Lichford, a final storm water management and traffic study, and dedication of rideway required rightway and easements. The homes will include a mix of one and twotory designs with masonary insighting materials. And the proposed minimal livable floor area is going to be the 1,600 square ft, which is one classification step lower than the adjacent Hudal Meadow subdivision and is consistent with the UDC transition standards. Staff has reviewed the proposal for

compliance with the comprehensive plan in the unified development code and finds that the proposed [clears throat] reszoning from the AGC to an SF7 is consistent with a comprehensive plan and surrounding residential zoning and recommends approval with the conditions which are listed in staff report. The general development plan compile complies with all the UDC requirements and no deviations or modifications have been requested for the 218 single family residential lots and open space tracks. Adequate utilities, infrastructure, and public services exist are are planned to serve the development and staff recommends approval with conditions listed in staff report. The preliminary plat meets all subdivision standards and incorporates sound engineering and urban design principles and staff recommends the approval with conditions list and staff report. Here you have uh some of the home designs, the amenity area kind of concept plan and then the walking trail. Uh and at this time I'd be happy to answer any questions from the commission may have and the applicant is also here.

Any questions? First, you mentioned access points off of two different roads. I see two access points off of Lichford. Can you point out the other one? The other one will be straight will be the future. If I rotate this one, hold on. I use this one because it's probably the best. So, there's the Lichford access which is down to the south here and then they are going to build out East Wyatt Road. Okay. which will be that secondary access and that's a dead end culde-sac. Yeah, it will be a culde-sac for any future development past that if there is any.

And you mentioned a trail on your early presentation. Um does this have any trails to it or you just talk about trails in general? No, it does have trails to it. Um, I'm going to use the landscape plan, but there is a trail uh that will connect to all internal sidewalks. There's the trail starting here at the south side at track E, and that will go along the east side all the way up to the north side and continue on into a trail. There's two connections at the detention track B, and then the trail will do a loop at the end there, and then you're able to come back down.

Okay. And then the 8 foot mult uh multipath um will be used right here at the east Wyatt road. The south [clears throat] side is the 8 foot. Okay. Thank you. I don't have any other questions. Anybody else? Is applicant here would like to speak on behalf of the project?

[clears throat] Hello. Thank you very much. Uh, Alex with CGR Construction and we were just going to go over a brief overview of the proposed Sullivan Ranch development. So, CGR, I'm a representative of CGR Builders. We are going to be the builder. Uh, the developer is going to be IMR Properties. uh CGR builders we have completed over 1400 residential units previously um commercial projects we have completed is at 38 we total 48 chair down here need to name and address

oh my apologies Alex Gville uh 5605 North Berlin Drive Parkville Missouri 64152 as you were thank you

thank you and uh so we've totaled at 48 employees and Over the last six years, we have grossed over 87 million in revenue. Uh we have partnered with recent Nichols. Uh she is here with us today as well. For the development plan, uh this is a snip of the landscape design plan that Chantel shared earlier. We are looking at 70.15 acres at a 3:1 per acre ratio. uh leaving 7 acres of green space throughout the development and this would total out to be 215 to 218 residential units. The reason for the variance is we are well aware in that southwestern corner of the southern parcel that there could be some drainage concerns. So you're allocating some extra areas for drainage if necessary. Uh the homes that we have proposed are going to be anywhere from $450 to $700,000 and a minimum of that 1,600 square footage being in line with uh one tier below the proposed development directly to the west. Uh this is just going to be the snippet of the southern parcel. We are carrying buffer zones around every major road improvement including the extension of East Wyatt Road and South Lford Road running to the west or to the west of that southern parcel. Um, we are going to have a 30- foot buffer zone between the property line and the existing tree lines. Uh, for the amenities, as you were asking of, we have, uh, four miles of walking trails with bench seating throughout the development. One acre in the, uh, kind of northern center of the parcel there for a clubhouse, amenity center, sports court, and splash pad. And, uh, we are going to be implementing 435 residential trees throughout the development [clears throat] for the infrastructure improvements. That's going to be the major roads of East Wyatt and South Lichford around the development. We would be uh including that buffer zone to help maintain local

plant life and uh just not impact visually the surrounding area too drastically. We are directly in line with the neighborhood improvement district at that 3:1 per acre ratio. um the maximum lots that could be supported by the pre-existing improvements that has have been completed or we are well within the 216 maximum units previously approved with the or uh with the previously approved hoot development. My apologies. Um the we believe that the four miles of walking trails, the community center and the sports court splash pad that that will be able to create a unique sense of community in that area that we have uh seen, you know, compared to pre-approved developments. Uh just a brief, you know, statement on the financial impact. Uh just kind of looking towards some other entities. Uh so for every $1 spent on housing, we normally can see or $1.30 of additional economic activity according to the Economic Policy Institute and building 100 homes generates approximately $121 million in local income 2.2 of which being in tax taxes and other revenue. Um tell if you want

uh with respect to the traffic the 3 to1 housing density uh we would not be super or we would not be exceeding any with our traffic study that we've been previously implemented as well as the inschool uh traffic study that has been requested that we are going through and completing. We would by the MUTCD we would not be exceeding um any requirements within the area. With respect to the drainage uh you know we are ensuring that no peak discharge or we would not be increasing any outfall to any area within the development and as well as that southwestern corner doing further studies on that just to ensure that we would not be having any issues across that south litford Harris pots intersection. uh our timeline we are looking you know pre-construction here till the end of December 2025 marketing uh would start in November until completion and then uh construction hopefully weather permitting would begin in January into December of 2031. Uh one other thing I would like to point out on the phasing plan is we are ensuring that once we do hit that threshold of 30 units per one entryway we will have act two access points to each individual [clears throat] parcel. Uh so not just the development as a whole, the northern parcel or the southern parcel. Once we hit that 30 unit threshold, we will be having that second entrance. And just another brief description of the house plans. Here we can see a uh a ranch that was north of that 1,600 square f foot, four bedrooms, two baths. [clears throat] another ranch plan at uh 1736 with the additional 1,400 in the lower level. Two to four bedrooms depending on the build style, two bathrooms. Uh twotory design that we had we believe works well with what has been developed in the area. 1900 square foot plus that extra 650 for the bonus room

[snorts] and a uh a one and a half story ranch style design a little north of that 2,000 square foot. uh four bed, three bath. [clears throat] So, we are with our lending partners as well um offering, you know, some incentives for home buyers, whether that be down payment assistance, closing cost assistance, uh the first responders programs, you know, closing and down payment assistance, teacher and nursing programs, closing and down payment assistance, and the 2 to1 interest rate buy down for two years. Um we believe you know the financial impact of the development of this 215 to 218 homes we can see an estimated population increase of that 220 to 500 and uh estimated tax in taxes collected would be about $2 million post development. So we are working with the local jurisdiction here. Uh CGR builders we are going to be the general contractor. The real estate developer is going to be IMR homes. We have uh Youth Build, which is going to be our community partner, Reese Nichols, our real estate partner, lending agent, uh First Western Trust, and then Iconic, uh our engineer, as well as BNA Architecture.

And that would All right. Thank you very much. Thank you for anything else from the applicant.

All right. Thank you. We'll now move on to the public's [clears throat] comments section. Um, couple house rules. We've got a full house tonight. I just want to go over a few of those. If you're here to speak in favor of or opposition to a particular project, you will get three minutes at the microphone. Everybody that wants to have a voice will be heard tonight, no matter how long it takes. If what you want to say is essentially the same as what has already been said, please feel free, you're welcome to approach the microphone and just say what that guy said or whatever everybody else already said. um it'll make the night go a little bit faster, but we're not here to speed things up. We're here to hear everybody. That's just a nice option, especially for some that may be a little nervous for the microphone. You can just say what that guy said. Um and finally, the most important, the golden rule, treat others as we want to be treated. We're going to be kind to everybody, no matter what side you're on. And having said that, is there anybody here that would like to speak in favor of this project? Anybody here that would like to speak in opposition to this project? All right, we're going to work the room from left to right. Right back here on the back row. Come on.

Were you here when we did the swearing in for everyone? Yes, I was. Okay. Just making sure. I know a few people came in late, so Yeah. No, I was here. Welcome. Name and address, please.

My name is Karen Evans. My address is 29614 East Harris Pots Road and that's a Grain Valley address. So we we do live in the county. So I wanted to point out before I start what I have down here that the 2 million in taxes will not go to Blue Springs only. It'll go to Lee Summit as well because half of that property or more than half of that property is within the Lee Summit school district. Okay. So tonight we stand at a crossroads. the decision that will shape this community for generations. It brings to mind the opening words of the constitution. We the people. So we the people gathered here tonight are not just voices in a room. We are the heart and soul of this community, the very people you represent. While we may not live within the city limits of Blue Springs, we are active members of the community. We shop in Blue Springs. We go to Blue Springs restaurants. We support community events. We hope that tonight our voices will also be heard. And I ask you, will you stand with the people of this community or will you prioritize profit over people? [clears throat] We all understand that growth is inevitable, but growth must be thoughtful. For more than 40 years, the development here has followed a minimum standard of 2acre lots. New development in this area needs to reflect this 2acre minimum. The two acres mean more than just land. On them, families have raised children, enjoyed the serenity of country living, watched wildlife thrive, and built lasting friendships with neighbors. We have invested not only in our property, but in a way of life, one rooted in low density, habitat preservation, and family values. To change that standard now would be to abandon the very character of this community. And it would be appear the

only reason to do so is to prioritize profit over people. The city's comprehensive development plan in 2014 outlined that new developments in zoning should be compatible with adjacent land uses and should not result in circumstances contrary to the public health, safety, especially safety and general welfare of the residents. The development plan also states that it is the local government's responsibility to provide public services and facilities, utilization and preservation of natural resources and transportation system maintenance. Yet the city has no plans to improve the roads in this area. It is left up to the developer to provide half road improvements. a developer who according to newspaper reports has been debarred from working on city subsidized projects in Kansas City, Missouri. And let me ask you this, would you be satisfied with half road improvements in your neighborhood? You, the members of this committee, are the stewards of a finite and very precious resource. The decision tonight transcends [clears throat] mere zoning. Can you wrap things up? Your 3 minutes is up.

Okay. You have the um choice to make. Will it be one of stewardship or surrender? Thank you. Thank you. [clears throat]

Come on back. Come on up, sir. State your name and address for the record, please.

I was sworn in. My name is Martin Underwood. I live at 29110 East Wyatt Road, Green Valley, Missouri 64029. You know, I'm not a member of the city because the old mayor uh when he did the uh land across the street and they put 220 homes with the Jason Justin Lens project. Uh years ago they allowed us to stay out of the city. But anyway, I don't have a sense of humor. I live at 29110 East Wyatt Road at the northeast corner of Wyatt and Lynchford. There's going to be over a thousand cars go by my driveway a day. Every one of you think about living somewhere. These people have acreage. I have 10 acres. Most of these people have a minimum of three acres. That's several hundred acres. Think about a thousand cars going about your driveway a day. Think about what your property value is going to be. You think anybody wants to buy my property with a thousand cars go by? No. I'm going to take a big hit on the property value. Not only that, it's not safe. I have people that run down Litzrey, go right through my driveway, and they missed Wyatt Road. They've come close to hitting my house. They've run over my bushes. Can you imagine a thousand cars going down that road? No, there's other people that's going to say a lot more than what I've got to say. I'm trying to just kind of keep my composure. I'm not very happy about this whole deal. It's not going to be beneficial to anybody that lives in this area. We're not against development. If you want to put larger homes on larger acreage, it's

not a problem. We're not against that. If you want to put a 1acre lot, put a nicesiz home there, it's not a problem. But when you talk about 220 residences, you have lost your mind. Seriously, thank you for your time. I appreciate it. There's other people here that's going to bend your ear a lot more than I am. Thank you, sir. Anybody else?

Full name and address for the record, please.

My name is Tanya Parker. My address is 9008 South Lynchford Road, Green Valley, Missouri. Good evening board members. Thank you for the opportunity to speak tonight. While not a Blue Springs resident, this development is on the edge of where municipalities converge. But like my resident and non-resident neighbors, I come before you not to oppose progress, but to stand for responsible and ethical growth. This board has a duty to represent the best interests of the residents, not the bottom line of the budget or the profit margins of the developers. Growth should never come at the expense of integrity, transparency, or the well-being of the people who live there. The existing roads were not designed for the increased traffic this development would bring. [clears throat] As Wyatt transitions to Lichford, there is no opportunity for additional access points to major thorough affairs. As these 70 acres of farmland are landlocked on three sides, seven blind corners spread from Wyatt down Lichford to Culver Road, which despite any initiative to prevent it, will be the route a large majority of these new residents will take because of the already present dangers of heading south on Seven Highway at Wyatt. We are talking about placing a large volume of homes on a rural road that was never designed for this level of traffic or infrastructure demand. And because the adjoining road is county, there are no plans for road widening, shoulders, or sidewalks to accommodate the influx of residents this project would bring. There are no adequate plans to address drainage or long-term capacity beyond the development. Only the blind hope that somehow it will all work itself out. For months, even years now, residents have stood up time and again to defend the character of their rural community. They've written letters, attended meeting, and voiced their concerns only to met be met with procedural hurdles and incremental encroachment. These are

good people, many older lifelong residents whose spirits have been worn down by the exhaustion of fighting a system that seems determined to ignore them. Their health, their peace of mind, and their faith and fair governance has all taken a toll on their bodies. This isn't just about zoning or density. It's about trust. It's about whether the city honors its word and respects the voices of the people it claims to represent. As a realtor of over 20 years, I can reasonably predict the future because I refuse to forget the past. The housing market is already showing signs of decline. Overbuilding in a softening market, especially in areas without the infrastructure to support it, isn't just reckless, it's unsustainable. We risk vacant homes, unfinished developments, and financial strain that will ultimately fall back on the very taxpayers who are promised protection. And the introduction of an adjacent development when the hard-fought battle against Hudal Ridge has yet to even break ground. This community deserves more than exhaustive battles. It deserves honesty, respect, and fair representation. And I ask you to take that stand tonight. Thank you. Thank you.

Who's next? [clears throat] My name is David Kust and I live right across the street, 8312 South Lichford Road. I live right across the street from the development and uh yeah, I mean, everybody's kind of said it. We're hoping that you represent us instead of the developer for a change. We, like the young lady said here before, we've come before this, I bet, six times against developments that just aren't working. And the first one was uh Gibson development and that was just a catastrophe and trying to do this same thing. And you know, it just you just keep throwing this at us and throwing this at us. We are not a development in that area that needs, you know, a a development like this. Everything is estate homes. Everything. There isn't one place that's not an estate home. And you want to throw this right after we got done with Hudal. I mean, come on, guys. This is just this is unethical. You guys know better. This isn't how you do development. This isn't how you get people behind the things that you want to do in this city. And we need to concentrate on the inner part of Blue Springs. make that more viable. You don't [clears throat] need all this stuff on the outside to have this kind of hassle coming at you. The streets won't handle it. You can't The gentleman that proposed this said that, oh yeah, the drainage will be taken care of. Kind of find that hard to believe when already we're dealing with flooding. How is he going to stop that? He can't. All the land there that absorbs the water now is going to be turned into sidewalks, driveways, and roads. That drainage has no place to go, but down the creek that already floods the people on uh Harris Pots Road. Yeah. Guy right there across from that where this drains into had to

redo his pond more than once to take care of this problem. And you're going to exasperate that and put that all on one person to deal with? You think that's right? I don't think you do. Also, the traffic is just Somebody proposed, oh yeah, on Shrout Road and Adams Dair and Wyatt Road, we'll put a roundabout that is going to back cars up on both going both ways. It won't work. You You have to think this through better. Okay, it should be like previous gentleman said, these are state homes. That's the way it needs to stay. Okay. It needs to stay in that way. That way it doesn't get overcrowded. We can handle that. The road that goes through there that was Lichford and Wyatt used to be a gravel road and all they did was just mackadam over the top of the gravel road. They didn't widen it. They didn't change any of the drainage on it. So, it's not going to handle your traffic. It just won't. And all they're going to do is put a curb on it and call it good. They aren't going to put any storm sewers. They aren't going to do anything about the drainage that goes down into the creek behind me. That's already a problem for the people down the road. So when when Hud Dolls decided to do this, they're going to have to put a huge pond in a retention pond to stop the water from leaving their property. And this isn't doing it. There is no retention pond there. He says, "Oh yeah, we got green spaces. Green spaces isn't going to handle all that water." Thank you. Thank you, sir. Anybody else? Good evening. Uh, my name is Steve Laneir. I live at 29705 East Harris Pots Road. I'm just south and east of this proposed development. Um, I am here tonight to address six roads and intersections impacted by the current and future development of this area. Many intersections and roads in our

community are experienced significant increases already in traffic, heightened and potential uh the potentiality for accidents and creating hazardous conditions for all travelers. It is essential for us to address these issues with infrastructure improvements before introducing any new traffic pressures. While not all the following six areas are located in Blue Springs, all are will be impacted and require improvement measures. Wyatt and Seven Highway. We have people um entering a highway [snorts] with a simple stop sign. Ongoing development this fac vicinity has led to substantial increase in traffic making imperative to consider strategic improvements to enhance the safety and efficiency at this intersection. [clears throat] Wyatt and Adams Derry traffic in W and Adams Dair is another two-way stop and we're seeing more and more traffic every year thereby contributing to the growing reputation that this is a dangerous intersection. With the increase of vehicles, this area requires urgent attention to prevent future accidents and to assure smoother traffic. Adams Dur and Morland School Road. This intersection is experiencing increased traffic due to the nearby developments and the presence of a high school within a mile. The combination of these factors make it critical to evaluate and implement safety enhancements according to the rise in demand. [snorts] Wyatt and Cook intersection. This intersection is particularly problematic because Cook has hilly terrain and has blind spots. It also has the absence of shoulders, all contributing to a dangerous intersection. Addressing these geographical challenges is necessary to improve the visibility and safety of all users. Lichford and Harris Pots road. The road at Harris Pots and Lichford measures 19 ft wide. It's got no shoulders and it features uh steep drop offs. The narrowness leaves minimal clearance for large vehicles like a school bus or SUVs posing significant risks of accidents and enhancing the road to accommodate the traffic.

Sorry, I lost my place. Um, enhancing these roads to accommodate traffic and volume and vehicle size is critical. Shout and Coburn Road. This intersection, while it's not currently within the Blue Springs, is managed by a two-way stop. It stop it experiences high traffic volumes, partly due to the cluster of restaurants there at Shrout Road. But Shoutout Road is poorly maintained. It's a small rural road. It has no shoulders. I've literally hit mirrors with another truck going down that road. Lichford, Harris, Pots, Shrout Road, Cook Roads, all of these are small rural roads. They're really not designed for the traffic projected by these developments. They simply allow about 2 feet of passing and for clearance. That doesn't include your mirrors, right? Uh Wyatt Road Riot Road is larger. It offers three feet of clearance and it has I'm sorry

that's time. Thank you for your time. Can you wrap it up in two couple sentences? Um, the roads need to be taken care of before any of the building starts. That's just the bottom line. Without that, we put people at risk. People at risk, animals at risk. Thank you. Anybody else? Come on up. Name and address, please.

My name is Steve Smelton. I live at 2950 East Harris Pots Road, Green Valley. I'm the guy with the pond in the low spot. And the basin that they got proposed is uphill from the low spot. I don't see how that's going to work. I don't know a lot about that, but it needs to be moved down. But I just want to say I'm for what all these people have said and I just don't see it working. and the Hudal Estates that got approved a year or so ago, they were supposed to, you know, come in there and do that road and widen Wyatt down there and now that's on hold and even this builder told us that at the meeting that we went to a month ago that he heard that that was put off for four or five years. Well, that road's not going to be widened. And then they're going to put this subdivision in and all he's in charge of is widening Lichford on one side. And with just like what Steve was saying about all the intersections and everything, I just don't see how it's going to work. But I am totally against that many lots in that small of an area. But I think if they if you guys do decide that you're going to let something [clears throat] like this pass, it needs to be figured out a little bit better and the in the basin areas and then at least do us a favor and do something to put a boundary between us and all this. I mean, there's no there's no kind of fence or anything on Harris pots and we all have ponds and horses and people shoot out there and all that and and then the lots are going to back right up to Harris Pots. So, even if they could do some sort of, you know, area where there's a fence in a in a common area so that they didn't come right up to the edge, that would be

helpful. But other than that, everything that everybody else has said, I agree with. Thank you. Anybody else? [clears throat]

My name is Adam Cruz. I live at 30404 East Litchford Road, Gra Valley, Missouri 64029. And I have been sworn in. So, I live further on down Lichford. Of course, the drainage, it's always been a problem and it's only going to get worse. But what the gentleman earlier had brought up, 218 homes, two entrances that lead to the same road. It's like having, you know, two driveways right there that you're expecting that many cars to come out of. But they said the population increase 220 to 500. And with 218 houses, you know, that's one person living in each house to maybe two people. You put kids in there, all teenagers, all driving to school, you're looking at close to 1,500 to 2,000 cars every day, twice a day, and it's just not built for it. On Lichford to Wyatt road or from Wyatt and Lichford there's 48 houses on that road. Harris pots and car there's 12 houses on Cook Road between Wyatt and Major there's 11 houses that is 71 houses total and they're pl they've already agreed to quadruple that and now we're doing it again. That's going to greatly affect the 71 homes directly on the road. But it was mentioned that there's going to be seven acres of open space when most houses already have that seven acres of open space per house. So that really doesn't make sense either. They mentioned four miles of walking trails. We have the roads the roads to walk on because there's not much traffic right now. I can take my two daughters, walk

down the road, walk 20 minutes, two cars pass by. Nobody wants to live with any more than that. So, thank you for your time. Thank you.

Anybody else? Last chance. All right. Um the public comment sections public hearing will be over is now over. Um any further discussion from staff. Um probably got a couple questions up here, but you may address some of them pre.

Yeah, we we're happy to answer any questions on any of the topics that that got brought up. Um just some of the clarification statements on these. Yes, the property is half in the Blue Spring School District and half in Lee Summit. Um half road improvements will be required adjacent to the street or the road on Lichford. Um the Hudal Meadows property will be required to do half road improvements on the other side, the west side of Lichford. Uh as in addition to Wyatt Road for Hudal Meadows. Uh and then there is a restriction on the number of permits for Hudal Meadows uh before they have to Wyatt Road fully uh developed or fully improved both sides of the street. um drainage issues. Our our city engineer is here to address those. Uh but generally speaking, anytime a neighborhood or any type of development uh is built, uh they have to retain the water on the site at the same rates uh and then uh release that um at the same historic rates as what's currently on the property today. So drainage issues uh are not anticipated to get any worse uh than they are now. And it will um get better because the water will be detained on site and then released at those historic rates. Um some of the issues about traffic and roadways. Um there is a traffic signal planned for Seven Highway and Wyatt Road as soon as the U snack attack gas station um is completed and they are under construction albeit slowly but they are under construction. Uh once that is finished, before they can open, they have to install a traffic signal at Wyatt and 7 highway. Wyatt Road from 7 highway to Adams Parkway is uh in the capital improvement program to be uh widened and improved next year uh for uh

the the width uh from seven highway to Adams Parkway. Um the final plans for the intersection at Wyatt and Adams Parkway are not finalized yet. Um a traffic circle has been um envisioned, but those plans have not been finalized yet. um trying to work with engineering um on how best to handle the intersection there because right now it's just um one you know the north south direction has no stop east to west uh on Wyatt is a stop condition and so trying to you know the city well aware of the need to improve that intersection um and has it in its sites to get done soon um yeah Lichford uh you know Shroud Culver is in the city of Lakeana Um, Widen Cook, there are proposed improvements that would be needed with the Hudal Meadows project and the Lichford and Harris pots intersection will be um, and our engineer can describe this more, but the the half road improvements will uh, make that intersection a little bit better down there. So if there are any other issues that the planning commission or any of the commissioners would like to ask of staff or our city engineer, we're happy to answer any other questions.

For proximity, could you remind us how far away who All States is to this proposed development a few slides? [clears throat] I'm have to rotate back. So Hudal Meadows is right here. So it's literally across the street. Thank you.

Has that one officially been delayed as we've heard or it's still on track? There's been no delay that I've been made aware of from the developer. Okay.

He is currently under construction. Um he also is building the Hudal Ridge neighborhood up at Major Road and Adams Parkway and has recently started building houses in the Hudal Acre side which is on the west side of Adams Parkway uh and Major Road so up Adams Parkway. And then uh when he brought his development forward just last summer, um it was anticipated that he he would start getting moving on this project once he got substantially further along with the Hudal Acres project. But um his plans are approved. And so you know, the timing of which um you know, when developers decide to, you know, pull the trigger, so to speak, on when they're going to move from one project to the next usually is a factor that we're not privy to. But I have heard no plans of him to pull out of that development or to delay it by any

and I think we need some clarification on the statement that the builder has been barred from working projects in Kansas City. Yeah, that is completely not applicable to anything related to what's going on in Blue Springs. um any developer work they do in other cities. You know, the the project tonight is being proposed by the developer and pertinent information is relevant only to what is being proposed in Blue Springs. Chair. Yes.

Yeah. Mr. Mr. Melon, is there you talked about the improvements and I just want to make just a quick clarification on the road um segment from Wyatt and Adams to the corner of the Hudowl area. Is there any improvement plans for that section?

Um it's anticipated. So the way that road improvements work in the city is that developers are required to do half road improvement improvements for the develop for the frontage of their property. Um and so when the Hud Meadows project came through, they were proposing to do road improvements for the section of Wyatt Road from Cook to Lichford and then from Lich from Wyatt Lichford between Wyatt and Harris Pots. Um when that got approved, uh the city council imposed a condition that said by I believe the 99th or maybe it was the 220th building permit for that development. Somehow Wyatt Road needs to be improved to full width improvements between Adams Jerry Parkway and Cook Road. Um and the timing of that may be the responsibility of the Hudal Meadows developer or if it happens that perhaps one of the two more vacant parcels on either side of north and south side of Wyatt Road directly adjacent to Adams Parkway. If one of those properties is proposed for development by the time this the Huda Meadows gets to that point then maybe they would do those road improvements. [clears throat] So it it is planned to be developed um and to be widened um as needed for to meet those thresholds. Um but it was based upon the Hudal Meadows project. This development um as it doesn't really abut Wyatt Road at all from that distance under the city code is not required to do it. But the timing of these two projects at the same time uh we believe will will link up together nicely so that the road improvements are made um and prior to us

just you know in the way that the city platting process works is public improvements are required to be installed prior to building permits being issued. So any road improvements on Lichford would need to be installed up front and and the same would go for for the Hudal Meadows project except for that section that's offsite between Adams Parkway and Cook Road. Okay. Thank you, chair. Yes, I have a question. What was the buffer zone between this district, this housing section and the homes behind it? There was somebody raised a concern about that, was you? What was the buffer area?

I believe they were talking about the buffer area from on southeast Harris pots. There is not a required buffer because that is um it butt ups adjacent property is county. So in our code there is not a required buffer that needed such as the fence or anything like that.

Go back to the site plan. The developer uh on their site plan has provided um landscape buffers um along [clears throat] Lichford, the future connection to White Road, uh the trail corridor to the property to the east and along Harris Pots. Um [clears throat] I thought I remembered something. Good. There you go. Did you see down there uh the the clouded lines? Uhhuh.

Uh that is proposed to be a tree preservation area along along the hairspots. Okay. Thank you. [clears throat]

I got a couple things and then we'll see if anybody else has anything. I wanted to earlier just comment on on on on a gentleman's statement. Um just point of clarification um it was said that you know we bring this project and we this and just publicly I want to get out this is not our project as commissioners. This is not the city staff's project. This is the developers project and if you were developing you'd want your due course and time to come for approval as well. So we are commissioners were appointed. We're not paid. We're just citizens. Um so I just wanted to clarify that. Uh and um secondly the roads just seem very confusing to me. Um h I understand the half rule but but the complexity of the timing of when the development comes in from who I'll defer to um who does which road here. Um I was [clears throat] I did very much like to hear the fact that the city requires that the road improvements be made prior to building permits being issued. But for clarification, is that just half of the road that the applicant was responsible for? and and if so, then that would leave the other half undone. Is is that fair to assume? Is that a correct statement?

Yes. Developers are typically required by code to build [snorts] the frontage improvements adjacent to their property um unless it's deemed for them to do full road improvements for half the distance. But as we saw and have seen in other developments throughout this area, when that has been utilized, um for example, up on Major Road, um a lot of those developments did half road improvements or full road improvements for half of their property frontage and it left gaps in Major Road from Seven Highway to Adam Parkway for years and then the city had to come back in and connect those. And so um the half road improvements is is the developer's fair share of contributing uh to the infrastructure needs um and is equitable in order to not put an extreme burden on one developer versus the other.

And it's been that way a long time. A very long time. Yes.

I understand that and I agree with that. I struggle with it in regards to this project in the sense that um these citizens that live close to it and other citizens and non-citizens that would be using those roads, they may be using a road that's only half improved. That's a problem [snorts] that I have despite how long that rule has has been in place. It does not take away my concern for the how skinny the road is going out there. I drove it multiple times. Um any discussion with the applicant during the planning process about the actual roads in the subdivision in the sense that they're just so gridlike and so straight. I've always been a proponent of kind of shifting it up with some curves and stuff because it helps limit people's speed in subdivisions. Um so two questions. Was there any discussion about that? Because this is pretty pretty gridlike and um if it does get approved and built and there is a problem, does the city have the right to go in and talk about speed bumps or is that something that's HOA or the subdivision?

These would be dedicated as city streets. Um the city does not have uh a definitive traffic common policy adopted as of today. Um, I believe that or, you know, our city engineer could chime in on this, but um, typically in residential subdivisions such as this, u grid-like patterns are are not uncommon and actually result in slower speeds because people have to make sharper turns at those intersections rather than a windy road where they don't really have to come to a 90° turn. And so I don't think there's any definitive evidence that you know the the culde-sac type development or longs windy roads um because as somebody comes in off of Wyatt uh and then turns left the really the only straight shot is just to go past about you know 10 houses on one side of the street 20 in total before you they have to make a turn and go one way or the other and then on the south side they come in off of Wyatt and make that turn immediately there and then they have to stop and then make two or you know choose a right or a left. So um you know if if Toby you have anything else to add on that. There are a couple of straight sections um such as the one on the east west section that then curves to go north south on the south end. Um but uh you know these would all be I believe 25 mph streets local streets.

Thank you. Any [snorts] other discussions or questions for staff before we hear again from the applicant if they want to follow up? Anything else up here? Yeah, chair. Yes, sir. Yeah, I'll just kind of state um kind of my concerns currently are one the stated uh infrastructure leading up to the site and kind of the timing of those and whether that's going to happen and when it's going to happen. And then the second is the kind of density gradient I guess where going from SF12 to SF7 then to kind of these larger lots. I think it seems out of place from a density standpoint.

May I add something? It sounds like the engineers not knowing exactly what's going on because Justin had agreed in the agreement when Justin's 220 homes are going to be built and he would sit around. He's not aware of it, I guess, but it's was agreed in by Ron Valor and So that's a piece of information you need. Thank you, sir. And not only that, has anybody considered

Sir, you've had your three minutes. We're going to go ahead and leave it there. We appreciate you. We have to follow the the rules of the meeting in the time. Any other discussion or comments that the applicant would like to address? name and address and have you been sworn in, sir?

Hey, uh Charles Robinson, president of CGR and IMR homes. Uh uh 48 4408 uh West 157th Street, Overland Park, Kansas. We headquartered in Raytown, Missouri. Uh we are a developer and a builder. And uh there was a comment made about the disparment. do want to address that a little bit. Um, primarily, uh, we're we're one of the largest small businesses in Kansas City area, fastest growing in the past 8 years. Um, we actually probably built over 500,000 square foot of the KCI airport project. Uh during that period of time, um we had some carpenters that was part of our company and we had some small businesses and things like that with subcontractors to us over probably a $56 million project with over 250 employees. So there was uh a small business minority uh painting contractor that worked under our subcontract agreement, followed all the rules, paid all the wage order reporting. uh we paid our subcontractor but they refused to didn't pay the exact amount to their own employees that was a W2 employee and because of that uh we were the one that took the hit for that as a company uh it was nothing that we were it was a disparment basically for one year we're three months into that one year right now um it's not stopping us from doing work uh uh in the city of Kansas City we're building private advertise right now. Uh we do have a development going on in Blue Springs, Missouri, very similar to this to where we're doing infill housing, affordable housing for 450 lots that the commissioner there has and city council has approved and has not delayed our

projects. Uh we're doing this and Nebraska, Omaha, Nebraska area as well. Um this project is, you know, near and dear to our hearts here. Um um I understand the concerns here from the the the neighborhood. We had a meeting with the neighborhood a few weeks ago or few few weeks ago just to address this repair for this so that we can look at options in our own development and design that could be more suitable for the team and for the community. Uh our our our model is about building communities. Um we want to be here, we want to develop here. Um, this project is uh is funded, allocated, ready to go. Um, I don't see delays from our side from from a builder developer standpoint. Um, I can't speak for other developers. Um, but you know, if if you know, we are here to work with the city. We are here to work with the neighborhood community. Uh, we're not trying to make enemies by any means whatsoever. Um, we want to I felt like our design is suitable for what the building requirements and then what the city uh long-term uh requirements were. I believe we've met those needs and you know, we're just we're not trying to make any enemies at all. We're not trying to figure out uh how we make the biggest dollar here. That's not the case at all. We're trying to build uh an opportunity for uh homes can come in and and and have a a very good community within the community uh of Blue Springs. So, um we have nothing to hide. Uh and uh you know, we we've we've built uh all over the Midwest and and uh um we look forward to opportunity to build here as well. Thank you.

Charles, can you make a correction on the development you're currently doing? You stated it was in the city of Blue Springs when we currently don't have No, not City of Blue Springs. Uh city of uh Kansas City, Kansas. I apologize. That was my first question. In Kansas City, Kansas. Yeah. Unifi uh Wine County. So that's where we're building. Thank you. Thank you, chair. Yes. I have a question. Please jog my memory. This bumps up to Hudal and Hudal's homes are a little larger than this division's homes would be. Hudal's homes sit on what kind of acreage per home? They were U SF12 zoning with a minimum lot size of 12,000.

And these lot sizes are again minimum of 7,200 per city code. 12,000 versus 72. Yes. Okay. Thank you. What is the ratio of the homes per acreage of Hudal? Uh roughly I believe it was close to two. Okay.

Two dwelling units an acre. [clears throat] All right. Anything else up here? All right. I will close the public hearing. If there's one, I would ask for a motion on the resoning portion of this project. And we've got three things to vote on.

Chair. Yes. I move to approve reszoning RZ07259646 Svin Ranch with the staff conditions. Have a motion about a second. Second. Second. Roll call, please, Tracy. Of course. Commissioner Humphrey. No. Commissioner Stokenberry. Yes. Commissioner Smith. Yes. Commissioner Sanderson. None. Commissioner Graham. Yes. Commissioner How? Yes. Commissioner Ingresol? No. Chairperson Henning? No. Four. Four to four. That's a tie. And that's

results in a passage or non passage? Not passage. Not the not pass. I would ask for a motion for the general development plan portion of this project. Chair. Yes. I move to approve the the general development plan. Yes. Yes, sir. Uh GDP07259647 for Sullivan Ranch with the staff conditions. A second. A second. Motion and a second. Tracy, roll call, please. Of course. Commissioner Stokenberry. Yes. Commissioner Smith? Yes. Commissioner Sanderson? No. Commissioner Graham. Hi. Commissioner How? Hi. Commissioner Ingresol. No. Commissioner Pumprey. No. Chair Person Henning. No.

All right. Four to four. All right. Four to four again. And the final one, the preliminary PL portion. I would ask for a motion. Chair. Yes. Move to approve preliminary plaque 0725964 for solid arrangement staff conditions. I have a motion. How about a second? Second. I'll second. Let's roll call this two, please. Yeah, of course. Commissioner Smith, yes. Commissioner Sanderson, no. Commissioner Graham, yes. Commissioner How? Hi. Commissioner Ingresol, no. Commissioner Pumprey, no. Commissioner Stokenberry. Hi. Okay. 44. All right. No for me. Um, all right. Sorry,

that does not pass. That's okay. just for clarity for this [clears throat] recording in my own head. Um, all right. So, we're done with that one. Yes. Well, I would just like to say that those would be a not recommended of approval to city council for the next meeting. The city council still hears that. Yes, this will still go forward to city council on November 3rd, I believe it is. Yes.

All right, that finishes that one. We're moving on to the public hearing for agenda items number 3, 6, and 9. The general development plan GDP 09259690 and preliminary plat PP08259670 for Coburn Farms. I'll ask for exhibits from our city attorney, James Null. The city would like to enter exhibits 1 through eight. [clears throat] All right. Thank you. [snorts] When you're ready, Miss Fry, tell us about it. [clears throat]

Yes. Um, another public hearing. Thank you. Uh, any that anybody that would like to speak in favor of or opposition to or about this project in any sense whatsoever, please rise and be sworn in collectively together as a group. [clears throat] I do. All right.

So, Chintel Fry, 903 West Main Street, Blue Springs, 64014, and I have been sworn in. Good evening, chairperson and members of the planning commission. Before you this evening is a request for a reszoning, a general development plan, and a preliminary plat for Coburn Farms located at 261000 East Co. The first request is to reszone the subject property from a GBC, which is the general business commercial to an SF7 single family residential for the property located at this address. And [clears throat] this would be for a development of 34 single family residential lots with a walking trail, three open space tracks on approximately 16.67 acres. The proposed SF7 single family zoning for the development is consistent with the surrounding uses and the long range vision for this area. The comprehensive plan. The comprehensive plan designates this area as neighborhood supporting residential living in a connected pattern of streets and blocks with access to parks and civic spaces. Additionally, the S1 area plan identifies the SE site as a part of a mixed density neighborhood which envisions a blend of detached housing and small-scale multi-unit housing. The proposal aligns with these designations by introducing a modest density single family neighborhood with pedestrian connectivity and open space amenities. The proposed development also supports the city's strategic plan of 2025 2030 particularly the balanced growth priority which emphasizes thoughtful well service expansion. This area is within the south area sewer

neighborhood improvement district 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 one single phase with two access points proposed along Cobburn Road. A 5- foot ADA compliant sidewalk will be provided along both sides of the internal streets and along Coburn Rome frontage. Along the frontage is also a proposed 6 foot uh masonary style wall. A walking trail and over 5 acres of open space are proposed which is exceeding the 10% open space requirement. And the minimum lot size is 7 1 7,200 square f feet which is consistent with the SF7 zoning. And the minimum livable floor area proposed is 1,700 square ft which is consistent with the nearby minimum livable floor area of the estates at Chapman Farms. The homes will include a mix of one and twotory elevations with masonary and decorative elements. And here are some of the concepts of the housing. [snorts] Staff finds Coburn Farms proposed reszoning and general development plan is in accordance with the comprehensive plan in the S1 area plan. It also supports compatible residential infill along CBurn Road and promotes a cohesive transition between residential and commercial uses and is also compliant with the unified development code of Loot Springs. Based on these findings, staff recommends approval of the reasonzoning with the conditions listed in the staff report, the general development plan with the uh conditions listed in the staff report and the preliminary plat with the five conditions listed in the staff report.

and I would be happy to answer any questions and the applicant is also present. Thank you, Miss Fry. Any questions for staff before we hear from the applicant? In regards to the square footage of these homes, um we typically allow and recommend two uh levels of separation in between one step down. Is it one step down? How does this fit into that? Uh [snorts] well, the estates at Chapman Farm, their minimum livable floor area on their final plat is 1,700 and they're proposing the same here.

But we do go by even. So it' be 1,600 as the minimum because there is no such thing as 1,700 goes 1,600 to 1,800. Okay. So similar size homes just much smaller lots. Mhm. Okay. That's the only question I have at this time. Anybody else up here before we hear from the applicant? Is the applicant here?

Robert Walkquist, 812 Colombia Street, Lee Summit, Missouri. Um, we uh are proposing a single family development instead of the commercial use that this is proposed or this is um zoned right now. So, the owner felt like this would be a better fit for this location. Um, with the regional basin right there, it has a a good amenity if it's maintained, but right now it's not being maintained. It's owned by the development to the north, Chapman Farms, I believe. And, uh, so we're in negotiations and trying to figure out who's supposed to be maintaining that with staff. and they're they're running that track. So, but I'm here to answer any questions you guys have regarding the development.

I don't have any questions. Any questions from here? All right. Thank you. Anybody in the audience that would like to speak in favor of this project? Anybody in the audience that would like to speak in opposition to Anybody would like to speak in opposition to this project? I think he wanted to speak into and was there did I miss somebody that wanted to speak before that in favor of Come on up, sir. State your name and full address, please.

Steve Bailey, 8807 Highway 131, Odessa, Missouri. Uh, this property was owned by John and Nikki Sarai, and they came to me. I've known them for years and years, and they came to me to uh develop this property. Uh and we're actually joint venturing together on this. Uh my background is we actually my wife and I actually own cat excavation also and we've done many developments over the last 30 years of many of them here in Blue Springs and they've all been successful developments and something as a developer where on projects that I develop I I really feel strongly about restrictions on I know here 1600T minimums but whether it's a 12,200 foot home or 2500 foot home about what the house on the outside is made of and [clears throat] and in in in our restrictions we will have the the the most in-depth highest quality of exterior finishes that possible but uh like like I say again we we are just joint venturing this with John and Nikki Sarai.

Thank you very much. Thank you. [snorts] All right. Anybody else in favor of opposition to

name and full address, please?

Yes. Uh my name is John Easley. My address is 9304 Southwest Orchid Court, Lee Summit, Missouri 64064. It's a Lee Summit address, but it's the state of Chapman Farms. First, I want to lodge my objection. Um just get that on the record. I don't think this hearing should be held because I actually requested the plans uh back in October 10th from you and I it was probably just an oversight. No big deal. I was promised when the when the first when the meeting was originally planned, it got cancelled and I was told that when the packets that you guys received went out that I would receive the plans. I did not receive those. So, this is the first I've seen this. So, I'd like to Can I get my three minutes back? I wanted to lodge my complaint first. Um, two and a half. So, let's just see how you go.

Okay. So, [clears throat] I want to correct some things first. Um, first um this the city told you that the the square footage of the homes of the state of Chapman Farms. Let me do this first. I am the president of the HOA of the um state's Chapman Farms. I represent lawyers, judges, um police officers, firefighters, teachers, blue collar and white collar workers. These aren't our first homes. These are our second and third homes. We built these up through previous homes. We built our equity and got to these homes. We were We You just heard that our homes have to have a minimum square footage of 1,700 square ft. That's factually inaccurate. The square footage on our main floor has to be 1,700 square f feet. Our homes are not 1,700 square foot. So that's factually inaccurate. I heard in the Sullivan farms um that she said that um it's neighborhood identity that there's orderly growth co and a cohesive plan and that they actually in fact met with the builder. I don't know who these people are never met them before in my life. It would have been nice to meet with them so we could have discussed this so they could have had the facts like our homes have 1700 square ft. But let's go into this real quick about the walking trails. That's nice. I wonder if those walking trails going to hook into ours because the last three times I've spoken to you all and it's a pleasure to every time I speak to you about every bianual of time. But the last three times those trails are going to hook into ours. Who's going to pay for the upkeep? Because we just spent $26,000 $26,000 on our trails to fix them to fix them and reseal them. I know last time, good sir, that you said that um that it wasn't a problem, but it is a problem to us when we're spending our own money to do that. So, for the fourth time, I'd like to know if they're going to hook into ours, who's going to pay for it. If it's going to be you guys, I'll gladly send you the bill every time we fix it. It's about $26,000. Um, and then in the presentation, I thought I heard multi-unit housing. I just want to clear up. Is it multi-unit housing or is it single family housing?

Single family home. Okay, fantastic. Um, and then something I want you guys to notice, a couple things. Number one is the distance from the the east road to Seven Highway because Seven Highway is just east of there. What is the distance to that? As a former I'm a retired police officer. I can tell you that's a hell of a lot, sorry, heck of a lot of traffic for people to try to get on Coburn Road, especially on Seven Highway. Something you may want to consider. And also, I don't know if the builder and developer have told you this, but right east of there is a little place called um station 7. Can I get like 30 seconds? Give you 30 more seconds.

I appreciate you, sir. The builder and developer may not have told you this, but Station 7's right there. when they try to sell those homes, they better do it in winter time because I can tell you spring, summer, and fall, what happens at Station 7 is they play live music. The new buyers may find it not so whimsical on a on a weekend night to be trying to go to bed when the live bands are playing till 10 or 11:00 at night. So, these are things that you may want to consider. I appreciate your time. Thank you. Thank you.

Anybody else like to speak in opposition to this project? Come on up. Name and address, please. Tim McAuliff, 9102 Southwest 12th Street, Lee Summit, 64064. Google says Blue Springs sometime. So, I'm in Chapman Farms Estates, also part of uh what John was talking about. I really don't have much else to add to what John said. I agree with everything he said. It's very concerning to see this for the first time uh tonight and be able to react and comment on it. So, I would object to not having that material ahead of time to look at. Also, just visually seeing two entrances to something like that off Coburn Road has to be a concern knowing how hard it is to get on and off of Cobburn Road into Chapman Farms Estates already. And it's just interesting changing it from commercial zoning to residential zoning knowing the points that John pointed about uh station 7 and the area to the north of station 7. So I'll leave it at that. I thank you for the time. Appreciate it.

Thank you. Any other public comments for or against? All right. I will close the public hearing section. Uh, anything else from staff? Any notes, any clarifications?

Uh, yeah, again, happy to answer any questions that you have. Um, there was a complaint that the packet was not sent to residents prior to tonight's hearing. Staff is not required by the city code to do that. It was posted online. Uh, and that's the same notification that you all received at that packet and the plans were available. Um, that's what the code requirement is is that we post that online. We're not obligated to mail it out to different residents. Um, if there was a miscommunication on that or a promise that we would do that and we didn't, I apologize for that, but that does not derail this public hearing or the ability of this planning commission to make a decision based on that tonight. Can I respond?

Um, there is no requirement in the city code right now for a community meeting. developers are not required to meet with surrounding residents prior to uh bringing forward a public proposal to the planning commission or city council. It's often recommended by staff for them to do that so that they can understand some of the concerns and if uh in hearing those they can try to address some of those through the the design of the neighborhood. um or if there's sight specific things that they could do to you know for drainage traffic things of those uh you know site design for it um then then that's that opportunity for but again there is no city code requirement for that um I do have the staff report for the estates of Chapman Farms first plat that was approved in 2013 and that recclassified all the homes in the estates of Chapman Farms uh from what was a 1,800 foot minimum to a 1,600 foot minimum for ranch style homes with a threecar garage and from 2600 square ft uh to 2200 ft² for two-story homes. So, uh the minimum for the estates of Chapman Farms per city code is the 1,600 square ft class F. And so, uh, that is what our ability to require that of an adjacent development is, is that 1,600 square feet. Um, and yes, the proposed plan would connect into the trail systems as it is a goal of the comprehensive plan uh to have an interconnected trail system uh in and around the city. I'll weigh in here just a second and then you'll have a chance to uh follow up. Um I don't mean to get in the middle of it,

but I think it's if somebody doesn't send you something, you reach out and ask for it. All due respect, I forget all the time. People forget on me and sometimes it's on me to follow up with the person. So, I I guess um in general purposes and also um standing up for staff um if I know a project is is simmering in my subdivision, I'm going to be keeping an eye on the website. And I just think that that's proper. And Mike was mentioning square footage amounts. And when we're here talking about new subdivisions and new developments, maybe he didn't clarify it with main floor, but it's always um the minimum required. So um just clarify that and then having said that um any further discussion from the applicant come on.

Yes. So first [clears throat] and foremost and and I'm going to say this as respectfully as I can. So, I respect everything you guys do and I understand. Um, and it's difficult for me to sit here and and listen to it's not the city's project when it feels like he is he is the proxy for the developer. But I'm going to say this as clearly as I can. I will say you the city should save themselves the mailing cost when I get something in the mail from this city that says, "Hey, we are having a hearing on this date on a development that affects you. If you desire to see the plans, here's an email address. Email them. We will send them to you." That's exactly what I got. So, I did as what was directed for me by government officials. Okay? I'm I'm a retired cop. I understand the that the responsibility of me is if I want to see them, I should email a city official and I did that. Okay, I'm not mad. I'm I understand things happen.

I I'm cool with that. We're all human beings.

But the onus isn't on me. It's on them. Okay, not me. So, don't it's unfair for the city to come back onto me and say, "Well, you should have followed up." The onus is on them, not me. Additionally, I will gladly produce to this learned body, to that kind gentleman over there the um ordinances and CCRs of the estates of Chapman Farms to tell you the main square footage main floor square footage of the estates at Chapman Farms is 1,700 square ft. Not the square footage of the home main floor squarage. I understand what the ordinance says. Completely understand. I want to make it crystal clear that my house is not 17 square foot.

Okay. I appreciate that. Sure. Thank you. Anything else up here? Commissioners, the uh part if I could chair. Yeah. The part about um who's responsible for the payment of the trails? Uh they would still be responsible for the upkeep of their trails just as this neighborhood would be responsible for the upkeep of their trails. Is that fair assessment? Yes, that's correct. Okay, thank you.

So, in regards to the the cost of connection, um, who pays for that? I would assume would it be the the new subdivision that's that's matching up to another trail that would be that would be this project's cost to um extend any trail connection or to meet. I understand there was a concern about this trail meeting a trail at the states of Chapman Farm and who was going to pay for it.

I will allow Miss Fry to do that. Um perhaps there is some confusion on that. Typically, whenever subdivision does connect to trails, um we do want them to try to connect to adjacent trails. Um Chantel just pointed out that it does look like that this trail does not connect. Uh but if it did, then the developer of this subdivision would be required to pay for the entire length and connection to that trail. Okay. But there was a miscommunication on that one. [snorts]

So this trail does not connect to the trails that are in the states of CH. No, there's a a trail that goes along Cobburn and then comes up the east side of the lots near the detention pond and then comes back in near track 15 or lot 15. All right. [clears throat] And I guess chair, I have a question. I guess I'm confused on uh the concern about the cost of the trail. If this if this subdivision is going to be responsible for putting in the trail in its subdivision, you appeared to be concerned that you would have to pay that cost. But where why would you show concern over that?

It's simple, ma'am. Because our trail I mean first and foremost, I'm not a lead. I'm a city folk. But here's the deal. Our trail actually is a trail that goes through wood. The trail, you look at that trail right there. You walk along road. So I'm not much to walk along city street. So our trail will receive higher volume. So when we maintain our trail, our trail is almost a mile. That trail is what maybe. Who who's going to have the higher volume of traffic? Who's going to walk more on our trail? Who's going to have to maintain our trail because more people [snorts] we're going to use our trail more? They're going to use our trail more. Who's going to have to pay for it? We will because our HOA supports it. Do they have an HOA?

Yeah. And And so your people you don't believe will come down and use any part of their truck? No disrespect, but no. Okay. I don't understand why the trails have to be connected. Anything else? I just heard they're not going to be they're not going to be connected. Contained in the HOA property. I don't understand why we're still having this conversation because the trails are not connected. Okay. All due respect to her, but in her statement when she opened, she said goes along with parks and civic spaces. There's no parks and civic spaces over there. Anything else up here? Yes, sir. Yes, sir.

On my left. Nope. All right. I will close the public hearing and I will ask and see if there's a motion for the resoning portion of the first of three portions of this project. Chair. Yes. I'd move to approve reszoning RZ0259668 for Coen Farms. Have a motion. I have a second. Second. A second. Roll call, please. Tracy. Commissioner Sanderson. I Commissioner Graham. Hi, Commissioner How. Hi, Commissioner Ingresol. Hi, Commissioner Pumprey. I Commissioner Stokenberry. Hi,

Commissioner Smith. I chairperson Henny. I would ask for a motion for the general development plan portion of this project. Chair have a motion. Uh move to approve general development plan GDP 08259690 for Copen Farms with the staff the one staff condition and a second. Second. Roll call, please. Tracy, of course. Commissioner Graham. Hi. Commissioner How? Hi. Commissioner Ingresol. Hi. Commissioner Pumprey. Hi. Commissioner Stokenberry. Hi. Commissioner Smith. I. Commissioner Sanderson. Hi. Chairperson Henny. I. All eyes.

Both of those items will be heard by the city council. meeting on November 3rd, 2025. That meeting is at 6 PM. Uh, one more. I ask for a motion for the prelim preliminary plat portion of this project. Chair. Yes. Uh, move to approve preliminary plat PP08259670 for Copen Farms with the five staff conditions. I have a motion. How about a second? Second. Thank you. All those in favor? Any opposed?

That motion passes. All right. Moving on. I will open the public hearing for agenda item four, five, and 12, the reszoning RZ05259644. Plan development concept plan PDC07259645 and plan development final plan PDF09259682 for Rampage Athletics. I'll ask for our exhibits from our city attorney, James Newell. The city would like to enter exhibits one through eight. Thank you, James. All those that are here that would like to speak about in favor of or against this is or against this project, please stand and be sworn in collectively together.

I do. All right. When you're ready, Miss Fry. [snorts]

Chintel Fry, 903 West Main Street, Blue Springs, 64014. and I have been sworn in. Before you this evening is a request for a reasonzoning, a PD concept plan, and a PD final plan for Rampage Athletics located at 20001 Northwest 9th Street. The property is currently zone MF14 for modern density multifamily District. First is to request for the reszone of the property from an MF14, the modern density multifamily district to a PDC, a planned development commercial, which would specifically permit the use of assembly and an indoor recreation at this location. The 2014 comprehensive plan included the subject properties as neighborhoods which are defined as an area for residential living arranged in connected pattern of streets and blocks to provide access to civic and neighborhood amenities. The comprehensive plan also states that the area designated as a neighborhood should have connections to gathering places of neighborhood center to meet daily needs. The intent of the PD zoning district is to encourage unique and highquality neighborhoods, commercial or mixeduse development through an integrated development plan that provides flexibility to the standard zoning district regulations. Staff has reviewed the resoning request under the nine review criteria included in the staff report and finds that this request is in accordance with the comprehensive plan. the proposed zoning and the development of the site with the PD zoning is appropriate and that the site will only permit two additional land uses that will be allowed within the PD district. All other land uses not specified within the PD zoning shall be subject to the formal process of amending a a plan development concept plan and this will require a public hearing before both planning commission and city council. staff recommends approval of the reszoning, the PD

concept plan, and the PD final plan. And I'd be happy to answer any questions. Any questions for staff before we hear from the applicant chair? Yes. Just to be clear, anything other than those two uses would have to come back before Absolutely. this board for Okay. Thank you. Mhm. Could you clarify also like what is different or changed or added or deleted to for this time for this because we've so for this one we came back with the it's still the PDC um instead of all general business uses we've now narrowed it down to the additional use of assembly

and the indoor recreation as the commissions have asked for and assembly means like church type thing. Yes. Assembly of anything less than 500. Okay. Yes. And the other one, what was it called? Indoor recreation. What is usually falls under that? Dance studios, art studios, um, gymnastics, karate. Key word being indoors. Yes, inside. That is correct. I just wanted to clarify that. Thank you. Anything else for staff? [clears throat] All right. Is the applicant here, sir? [clears throat]

Michael Scott, 2235 Southwest Rambling Vine Road. Lisa, I'm obsessed. I'm sorry, I'm getting over a cold so my voice. [clears throat] Bear with me. Uh we are back tonight uh under a plan development. Uh we come before under general business and that was we received the feedback that y'all gave us and so hopefully uh under the plan development with restrictions we can accomplish what we're all trying to accomplish tonight. So be happy to answer any questions. [clears throat] I'm hoping we finally get there tonight. [laughter] I have no questions for you. Thank you. Anybody else? All right. Thank you. Uh, anybody that would like to speak in favor of this project? Anybody here that would like to speak in opposition to this project? We'll again start with you.

Good evening. My name is Gary Baker. I live at 817 Southwest Granite Lane. my property backs up to the proposed zoning change. I was here last at at the last meeting and I expressed my uh disapproval of the of approving the zoning. I didn't have much else to add because I came in uh was not sure exactly what was going over there. I've done my homework now and I'm even stronger opposed to the change of the zoning there. I do have a question. I don't know if the city attorney can ask that answer the question or not, but I would like to ask it. Can you operate a business in the city of Blue Springs, but the zoning is not proper and then there's no business license at that address?

Sir, this is a public hearing. Do we allow questions during public hearings? Um, it's it's not a cool Okay. Well, I've made my point. Anyway, moving right along. Okay. Um uh my I'm going to give you a little bit of my background, not to put feathers in my hat, but to emphasize the points that I'm going to make.

I'm a retired builder developer. I I was a senior residential appraiser. I served on the board of legalization for Jackson County for six years and I have a I've had a real estate license. I'm very uh I know a lot about real estate and I feel like that I can what I'm saying tonight might hit home. My first I have no problem with the business that they want to run over there. It's for kids and and and from the traffic I've seen over there. There's a lot of kids involved in it. I'm glad to see that they're they are off their devices and on their feet and doing something. But let's not do it right smack dab in the middle of a real of a residential property. All four sides of this property are either single family residential or multif family residential. 9inth [snorts] Street that leads down into this property uh in the last few weeks has turned into seven highway. There's traffic going in and out the three or four days that they're operating. I'm concerned that there's going to be more days than that. Uh I wish the business was somewhere else. Um I know they've spent some money over there getting this business ready, but they got the cart before the horse. No, no question about it. Um uh [sighs] let's talk about the value change for the property that surrounds the proposed site. Uh like I told you, I was a residential appraiser and one of the things that one of the terms that we use in residential appraising is called external obsolescence. I'm going to read to you what it means. This

this occurs when negative external factors often economic in nature affecting a wider area reduce a property's value such as zoning change allowing nearby incompatible use. That's what's going to happen. And if I were appraising my own house, I might knock some money off of what it's worth. Probably a good $10,000. There are 14 or so houses that border that single family that are four or $500,000 houses. Those people aren't happy. I've talked to some of them, not all of them, but I have several blessings from them to speak with you tonight. All right. Thank you, sir. I Thank you very much.

I hope you vote again. Anybody else? Welcome. Name and address, please.

All right. Yeah. Uh my name is Sher Frost. I live at 821 Southwest Granite Lane. I live uh right next to them. You can see um if you look right below where the church is that where it curves, I'm on the right side. My backyard backs directly up to there. I'm actually the closest house on our side. Um I am opposed to this. I understand that they've changed this from a general business to a recreation area that I just heard. Um I don't know what's the difference between the business and a re recreation center because Rampage they're still you know they're still making money. It is a business. So I guess I'm kind of confused as to how you know suddenly it's no longer a business. is going to be a recreation center. I just I grew up in Blue Springs, you know, I went to elementary school, junior high, high school. I live here now. This is my forever home, and it may look like it's a little bit of distance away, but their property is not very far. Like my back patio is like right there. Um, you know, they talked about that this is giving back to the community and their needs, but it's not giving back to my community who's mostly single women, um, a lot of retired people. So, I don't know how having all these kids here is really going to like give back to our community. The last thing I want to say is that they started this b like running this business. It's my understanding in June. It's been 5 months. They've been running the business the whole entire time when they found out it wasn't zoned for

business, they continued to run it. I don't know if they had permits for all the re renovations, they did, [clears throat] but I can tell you they put up a chain link fence like right kind of near my house and I probably like six feet. And it's my understanding that Blue Springs doesn't even allow that. So, I feel like on good faith what they're doing is not okay. Everything they've done towards this, they've done it the wrong way. Thank you. Anybody else here that would like to speak in opposition to name and address, please?

Karen Baker, 817 Southwest Granite Lane. I think that of course I agree with everything that has been said. My main concern is the traffic that comes into that building. It's off of night strength, which is a deadend street. So, it's constant back and forth turning around. Ninth Street is a dead end street right off where that building is. Our backyard backs up against that dead end. So it's just constant traffic turning around going in the driveway is and that is all multi- family living around there with children pets it's just too much traffic for that area. Thank you.

Thank you very much. Anybody else?

My name is My name is Debbie Dudley. I live at 2203 Southwest 9th Street. My house is the one just to the south of Sherry's. I'm the HOA president at this point in time. This is a neighborhood of 24 homes and I feel like I have to represent all of those who aren't here. Um, well, I while I am opposed to seeing this be reszoned, my biggest concern, and I don't expect an answer, my biggest concern is how we got here in the first place because this was a residential area and where this church was initially put in. And I assume the city approved the church to be built there to begin with. It was already a multif family residential area. So I feel like we've been put in this position because of a decision that was made that maybe shouldn't have been made years ago. I do appreciate that there's been some flexibility and some changes in what may happen if they, you know, if they do get approved [clears throat] to do what they're doing today that we get an opportunity to come back and speak with you again should they sell the property. Um I I mean I don't really have a resolution. I have to I feel like we've made some progress, but I still feel like we have a good reason to oppose. And that's really it.

Thank you very much. Any other comments? [clears throat]

Good evening. My name is Kelly Smith, 2219 Southwest 9th Street. I'm at the corner of Richwood and Southwest 9th part of the HOA. We've already seen increase in traffic coming through both foot and motor traffic. Um, one thing I would like to say is thankful for the changes that were made. I was here at the last meeting. Although he's been running a business that he doesn't have a license for. So, who's to say once Rampage leaves, he's not going to revert to something else that's not been approved because he's already doing that. And with where Sherry lives, where Karen and Gary live, I know I've heard them say they're afraid people are going to come flying through their back fence because of the traffic. So, just things to think about, concerns for our neighborhood. We are seniors, the majority of us. We're also a lot of, you know, single women. I have a disabled husband. Having people coming through our property that shouldn't be there because of the increased traffic, [clears throat] it's not okay. And yeah, it affects property values. So, something to think about. We appreciate you listening and hearing what we have to say.

Thank you very much. Anybody else would like to speak in opposition to or favor of All right, I will close the public comment section of this public hearing. [snorts] Um, I've got a few questions, but staff usually answers [clears throat] those preemptively. So, any comments?

So, I would like to clarify that the property owner, Mr. Scott, is not the business owner of Rampage Athletics. is a property owner leasing his space uh for a portion of the day to Rampage Athletics. Rampage Athletics does not currently have a business license. Um they were notified of the need to get one after they had moved into the space already. It is a kind of customary thing for staff to do that if uh we notify them that they are not meeting the city code and they [snorts] take corrective action steps such as proposing to reszone the property to allow for their use that we do not do any code enforcement on that until a matter such as this is resolved. Um so that is a pretty standard practice u for such things as zoning violations for land uses. If we discover that a land use is happening on a property and that land use is not allowed in that zoning district, we we follow the same thing. We allow them to continue pending the resolution as to whether or not a zoning change would get approved or not. Uh and then if it's a if it is changed, then they're allowed to operate. If it's not changed, then they're not. Um the history of this site as indicated on one of the I believe page the first page of the staff report. The property was originally zoned general business uh back in 1993 and was and the church was there and then it was proposed to be re or it was reszoned in 1993 to R3 multif family and then in the year 2000 after a couple of different attempts a PUD for the Eagles Ridge or Eagles Landing PUD which are the town homes uh or row houses immediately to the west and north that are off of that kind at Culdeac Drive for those to be approved. So, the the church land use has been predated

u those homes before they were ever built. Um the property to the south um also uh was developed after that church was [snorts] uh located there as well. So, that's kind of the history I just wanted to point out in the staff report for that. Uh any other questions, we're happy to answer. Um it does look like a a fence was installed uh six foot chain link which is permitted under city code according to Google Street View um as far back that I can tell September of 24. Um I believe this Rampage moved in in March of this year. Uh so that may have been something that um Mr. Scott or or the the church that he's with did sometime prior to that. But uh there is nothing in the code that says they can't to do a six-foot chain link fence.

Thank you. And we're happy to answer any other questions. If they sold this property and it closed in two weeks, what would happen to this uh PDC concept plan that we're getting ready to approve? It would continue on the property.

Okay. Um, the only way that this would come back is if somebody proposed or submitted a proposed a land use that wasn't an assembly or recreation indoor. Um, or we received a business license or building permit for another land use. Um, and staff would not approve either of those um because they wouldn't be in compliance with the zoning if somebody applied for a business license for, you know, a restaurant or some other type of land use. But there is no provision in the code that that tracks changes in ownership patterns um because that would be very difficult for staff to to track. Right. Almost impossible. [clears throat]

Thank you. Any other discussion from staff or questions of staff before we give the applicant the final chance? Seeing none, is there anything the applicant would like to further clarify based on what you've heard? Anything else? Okay. All right, I will close the public hearing and I would ask for a motion on the resoning portion.

Chair. Yes. I move to approve uh reszoning RZ07259644 for Rampage Athletics. Have a motion. How about a second? Second. Have a second. Roll call, please. Commissioner How? I. Commissioner Ingresol. Hi, Commissioner Pumprey. Hi, Commissioner Stokenberry. Hi, Commissioner Smith. I, Commissioner Sanderson, I. Commissioner Graham, I. Chairperson Henning, I. All eyes. I'd ask for a motion on the plan development concept plan portion of this project. Chair. Yes. I move to approve plan development concept plan PDC07259645 for Rampage Athletics. And a second. Second. Roll call, please. Commissioner Ingresol. Hi.

Commissioner Pumprey. I Commissioner Stokenberry. Hi, Commissioner Smith. Hi, Commissioner Sanderson. Hi, Commissioner Graham. Hi, Commissioner. How I chairperson Henning? I All eyes. Both of those items will be heard by the city council at their next meeting on November 3rd, 2025 at 6 p.m. And a final I will ask for a motion on the plan development final plan portion of this project. Yes. Sorry, chair. Plan uh I move to approve the plan development final plan PDF09259682 for Rampage Athletics. Second. A motion and a second. All those in favor.

Any opposed? All right, moving on. The gallery is thinning out as the evening goes on. The next item on the agenda is the final plat PF09259693 for Brierwood Oak Estates. Second plat. I think Mr. Day is ready to tell us about it. Yes, sir.

Whenever you're ready. Good evening, commissioners. Um, before you this evening is a request for approval for the final plat of Brierwood Oaks Estates for Plat, a proposed single family development located north of Southwestbound US40 Highway and east of Southwest 40th Street. The pro the property is approximately 3.23 23 plus or minus acres and is zoned SF7 single family. The final plaque consists of 11 single family neighborhood lots and one tract of land for landscape easement. The proposed building type follows the detached house neighborhood lot classification and complies with the development standards approved with the preliminary plat. All lots meet the approved minimum lot size, lot width, applicable setbacks, coverage, and height requirements. All required public improvements, including the interior street network, have been completed. Sidewalks are provided on one side of all streets consistent with the approved plans. Um, and staff has reviewed the final plat for compliance with the approved preliminary plat zoning and UDC requirements. All technical Comments have been addressed and the plat meets the minimum standards for lot dimensions and access. Uh staff recommends approval of the final plat with three conditions. All right. Any questions up here? Is the applicant here? You got anything to say? All right. That's that's fine. Uh any anything else up here? Any questions or comments? All right. I would ask for a motion. Chair.

Yes. I move to approve PF09259693 for Brierwood Oaks Estates with its three conditions. I have a motion. How about a second? Second. All those in favor? Any opposed? The item will be recommended and heard by the city council at their next meeting on November 3rd, 2025 at 6:00 pm. Moving right along. The next item on the agenda is the final plan PF09259702 for Hudson Estates of Blue Springs. I believe Mr. Hutcherson is ready to tell us about it.

Good evening, commissioners. Nick Hutcherson, assistant director of city development. Uh before you tonight is a request for approval for the final plat for Hudson Estates of Blue Springs, which is a 60-unit singlestory apartment community located east of Seven Highway and south of Cordo Mason Elementary School. The site is approximately 15.27 acres and is proposed as a singlephase development. The final plat creates two lots for the apartment development and dedicates Southwest Hudson Drive as a public street. Hudson Drive will extend through the site and terminate with a temporary culde-sac with a long range plan connecting to the roadway in Eagle Creek subdivision to the east. Storm water detention, sanitary sewer, water service have all been reviewed. A storm water management plan has been approved and utilities can adequately serve this site. Four access points are proposed to serve the development with sidewalks required on both sides of Hudson Drive. The applicant is uh preserving the existing tree line along the southern property boundary meeting the landscape buffer requirement through preservation rather than new plantings. And the new uh proposal includes a 6.61 acre of open space meeting and exceeding the 40% minimum with the required 10% active open space provided. Stat finds that the plat is in substantial compliance with the preliminary plat and surrounding development pattern. It meets all UDC technical requirements. It includes appropriate public improvements and phasing and performance guarantees and is consistent with the comprehensive plan and has met standards for the final plat review. With that staff recommends approval approval of the final plat with conditions as written in the staff report. Thank you. Any questions?

Is this the final approval for this project or is there anything yet coming? This is the final PL. This is this should be it. Correct. Okay. Um I don't have any questions. Applicant would like to speak. Good evening. Uh Kyle Miller, Crockett Engineering, 1000 West 9, uh Columbia, Missouri. Just here to answer any questions you guys have uh tonight. Be happy to answer anything. Other than that, uh I think staff pretty much covered it. Anything? All right. Thank you.

Thank you. Anything else up here about this? All right. I would ask for a motion. Chair. Yes. I move to approve final plan PF09259702 for Hudson Estates of Blue Springs with the five staff conditions. I have a motion about a second. Second. All those in favor? Any opposed? All right. That will be recommended and heard by the city council on their next meeting, Monday, November 3rd, 2025 at 6 pm. That's all I've got on my list. Any other business? from anybody. All right. Okay. Seeing none, I would entertain a motion to adjurnn.

So moved. Second. All those in favor? I. Any opposed? There not be any. All right. This meeting is now closed. Thank you all very much. Probably not. What a me.