Planning Commission - Regular Meeting

the best place to work. I love working [music] here. I feel very blessed. I love it here. I look forward to coming to work every day, being a part of this team. Like a family away from home where everyone feels like everybody knows their name. A city that supports you. We see that with our benefits, a pension, vacation days, job security, being able to be heard. We feel valued. [music] We feel respected. Lee Summit is a very progressive city. It's growing. It's thriving. We have this drive towards [music] not just doing a job, but doing it with a spirit of excellence. I had the opportunity to continue to grow regardless of 30 plus years doing this kind of work. It's more than just dollars and cents. We're here really to give back.

Providing a [music] service to better a community, to go out and serve people,

to be a part of something bigger than yourself. If I would have known what I know now, years ago, I would have been here much sooner. [music] Hello, Lisa. I'm Jordan. Here's your flash briefing for the week of January 5th. City Council will meet for a regular session Tuesday night at 6:00 in council chambers in city hall. Meetings are open to the public or watch live on the city's YouTube channel. If you can't watch, catch the recorded meeting on demand on the YouTube channel or by subscribing to the council debrief newsletter, which breaks down three to four key agenda items. Subscribe at city ofls.net. Low temperatures are in the forecast this weekend. Be sure to protect your pipes by doing these four simple tasks. Disconnect hoses from outside spets. Leave cabinet doors open for warm air circulation. Let water trickle to keep it flowing. And insulate pipes and faucets in unheated areas. Find more winterization tips at lsswwater.net. Join our team at the city of Lee Summit. The city offers rewarding career opportunities, positive environment, and fantastic benefits. View all open opportunities at lspeople.net. Ready to feel stronger and healthier in the new year? Rev up and reload is a Lee Summit Parks and Recreation 6E comprehensive wellness program designed to achieve your health goals. Receive nutrition classes and enjoy a group training atmosphere. Sign up at lsps parks.net. Thanks for listening and have a great week.

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Heat. Heat.

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Welcome to the Lee Summit sign department. We are going to walk you through our process from start to finish. We make signs as needed here. It's not like we just go out into the field and place a speed limit sign here. No parking here. Our traffic engineers, they go through and they'll do field studies. So, they'll send us down an engineering work order for us to go out, place new signs or remove signs as needed. Coming from the material, our blanks come in and they're just aluminum blanks. We can put our white, our red, our, you know, our fluorescent yellow, green, whatever. And basically what it looks like is just that there. throw it up into the the roller. And once we got it covered, take it to our work table here and Tim will cut the corners, cut all the access off to where it's uh lined up right. As far as the plotter and the software that we use, there's a street name sign there and he's going to go ahead and print that out on the plotter so you can see the plotter and how it operates and runs. their standards for the height even just on letters on the sign blind. Basically what we have on the computer there is it's pretty much set up to those and it goes through it's got a very small but sharp needle that goes through and cuts everything out letter by letter. Once that's done uh cutting, our next stage would be bringing it over here. Currently picking out the sign letters. Right now we call it weeding or picking or however you want to call it. Next, putting it on the transfer tape. Then after it's taped, we bring it over to the roller. That's where we apply it to the actual sign blank. And we'll roll it through one time just to get the air bubbles out.

And the last stage is basically just uh taking the transfer tape off the front of it. And there's a finished product of street name sign. We'll take you out to the field and show you our process that we go through. We're going to go out and follow our sign guys. Get something installed for you. This is where we check our underground utilities. Tim, you got

AT&T Google. We should be good to go. We normally put all of our stuff together out in the field. Then once the base is installed, we'll go ahead and put the post in there. Come up to perfect. That's how we do it. Simple, quick.

The City of Lee Summit has hundreds of traffic lights across its more than 1,000 lane miles, all managed by the city's public works traffic technicians. The work happens inside those metal boxes on the side of each intersection. Inside, technicians program a device called the controller. The controller communicates directly with each signal head via underground wires, telling each light when to turn on and off based on a program cycle. City traffic engineers designed this cycle to allow traffic to flow as efficiently as possible for that particular intersection in order to best match current traffic patterns. They install something called a detection system. Detection systems have taken many forms over the years from sensors in the pavement to radar boxes, but in Lee Summit, they primarily consist of cameras which workers mount above the traffic signals. These cameras don't record video or your speed. Instead, they monitor the spaces at the front of the intersection and identify when a vehicle is present in a specific spot. Once a vehicle is identified, the detection system sends a message to the controller, which then adapts its standard cycle to best serve the cars that are present. The pedestrian button works in a similar way. When the button is pressed, the controller receives a signal requesting that it allow section of the pedestrian walkway to go, which it then inserts into the signal pattern. Technicians also install something called a conflict monitor. The conflict monitor is a device in which they program all the potential patterns of lights that would lead to a collision. If the other systems mistakenly trigger those patterns, the conflict monitor sends the intersection into flash, causing all lights to flash red and directing drivers to treat it like an all-way stop. City traffic technicians implement and maintain these systems so effectively we rarely consider them. But every time we safely pass through a signal controlled intersection, it's all thanks to their work. So the next time you're waiting at a red light, remember the delicate coordination of super smart systems that move you through that space safely and efficiently every day.

I really love living in our historic downtown. [music] Um I walk my dog around. Um the shops take her for they you know they do pup cups at Poppy's so you can get ice cream with a little dog biscuit in it which is her favorite thing in the world. My neighbors we have block parties together. here. Um, I just I really like how welcoming and how vibrant it is. It's a [music] it's an amazing place to live. Leon is a really great community. I love living here and I just wanted to try to find a way to give back. Um, look [music] out for my neighbors, for the community. I've always tried to be um, involved. Before serving on city council, I used to volunteer with AFS, which is an organization that um, hosts foreign [music] exchange students. So, my husband and I have hosted kids from around the world and then also volunteered with local families and schools. In my professional life, I'm a parallegal. Um, and then in my personal life, um, I enjoy reading, sewing. I'm I'm a quilter, so I just finished a log cabin quilt that I'm going to send to my aunt out in DC. I can't claim any of our council accomplishments for myself. This is all always a [music] team effort. But I am really excited about the uh, farmers market event space that we have coming in. It's still in the design phases, but I think it's going to be a really beautiful space and it's going to really um continue keeping our downtown [music] thriving. It's been in progress for a long time, but I think that people are going to really love it when it's done. I think one of my top priorities is going to be attainable housing [music] that um for example, I've been trying to find a place um for my mom and Lee Summit. It's really challenging finding something um that really works for a retiree who doesn't have a huge budget. [music] just trying to make it more attainable for people no matter where they're at um in their lives to to be a part of our community. Community is is what we make it. Everybody should get involved in whatever way they can, whether [music] that's just voting or whether it's joining a board or a commission or even running for office. Um whether they say the world is run by those who show up. So get involved however you can and make a difference in the community.

Hey, hey, hey.

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Welcome to the Lee Summit Planning Commission for Thursday, January 8th, 2026. Can we get a roll call attendance, please? Ed Yurrington, present. Sherry Frasier, present. Jake Loveless, Terry Trafton, present. Dana Arth, present. Jessica Greno, present. Tanya Jonafford, present. Chip Tazinski, present. Randy Benrook, present. All right. Can I get an approval of the agenda? A motion. Motion to approve. I'll second. Second. All right. Can we get a roll call vote on that, please? Ed Yearington, yes.

Sher Frasier, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Greno, yes. Tanya Johnifford, yes. Chip Tazinski, yes. Randy Benrook, yes. All right. Thank you. Do we have any public comments related to the business of the planning commission in general? not related to the application tonight. I see none. So, we will move on to the consent agenda agenda. Can I get a motion to approve that? Chair, I move to approve the consent agenda. Second. Can we get a roll call vote, please? Ed Yurrington,

yes. Sher Frasier, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Greno, yes. Tanya Jonafford, yes. Chip Tazinski, yes. Randy Bench, yes. Thank you.

I will now close the regular meeting and open the public meeting in the matter of PL2025-079 resoning from A to RP1, RP4, and CP2 preliminary development plan and conceptual development plan. Legacy Ridge, 815 Southwest Hook Road, Griffin Riley Property Group applicant. For those of you that plan to speak on behalf of this application, if you would stand up and be sworn in at this time, promise to tell the truth, the whole truth, and nothing but help you God.

All right. Thank you. Does the applicant have a presentation? Please state your name and address for the record. [snorts] Yes. Hello. Good evening. My name is Matt Tap. I'm with the team of Griffin Riley Property Group, 21 Southeast 29th Terrace, Lee Summit, Missouri 64082. Can you hear me? Okay. Yes.

Perfect. First and foremost, thank you so much for taking time away from your families to uh represent the community and and to volunteer your time to serve on the planning commission. Really appreciate it. And I also appreciate the opportunity to speak to you today. Let me open up my slides. Okay. Can everyone see my slides? Let's see. I Dan, are you here to Oh, here it is. Full screen mode. Okay. Is that where I needed to go? Okay, perfect. All right. Again, thank you everyone for your time. I appreciate it. Like I said, my name is Matt Top. I'm part of the team at Griffin Riley Property Group. And uh hopefully everyone can see my screen on your screens as well as uh the viewing public back there. A little background about Griffin Raleigh Property Group real quick. As you all should be familiar with us, we are very active in the Lee Summit community. Um we have over 200 2.76 million square feet of of uh assets in review and $626 million in total projects. Um, we have the experience and expertise to operate and manage all forms of commercial real estate. We also have a very strong capital position and uh we believe that our approach is is extremely important. We're agile and responsive to market demands. Our approach is very straightforward. We design every project to seamlessly integrate within enhance the surrounding neighborhood. You can see our priorities. I'm not going to read verbatim uh the history there. Um Griffin Ry Proper Group was formed in

2017 and we operate today. Real quick, our folks. Uh Fred is our founder CEO. He has also served on this very planning commission in the past and um is heavily involved in the community. Jake Loveless is our vice president and uh he uh serves on the planning commission and and um is a a valuable Lee Summit uh community member and you can see our experience through here. Myself, I have a background in economic development and community development planning as well as the private sector. So I feel like I bring a pretty unique and a valuable perspective where I've been on all sides of the table on different projects and proposals. So now our portfolio, like I said, we're very active in Lee Summit. If you drive out on 50 highway out towards LoneJack and Warrenburg eventually and the new Blackwell Interchange, you will see our Blackwell Collective, which is the Shops of Blackwell as our planned retail there. That will be the last component to come through. Um, and I believe we uh are just about to welcome our first residence at Residents of Blackwell. That's a 268 unit luxury apartment complex. And then the other two components of our Blackwell master planned community is Reunion which is our active adult 55 plus town homes single story forplex and then reserve at Blackwell which I'm very excited about as is a extremely important product for the Kansas City metro area and lease summit. It's a single family build to rent or BTR single family community. You've got 77 units there and I I do believe we've had pretty strong uh pre-leasasing traction and interest in in those units. Shifting to Raymore down in C County, we opened up the Venue luxury town homes. If you're familiar with I49 and North C Parkway and then Dean Avenue, those are 204 units uh predominantly leased and uh

basically stabilized. Uh great assets uh that Raymore is is proud to have. And speaking of our background, we do have quite a bit experience with single family homes with about 3,000 units total. And then on the commercial side, back on 50 highway, uh we have 1151 Southeast Oldm, which is Oak Tree Commons, uh Blush Fitness, if that rings a bell, another tenants that's uh basically fully leased and stabilized retail asset. our team for Legacy Ridge, our civil engineers as Schlaggel, Dan Foster, and Mark Brew are here in attendance to answer any questions. And then Amy Mccertie is our traffic engineer, and she is happy to answer any questions as well. So to give a little background as to where we're talking, we are at the southeast corner of Southeast Ward Road and or sorry, Southwest Ward Road and Southwest Hook Road. Um it is 131.05 05 or roughly around 130 acres and regionally if you go down 291 exit on to 150 um head up ward uh we are on that southeast corner like I said where hook and ward are currently signalized intersection the current zoning as there's not been any real development activity on this parcel is agricultural our requested reszoning or zoning districts we originally approached this from a PMIX perspective because of the different compon components and in working with staff and again we we really appreciate staff's time as we had a a uh a wonderful experience working with staff and all the different facets of the project but um the planning staff the development staff's advised that we actually break it out to where we have the C2 or the planned C2 for the commercial and then we have the planned R4 district for going west to east away from Ward a planned apartment community

our reunion or our active adult villas and then our town homes and then our um smaller lot single family and then RP1 would be for planned single family residential and I'll get more to detail on those but we basically wanted to recognize that we want to match use for use on the southside because there's an existing single family subdivision to the south so we wanted to honor uh that land use with a continuation of that and then we have um our east west collector street. And again, I'll go into more detail on the site plan later. In terms of the Ignite comprehensive plan, I wanted to show you where it is superimposed on the land use future land use plan map. As you can see, there's category residential category one and two on the subject property. And um furthermore, with Ignite, uh as you all are fully well aware of the Ignite conferencing plan, I don't need to go into detail. It is both the business plan and the uh the game plan for Lee Summit now and moving into the future. If you go into the ignite comprehensive plan, it talks further about the vision, the oper uh the aspirational goals of housing for lease summit as well as a continued growth trajectory for uh Lee Summit. If you go a little bit further about uh the the future direction and plans within housing, the goal percentage is 65% category 1, 20% category 2, and 15% category 3. I'm sure this is not new to any of the planning commissioners. And inside the Ignite plan, it talks further, and I won't go I'm not going to read this verbatim, but the core element is in the upper right hand corner, which is the current mix. And maybe this has changed. The staff could certainly chime

in, but when Ignite was drawn, it the current mix was 72% single family or category 1, 13% medium, 15% um uh higher density apartments with the recommended mix going from 721 1315 to 65, 20, and 15. So bringing all together on the comprehensive plan, our proposal Legacy Ridge uh presents uh different options for single family homes uh and it positions it to existing neighborhood matching use for use again while also offering town homes and adapt active adult villas to provide for different options and choice with housing and meeting these ignite plan objectives. uh as well as fulfilling that middle missing middle housing where you go from a two family up to a four, six, eight unit but not being, you know, three, four, five stories tall. And of course, as most things we do, it's top-notch, the best premium quality possible. As you can see in the lower right hand side, I just want to show where the Ignite plan calls out the density factors that they like to see in category one and two. And the legacy ridge is on the right hand side of your screen. And we are at or below those thresholds both for the detached residential or the single family as well as the attached residential. Okay. Now for our plan, as I said before, I wanted to go into further detail on the plan itself. And so you will see that we have a a collection of matching land uses that we feel like creates a true community within a community. [snorts] Going from Ward and Hook, the current signalized intersection, we have planned a commercial that will support the rooftops in the residential as part of

the rest of our project. And then going down further, we have um we have our active adult villas. So that's in the middle part of the site plan if you go down Legacy Commons Drive. And then our main East West Collector Street to be future signalized is Legacy Ridge Drive. And there we had that again matching single family. So single family pod A, which is a 50 foot wide lots proposed and our single family pod B or for boy uh 60 to 62 foot wide lots. And then going back on Legacy Drive, next to the active adult villas is our planned two-story town homes, luxury town homes, and then our final single family pod C, which would be the 40 foot wide lots. In terms of the look and feel of it, the proposed materials and color palette are included in our um design manual, design book that we provided staff, and I I I'm hopeful that you all had a chance to get a copy of that and review. If not, I'm happy to reshare and send it all out. But in terms of our materials and color palette, we again are presenting a classical look. We prefer and are looking towards a modern farmhouse look for the single family, the town homes, as well as bringing in a top-notch commercial finish. Um, it is very similar to what we have proposed. We love the look and feel of the commercial we proposed on our 150 and prior project which is now called iconic at Oage where we have different textures. We have a stone masonry stuck stucco LP panels again I won't go into detail but happy to answer any questions. Now going through the um the architectural styles, we have the single family pod A that's going from west to east from ward going inward to the development. We've got pod A, the 50 foot wide lots and we are showing a medley of different looks and

feels generally within the modern farmhouse look and feel. Pod B, the 60 62 foot wide lot. So it opens up a little bit more. Might have a third car garage. uh but sticking to um the overall [clears throat] look and feel aesthetic of the subdivision. And then pod C in the very eastern side we have the 40 foot wide lots and you can see again more of a farmhouse tilt andor modern style. Moving to the active adult which is similar to our reunion product over in Blackwell. Again, singlestory, four-unit buildings geared towards a active 55 plus crowd target audience. And then what is somewhat unique in our proposed town homes for this project is we have two different product types within the town homes. We have the alley loaded which presents an opportunity to to provide more interesting architectural elements on the front side with windows etc masonry. And then we have our more traditional front-loaded which is all twocar uh garage and um again the garages are frontloaded and then again a typical commercial uh elevation. Talking further about the phasing plan of our proposal, we go phase one, phase two and a future phase. Phase one is in yellow, phase two is in green, and then a future to be determined phase is the purple blue shade of color. And in on the text, I want to provide you with our phase designation from our site plan. And then in parenthesis was the designation within our traffic impact study. So you can kind of compare apples to apples. So phase one in the yellow, we are talking about um installing the single family pod A and B, a portion of the active adult villas with the clubhouse and full amenities, and then

all the town homes, and then a portion of the single family pod C. With that, we would install Legacy Ridge Drive and the access point onto Ward with all corresponding turn lanes. And then north to south Legacy Commons Drive, which is the north south street, uh would then connect up to Hook Road with interim standards with left turn in, right turn in on that access point. Phase two or the TIS phase 1B that's where the green comes into play where the remaining phase of the active adult villas the remaining phase of single family pod A single family pod B the connection of Windong Drive south to the existing neighborhood and then we are proposing to install the new traffic signal at Legacy Ridge Drive in Ward Road. the future phases as we are planning it out uh with the purple and blue in evaluating the market conditions. We feel that our phasing aligns with what the the submarket area is looking for which is the single family and then the uh medium density. Further out, we have planned an apartment community, which at this time it's important to stress is merely a conceptual plan and not a formal PDP plary development plan or final development plan. When the apartment community comes back to be proposed, that would have a whole another public element of a PDP and FDP. we are merely looking at it from a um intelligent uh planning perspective and seeing that apartments make a a lot of sense next to the commercial retail on the corner. Same goes for the commercial. Our general experience like

Blackwell is uh you you build the residential and the retail follows. I always say retail follows rooftops. Never the other way around. Ever ever. very rare instances. So, we're looking at the commercial as being a followup to the uh new rooftops of the area and preserving and calling that out. With that phase, we are talking about Hook Road and we are proposing um upgrade to full urban standard on eastbound Hook or the south side of Hook Road and then preserving or maintaining that intram standard on the north side of Hook or the opposite side of our development uh for 12T lanes and 6ft paved shoulder. Um and then on B on the plan, Legion Drive would then connect up to uh Hook Road. That is a right in right out rio access where we would add a new right turn lane 150 foot storage and then Legion northbound would be a new approach obviously with a right turn only uh lane and stop controlled. Uh letter C on the plan is Ward and Reunion Drive. Same goes as Leing Drive with Reunion Drive very similar except Reunion Drive would be a 3/4 access where there's no left out. That is the limited um traffic movement. D on the plan down on the lower right hand side is tied to the future phase of single family pod C. Uh if when that future phase of single family pod C occurs, Windemir drive would then be designed and constructed to connect to the south as well. similar in nature to uh Windong Drive and um I believe Lee Summit R seven school district is in talks with that southeast corner if you will of Legacy Ridge Drive and Wimir Drive for a future

elementary school but that is outside the purview of of our proposal. Like I said, we had a a wonderful experience. We continue to have a wonderful experience with staff uh coordinating with them and all the different aspects of of such a u a multifaceted proposal. The one caveat or one condition um we agree with all conditions and recommendation for approval. But the one that we wanted to uh discuss further with you all is the staff recommendation on Hook Road on that future phase, that blue purple area would be to upgrade both sides of Hook Road to urban standard in accordance with their um urban or their interim unimproved road policy to get the right terminology correct. That would include storm sewer, curbon gutters, six-foot sidewalk on the north side. We're already accepting the 10-ft shared use path on the south side. And of course intersection widening at the lighter at the intersection of of Hooken Ward to to make all that happen. Um our request is southside we agree let's do that urban standard because of our our development on the north side again we are proposing to maintain it as interim standard until that side of the road further develops uh for a new proposal. The reasoning for that, again, I won't go into a whole lot of detail, but we feel like that that creates more of a blank slate or a uh a um a open canvas for that side. Whomever proposes the development there that they'll have more of a blank slate to be able to cater to what they're looking for. The result of which is we have immediate safety and connectivity on the south side while preserving the north side to be future ready and contextsensitive for the eventual buildout. The other factor there is um if you notice our our proposal has a little unique boundary on on the east side. That's because there's

a hard high ridge line through there and everything that flows north of there has no sewer service and it's going to be multi-mile extension to get sewer service there. Meaning it's going to take some time for that to further develop. And as such, we want to create a a good blank canvas for them to be able to build off of if when that gets further developed. Again, I appreciate everyone's time. Uh my name is Matt Tap again with Griffin Riley Proper Group. I'm happy to answer any questions you may have. Thank you. Can we have the staff presentation? Mr. Sodtoctor

Hector Sodto Jr. senior planner. I'd like to enter into the record exhibit A list of exhibits 1- 16.

Exhibit A 1- 16 entered into the record. [clears throat] So, some of the information I'll be giving you, of course, will be a little bit repetitive. Um, but just from a big picture standpoint, I'll give an overview of what this application um entails. So, essentially what we're dealing with is a three-prong application tonight. I mean, I'll go through a little bit more in detail for for everyone's edification, for the public, for staff, um, for the planning commission as to what exactly each of these three things um, mean that are coming forward that uh, the planning commission will be making a recommendation on and that city council will ultimately making a decision upon. So, from a big picture standpoint, we're dealing with the 131 acres there located at the southeast corner of Ward Road and and Hook Road. U, like I said, it's a three-prongong application. There's a reasonzoning component associated with this with this request from the applicant. There's a preliminary development plan component and there's also a conceptual development plan component and I'll go through those in my presentation. As part of this application, there are two modification requests that I'll also go into further detail, but they do have to do with some minimum lot size requirements and two sorry about that. So, there are two modification requests um each having to do with minimum lot size requirements in the RP1 and RP4 zoning um areas. So, just to kind of reorient everyone, um so again, we're looking at that southeast corner. The image on the left is a copy um a screenshot of the existing zoning map for that area. So everything that's in this lime green color that you could see here is on both

sides of Ward Road there uh is currently zoned agricultural. Uh the bulk of the property that's contained within the image here is is composed of uh property reserve um well property reserve property. Um to the south you can see that there's existing single family residential subdivision. Uh to the south west there um kind of that carnation color um is a little bit of the corner of the existing Arbor Walk development that has PMIX zoning. So walking through the first prong of the application, we are looking at a reszoning request. So here you have the the color-coded areas that denote the boundaries of each of the three zoning districts that are being requested. So the first so I'll start from south and go north. So the southernmost portion here that's kind of in this in this wheat color is approximately 44 acres that's being requested to be reszoned RP1 which is planned single family residential. As we move forward, both of these polygons here, irregularly shaped polygons, constitute a total of about 71 acres that are proposed as RP4, which is plan department. Um, and I'll go a little bit more because I'm sure it'll maybe cause some concern or question as to some of the titles particularly of this one as to what RP4 means. And the the title is plan department. Um, like I said, I'll go a little bit over that a little bit later in the presentation, but it's 71 acres through through the middle portion of the site. Uh, 17 of those or just under 18 acres of that is the this furthest most west portion of it that does on the plan presented in front of you uh that will be considered tonight on the conceptual piece is is shown as apartments for now. Um the

northernmost section here is about 16 acres of commercial zoning that's being requested. So that'll be at the at the hard corner of the two arterial streets, Ward Road and Hook Road. So again, this gives you a little bit of overview of the project. Again, 131 acres. In total, there are 738 total dwelling units across the entire acreage. Um now 300 of these is this component here which is the conceptual apartments. Um 197 of these are single family detached about 132 single family attached which are which is this middle portion that was has been referred to as the active adult section. There is a town home section here uh just off the middle that's composed of 109 dwelling units. And again, this apartment section is conceptually shown as 300 units. Um, at the the commercial component is a little bit more than 66,000 square ft of total commercial area. And from a density standpoint, the overall residential component uh makes up if you include the the conceptual apartment is at a little bit less than six dwelling units per acre. If you were to omit this conceptual piece, um we are looking at a little bit more less just under four units per acre for everything here that you see through the middle and the south end here. Uh the phasing plan you've seen here uh they've broken it down to into three phases. So the the first sub area that I'll that I'll say is the RP1 area. Um I believe they were identified as pods A and B. um on the applicant's presentation. Um so again, so I'm going to work my way from south to north. Um it'll been counterclockwise manner as we go through

this development. So the southernmost portion would era, but the existing single family residential subdivision in the area will be composed of more what we would probably consider a little bit more um villa style, smaller lot, detached single family. So the detached nature of the single family homes would be consistent with the existing subdivision, but whereas the subdivisions to the south are more your traditional little bit, well, I don't want to necessarily call them large lot, but they're more your standard suburbans um single family residential lots. These are a little bit narrower. Um there are the two areas. the the maroon bounded area here closest to Ward Road has a total of 43 lots. And in that area, they are looking at 55 50 foot wide lots minimum standard. And in this kind of more a little bit cobalt color outline, they're looking at an area of 81 lots composed of minimum 60 foot wide lots. Um overall this detached single family area on the south side has a density of about 3.1 units per acre. Uh for comparison a standard single family residential subdivision which would be R1 zoning versus the RP1 that's proposed here. Um the the subdivisions to the south have R1 zoning. The maximum allowable zoning I'm sorry the maximum allowable density in a standard R1 zoning district is four units per acre. So this proposed density with these a little bit narrower single family detached lots would be about one unit per acre less than the maximum that's allowed in the in the existing zoning to the south. So in this particular area the the 50 foot wide pod area there is a a a

request for a modification and the modification that's being requested has two components to the minimum lot size. uh one is that there is a modification requested to allow 50 foot wide lots and the second being that they are that they be allowed to have a minimum 6,500 square ft minimum lot area. Um here you you see the comparison that a standard RP1 lot would have a minimum 60 foot wide configuration and a minimum 6600 square ft lot area. So what's being requested here is to allow for the smallest lot in this area to be allowed to have 100 square ft in lot area less and to be about 10 ft narrower um than what the standard allowance would be in in the RP1 zoning district. So, what I'll do here is well, no, I'll come back to that a little bit later. So, working your way uh counterclockwise, the next area of detached single family homes would be in this middle portion here outlined kind of this apricot color. It's about 14 acres. It's 73 lots and these are a little bit even even further narrower lots. Here you're looking at a 40ft wide lot area at a density of 5.4 four units per acre in that zoning district. Um the RP4 zoning district does make allowance for u for 12 units per acre. So they are requesting what's being proposed is for density that's half of what would be allowed uh under that RP4 zoning district for non development. So with within this middle area of RP4 zoning that there are three subsections

for those that have not read the staff report. So first we've got here on the furthest east on the eastern most portion we've got single family detached. And now I'm going to move over to this middle portion here where they are proposing uh about 14 acres of of town homes. So these would be at the maximum four unit attached. There are a couple smaller ones with maybe two units and I believe there might be a three-unit in here. Yeah, there's another three-unit here. Um, in total, we're looking at 109 dwelling units at a density of 8.1 units per acre. Again, the maximum for non- apartment development under the RP4 zoning is 12 units per acre. Um, so, you know, we're looking at they're at 75% of what the maximum would be allowed under that requested zoning district. So somewhat similar to what was requested in that first pod, there is a minimum lot size modification that's requested specifically um within the boundaries. So if you see here that the boundaries a little bit larger um there there essentially two kind of components. There's two styles of town homes. There's an inner block here that's a little bit tighter. It's a little uh it's a little denser surrounded by a little bit more spacious lots. um a little bit larger individual units. So for that middle portion here, there is a request to have an allowance of of a minimum of 2450 square ft in lot area per individual dwelling unit. Um, so essentially what this means is that each individual lot just for this middle section here that's outlined in red, they'd be looking at an individual lot size of about I guess the math works out to about 8,400 square ft I believe. Um 8,900 ft². Um whereas a standard allowance would be in that zoning district would call for a four

for a 4unit attached town home to have 14,000 square foot for minimum lot area. So there is a a request to have a little bit less than or just about 1,000 square feet less in lot area calculated per individual dwelling unit. Um now this density here reflects you know the the product as as shown here. So even with that reduction in lot size you're still at only 75% of that maximum allowable density. So overall, um, and the way they've also oriented it here where it's it's we'll say it's kind of buffered by the larger town homes. So the smaller ones are kind of nestled inside this ring of of larger town homes that would be a little more consistent with what you would typically see. So the final [sighs] residential component here that I'll talk about is associated with the preliminary development plan is what they were what they're calling their active adult area. It's a little bit more than 26 acres has a density of five units per acre again versus a maximum 12 units per acre. So it's less than half of the maximum allowable density for the RP4 zoning district. Um in total we're all that are currently shown are four unit attached um single family units of totaling 132. Um I didn't point out necessarily some of the the amenity areas, but this this one does have an amenity area in the middle. Has a clubhouse. Um I'm assuming these are these are more like pickle ball courts. Um some dedicated parking in the vicinity of the clubhouse area. And then finally at the at the hard corner of Ward and Hook, we're looking at 16 acres of of commercial zoning. Um it's totaling about 66,000 square feet

with the uh F or floor area ratio of 0.09. The standard CP2 zoning district allows a maximum of 0.55. So we're looking at about 20% of what would normally be allowed under that zoning district. Some of these elevations you've already gone through. So these aren't all of them. These are just typical and the material pallet isn't an exhaustive list of all the materials that are being proposed, but it does provide uh the flavor of what the materials are that are being proposed, which would be consistent with other residential projects that the that the applicant has done within the city as well as those that are common through other developments across the city as well. So we're looking at materials such as brick, CMU, stone, uh fiber cement panel, nothing that we haven't seen in other area subdivisions. Uh similarly with the commercial component, we're looking at quality materials as identified under our UDO uh which composed like I said of brick, stone, epha stucco and wood composite consistent with other commercial development across the city. Uh the road improvements uh the applicants already gone through detail here. So just generally speaking uh the road improvements are broken out into two phases. Um I won't go specifically into the details here because they've already been covered and we can answer any specific questions that you may have but generally speaking uh there going to be road additional turn improvements along the hook hook and ward um updating some signalized signal timing possibly a little bit of widening at at this intersection. um and th those improvements would apply or similar improvements would apply between the phase one residential and the future commercial um component as well. So as it relates to the comprehensive plan, you can see here that this particular area is kind of at a transition point between different land

use categories identified under the ignite plan. Um this kind of blue green area off just off the screen to the north to the northeast is reflective of uh the activity center for south PRI property. Um it's kind of meshing with some other residential one and residential two zoning district or residential land use categories. So this this proposed development with a combination of a little bit lower density residential, some more medium density residential and commercial at at that corner is reflective of some of these um I guess transition points that were already anticipated in the in the Ignite comprehensive plan when it was put together. Uh the only specific piece that wasn't um necessarily anticipated at the time uh would be that this plan does contain some commercial um development here at that corner. But again, being that this development is at the intersection of two major two arterials, it's it's not unusual, especially along Ward Road, um to have commercial development at at strategic nodes along the along the arterial corridor. So this would be keeping in line with some of those existing conditions that would be more conducive to to commercial development. So the the third component that this application is bringing forth is for the conceptual development plan for 17 acres here in this magenta area. Um, so in total, we're looking at uh four total buildings, 300 dwelling units, um, on-site detention, has an amenity area, and, um, here's the typical kind of elevations for for what that development

could look like in the future. Um so just for everyone's understanding this particular piece is a conceptual development plan. So conceptual development plans are plans that are that zoning code makes allowances for at the very na nent stages of development where a developer has a notion for what future development might occur in that area. And at this stage they are not seeking any entitlement but rather in some ways looking for some direction to see whether or not the proposed development contained within the conceptual development plan is of a flavor that the planning commission city council could entertain under a separate future preliminary development plan. So with this conceptual development plan, if ultimately approved as part of this larger package, the developer is not guaranteed any entitlement to the development of apartments nor so in other words, the planning commission, city council reserves to itself the future ability to review a plinary development plan and to make a decision at that point as to whether or not to approve or deny a future um application. So um one of the areas here that I highlighted here is that um it this conceptual development plan will require a separate consideration under future application and we'll have to go through the entire neighborhood meeting process. We'll have to go through a separate public hearing process in front of the planning commission and city council to receive final approval. So, at this point, this would only be in some ways, for lack of a better term, it might be considered a little bit of more of a of a placeholder for future development to be considered

when more detail um is brought forth at at some time in the future, be it by this specific applicant or some other developer. And just for everyone's reference, I I specifically called out the the portion of our unified development ordinance that addresses consideration of of conceptual development plans. And and just I guess I'll just read this portion here that approval of of a preliminary devel of a conceptual development plan does not constitute approval of a preliminary development plan for any phase shown on the conceptual development plan. Building permits cannot be issued for any development in a plan zoning district without getting preliminary development plan approval. Conceptual development plan approval comes before a preliminary development plan approval. So again, for everyone's edification, for any neighbors here that might have some questions or concern, whenever these 17 acres develop, if and when these 17 acres develop in the future, it will require a whole new round of of of meetings, neighborhood meetings, public hearings, um which would all be public and um you would have the opportunity to provide feedback at that time. Uh a neighborhood meeting was held on November 11th, I'm sorry, November 10th and a number of uh topics including you know just the characteristics of the development um road improvements, storm water concerns and just phasing and time project timeline were discussed uh before you with this application. We are recommending a total of six conditions of approval associated with the plan in front of you. Um and again just to kind of further cement the u the conceptual development plan um if you read under the second sentence under condition number four saying development of the apartment component shall be

subject to separate preliminary development plan approval under future separate application. Uh so with that I'll yield to any questions you may have. Thank you Mr. Sodto. [clears throat] Before we move to um questions for the staff or applicant, I'll start with Commissioner Bimbrook on this. I I want to ask a couple of questions real quick because I can't get a couple things out of my mind. First of all, um with that conceptual plan with the with the resoning um to RP4, if the developer sold the property, the the zoning goes with with that property. Correct.

Once established, we'll say if established as RP4, if this application gets approved the way it is, this application would reszone that property, those 17 acres from Egg to RP4. And unless some separate action is taken in the future to reszone it, once it's approved as RP4, it will stay that way unless someone at some point makes again a future application to to amend that or change that.

Okay. Okay. And then I have one question for the applicant. I wanted to see I [snorts] wanted to see the a couple of slides. I liked your presentation. Yes. Yes. You're the victim. Um one of them was it's back in the beginning when you talk about the Ignite plan. I'd like to see a page there and I don't know which page it was. Okay. Okay, let me see. Okay. Um All right. I'm I'm just going to read real quick. Okay. [clears throat]

Okay. Can you go to the next page? Is it this one? There you go. Okay, hold on. I want to make a note. Okay, that answered my questions for starters. I appreciate that. And we will go ahead and start with Commissioner Benbrook if you have questions. We're doing questions first.

Yes. Uh where do I start? Um thank you, chair. Uh I'm going to start more macro. So, let's talk about Hook. Who wants to answer questions about Hook from the staff? All right. So, I got a couple questions regarding Hook. Um, I know the applicant talked about uh people approaching this neighborhood for 150, which I do not believe is going to be the direct approach to this neighborhood. I believe it's going to be from 291 to Hook. I don't think people are going to go all the way to 150 and then circle back around. Is Hook going to continue to have an attachment to 291?

So Hook will eventually there'll be an interchange at 291 and Hook. Um but it might not be Hook, it might be Sher Parkway. We haven't figured out how that all ties together, but um if you look at the at the map, you can kind of see where a future interchange is planned to go. Um and whether that comes off as Hook and then ties into Sharer Parkway or whether it comes off as Sher Parkway and Hook ties into it. Um but either way, Hook will have a direct connection to 291 with maybe a slight bit of Sher Parkway. Okay. Is it going to be in the same location as it currently is? slightly to the north.

So closer to 291 or I'm sorry, further from 291. [snorts] Oh, sorry. Pull up mapper. You can see exactly where it's at. It's up there on the Oh, right hand side. Okay. Yeah, that's exactly what I need.

Okay. So, the upgrades. So, what is the planned upgrade for Hook? I'm sure the city's been looking at this. I know the applicants talked about what is right in front of their their property. They're talking about developing the southside, but what is the plan for Hook [clears throat] in general? And I guess what is that? Is it market that continues? So, Hook Market, what what's all that going to look like in 10 years, 20 years? Hopefully, not 20 years. Let's say five years.

You can kind of see on the screen right now, you can see where the future interchange is going to go. All that rightway was acquired I believe when the 150 interchange went in. So you can see that might not be exactly what the interchange looks like, but it's going to be in that location. So somehow that'll tie into Hook. Um Sher Parkway will also peel off and kind of head to the northwest. We don't have any sort of plans or anything to upgrade Hook at this time. That's in the future um way beyond the five-year CIP.

Okay. Thank you. That answers a lot. Um, I guess the rest of these would be for the applicant. If we can go back to your your uh presentation where you show uh all your neighborhoods and how many the different zoning and all the lots and actually that right there would be perfect. Thank you. Um, how much of this is going to be for sale?

So, Commissioner, that's a great question. [clears throat] Excuse me. So, what's probably best is to go to the fuller detailed plan. So, single family pod A, B, and C is intended to be owner occupied for sale and then the active adult villas and town homes and then future apartment community would be for rent. Okay. So, that's the intention. So, pod A and B is in phase one. Pod C is in what you're calling future phase or phase three. Is that correct? Yes. Okay. There we go. So, can you can you give me a promise on that that it's going to be for sale right here on public record? A promise.

Well, it's our full intention is all these different lots that we're proposing to plat out. It is not envisioned to be for rent at this point. We firmly believe we've had tremendous demand interest from builders. They want to build in Lee Summit. There are no lots available.

I agree. I would have matter of fact, I would have loved to have seen a flip in the acreage and have 44 as rentals and 71 as as residential for sale. And actually, I might have those numbers flipped, but it would have been nice to get a few more for sale. I know this is a growing development or growing area. I've got friends that live out there, so I know those lots will have no problem selling, which is great. Um, let me see. Okay, on the materials list, and I think this was staff, um, it was listed that in the residential area you're going to use CMU or that they've proposed CMU in the residential. Well, it might have said CMU. It was more masonry. That may have been.

When I think of CMU, I think of the standard 8 by6 garbage looking stuff. And I'm hoping is just a a nonthought through assumed kind of nicer. Yeah, there we go. Oh, yeah. No, it meant to be more just general masonry. So, a nice residential style masonry that we can all love and enjoy. Yes. Okay, perfect. All right. Um, we guys have knocked them out pretty quick. That is all I have for now. Thank you, Hector. Thank you, Chair. Thank you, Commissioner Tisinski.

Just a couple quick questions. One for you, Hector, and one for the proposer here. Um can you quickly describe our unimproved road policy and what is the responsibility for that? Um I know we have asked the developer to come in and and improve the road. They would only like to do half the road. They they agree that's an important road to have. um why wouldn't they then escrow the other half if they're so you know inclined to enjoy that they believe that that road is so important to do why not have the expense themselves then wait for someone else to do it so if you could just quickly give me an idea of what the unimproved road policy does and what their responsibility is for that so the unimprove and I'll have the traffic engineer correct me if I'm wrong so the minimum requirement is for um well I mean granted this is also Um cons hook road is considered minor arterial. So of course the standards are for a minimum of 12 foot for an improved road full standard be a minimum 12ft lanes full curb and gutter. Um so in other developments in those areas where they're deficient um they would have to meet that minimum standard. Of course Hook Road has a wider profile than that. Uh but similar to all other development um public infrastructure is a responsibility of the of the developer to provide along the the frontage andor any off-site areas in which they have a significant impact on um were you looking for a little more detail or is that

so so what you're saying is is because they're impacting this road we're requiring them to improve the portion of it that's going to be part of their development. Correct. And by that we don't mean just half of it. We mean the entire piece of it. Standard practice for development would be for for it would be the entire width of it. Okay. So how many I mean you don't have I'm sure you don't know this off the top of your head but how many developers have we asked because of the unimproved road policy to do this and how many times have we allowed them to only build half of it? Is this a standard thing that happens or is this something that this is a special situation where they would not like to

Susan Barry, [clears throat] city traffic engineer, um we regularly ask developers to improve to the full urban standard. Um a lot of times it will kill the project. So they don't come before you because they've died early on. There's been lots of times where they can be updated to the um interim standard, but commercial I think the way it's worded is commercial developments shall not be permitted on unimproved roads. So unimproved road, think very narrow, no shoulders. Interim standard 12T 12T lanes, two 12oot lanes, two paved sixft shoulders. Our old um our old interim standard was grass shoulders and so I mean slightly different but this policy dates back I think to 2011 and then updated in 2018 and this was the direction that city council chose to go because um it fit the character that they wanted from the city. They don't think that commercial de commercial commercial developments fit on an on improved road or even an interim standard. But no, I don't have any examples of when they've only been required to do half the road. Um there was one development came through a couple years ago, Colton's Crossing, that we required them to update to an interim standard and uh that includes like redoing a bridge. So I mean it it comes with cost. This area unfortunately does not have great infrastructure. So first one in tends to get the biggest bill.

And does that answer your question? Yes, it does. Just a couple couple quick continuing on this front. So there, as you can see on the board, number their letter C, that's a future signal. That's a future access point. So, you know, we could have them build that access point fully and then they could they could access their development off of that and not do any improvements off of the other road if they did not want to connect to it and have that brought in as part of a different phase. Um, but on on this what they've proposed now is they want to or we would like them to build up to the B and then from there they would transition back to the existing road. Right.

Yes, that's correct. So, it's a little confusing because the traffic impact study has 1 A, 1B, and two. The plans have one, two, and future.

Um, there's an exception in the in the unimproved road policy for single family residential up to when Hook Road would get to be a thousand ve 11,000 vehicles per day, which we're nowhere even close to. Um, but apartments are considered commercial and obviously the commercial corner and so those interim I mean those improvements wouldn't be triggered until the commercial goes in on the corner. So yeah, if they choose to not build Legacy Commons Drive, I mean the majority of the single family and it is accessed from Legacy Ridge and that's going to be their primary access point until

the C or the W legacy drive gets corrected. So um and then do we know uh what is in the city standards what is Hook Road ultimately like? What is the classification? Classification Yeah. of of that road. I think it's a minor arterial. So that would be that would be like a two lanes with a twiddle. I mean, it's like a three-lane road, right? With I mean, if the traffic study would show that a two-lane with turn lanes would be adequate. We would do that. I mean, yeah, we wouldn't we wouldn't inflate it to a four-lane road unless we needed to.

So So ultimately, to answer my question is is we ask a lot of developers to do this kind of work. Um, like you said, if they can't do it because of funding, the project ends. Uh, but ultimately that's their responsibility. If they would like to develop, it would be to improve that road to their access point and then transition back prior to the commercial going in. Prior to commercial going in. Yes. So, for phase 1 A and 1B, they just need to maintain the interim standard. So, they'll add an eastbound turn lane at Legacy Commons Drive. They can't just take the shoulder and turn it into a turn lane. They need to widen out and have a new shoulder next to the turn lane.

Okay. All right. So then another qu Thank you Susan. Appreciate that. And my other question for the developer real quick. Um and [clears throat] you could continue with this with this graphic on the board. So what are the price points for the adult active the active adult villas? Um, guess it's spelled wrong there, but uh the town homes and then the single family pods here. What are the price points for each of those? Yeah, we're preferring the Latin pronunciation of active clearly. Akiv, I don't know. But, uh, yeah, I apologize for that typo. I appreciate you pointing that out. Grade schoolness, I guess, doesn't come through anymore, but

but uh I do agree. The uh it took us a while to digest the unimproved road policy. It's it's very confusing or can be. Staff has done a fantastic job of guiding us through that. I just want to point out that we are going to do all the improvements to Ward in this phase one including turn lanes and improving that intersection as well as up on B we will do turn lanes. Um and then again the only portion that we're we're respectfully requesting a little bit of deviation is the north side of Hook. We feel that uh with our traffic impact study, the results of that that we are meeting and or exceeding and and helping safety and traffic flow through there while also creating a blank canvas for that north side if when it further develops. We have heard from staff and others that there's been a number of commercial projects that have have fallen apart because they it just makes it project uh prohibitive. um as we've gotten some pricing on just the north side of Hook and it's it's more sizable than than you would think you would realize but um we are still proposing uh interim improvements 12T lane 6T shoulder that's why I say we're providing the the traffic safety flow moving through while also creating that blank canvas I hope I answered all your questions there might one at the end oh price point on the AAT

before you get to that though but I think you're just making my point if if that part if That part north of Hook Road is going to be hard to develop. It it that may not happen for a long time. Yeah, it's hard to explain. As staff explained further, the way the wersheds act here. Anything flowing to the north goes into a watershed where sewer is going to take across 291 over by Shamrock Golf Course. that amount of distance to get sewers to that area is not going to happen anytime soon unless or if the city would be a more proactive approach and do some type of their own sewer improvements.

And and that's why and that's why I would rather not see a road halfbuilt for a significant amount of time. uh we know with the the uh I guess it's the sheer road parkway potential project that's going to bring a lot of development, a lot of opportunities in here and and I just when that starts occurring and developers are going to be paying for a lot of that. So I I I really don't want to set any kind of precedents where we go and allow half to be built and other developers are going to be paying for all and then you know and I think it's just fair to the to the whole bit there. So, um, that'll be get into our comments later, but that's those are my qu but the question is about the price point though. I still would like

Sure. Yes. So, um, I'm not fully aware of of where our leases are coming in at in our reunion product. Very similar in our Blackwell project. Uh, Mr. Loveless could probably answer that better, but I'm going to say uh, I believe it's 24 to 26 to 2,800 a month, give or take, somewhere around there. So, this is no um, lowlevel section 8 housing. This is very much downsizers like myself who either want to come closer to where their kids have moved to which at least wants a highly desirable community andor want to downsize not to maintain yard mature trees threetory houses. So we're we're finding that's been uh very successful in Lee Summit.

And do we and Hector for you with those price points are we still hitting that missing middle? I know that's concern for some people we have on the the the board and some others, but are are we still hitting the missing middle with those price points at that point? Is is that is there a coordination between that?

Well, I guess what I'll say is that in in the Ignite plan, it doesn't really speak to what where when it speaks to missing middle, it's more talks about more housing typologies as opposed to price points. Okay. Now, we do touch upon in our Ignite plan identify and we're constantly pulling data regarding affordability. Um, you know, what percentage of income goes toward your housing costs and and utility costs, but um that that part isn't necessarily covered under the policies that we that we currently have. No.

Perfect. Thank you. That's all questions. I'm sorry, but the applicant brought up something and I'd like to piggyback a question on it. He talked about section 8 housing. I got a question in general since he made that comment and I'm sorry if I cut in line. Um, [snorts] so this would be to staff, right? I know in our UDO nothing uh dictates uh the amount of subsidized housing, right? uh do we as a body have the ability to limit percentages of let's say a rental community to have a limit on federal subsidized housing?

I will say that uh absolutely not. Um that runs into fair housing standards and we could violate um federal laws um by doing that and get us in a lot of trouble. Okay. So is there anything in in zoning or UDO or anything that could regulate that at all or is it all come down to federal housing fair act or that were that were be correct? Um so the uh planning commission's perview is land use um not ownership or occupancy type um in the sense of how they're paying their mortgage or their rent. Um so we really need to focus on the land use aspect of it as opposed to ownership. Perfect. Thank you for the explanation. Thank you for letting me jump in line.

Commissioner Gina Ford. Thank you, Chair. Um [clears throat] I think I'd like to start with you, Mr. Tap. Get my steps in tonight. You're welcome. Appreciate it. Um so let's see. I doodled on my paper here. Let me start with something that I like to talk about. It's trash. Um, so, [laughter] [gasps] so can we go to the overall development plan where you've got the commercial, the town homes, the active? Do you want to go there or did

This is perfect. So, I know this is very high level preliminary. Um, but considering that you just indicated that the active villas and the town homes were going to be rent driven, they're that's how the they're going to be run. Now, some town homes and villas, trash is included or they're treated like you have to buy your own trash service, etc. What's the intent here? Are you providing a trash service for them? Uh, as far as I'm aware, we will uh adhere to the city's requirements. So, each each unit will have their own bins and be part of the overall uh system. Okay. So, no trash enclosure or anything like that? No, not intended there. [clears throat] I was just trying to understand the flow. So, that makes sense.

And it can be a big issue. I agree. [laughter] Um, and so let's talk about the amenities while we have this up. So, the Active Villas has their own amenity. Um, I see another amenity down um, just west of Wineir Drive. Who is accessing that specific one?

Great question. I did want to bring that up. I'm happy that you uh, brought it up. So again, the Essetv adult villas will have their own amenity plaza complete with a full clubhouse, outdoor amenities, uh, as we're showing here, a couple pickup courts that kind of make sense, giving the target audience, as well as an open area to, um, entertain and and just, uh, to sit down, relax, be around a fire pit, that type of thing. Um, and then the amenity plaza to the east on Legacy Ridge Drive as you go out left to right from your screen, that will be a a fullscale massive amenity uh with clubhouse, pool, um, some other outdoor amenities uh, to be determined based on market conditions, but that will be utilized by the single family pods A, B, and C, as well as the town home community.

Okay. So, town homes aren't left out. Correct. Okay. Um, so now let's touch on the single family pod C. Um, it kind of touches on phasing a little bit. Uh, you've got like a band that goes from east west. I know you mentioned that the excuse me, [clears throat] other half of pod C would be a future phase TBD, no anticipated time. Um, I guess I'm trying to formulate this question in a way of why cut that in half. Um, and it's going to tie my next question. So, it's a twofold question. Yes. Um, you've got different pods of active villas and town homes and then you're separating pod C from pod A and B.

Can you talk to me a little bit about the process of both the phasing and the location of the pod C? Definitely, I would love to. So for single family pod C, our intent, our desire would be to do it on one phase, but because of fire code requirements and their interpretation of the fire code having to have two points of access, uh, Windemir would have to go in beyond 50 units. That's why you see I think it's 47, I don't know the exact number off the top of my head, but 46 47 units of that first phase of single family pod C. Okay. So then that would explain why Windmir is part of the phase two. So when the future phase happens, Windamir is going to be married to that. Yes. Okay. And then the location

location of single family pod. Mhm. So that was strategic in in looking and evaluating at the comprehensive again master plan look of things. We wanted to honor the single family existing to the south. So we didn't want to put in the 40 foot wide lots there. We want to embed it in the interior portion uh of the development so that um it is its own it's its own entity basically. Okay. Um and then so disregarding the apartment community um active villas the only elevation that I'm seeing is twotory no sorry villa is one story town homes is two and then it drops down back down. What is that height difference between the twotory and single story? Yeah

that's a great question. um you know single story because of the uh target audience of active adults there'll be a little bit taller ceilings um and with the pitched roof um you know my guess is um probably what 18 20 ft tall something like that I'm not really sure on the single story to be honest with you and then the twotory will be more standard ceiling height so we're probably looking at 26 feet give or take 28T with uh the pitch of the roof. Okay. And it might be off, but it's around there. And so the site slopes from west to east. Is that right? With north being like the northeast being the lowest point. Yes.

Okay. So then water tower is always good indication of high points. Well, that's that's kind of what I was assuming. Yes. Um but I guess the question I'm asking is if you're driving both north and south on Ward Road, there's not many high buildings up there. So, I'm just trying to maintain a level of similarity across that way. Um, and so I was just curious if you had any kind of like elevation or section kind of indicating the slope and how the two relates to the one story.

Sure. Um, and also wanted to point out that generally collector streets like Legacy Ridge Drive, Legacy Commons Drive, the north south and then Windong as well, they tend to follow high ridge lines. So that kind of gives you an idea of where the high points are. So if you take those those are the high points and then the ground naturally grades down to where the water feature that Hector was showing on the Palmer community that would be the low part of that property and then the commercial it slopes high water tower and slopes down where step it down west to to Ward. So to answer your question on height that's kind of a reason why we did singlestory active adult villas and then the two-story town homes kind of falls off that ridge line and goes into a new watershed area. um departments again to echo what Hector and I was were saying is that um that's for a future phase for a future conversation of height and density the concept plan we presented was high level here's what we think could happen there but that's not certainly not where we're going to be married to or say we definitely going to do this uh because we do not see the demand for apartments within that kind of two-year cycle of PDP and FDP approval so it's definitely a future to be considered phase.

Okay. I hope I answer your questions. Yes, you did. Thank you. Um I guess I have one more question for you. Um phase two, it doesn't have a time anticipation, does it? Or it does? No. Uh as as it's shown would be phase one completion, there might be some overlap when phase 2 commences. Um but that's the general just commencement or the structure of it, but general timelines, we don't really have set, you know, number of months or anything like that tied to it. Okay. Um, I think I'm good. Thank you. Thank you. Um, I have more questions for you, Mr. Soda. [clears throat]

Sorry, I have whatever bug is going around. Um, so I want to talk about phasing a little bit. I I guess is it common to have this big development and then separate it out into different phases? understandably so, but have a future phase that is purely market driven. Um, I guess maybe I'm asking in a way that's saying, can we just focus on phase one and phase two for this PDP and then have the remainder of the future phase as a separate preliminary development plan? Is that something that's common or

uh it's not really common. Um, in this case, the apartment piece, just speaking to the area in purple here, the apartment piece. Yes. And the fact that they the application that specifically came in for that piece was a conceptual development plan. Um, for the rest of it, um, they've just identified phasing as future, not knowing what the market will ultimately drive. But um it it would be unusual to kind of if I'm following where you're asking about where you could head with this in terms of a recommendation, it that would be unusual. Yes.

Okay. Yeah. I was just kind of curious, you know, knowing that we want to be very strategic with our development, trying to focus on what we know and then what could be could be addressed later is kind of where I was asking if that's something. Yeah. Um so the part that I would say is um in a case like this where all of the information required of a preliminary development plan which we know what the elevations are like we know what the dimensions are. We have information regarding the provision of utilities to address the non- apartment purple areas future areas. We have the detail where um we're at the situation where you were just looking at a 30,000 square 30,000 foot high level view like the apartments where we're just saying well we have an idea that apartments could go here. Well here they know that that what they know what they want to do the product and they've done the necessary leg work on the infrastructure to know how to provide service to it. Um it's it is a known quantity. It's just a matter of kind of like when it's going to happen.

Okay. I guess perhaps the other half of pod C being in future phase in addition to the commercial apartment are kind of throwing me off a little bit. No. Yeah, understandably. Almost seems like apartment should be a different color. Yeah, I could see that. Yes. Um and then I guess this is just another clarification for me. So RP4 reason why pod C is RP4 not RP1 is just because it's a higher density housing style specifically single family.

Uh the it's really more driven by the fact of trying to provide um aligning the characteristics of the lots with that of the zoning district. So like I pointed out in my presentation um so the minimum lot size let's say for an RP1 is 60 foot. Here in the pod C, they're looking at 40 feet. Okay.

So, it's it's a significant jump, you know, versus like 50 feet like in pod A. It's like, well, we're only talking about a 10 foot difference. Um, could you hypothetically make pod C RP1? You could. You could hypothetically do that, but then you'd have to accompany it with modifications to the minimum lot size and the lot. And it just makes it a little bit cleaner to make it fit under the RP4 zoning that already has allowances for single family, detached single family at a at a smaller lot scale. So, you could have gotten there both ways. One's just a little bit cleaner than the other. And that we chose to go with the cleaner RP4 versus RP1. Okay. Well, that makes sense.

Excuse me. Can I jump in? I have a question related to You were cutting me today. I know. Oh, I'm so sorry. Um but I do appreciate you. Um my question is related to the zoning and kind of the thought behind why RP4 for this area when we have RP3 that is this basically can you talk about that a little about why wouldn't we go with RP3 um for the sections we could have also done RP3 I mean did you guys talk about it I guess yes yes figured you did but I'm one I'm curious behind your your thought process,

right? So, um it it was a little bit kind of along the lines of of what I just mentioned in that um we provided the option to the developer to go with RP3 to reserve like the RP4, let's say for the active adult area, the town homes and uh the apartment and then go RP3 um or RP4 on the the other one. Again, it kind of comes down to a little bit more of the desire to have a little bit more uniformity in the zoning by the preference by the applicant to have a little more uniformity in there. Um, and also just to minimize the minimum standards and not require any modifications. So again, you could have gotten there with that RP3 zoning um, but the application the applicant decided to move forward with RP4. Sorry, I took turned my mic off because I was listening. Um, yeah, I I still am just curious about like I feel like RP3, RP2, RP, you know, there are other options. We're already setting a precedent by breaking up this, you know, PMIX, that's what PMIX is for. And I honestly appreciate the fact that you guys have done the due diligence around breaking this up.

[clears throat]

I'm just trying to get my head around why RP4 for this whole section when clearly it could be RP3 or RP2. So I can you like talk through like that and help us understand like I know what RP4 is, right? We know it's our apartment. We know and this is well below that. I mean, we have attached housing here in the villas and the town homes. I'm not the single family I get. I'm really kind of referencing because we're really trying to get to that middle housing. This is middle housing. We need this. We actually need four cell adult villas. I can reserve some of my comments for later. Sorry, I didn't mean to do that, chair. Um, but like I'm just Can you talk about RP3 and like what that means and RP2 just so we understand kind of why we're at RP4.

Okay. Okay. So, um, and I'll I'll also address the apartment piece when I as part of my answer here. So when even at the pre-application stage for this we look at for this project or any project doesn't matter of course we try to line up we we absorb what it is that the applicant is looking to do. Um here there's a mix of housing ranges you know 40 50 60 foot wide lot detached single homes attached residential being in the form of an apartment town homes or um what are we calling just attached single family um so then we start kind of looking at our what our zoning districts allow and this is was something I I meant to touch on. So, um, with the RP4, the title of it is planned apartment. Now, one of the things that I'm sure probably could cause a little bit of confusion or or concern from anyone in the public and maybe some of you up on the dis is that the RP4 zoning district, for example, doesn't mandate apartments. So when it comes to the residential zoning district titles, the titles are associated with it just so happens it's associated with the highest or most intense allowable residential type that's allowed. So even though this request is for RP4 zoning, if you look at our land use table, under that RP4 zoning, even though it says planned apartment, detached single family home is allowed use by right, smaller lot, detached single family, town homes, forplexes, triplexes, forplexes are all allowed under that umbrella. So it it's kind of an umbrella title that captures a number of um zoning districts. It's not just reserved specifically for apartments if that starts to

Thank you. I think I appreciate that detail because I mean it actually is just saying it's more restrictive than PMIX. We're saying you know honestly it's worth a conversation in the future just about the title of the zoning. But um I appreciate your explanation. I think that helps me understand that a little more and that we are trying not to parse out every single phase and parcel which I think is what commissioner Jana Ford was trying to get at. So, thank you for letting me interrupt you. Sorry, I'm done.

Yeah. I mean, hypothetically, yes, we could have done more of like a a checkerboard approach, but then there's a a point at which, not that aesthetics matter when a zoning map really, but you know, there's a point at which it kind of looks a little too checkerboardy. And um this provides again that umbrella zoning district under which all of the zoning or the housing typologies that are presented in front of you fit under. And um and again just for everyone's assurance, even though the label may say planned apartment, if this plan is approved the way it's shown here, it's the title of apartment doesn't say there's a doesn't make it a free-for-all by the developer to say, well, yeah, I showed single family here, but it's zoned RP4. RP4 says I could do apartments, so I'm going to do apartments. Like, well, no. You're ultimately tied to whatever plan is specifically approved. So even if you called this RP4 and it was all single family detached, you're stuck. You you're stuck. You can only build single family detached unless they were to make a separate application in the future to bring forth a change to the plan for to something different. So this is what they're married to if approved. So I hope I didn't overexlain that.

I think that was a really great explanation. So I'm going to say what I think and you're going to say yes or no. Okay. Um, just so I understand too. So the pod C in purple and the pod A and B in green, they're future. Yes. But what we see now, we're not going to see it come back because this is what they're going to do. Correct. Okay. So there's no ambiguity at all. No.

Okay. I think that reassures my thoughts on this the zoning a little bit. Um, and I'll reserve comments for later. Um and the last question for you is are we with each application that gets approved um and then does get developed is the percentage of that missing middle updated that we can back check and kind of see if this fits within the numbers and metrics. We do um we typically don't do that in a real sense until the point that building permits are issued because you know again

anything can happen. Yeah, we have many projects that come through this process, get approved, never get built or there are changes made to it. So some of those numbers may change. So once the point that building permits are issued, building start going up, we make we we reflect accurately what that mix is. So based on what you know and like the metrics you're following, this seems to fit within the metrics. Doesn't blow anything. Doesn't exceed a capacity that we're we're aiming for. No. No. Okay. No. Thank you. That's all chair.

Thank you, Commissioner Grono. I don't have any questions for you. Everyone did a great job. Um, I do have a question. Back to traffic. I'm sorry. [clears throat] So, just because we've been talking about the roads and how they're all going to be phased, what happens if the roads that are going to be put in place during phase two, that traffic somehow starts generating itself before the phase 2 roads are built? Are you talking about the green phase two on the screen you're looking at now?

Yes. Let's go there. The way our improvements are written in our TIA, phase one and phase phase 1 A and 1 B are considered phase one improvements in the TIA. And so all improvements for both 1A and 1B will be due will be required before anything starts on 1A or 1B. Okay. Thank you. Okay. And then the one thing we haven't talked about is probably for public works about the detention basins. Is that you too? No. Water based run. How perfect timing, didn't I? So, why don't we wait for her to come back and you guys can move on. That was my only other question. Everything else has been addressed. Commissioner Tazinski.

Yes. One more quick question. Uh, Hector, if you could I just want to make one clarification. So, number six on our recommendation. Um number six is the the items for recommend I I think for conditions of recommendations number six. Um does that mean what was in our report under the road improvement section is that what does that this transmission impact analysis conducted by staff is that this section in the staff report?

Uh yes. So yes so the traffic impact analysis is what staff reviews. So the process is they're reviewing the traffic impact study provided by the applicant and then they do the we do our internal write up and as part of that there the list of I forget how many specific road improvements. So that condition ties back to the memo or the form that staff filled out outlining those required road improvements identifi tied to each individual phase. Okay. So where it says phase two and that number one where it says staff is not supportive of a modified urban standard proposed by the developer that means they are required to do the what we tell them to do and there hasn't been a request for that to not

correct. So if we approve this and number six included they will have to build what's said in there which is the full template. Yes. Yeah. Our recommendation is to build it the way everyone always has. They're asking otherwise, but it's written to Yes. to accomplish what you're saying. Yes. Thank you, Madam Chair. Commissioner Gro, can we talk about the detention basins, water basins, real quick?

Sure. Yes. So these are currently managed by the city and the plan is to transition them over to the HOA.

Yes, that is correct. Although they won't be transitioned in exactly the same configuration they are right now. Sup development engineering manager. Um the applicant will be required to design and construct two detention basins that meet our current requirements. They may have to reconstruct all of that basin. they each basin they may only have to modify it slightly. I don't know exactly what the basin's how they match up to what the proposed uh detention basin will be but it'll be their responsibility to fully bring it up to current standards as if there was no basin there now and they were coming into a green field situation and building basins.

Perfect. And then is this something that we normally do with these types of developments like we transition them over to the HOA? Do we have other examples of this? Uh no, this is very rare. These were put in to um it's my understanding that these were put in previously to help alleviate some um drainage problems that were existing that would then be kind of taken care of by future development by coming in and doing a comprehensive study. Are my two that was my only questions regarding that. So thank you. Absolutely. All right. I'm good here. Thanks

Commissioner Trafton. It's my turn in the real and you can interrupt me if you'd like. So, um, actually, commissioners have done a really good job of asking a lot of my questions. Um, my one, this is for the developer. Thank you, Mr. Tap. Um so the architecture um on the built on all the buildings is that forsighted or is that we are going to be in conformance with all the architectural standards for the city? So um you generally the active adult and the town homes um will have architecture and then the single family homes are just consistent with uh the city standards. So, not really. Um, okay. And then thank you. And then the other question I have is related to um, no, it's for you still. Still, sorry. I just want to get you back up here. Um, on the adult villas, I mean, this product is a hot product that we need in Lee Summit. like we need more of this everywhere and I can out myself. I guess I could qualify for this housing but um you know at this current time um I just like have you guys I know you guys have run the numbers like why aren't we selling this product versus rental? So if I

because it's four units per building or I know it gets a little hairy around that, but it's done all over the place. We sell that stuff all over. So I'm just curious. That's actually a great point. Uh the growing downsizing portion of the demographic profile for America is is getting stronger. Uh I call it the bookends. So these have these huge generations of downsizers and the millennials that can't qualify for any house known demand right now. So again, there's a housing affordability crisis across the nation. But to answer your original question, our town homes will be foursided architecture in accordance with the city standards. Going to be very clear on the town home products. Okay.

And the single family again for sale, we're going to adhere to all the city standards that they require for architecture. Um but to answer your question on the town the active adult town homes we look at for rent versus for sale those are completely different approaches to development to the cycle of development construction and then turnover. So it' be a whole different way of looking at it. We have not explored for sale there. Uh there may be a market demand for sale of a active adult but uh we feel that in this area that a uh quality for rent active adult uh community is in high demand.

Okay. So you guys did the analysis. You feel like it's a different product than this four units per building. Um uh I [clears throat] mean normally you do see four cell in a a like two-sided attached homes or something like that. It but you still see it in four and up to six in a building. [clears throat] So I know it's possible. I mean obviously that you can buy apartments and they're condos. It's just a different approach. Um

so I mean I think you've answered my question though. So thank But no, it's it's a very accurate question and observation. If you look at the Osage project down at 150 and prior, one of the fastest trajectory selling subdivisions and entire lease summit in metro area that was single family for sale. I call it shared wall but two to four unit for sale because you can get that price down enough to where it makes it more attainable for a wider path or swath of audience. Yep. I I agree. So, thank you, sir. And we are exploring that elsewhere, so just keep that in mind, too. So, yes. Well, yeah, I'll reserve my comments for later. But thank you. Yes.

Thank you, Commissioner Trafton. All of a sudden, Commissioner Frasier, all of a sudden, I forgot your last name. Sorry. [snorts]

I appreciate all of the questions um clarifications that have come up until this point. So, I just have a a couple of of others. And to add on to uh Commissioner Trafton's questions or points, we hear adult active all the time. And I'm I need an operational definition of what that is. And to follow up with that, we are speaking to um addressing the missing middle. And um I've not heard an operational definition of that either. Um, where I'm going with this is I believe in our packet and the documentation, um, it speaks to, and of course it's dependent on on market, uh, conditions, that the price of of some of these was anywhere between 350 to 500,000 for the single, I'm assuming, the the uh, single family um, units. I guess the question is is is it your experience that those address the middle uh the missing middle um uh question I had and again following up on that is um Mr. Sodto you spoke to um that the apartments was the highest level in the purple area that they could come back to. Does that mean potentially they could come back with active adult units in that area as well instead of the apartments?

Sorry, I know that was like four questions in one, but No, no, you are perfectly fine. I'm an active adult, I think. So, again, uh, so specific to the area that's called apartment 17 acres. So, The short answer to your question is yes, they can come back with a different product. So any action that's taken on the conceptual development plan, they have to come back to they have to come through. So it doesn't tie the developer specifically to say this, it gives still allow all it does is going to establish a zoning district classification over the piece of property and then at some future point where they are ready to move forward with some product be it maybe their detached single family. Exactly.

Does really well, they can come forward. It'll just require preliminary development plan approval at that time. Okay. Thank you. Um and this is a traffic study uh regarding the light. So, so at I think it was C um where there's a proposed I think it's at Legacy Ridge and Ward. I don't know where that's at, but I will just Well, there was a and I believe that's a right in right out with the light. My question Yes, right here.

Yes, it there's a for future development there's a light proposed there, but on the other side of I mean because that's that's headed north. Um so therefore, I think that's why it's right in and right out. Um, I've I'm just going to say we've driven down. I mean, the school is is less than a mile or whatnot. Um, to the north. Is there any proposal or would they look at this in the future to um open that I'm going to say that island that intersection up? No. So that it cuz I think on the other Okay, thank you. Cuz I think on the other side there single family homes or

just the opposite actually. Um when that signal goes in, the median will close everything except for that intersection. Okay. Um and then we've put a condition in that the developer needs to look at allowing U-turns at that signal to kind of allow access to those single family homes. Okay. Okay. That's kind of how we're addressing that. But having that median makes it so much safer. Okay. Especially as traffic starts to increase.

Got it. Got it. Thank you. Um, I think everyone else addressed Oh, sorry, Susan. What? Sorry, one other question. So, did I understand you when you said that uh we would not hook would not be inflated to a four lane um under 11,000 cars, traffic. So, the unimproved road policy has an exception for single family residential.

Okay. or it's not just single family, but it's um residential as opposed to apartments or commercial that the road can handle up to 11,000 in an interim standard. So, until they hit that 11,000, the 12T lanes, 6ft paved shoulders is acceptable. Okay. All right. it that that exception was put in the unimproved road policy to try to encourage u single family construction without putting too much of a burden on the developers. Okay, perfect. Thank you.

I think that's it, J. Thank you, Commissioner Frasier. The most recent housing study that was done was for the apartments and that was updated in 2020 20 was it one or 18. So we update our housing numbers uh with regards to those percentages on a monthly basis based on um issued building permits. Um so up current uh for 2025 end of December those housing numbers have been updated to um is 15%. So, we're low on that. So, that's what I'm trying to figure out. So, can I ask Shannon a question regarding that? That's on permitted. Correct.

Those are on permitted. That's not um on entitled. So, if we start adding entitled projects, but not built. Um we would have to not only add in entitled uh multifamily, but as well as all entitled single family lots that are out there in titled, haven't been platted and haven't been built yet. Um those numbers on the single family side are very difficult. Uh we'd have to go back and do a lot of leg work on um because they they follow R1 type um housing follows a different uh procedure to for approval um than say multif family. So

I think the the issue is though if we've approved them those are on the books as an obligation. Some have um incentives attached that we it's outside our purview, but there's obligation there and that's where it becomes and if you're running a business, you're wanting to know what's going to happen in the future and you take that into account and that's kind of the that's exactly the perspective I take.

On the multif family side, yes, there's there's some out there that have been um gone through the preliminary development plan process and and have been approved. Um on the single family side, if we're going to add in the um approved PDPs for multif family, we need to add into the approved um single family as well to to balance that without skewing those numbers one way or the other. So it's it's a holistic approach. I don't have those numbers in front of me.

Okay. I mean, I think I I think we should have it um apples and apples on everything and especially that missing middle that um when you look at the raw numbers, you can tell it hasn't really moved. I know that's more comment, but I just wanted to say that to clarify. Thank you for interjecting because that's exactly my point is because we're up here to listen to planners and applicants um you know the the city and uh the staff and we have to recommend to the city council if we approve moving forward with a certain project or not and for us or me excuse me I'm speaking for myself my edification is to make sure that I know where we're at as far as the comprehensive plan. So if we have a comprehensive plan of 65% of uh single family, 20% of the medium density, and 50% of high density, where are we at? Okay. And so if someone a applicant comes up here and says we want single family homes or we want apartments or we want u mid-level, where are we at? So that's where I would like to know, you know, real time. So we have all have up here uh an accurate um percentage so we can recommend

and the numbers I gave you the the real time what is um under construction and uh what is occupied and built now. Occupied and built. Okay. So those are the numbers that we as um commission should go off of. Yeah. Because you know oftentimes there's there's many many projects PDPs that that go through the entitlement process that never get built. Um, a a good example for multif family would be Stags Ridge. That was approved many, many years ago. Hasn't been built yet. I'm not sure. And those permits, you know, it's very expensive, like 19 grand and get those building permits. Correct. Isn't it um very expensive? So, no, typically, you know, you can to run through the entitlement process, depending on the size of the project, it could be thousands to hundreds of thousands of dollars

um to get through that entitlement process. What about Discovery Park? It's being constructed. There's there's apartments and it's currently being constructed. So given that they're not included in that count, but they're going to be permitted. They are um they're are you saying the ones that are not under con current construction? The ones that are currently under construction under construction, they have been permitted. They are in this county. Okay. Okay. All right. That's what Yeah. So I apologize when you said study. I thought you were referring to the apartment study to see where we were talking about the housing study that that the inventory. Yeah. Sorry. I'm sorry.

No, that's my fault. Sorry. No, no, it's probably I I asked it incorrectly. Um, so where where are we with single uh single family right now percentage-wise? Uh, percentage wise, uh, we are at 67.8. So we're at 67.8. I think the applicant mentioned 72, did he not? That was uh when the comp plan was adopted in 2021. So okay as we build more single family and as we build more missy middle um or residential one residential two those numbers fluctuate understood and so we we we we track those numbers on a monthly basis based on building permits. So it's current we're at we're over single family right now by 2% if you will. Yeah.

Okay. So it's not static. So we're we're no longer as lopsided as once we we once were. Okay. I'm just trying to gain understanding from my own edification. So my apologies. Um, and as far as the medium density, it's 20% is the goal for the comprehensive plan. Where are we at now? We're just at just under 22. We're at 21.8. Okay. So, so 22. Yeah. Which is over the comp plan. Just a little lower. Okay. So, we're over in single. We're over in medium. Now, where are we for the high density? We're at 10.4. So, we're at versus 15. 10.4. Okay. So, so is what you're saying with our data, we need more high density in the summit. Is that what you're saying?

Uh, yeah. And specifically the residential three where we're low on that's actually more spec specific to consider high-rise apartments, right? Yeah. And so I just want to make sure that we're all speaking on the same data and we don't find it somewhere in the cloud somewhere. Right. So we're over in a single family. We're We're over in the middle and low in the highrises apartments. Yes. Okay. I just want to make sure I understood it. Um let me see. UDO approval conditions. Um um that's all I have right now. Thank you.

Okay. I think we're going to take a recess before we do public questions and comments. Um, I was going to say, do we have any Has anybody filled out a form or Okay, so we do have some. So, and and then when we get back, if you have if you're planning to speak, we'll we'll have we'll ask again to make sure everybody's been sworn in. So, we're going to take a 10-minute recess and we will be back. Ever wondered how the city budget works? The total 2026 budget is over $380 million, which includes funding for daily operations, capital improvements, debt service, internal service, and enterprise operations. For example, the general fund is the foundation for the city's day-to-day services and investments like road maintenance, public safety, and fire protection. The general fund is supported by property taxes, sales taxes generated by local businesses, franchise taxes, and other sources like licenses, permits, and fees. For every dollar citizens paying property tax, [music] the city receives 18 cents. This means the city receives $845 a year in property taxes for a median single family house. These taxes provide public safety, park maintenance, infrastructure, and the best services to keep Lee Summit going and improving. One of the community's top priorities is infrastructure investment, which is reflected in the capital improvement plan. $113 million of the 2026 budget is invested into the capital improvement plan. The 2026 capital improvement budget includes investments like the 291 and 50 highway interchange, third street, warden, pursel intersection, and prior road. The budget process includes guidance from the city council, citizen input, and critical success factors from the city's Ignite strategic plan. To learn more about the city's budget, visit cityofls.net/budget.

When the person called on the phone, she said that uh that there was a dinosaur walking down her road. [music] Of course, we had to go out check that out. [music]

We get out there and it was a big African tortoise, probably 60 lbs, walking down the road. When they walk, they really stand up tall. So, I could see why she thought it was a dinosaur. I'm Rodney Wagner. I'm the manager of Leisum Animal Control. So, as you can see, we get all sorts of animals here. You have some guinea pigs off to the side. All the windows up here are animals that are adoptable right now. Every one of these dogs is ready to go and ready for adoption. And the same thing with our cats over here. A lot of cool cats in here now. So, so this is our 3acre lot we have out back and this is where we do all the walking of dogs exercise. We also have a sideyard off to the side over there so we can let them run loose. They can run together and we have what's called playgroups. kind of like having a bunch of kids. Here's our our vet room. We have a vet comes out twice a week. This is our sally port where we bring the animals into. This is one of our animal control trucks and we can hold up to six animals. We have a lift on the other side to put big animals in. We actually have temperature gauges in here and in the truck to tell us how hot it is. Once it gets to a certain temperature, we bring all the animals back here immediately. So, this actually has traps in it, but we do a lot of wildlife trapping. I mean, a lot. So, bats, pot belly pigs, horses, cows, emus, a lot of reptiles. We had a a citizen one time that had over 200 reptiles in his basement. Cayman's and alligators in here that are four or 5 ft long. You can't keep those. And people do, and they're surprised when they can't keep them. I'm like, really? You're surprised you can't have an alligator in your house? [laughter] Our

main goal here is public safety and also the safety of the animals and we have very dedicated people back there and they definitely stay here for the love of the animals which also includes getting them adopted out. We'll have about uh 4,000 impounded animals a year. Probably about close to 2,000 are dogs and cats. the cats and dogs when they get impounded here, they go on a five-day hold. And then after the 5 days, if the owner doesn't show up, then we can put them up for adoption. Adopt an animal here is actually really simple. You just come in, look what forever animal you're looking for, find the right [music] pick. You have you go to the adoption room up there and see if you get along with them. You spend as much time as you want to in there. From that point on, it's just a matter of uh making sure they're spay or neutered and all their vaccinations up to par and they're good to go. We have a very high adoption rate because we try everything in our power to get animals adopted out. We have Harve America Humane Society that we do a lot of adoptions through. And then we also have other groups. We have some people that literally will just look all over the country for somewhere for a dog to go. And we sent dogs up into South Dakota, North Dakota, Washington State. So it's actually it it's a huge united effort to get all these animals home.

Tarzan, lots of energy. Hazel's got a weird bell. She wants nothing to do with the other cats. She'll kind of get her grumpy face going.

And the good thing about the people here is that they get all their friends to get animals, too. All of us have probably the limit of all the animals that we can have at home. You know, they are huge animal lovers. If it was up to the people here, we'd have 15 cats running around in here. We had a citizen one time out there and he was bathing his two uh 9 foot long boa constrictors in the front yard. Apparently I was I was garnering some some attention and so we went out there and had to talk to him about that. Why I do this job? Oh dude, I love this job. I grew up on a farm and taking care of that many animals, you can't help but like animals. This is just like fancy farming, [laughter] you know? You're just bringing animals in here, taking care of them and and find them homes and uh yeah, absolutely animal lover.

This is the best place [music] to work. I love working here. I feel very blessed. I love it here. I look forward to coming to work every day, being a [music] part of this team. Like a family away from home where everyone feels like everybody knows their name. A city that supports you. We see that [music] with our benefits. A pension, vacation days, job security, being able to be heard. We feel valued. We feel [music] respected. Lee Summit is a very progressive city. It's growing. It's thriving. We have this drive towards not just doing a [music] job, but doing it with a spirit of excellence. I had the opportunity to continue to grow regardless of 30 plus years doing this kind of work. It's more than just dollars and [music] cents. We're here really to give back.

Providing a service to better a community to go out and serve people

to be a part of something bigger than yourself. If I would have known what I know now, years ago, I would have been here much sooner. Traditionally, we [music] think as police officers, those responding to law enforcement needs within the community. But honestly, we are there to serve our [music] citizens and our citizens do go into crisis. They do have mental health crises and we're being called to those scenes on a regular basis. In order to help serve those citizens [music] better, we did initiate the crisis intervention team program. These are officers that are specially trained to deescalate crisis situations. Recently, we [music] brought co-responders onto the scene, licensed qualified mental health professionals housed within our police department, and they respond with those officers directly to those scenes where a [music] crisis is occurring so they can interact with that citizen and get them the help they need right there on that scene. The co-responders are either a bachelor or master level in a [music] behavioral health related field. They wear plain clothes. They don't carry weapons or anything like that. I have a police radio that I listen to [music] all day. Listen for, you know, those key words, mental health, behavioral health, crisis.

There's a lot of officers that just call for [music] me. I have my own radio number. I also have the ability to self-dispatch to them and say [music] 982's in route. officers in route 914. [music] So, typically I arrive after they've made it safe. I'll make contact and get kind of the rundown and then I just kind of jump right in like, "Hey, you know, my name's Alison. I'm a mental health professional. I'm here to help you. I'm not here to take you to jail or arrest you."

Sometimes all a person needs is a voice, someone neutral, someone outside that, you know, can listen. I do a lot of safety planning, including family, their support network, who's close to you. Can some if they're home alone, who can come over and hang out with you today? Can we lock away your sharps? Can we put up your meds? Do you need meds? Can we get you over to the urgent care to get you assessed for your medications? Some of them also like, "Oh, I'm so glad you came. This made me feel so much better." Our main goal as co-responders is [music] to one get people connected to the services that they need and also divert from emergency rooms and jails.

And they almost get a different view of the police responding. That lets me know you care and the officers care. Please, how can we help you? My husband had in 2020 we had 722 mental health related calls for service. 2022 by that time, 1479. These mental health related calls for service are [music] increasing. How we're responding to that is increasing the number of crisis intervention team officers we have available as well as the number of co-responders [music] we have available to respond on these calls.

So what I think is important for the community to know about the co-responder program is that we're here. [music] We exist. All you have to do when you call 911 is ask for us. You know say hey I want a co-responder to [music] respond to this this crisis and we'll go. I was really struggling about eight years [music] ago on my personal journey with mental health and I met some amazing social workers and amazing programs that have helped me get to where I am [music] today. I really couldn't see myself doing anything else. We want to help and that's that's what we love to do. So I had a [music] client we got a call she had some suicidal ideations and she really felt that she had nobody and you know [music] and getting to know her story and getting to know who comes around and sees you. Well, then we found a support person [music] and they responded immediately and we made a plan. I called back and checked on her in an hour and then I [music] checked on her in 2 hours. We were able to get her into additional services to where she talks to someone every week or more. I just took a person that really just thought they had nobody and nobody would show up for them and show them you do. And you'll be amazed who is in your [music] corner if you just simply say, "I need a little help.

Hey, hey, hey. the meeting. Is there anyone who wishes to speak in support or opposition of the application? If so, I'm going to call you to the microphone. Has anyone who gave a card to us not been sworn in? Okay, so we're good. Oh, okay. Would you please stand and be sworn in?

Do you promise to tell the truth, the whole truth, and nothing but the truth will help you God? All right. Um, we will be limiting comments to three minutes, and I will just um go in the order of my stack of comment cards. Um, if you feel like what you've already said has been said and you don't want to say it again, you can say that you concur with prior comments or you can speak. Either one. But we will go ahead and start with Brendan Willard and just come to the microphone and state your name and address for the record, please. Either one. Okay. And what would you like me to state? Name and

your name and address, please.

Brendan Willard, 1201 Southwest Hook Road. Um, so basically what I've heard a lot of is talk about this community. What we haven't talked about much is the surrounding community. If you zoom out a little on the west side of Ward are small acreage properties. If you go north, we have larger acreage properties. Um, and that's something that Lee Summit doesn't have a lot of. And to put a high density apartment complex and homes right next to that doesn't feel good. [laughter] Doesn't feel good to the community there. um doesn't feel good to the school systems, traffic, all that stuff. Um I'm the moderator of a Facebook group for Hook Road between Ward and Prior. Um nobody is on board with this plan. Nobody likes it. Uh the broader Lee Summit community Facebook group also doesn't like it. I'm sure if you're on Facebook, you've seen lots of things about that, mostly about apartment complexes. Um, one thing that hasn't been talked about much with the traffic is if you take Hook to try to get to 291, you can't go north. You have to go south. So, most of the traffic from this community is going to go to Ward. Uh, if you've driven on Ward in the mornings or afternoons, you know, it's stop and go right now. Um, basically, it'll back up all the way to Long View coming in. So, Long View to Hook is stop and go traffic. Um, part of that is prior, but if you add 700 to,400 more cars, that's going to be how it is all the time. Um, and yes, there may be an interchange going in on the other end of Hook Road, but in 5 to 10 years, who knows? Um, so as far as the amenities, there's nothing for the residents that are already there. We don't have a lot of parks or green space down on this side of town. Um, and this would not add any of that. Um, as far as apartments and senior living communities, some of that already

exists down south. Um, we don't really want commercial right there because we can go a mile south to get to commercial. We can go a couple miles north to get to commercial. Having it right here in a calm, quiet residential community is not something that I personally want for my family and most of the residents on that area would [clears throat] agree with me. Um, so yeah, thank you for letting me speak. Thank you. Sherry and Robert Batliner. I don't know. Did I pronounce your last name correctly? Batiner. Batliner. Okay.

Okay. Um, this was a lot of information.

Oh, I'm sorry. Sherry Batliner, 1200 Southwest Hook Road. Okay. Um this was a lot of information to take in for just you know a resident like me. Um but I thank you. It did it did help. Um I love living in Lee Summit. My husband has lived here for 60 years. Um and I get growth obviously not as much as you do and and what you need to look at. I understand that we are on 10 acres on Hook Road. Our back acreage yard backs up to Lee Summit West High School parking lot. So kind of give an idea where we are. We have made memories. We have eight grandchildren. It It's an amazing place. Like Brendan said, I agree with everything he said. We are a community, too, on Hook Road and we are called Hook Road peeps and and and we're all friends and neighbors. Um I do worry about the con when you talk about the conceptual development plan. um if we agree or you agree or whatever on that tonight or whenever, it's going to be really hard to stop once it's agreed upon to to not be able to give it the green light. Let's go. Let's go for it. So, please think about this in a broader spectrum to those of us that are in a community on hook on acreage. Um asking about the CMU material, that's a bother to me if this does go through. Let's don't do it cheap. Let's don't do it to make it look like I mean what are you going to build for $350,000 anymore to make it look really good outside and then that community thing you had a picture of that's modern and it doesn't fit. We're not a modern little community right there. We are we are acorage and homes and beautiful settings. We're not a modern day looking facade. That's just something else. Um, I think we need to be careful with the federal housing act, the section 8, I think we have to be very careful about

what we're doing there. Um, and I do think the first sale on the active community. We're active adults. I mean, I'm assuming that's what you're looking at. Like, does that mean 55 or 60 and older, whatever, you know, we're 70, but I'm I'm not going to rent I'm sorry, a place if I want to downsize from my 10 acres, which we're going to have to do sometime. I can't see us ever going to renting and paying that kind of money for rent every month at our age that we're at and living in the middle when you look at that of town homes and single homes and I I can't see it. There may be people out there that are willing to do that but it isn't us. Um but thank you for your time and thank you for all your work that you're doing on this and think strong about it.

Thank you. Greg Cotney he left the he had to leave. Okay.

Zack Ashawish

Zack Oshawish 409 Northeast Crescent Street. Uh before I get started I just want to make a quick point of clarification. So Hector at the end of uh your guys conversation he mentioned the high density uh the apartments were at 10.4% they're actually at 15.4%. So Dana and Sherry I know you guys know that we received that packet um as we're running for city council. So uh we are not below the threshold for apartments. We're above it because they said it for 15. We're at 15.4 and that doesn't include I believe it doesn't include Douglas Station, Greens at Wood Chapel and the East Village. So, we'll probably be closer to 16, 17, maybe even 18% when all that's said and done. But speaking of the apartments, uh you probably noticed Hector and the applicant, they spent a lot of time letting everyone know the apartments are just conceptual. Okay? There will be a separate hearing on the apartments. Nobody should speak about them today. But they are asking you to approve plans that create a cutout where nothing would really work quite as well except apartments there. Oh, and they're also asking you to reszone it for apartments so that when they come down to to apply for the apartments later, they can tell you, "Hey, it's zoned for that." So, wouldn't it be inappropriate for you to decline it based on that? Uh, so I would caution you against uh advancing any reszoning of that area because it'll set them up for an easy case. Yes, these should be apartments there. Um, and in general, I think this project is too dense for the area. I don't like the idea of accepting their exception for the narrower lots either. You know, the applicant said builders want lots and uh I think that's great because residents want single family homes here. So, why not just make all this land into residential lots, you know, the market isn't in such high demand for it. Well, I can tell you why they don't do that. It's because the developer likely wants subsidies and the city does not subsidize single family homes. They subsidize town homes, apartments, and commercial real estate. really we shouldn't be subsidizing any

of it. And I know this commission isn't responsible for any of these subsidies, but this commission should know that these plans are based off an artificial market conditions u which require subsidies and rejected on that basis. The people in the market want lots or single family homes. We need to stop diverting tax dollars to developers to create products that the market isn't interested in and we need to stop approving plans that are based on this practice. Thank you.

Thank you. Deborah Giddings, Debbie Giddings. Uh, one thing I want to mention right off, Hector did not talk about the letters in opposition that should have been in your packet, and there was one that came through yesterday that I don't know if you got in your packet. Uh he also mentioned that um there's commercial all along Ward Road. There's not unless you just come right from Walgreens or you come up from 150. There's no other commercial development along that area. So this would be the start of it. [snorts] Um Hector or he mentioned that the incentives there is no green space. There is no park space in this. Most developments are supposed to have that. Um the ignite plan calls for single family. We follow the Ignite plan when it's convenient and it fits within the developer's plans and it is a concept, but this has a concept of single family residential homes and that's not what this is. Um the apartments you were asking about the the height the the apartments those are going to be three and four stereo buildings. You're going to see that right from Ward. We have that all over their Blackwell development. I drive by that all the time. I see nothing but slanted gray roofs. You don't see the buildings. You don't see it's just slanted. And that's what they're proposing here are those nice big slanted gray roofs. Um what else did I have to say? Um my time's still going. Yes, it is. Oh, the traffic the traffic plan the access management code stipulates what sort of things need to

be followed in developing a roadway. The exception of not developing the roadway to the standards of the code are not acceptable. There are other things that were not talked about in regards to the traffic as far as the lanes that are suggested or initiated by I mean you know the list you've got in your packet. It's incredibly long of all the things that they have to do to get the road up to standard. That should just be what is in the plan or it doesn't go through. Don't make those exceptions or don't make those, well, you're not within the the distance from the interchange, but that's okay. Or the intersection, but that's okay. We'll we'll let it slip by this time. There are so many things that since I have started watching these plans going through the the planning and the city that I understand there are variances and things that have to be changed to make a plan work but let's not just spread it out wide just to get a development as was stated if they want to develop here they will come. We don't have to make all the exceptions and the variances and the subsidies and things to let them come before we allow them to come. Thank you.

Thank you,

Janet Garden. Hi, I'm Janet Garton and I'm at 2700 Southwest Ward Road right next to the high school and this is my first time really being at one of these so I really didn't know what to expect and I don't really have a lot of experience with everything but the developers and everything that's going on. But I'm going to ditto everything everybody else said. Um, first and foremost I got to say is I just don't want it. I don't want it there. Um, I've lived in Lee Summit for 50 years. I've lived on Ward Road for 26 years. I've seen a lot of development in Lee Summit, a lot of growth, a lot of new new families moving in and I think it's wonderful. Um, I do think that there are some areas, like Sher pointed out, it doesn't fit this community over there. And I'm not sure. I really didn't really understand the um the the active adults area there. I guess like over 50, maybe more of a retirement place, but I'm at that age and we've talked about, you know, eventually we may have to downsize, but who wants to live in the middle of that? That's that just doesn't even fit for that area. Um, another thing I wanted to point out is there's there's other areas in Lee Summit that need a lot of improvement. Um,

Third Street in Ward. Uh, I just I just think that there's Lee Summit has always been, oh, people want to move to Lee Summit and it's a beautiful area. It's a beautiful community. Um, I've loved having a high school next to us versus another huge large uh housing addition. Um, I didn't always think that at first, but it's really really been kind of nice. Um, I just have so many things running through my head right now. Um I think that the traffic I don't know they were talking about how 11,000 cars how is that how does that get monitored or I mean like there is so much traffic down there right now and that area to me that they want to develop over there um I think let me back up just a minute with the school there's a lot of safety issues there there's so much traffic there right now anyway um it's hard for me sometimes to get out onto Ward Road and I do have to go down and make a U-turn to to get back up going uh going north. And I I do think the safety of the students um I'm glad that they have a light there now and they've taken out all those horrible ugly bushes that they've had going down there because now you can just see better and I think it's more safety for the students in the high school. But with something like that going over there, that is going to increase so much traffic. Um, and I I don't want to offend anybody, but I just feel like it's just it it doesn't fit that area. And I I think it looks cheesy. And I think some things are starting in Lee Summit to make our area and our community it just doesn't some areas they just don't they they don't fit. They don't they don't look good.

probably not really putting that right, but anyway, that's all I got to say. Thank you. Thanks,

Jeff Williams. Hi, I'm Jeff Williams. Um, I'm at 3140 Southwest Ward. So, we're on the west side of Ward. We have an acreage property and a house we built about 10 years ago. Um the property is actually right where leg this proposed Legacy Ridge Drive is supposed to come in. Um on the edge of our property and our neighbor to the south and our driveway is only um one concern I have is our driveway is probably only about 150 ft north of this is a lot of us are narrow um acreage properties there. So we're pretty concerned. First of all, I think we know that we're going to probably lose our left turn ability to get out on the ward, but also with a stoplight that close, um I think it may be tough to even take a right turn. And as cars are queuing up at that light going south, we're going to be in trouble to even get out of our driveway. Um and as traffic builds over time from this development and any future development, as it gets dense, you're also going to have traffic coming south from Hook Road and Ward. So even as that light releases traffic, you're going to have a whole slew of people coming down um coming down ward is, you know, this development and anything around it that's that's probably to come. Um we're also concerned. I I understand the the uh again the apartments are conceptual and that's a future idea, but the idea of having potentially high-rise apartments there to block the views of all the folks who live in this area um is is not really appealing to me. Also, um I think if I understood the traffic study that was done, um so far at least is only for phase one and phase two and doesn't include the additional traffic that would go in from apartments or whatever highdensity development goes in the future phases. So, um I think you could

probably take the numbers that were listed there and and maybe even um you know increase them by 50 75% over time. So, just really concerned about the density of this, concerned about being able to access Ward Road. There's a number of us just like our friends along Hook Road that are concerned about the density and then a ability to to even get out on the ward in a timely fashion. Um, and that again the comprehensive plan as I've understood it for 10 or 15 years never showed anything this this dense. It was single family to maybe uh mid uh mid-density homes. So, this is really going to change the area in a pretty dramatic way. So, that's all I had to say.

Thank you. Justin Romemire.

Hi, Justin Kolkmire, 704 Southwest 33rd Street. Um, I live uh on the uh north side of 33rd Street, just south of the East Detention Basin. Um, right there. It was just cleared of trees, so I have two concerns. Um, one is what the developer called a massive amenity complex. Um, I'm concerned with the noise from a pickle ball court. Uh, pickle ball is a very loud sport, much louder than tennis. Um, so I'd recommend some, uh, noise mitigation or abatement be installed around that. Um, my bigger concern was with the city's proposal to turn the detention basins over to the HOA of that single family development. Um, living south of that, we've had uh, drainage concerns even after the improvements were made. So, the city has come back out with a bobcat and had to regrade and replant um grass in order to to prevent those. A different HOA would not have any incentive to do that. They wouldn't take care of it. They wouldn't protect our property basically downstream of them. Um and so I'd recommend the city reconsider um that the detention basin is like a utility. Um like the streets, the developers improve the streets, then the city takes ownership and they maintain them over time. The detention basins should be the same. they should improve it, make sure it works, and then hand it over to the city for long-term ownership um to protect all the residents. Thank you.

Thank you. Carrie, is it calle? And I don't know, have you been sworn in? No. Okay. You promise to tell the truth, the whole truth, and nothing with the truth will help you guide. Yes. If you'll state your name and address for the record, please. Um, Carrie Chappelle, 2520 Southwest Kenwell Court. Okay. Um, hello. You can go ahead.

Yeah. Um, I lived here 30 years now, only Summit and 20 years off of, uh, well, actually, yeah, 20 years off Hook Road in Monarch View. And, um, I think putting this in the traffic would be really, really bad. Um especially down by the the traffic study they did they only did to Market Street to the uh exit to uh 291. It didn't go all the way down to Quick Trip which that's really bad down there um for anybody who uh lives around in that area with the Walmart and everything. And it looks like when they're going to build this um building, you know, the uh it's going to go ward, you have to turn right and everything is going to be turning right, I believe. And they're going to go down there because you can't turn left. So now that they've taken Hook Road where we couldn't turn left to go up 291, which is a lot harder for us now, um, everybody has to go down to the light down by Quick Trip to go up north or they have to go to the new light. But you know that area to turn left, say you would a Waterterburgger or Arby's or anything like that, you can't turn left hardly. it it gets so backed up and everything or to turn out a quick trip or anything. So now you're going to turn build 700 units or whatever and until you know anything gets done with the 291 quick trip or quick trip 291 um Hook Road you know addition type thing or whatever it I don't see how this is going to work. there's just too much traffic. And also, we're almost done paying for our house. And I wouldn't go buy or rent an adult

villa um like somebody else has stated after I get done paying in 2 years, I'm not going to go buy or rent something. Um, so I don't see how Lee Summit houses are going to keep moving unless, you know, Lee Summit developed something where you can go buy something smaller for an adult area, you know, like, you know, you could have golf carts and, you know, a a golf course in it, [laughter] something like that. So that would be fun. But and also the lots are so small and it I couldn't find anywhere where how where they say how big the villas are or the town homes and it it just looks so small on the lot. So that's all I have to say.

Thank you. So all right. Are there any more public comments? Okay. Do we have any more questions from the commission? I'm going to start with Mr. Yarrington.

Yes. I want to go back to staff um to look at numbers again. I know that you already told me that we as a commission should be looking at the numbers of 10.5 for highrises, but I've heard from um the community that that number we should be looking at more what has already been approved. So, if it's already been approved, the developers can build, right? And and they can move forward with that. So, is that not the number that you gave me? I can hear you. There we go. Um are you help me understand what you're asking here? So are you asking the um residential three land use category the numbers of the product or the projects that have been incent or in entitled meaning a primary development plan has been approved but not so much constructed or not a building permits been issued yet.

That's right. um because I want us to make informed decisions off the compreh comprehensive plan and we all need to the exact data. So when we push it forward recommending approval, what is the numbers? If I were to add those numbers in to my housing data, I would also need to add in all the single family lots that have been approved and have not been constructed yet as well to balance that out and give the full picture. Instead, we got three categories. So I need to add I would have to add those numbers for all three categories, not just one particular category. I don't have those numbers to give.

Okay. So if if we have recommend approval because the numbers you gave me were at 10.4 before, but actually if it was approved, it would be elevated to 15%. right for apartments. But then if that that's accurate and we approve this, it's going to rise even further for I guess enough following um that if if this particular project were to be um recommended for approval. Yes, sir.

Um these would fall under um you know one category. Yes. Um so to add in you know for the residential three which would be the apartments that are conceptual um those numbers are not going to change on that particular project because it's a conceptual pro uh product and it's not but it will change on the single family homes though if we approve that and it would change in the missing middle as well

but I don't have those single family numbers for the entire city. So an example would be Arborwok, right? We got a lot of um of Arborwok's been approved. The preliminary development plan as a whole has been approved, but um there's a lot of phases that are still haven't been built yet. Um so um I don't have the numbers total to add in holistically. May I make um that 15.4% was not including the

Hold on. Hold on. I'd have to maybe we can circle back, Zach. Um, can I can I interject just something?

So, [snorts] we've seen a report before that had um actually I've seen one and I took that report. It started out with beginning numbers at the beginning of Ignite. It added up all the projects that have been well approved, but most of them had already been constructed. I went and I matched up every single one of those projects. I I I researched every single one and added up those numbers manually. So I got to a number of this report which was June 3rd of 2025 and it matched perfectly. So I understood the logic behind it. Then I went to all the city council meetings from June 3rd through last month. And then I also added the Drake apartments that are coming forward and their town homes cuz I did I did those two categories. So I manually went and I'm I'm a CPA so I'm a numbers person. I went and manually added those. I know that my housing I the individual housing I understand that not all of them go through very few of them even are seen here or at at um city council but it it was very clear that the missing middle is is still missing. It's MIA and um we need to have those numbers before we make decisions. They need to be consistent and the reports need to be the definition of the housing types need to match the ignite. We have we have type we have three types. It's is [snorts] it category 1, two, and three? It's not A, B, and C. Okay. So, those need to match because we're getting a lot of noise just with all these different definitions. We need apples and apples and and we need these numbers because we're being asked to make very big

decisions and we it's not in our purview but some of this goes on to council. There's incentives involved and there's there's all kinds of things and the council has to have these numbers too because they're they're actually they answer to these guys out here. I mean, and it's so I think the the questions here are we're being asked to to look at this plan, but we don't know where we stand. And if if we [clears throat] need to be evaluating this so if we're not hitting the mark, we can decide what we need to do in order to do it because that's our job. That's what we've been tasked for. And so there's confusion here. I I see it tonight very clearly on the planning commission as to what our mission is. I we we need to have these numbers. It's very important and we need them explained and we need them broken out. I say if a PDP has been approved, we need to have that included because we're on the hook and and then if something drops off, I I just know that the

chair chair point of order. Yep. Like we're in questions. Oh, I'm sorry. Not comments. I'm sorry. Madam Chair, and you're going on a Okay. Okay. comment. Okay. I will I will um hold my comment. Did you Chairwoman, I had a question for you. Um

Shannon, how many of these approved things, these approved PDPs, what we approve, what the council approves, how many actually really get built? Is it 50%, is it 60%. It's It's hard for me to agree to include everything when not everything gets built. That that would just be astronomical. But I think we need to have a realistic number. But I but I don't think that we can just include everything that's been approved. So what is that percentage? Any number I would put on that would be speculation. So, I don't want to to throw out a number out there, but um we can look into that

because I think what we need to do is we need to find out something that's realistic. I like what you do is because hey, it's been approved, it's being built, uh an actual uh permits been pulled, that's real, you know, but going through numbers of what's going to happen and what's not going to happen. I mean, we've seen that that development come in at 150 and uh Ward Road a few times now and and nothing's happened there. you know, so there there's got to be a a realistic level on that. So, yeah, I would appreciate to look into a way to to tell us what something that's real, but something that's not super inflated just because everything's been approved, but something that's that's and and I think and I like your justification of of what you're showing, some people are never going to believe it, but you have to have something. And so, maybe there is a happy medium in between.

Yep. So, just to follow up on that, Shannon, the development office does have how many permits are issued to build single family homes? Correct. Correct.

So, we could have like I understand the point you're making. We talk about this a lot actually like what's approved, what's built, what's conceptual and there's a lot of noise about all levels and people don't really understand all the differences and nuances of it and so I think clarity around it would be helpful if you have the data you know it's a simple spreadsheet so like pushing that forward helps make those decisions so thank you. I think you answered the question. So, thank you.

Yes. Thank you, Shannon, for your for your hard work. And we we all recognize that we just want to have speak the same language. Um when we go out and talk to to people in the community, we want to say, "Hey, these are our numbers and we're getting it from a staff." So, thank you. Any more questions? I have another question.

Okay. Can we talk about the water the basins again? And look, you're here. See? Look how great I did. So, is why are we wanting the HOA to take over the ownership? Like, why wouldn't we approach it with having them do the improvements that are necessary and then we maintain it from the city? Those basins that are in there right now were not designed for developed land. Okay.

Um they were designed as sort of an interim approach to the undeveloped land that was draining towards uh the south. So to leave them in place with developed land would change the nature of what they needed to be doing. So by requiring the developer to basically bring them up to current design standards that the city requires of all detention basins, that way we have them constructed the correct way when they take it over. And as far as um maintenance going forward, we do have um our new BMP inspection requirements where on a yearly basis they'll be required to provide um inspection of that basin and any work that um any deficiencies found they'll be required to to remedy. Um so it's not going to be able to just get neglected for years. Um we do have a new code in place for that. Fantastic.

Thank you. Do you have a question, Commissioner Trafton? I do. I do, but I can go after you. Go ahead. Go ahead.

Um, my question is for Miss Barry. Uh, one of the comments was around how do we get to the 11,000 count car count on Hook Road and or on any road actually. You had mentioned that when you were talking earlier and I know there's a methodology and I just can't remember it. So, I was just wanting you to help me understand. I think the question is how do we know when we hit that 11,000 is how I understood the question.

Like how I think like how do how do we monitor the traffic flow of our Yeah, we have our to get to that streets on a cycle where we put out tube counters or radar counters and we regularly count the traffic. Um and so it just it's on a cycle every so often we'll we'll count Ward Road. Yeah. And I'm sure that when people call in and I've seen you guys put those counters out just periodically too and maybe they're on a rotation, but I know you guys are monitoring the city traffic flow.

We have a Yeah, we have a program where we monitor certain roads like frequently. Um, and then others, you know, if we have like a request for speed humps or something, we'll put out additional. Um, so yeah, we have the ability to take counts in multiple different ways. Okay. That's what I I thought. I just couldn't remember. Like I knew you had a process. Yes, I just didn't remember what it is. So, thank you for reenlightening me to that. So, thanks.

Uh my other questions are related to um the developer, Mr. Tap. Um, circling back on the density of those town homes. Um, I know you're asking for an a variation on those the the middle section of the town home circle is what I'm going to call it because it's got very limited access. It's a big circle um with two points of access. Um, and I'm guessing that middle are the the rear loaded town homes you referenced in your presentation. Correct. Ali loaded. Yes.

Yeah. Alley loaded. Yeah. Which I'm used to alley loaded. I live in an alley loaded neighborhood. So I'm familiar with mixed density and actually I'm a proponent of it. I I do I do have a and here's my concern I always have around town homes and I think it was brought up around density, traffic, lot size, all those things. Um like I see a little bit of additional parking there, you know, and I always ask um our fire chief who's not here with us tonight or he had to leave I think. But, you know, he always tells me that they've done their analysis. You know, I always concern about width of streets in these areas because we know with that density, you know, people have multiple cars. If you're, you know, have kids, which this is located between a high school and a middle school, so we know there's going to be more cars than the typical two, right? or if you have guests, high traffic, high parking everywhere, hard to get through. Like this is my issue like with I mean it doesn't feel like there's any alleviation of that I guess is my question. Like how it looks like you guys have done a little bit. I like the little build out of the circle, but um like have you considered that and what that's going to do? I mean, that's a lot of housetops and cars over there and a lot of people.

Um, so we always take that as a very serious consider consideration when we look at our town home communities. If you drive through Reunion or Reserve in Blackwell, please do so. I encourage you to do so. Um, we make a concerted effort to provide um off- streetet or on street parking outside of just parking on the street. So if you look at the town home section up where it pinches towards Windong Drive, we have a couple of stretches of parking stalls that are off the street. Um as well as every unit is a twocar garage plus at a minimum a depth of at least another car, if not two cars, including the interior alley served town homes. They all are twocar garage. So you have two cars in there. Plus then the depth of that driveway for another two cars.

Another two deep. Yes. Okay. Uh two wide on the alley be one deep but you have two in the wide. Yeah. Cuz we know also what happens cuz what what's the square footage of those homes? Like 18,500 square feet. So, our town homes range between the town homes and active adult from 1,250 square ft up to 2,000 square ft in the active adult.

I mean 12. Yeah. Which is what I would expect for that product. Um I But we also know those garages become storage units cuz people like to collect stuff. Um and you always see cars overparked in these areas. Um, so I just Yeah, I just have Yeah, you've answered my question about that. I think I think I had another follow-up question, but I think I forgot it. So, you were effective and and also to commissioner, I'm sorry. Along um the southern street of the town homes where there is the alley served, but also the front loaded on the other side. Uh on the alley side, there will be street side parking along there. We have enough width to allow for folks to park along there as well as the bumps out I was telling you about both in town homes and the active adult villa areas. We make a concerted effort to provide uh those bumpouts and other uh areas and also in the active adult by the clubhouse. We have three bumpouts there for g mainly guest parking.

I did notice that. Yes. Um thank you. Is there going to be no parking on one side of that street? That I would uh lean on the city to say you know what are the regulations requirements? We're happy to work with the city. That's what's had to happen in my neighborhood because of the the multitude of trucks that deliver packages every day. Um, so, okay. All right. You answered that question. Thank you, Commissioner. Thank you. I'm just looking. I think that was my those were my big questions. Thank you, chair. You asked one I was going to ask. So, do you have anything, Commissioner?

Yes. Um, there is there any um plan for a landscaping plan for that southern southern property on the other side of the detention um basin that we had a um community member say that they're going to be a lot more noise from pickle ball and things of that nature. I don't know if there's any plan to put a landscaping plan trees on that side. Uh good evening. Dan Foster with Schlegel and Associates uh landscape architect for Griffin Riley. Um first of all, there's existing trees along that entire southern boundary that we're not planning to remove at all. So there would be uh all of that material there. And then in addition to that, per the city code, we're required to put in a certain amount of landscaping on both the single family and around that area. So that's something that we can look at knowing what the concern was that you know see if we can embellish that a little bit. So

thank you. That's all I have. Thank you, Commissioner Jana Ford. Thank you, Chair. Um I guess this could go for both, but u Mr. Tap, come on up, please. So, um, earlier in your presentation, you indicated that you had done the, um, development that's the 150 Blackwell Interchange area. Um, if I remember correctly, you said the senior style housing you had there was not complete yet. Correct. That is correct. Yes. Okay. And do you have any of those leased already?

So, we are very, very close. It's a again a construction phased approach. So we go building by building, start the clubhouse and then do the buildings closest. I believe we have cuz I just did the reporting. I believe we have four buildings that are very close. Definitely two of those are are extremely close to welcoming residents. So we're just now into that pre-leasing into leasing phase of that. Are they remind me are they single family style or are they town home style or what's the style of those? Very very similar to what we're proposing on here. So it's it's single family attached. So, four units per building. Okay. All two-car garage.

So, I'm going to segue into something that's it's the comprehensive plan here. Um the excerpt reads, "Maintenance provided housing is growing in demand that accommodates young professionals and empty nesters who want to lock up and leave travel periodically." Um so, there were several comments about not wanting to give up basically a paid home to then go to rent. Um, you had talked about these being rented and no amenities provided. I guess the question is how with the market trying to be incentivized to consumers, why wasn't a amenity provided concept provided for this adult villa specifically? Um,

so if I'm understanding your question correctly, um, I think are you asking why the active adults not for sale? It it's a mix of both. Yeah. So I for instance I lived in an apartment in college and amenities were provided utilities, trash, it was great. Um whether this is rented or sold um this is like a description from the Ignite PR plan of things that are missing. I mean why wasn't an amenity like that considered as part of this to add to the the glamour I guess of doing something like this in the in the res?

We have a full amenities there. So, if you could see on the plan I'm showing right now, um, in the active adult, there is a clubhouse with the full outdoor amenities and trash and utilities and all all that. So, okay. So, trash and

it checks that box very much so. And and um I want to be very respectful and I really appreciate the residents coming out and spending time away from their families to come. And um I echo that. I own a house. I live in a house that I own and I care about my neighborhood. So, I really appreciate folks coming and spending their time. I will say there is a tremendous amount of of downsizers, me included, I just downsized. Uh downsizers and then again the the the um the book ends of the demographics that prefer a lock and leave lifestyle. Um we seriously contemplated it because as our kids get older, they move outside of Kansas City. I live close to KCI, but it'd be nice just to lock that door, not to worry about mowing or having the neighbor mow the yard or, you know, all those things. because it's just it's a fantastic lifestyle. So, we are finding that that is the case across the board and and I echo I I say here here on the Ignite plan for that.

Okay. No, I appreciate the clarification. I just wanted to get an idea of what you were after in terms of what are you providing for the end user. Um and then I guess the last question is since it is phase two and it's market driven as you said do you foresee that the plan would stay the same but the like the audience that you're targeting would change in terms of like the single p single family pod C or no same so I'm still talking about the adult villas because you have

oh the phase two yes the green area no that is merely uh just phasing in the the uh the act of adult is not meant to be well, you know, the leaves have changed and so we want to do this instead. It's it's going to be a continuation of that reunion 55 plus active adult product. Okay. Thank you for that.

Yes. And also I I wanted to mention you're talking about comparing apples to apples and when PDPs get passed or not. And I would also say that even if a PDP is approved, they still have to come back to you all for an FDP. So at that time you'd say what are the numbers now? You know you don't have to really necessarily look at approved PDPs but you know as FDPs come through you say oh here's the numbers so where are we at on that thank you yes I have a question for Mr. tap again. [laughter] What is the problem?

I waited. Um, okay. So, there was a comment and maybe there's been a couple comments from from the public about the smaller lot size. Will you speak to how smaller lot sizes help make the house more afford, I should say, attainable? Attainable um versus the the the larger lot size.

Yes. As as most folks that may have taken basic economics know, there's two factors and everything, supply and demand. And those two have tremendous effects on the pricing of housing. That's what we're getting at is making it more attainable. Well, we have the demand side and we have the supply side. and supply side on the construction cost if you can provide um narrower lot I will say you're able to offer more units along the same stretch of road which then reduces your cost and in turn you you relay that on to the end consumer. So now a house that would have been x amount on a wider lot now is this amount. Uh making it more attainable and it is extremely important because again we are and I can reference a bazillion articles and uh everyone is talking about it's a big buzzword of housing affordability and we are in a crisis right now.

Okay. Thank you. Thank you

chair. I could add a little bit additional information to that. Um, so we regularly meet with the homebuilders association and during our last meeting they talked about that lot development cost. Um, we're seeing rough numbers depending on, you know, what type of development we're seeing about $1,800 a linear foot to develop a lot. So if you're looking at a 75 or 70 foot lot wide lot, that is $126,000 lot. Um, so and when you look at, okay, now I have $126,000 lot. What kind of house can I put on that? you want to keep your lot cost to 20 to 25% of the overall uh uh cost. So now you you run those numbers out. So the house you have to put on a $126,000 lot gets much larger and much more expensive. So if we reduce that lot cost um lot development cost, we reduce the that overall housing um attainability cost um to to hit that missing middle mark.

Okay. Thank you. I appreciate that. All right. If we do not have any more testimony or um questions from the commission, I'm going to close public hearing and open it up for the commission to discuss this application. I'll start with you, Commissioner Benbrook.

All right. Thank you, Chair. Appreciate it. It's been a long one, hasn't it? All right. Let's kick this off. Um there is a place in Lee Summit for this development, and I don't believe it's here. I'm just going to be honest. Um, you tied in a a future phase of apartments and commercial that I cannot support at this intersection. I just don't think it's it's good here. Um, I am all for pods A, B, and C. Uh, even with the reduced lot size, I think that makes a lot of sense to me. Having built homes myself or been a part of building homes, I could support the active adult villas. I think that would even work in this area. Um, the town homes with the reduced or the increased density, I don't like. I'm going to [snorts] be honest. I I've seen neighborhoods like this. The way you've got it laid out is like a mathematician, not a planner. And I see what type of neighborhoods those turn out to be. And that's a terrible place to live. I'm just going to tell you, I wouldn't be there. Um, at this phase where as it sits now, uh, I really cannot support this. I don't think this is the right area for it. I don't think we have the traffic control for what we're trying to put here. And we have areas to the north and south and and even to the to [snorts] the east that would support the commercial and the apartment. Um, this particular intersection I don't believe is a good fit for this project. I love this project somewhere else. Um, but I'm not a big fan of it where it is now. I drive through or up and [snorts] down Hook Road um regularly. I have friends that live over there. I visit over there and I understand that development is moving and it's pushing south and it's pushing north and east and west in all different directions and I don't expect that this is going to stay uh agricultural or even large lot for more than a few years. Um but where we're what we're looking at here I don't believe is a good fit and I

don't believe I could support it as it is. Thank you.

Thank you Commissioner Ben Commissioner Tazinski. Madam Chairman, thank you. You know, as Lee Summit continues to grow, there's a lot of acreage just north of here that's going to that's going to pop. Um, and a lot of that acreage between Hook Road, Shia Road that's on the east side of that block or just to the west of 291, that's going to be really high density. It's going to be an entertainment activity zone. There's going to be stuff going in there. This square of land I really liked to maintain single family, maybe some larger sizes because I feel like it really fits in with the neighboring areas. Um, but like Commissioner Benbrook said, I like the single family pod A, single family pod B, and Pod C. I do like the idea for the active villas. And and I'm going to mirror what you said. I've got uh a close friend whose parents are highly educated, do very well, and they live in an apartment because they want to lock the door and go away and have zero worries. Maybe gone for a month, maybe gone for a week, and they know when they come back, everything's running, the grass is cut, and there's zero um zero concern there. So, there is a section of the community that really wants this, and it's growing. Um, and I really am not I really just do not like the apartment community right in that location either. That is to me is a non-starter. Um, unfortunately though, as we continue to grow these areas, these big intersections, Hook Road, Ward, Ward, and uh, Sheer Road and even moving north, Warden and Lease and like Long View Road, those are all going to have some sort of commercial at those points. It's just what happens. It's how the city's developing. It's what our our comprehensive plan, if you look at it, it even shows nodes, commercial nodes.

So, having commercial in this area here is probably going to happen at some point. Um, but the rest of it, I think, with the single family. So, like Commissioner Benbrook, I'm really not going to be able to support this the way it is now. Um, but I do appreciate the opportunity for you guys to bring this through. Um, I want to be welcoming to the development community so that they can come up with good products so that we can have people live here. And unfortunately, those days of $150,000 single family homes, 1,700 square ft on decent sized lots people can afford are just in the past. I I just I just don't see it. Um, but we have to find some some great opportunities to allow that kind of homes here so that we can keep our children here. Um, I've got a 22-year-old and a 20-year-old, both in college. And uh I I know what their potential salaries are starting out at college. It's more than what I made in 97 when I graduated December 96. Um way more, but I also know the property was valued back then was a lot less too. And it's just they they couldn't buy a home here in Lee Summit. And I know that's that missing middle or at least around that missing middle that we're looking for. So um those are my comments. I appreciate the developer coming in here, but I just really can't support this at this time. Thank you. Thank you, Commissioner Jana Ford.

Thank you, Chair. Um, overall, I I do appreciate the discussion. Um, there was clearly a lot of thought that went into this development and how it's laid out. Um, I echo that exactly why I asked the question about the heights. I I don't think a high-rise apartment greater than two stories would fit along Ward Road. Um, just breaks it. And I I I echo what you guys said, too. I I feel like this area is still trying to find its voice. How does it fit into the context? What are we trying to create? What charm are we trying to grow out of or grow into? Um I I would actually propose regardless of how this turns out that we exclude the apartment community from this entire application. Um and then I would say like I do like the town homes. I think that's something that's missing. Um before I bought my house with my husband, I was looking into apartments and it just wasn't feasible. Um, but having an option like this where there's a lot to choose from, different locations, it it makes it a little bit easier to have that ability. Um, density, I don't like that at all. I think it needs to be a little bit less dense to really make that town home kind of like a home. A town home is a midway point. Um, so I I don't think I would agree with this either. Thank you,

Commissioner Groono. Um, just a couple of quick comments because I I completely agree with what everyone else has said tonight and I don't want to reiterate it. Um, my only comment is that for me personally, it's really hard to look at a conceptual development plan and make zoning change decisions. It's a little challenging for me um because I do feel like and we've continued to just reiterate that this is going to be apartments. Um, so that would just be my only comment there and I completely agree with you of just excluding it from the conversation um or the application. Um, but the conversation was really really good. I felt it was super collaborative and I appreciate everyone and all their efforts tonight.

Commissioner Trafton.

Thank you, Chair. Um, I'm not going to reiterate a lot of this comments. I have some additional comments related to I mean we're here to make a recommendation to council about zoning and preliminary development plans. That's our role. I don't think I think that's very clear. Um and I can't support the RP4. I I really appreciate what you guys did with carving all that out, but there's so much RP3 here. And I mean, I get like there's a, you know, a movement against PMIX, uh, because PMIX includes apartments and there's the sentiment around apartments. Um, and I just think we could achieve, you know, not going to that level. Um, I agree. I don't think this is the right place for an apartment complex in the future ever. I also agree with Commissioner Chisinski that there is going there's a four mile stretch on Ward Road. There's going to be commercial pockets along there between Ward 150 and third and there probably should be actually um for convenience of all the people that are going to be over there. All that land is going to get developed out. is going to become housing. Right now, we want it to be R R1, RP1. Um, I would really like to see less density as well around the town homes. Um, I'm concerned about the traffic. I do I do like, uh, thank you, uh, Sue for pointing out where the Hook interchange is going to go for 291 because that is where the activity center is supposed to be and where apartments would most likely be a nice place for. um around that highway. Um so with that, I'm I'm

not supporting recommending this for approval for those reasons. Um I would like to see the adult a villas less dense as well and for sale because I would like to buy it. So all right. Thank you, Commissioner Yearrington.

Thank you, Madam Chair. Um, I also concur with all the commission commissioners. Um, but I don't have a holistic opinion right now because I'm really distraught of not having the correct percentages right where we're at. Um, for the comp plan of and that's where I would love to to know that cuz I would I don't know if I'm supporting the comp plan or I'm not supporting comp plan as far as that's concerned. However, I do agree I love I love mixed use mixeduse development. Absolutely love it. But right here in this community, I don't think it just fits. And I concur with everyone that that said that. So with that, I don't think I'm going to support this.

Okay. Thank you. Um I won't restate everything that's that's been said. Um I I'm in agreement with the other commissioners, but I will say that I really do like the fact that it didn't come to us PMIX and that that was broken out. I think that is that's great. Um, I'll just say back to the active adult villas. Um, well, first of all, I want to say two things on the on the smaller lots. I know that I know that a lot of people don't like that, but I do know that it it does help make things more attainable for people. And we as as prices have changed and as the economyy's changed, we have to be willing to to look at that. And and I do like that part. As far as the active adult villas, um I what this would mean in in as as it relates to the Ignite plan is if someone 55 and over decided to downsize and sold their home and they built up enough equity where they could either pay for one of these cash or put a sizable down payment on it, it would make it would make um and then Jackson County when they turn 65 puts a freeze on those property taxes. It does a a lot for um that person and it does a lot for for meeting the goals of our Ignite plan. It allows people to age in place. It provides a community for all ages and then it provides for quality of life. So I think that's just something to think about with that. Um and that's all I really have to say on this and I'm going to look for a motion if we have no more comments. Commissioner Benbrook, do you want to make the motion, please? Uh, sure. If I can make it correctly. Thank you, chair. Uh, I move to recommend for denial. Is that correct?

Of application. Yes. Of application PL2025-079 resoning from AG to RP1, RP4, and CP2 preliminary development plan and conceptual development plan, Legacy Ridge, 815 Southwest Hook Road, Griffin Riley Property Group applicant. Second. Okay. Before we do the vote on this, remember if you are in favor of denying it, it's a yes vote. If you're not in favor of denying, it's a no vote. Can we get a roll call vote, please? Ed Yearington, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Greno, yes. Tanya John Ford, yes. Chip Tazinski, yes.

Randy Benrook, yes. Madam Chair, if Oh, may I ask if we were to pull the apartment community portion, would uh we gain support from the planning commission? Do we need to reopen public? I was trying to stop before the vote count, but Okay, hold on one minute. Let's let confer with my attorney to see what the proper procedure is. Thank you.

I still don't support it. Yeah, that would really wait till what he says. Some more work needs to be done. [clears throat] Right.

We can't go back on a vote anyway, can we?

No. No, I think um so after um huddling up here uh we've had a vote and um on a recommendation. So the public hearing's closed, the votes been taken and I think at this point we're we're past reopening it. Um we can have some additional conversations with the applicant to to kind of see if they want to [sighs] go to the It's a [clears throat] tough one. So I I think I think we're past that. Um so I think the the recommendation would be to to kind of move on and then we can have um side conversations with the applicant to see how they want to proceed.

Okay. Okay. So the motion passed and we are ready for roundt.

Somebody said they had something who I had something. However, we took care of it during the open session. Okay. I have a question. So, when we're looking at the Ignite plan and we are so we we get our packet of information and it comes through with this aligns with the Ignite plan. what type of matrix or data points outside of numbers and where we're at are used or evaluated for the basis of that recommendation from staff.

So the NIK plan is a a multi-page document right that outlines many goals and comments and many things we want to Shannon can you sorry is that better?

Yeah, there you go. Um okay so the the the Ignite conference hand is a very large document um and there are a lot of uh different goals and um you know areas we want to work towards beyond just numbers right so we do look at that as a holistic there's there's a lot of different things in there some of those things u we look at as as kind of overall um do we we meet some goals maybe we're not 100% alignment on on certain portions of it um I would say an example example that would be the future land use map, right? So the future land use map is contained within the the comprehensive plan and that's just a bubble map saying hey we kind of think this area is going to go go this direction. So u maybe an application like this one comes through and it kind of meets that but it's not doesn't meet those boundaries exactly. So we look at it says does it meet the intent and and the the idea of what we're trying to accomplish holistically. Does that help?

It does help. I just um sometimes it's hard to understand from our perspective because there could be multiple things of hey this is why this aligns with the ignite plan um of those things which are the priority which aren't how are we basing those decisions just a little bit more of um matrix or understanding of where the priority should be as it pertains to our role

so you know we could be meeting goal X Y and Z but maybe not goal C right so are we going to throw the the baby out with the bath water here because we're not meeting one, but maybe we meet other ones, right? So, that's really kind of where you guys come into play and say, "Hey, what what do I see as as the uh planning commission as as our priorities?" Um, and what do I want to see for this area? So, that's what your your calculation is in that. [snorts] There is a criteria list, right? Which is what section 2.260 260 and that's pretty much your standards that you're supposed to weigh against the applications. I think though what she's saying is

so that's the list of like okay this is what you you review um and one of those criteria is conformance with the comp plan. So then you start digging into the comp plan. Am I

in conformance with the comp plan? Um so that's we're we're diving a little deeper into the to that portion of it. It's almost like I think I'm looking for like the high because yes to your point and this is part of where my question's coming from is there's it's a 200 plus page document that has a whole bunch of different goals that we do have our sliver a part of that and sometimes we touch other things as well. So when we're looking at applications or we're looking to make recommendations outside of numbers or the real hard facts, what are those priorities or what is the hierarchy or um it sounds silly, but you know, here's here are the things that are red that we want to turn green and here are the things that are yellow that we want to turn green and here are the things are already green. like having a little bit of understanding and then how those applications align with that

might help us a little bit in addition to actual numbers. It's it's spoken as a true linear thinker. Um the comp plan is is very nonlinear, right? Um that's you know having XYZ 1 2 3 is very engineer type thinking. Um planning is very broad

than gray. I'm okay. I can hang [laughter] with the gray. Okay. So, um the the comp plan doesn't really there's not a definite hierarchy of which goal is the most important versus which goal is not is least important. You know, there's there's no real ranking there. Um so, really, you're just going to have to look at the here's all my goals. Which one u for this area is every application's different. Well, this is what makes planning so kind of fun in my opinion, right? like it is we we it's have these conversations.

The the the fun part of it is we have guidelines. I think of like Pirates of the Caribbean, you know, they're not laws, they're directions. Um but it's I I think like planning involves a lot of contextual like vocabulary like what does the context look like? How do we make it not seem like an isore, right? That's that's that's your red flag you're looking for. Um, so I think that's

and the comp plan I would I would say is is a very it's like the bumpers when you're bowling, right? It just hey, let's keep in this lane, but don't go through here, right? So um and it's very um subjective to the inter the the reader. Um what I think is a beautiful uh subdivision of modern architecture um may not be so beautiful to somebody else. So um it's very

broad. I do I do think just to add to what she's saying is like category 1 2 and three for example like category 3 is RP4 you know how does it line up to what our relationship is to it you know category 1 is R1 and RP1 category 2 is you know RP3 RP you know so and then to also have like this is current state this is the ideal real estate and this is projected because we can project what we have approved, right? Cuz you say not every and we know not every complex gets built that you guys approve uh or that we approve and the council we recommend and the council approves. So I mean so just like I think some of that would help with clarity as well and like where is this project in relationship to that? I mean so it's like aspirational right so like can we get there?

Yeah. Yeah. So when we get to the category one uh category 2 category 3 there are definitions of that and they don't exactly align with the zoning districts. The categories are residential. the category one residential category one residential category two they align with the the the use type um not the zoning right so a category one's more your traditional um single family correct but that could include um the larger lot type single family the category 2 also includes a single family um so that could be a a category 2 could be an R1 zone property that has um a little higher density um category 3 is your your apartments your higher density stuff. So, it's really apples to oranges almost when you're comparing the comp plan categories to this particular zoning districts because they don't align evenly, if that makes sense.

So, okay, thanks for that. Oh, go ahead. Oh, no. It's Commissioner Yarington was talking about like the vocabulary be on the same level and I understand that the the zoning doesn't apply to how the comprehensive plan categorizes the housing types. I wonder if in like the um report that you provide us if you could just do like a high boilerplate like all right this project is RP1 but it's also category one that we're talking about just so it kind of helps marry the two definitions because category two could also be RP1 right so just kind of like help kind of ease the confusion maybe I don't know so just my thought

and really where this generated from is I did go digging around I should have provided context and I found the development dashboard and I could see the other objectives and when you drill down into those they have little status bars to let you know how close they are to goal and when I got to what I feel is more of our area there's not anything really there or I don't know where to find it. So that's where it kind of generated this whole slew of thought for me that all came out today amongst all of us. So thank you. Also a point of clarification here. Um at the end of the motion when you made the motion previously at that point in time it immediately ends the discussion the debate and and we vote on the motion. So we we can still work with developer aside but procedurally we did the correct thing there.

Thank you. I just want to thank all the residents that came out and support and to voice their opinion and stuck with us all night because it's [clears throat] been a long night for all of us. This isn't our longest meeting though, so um but we do appreciate everyone's input and that you're willing to share it. So, and all the staff's hard work on this stuff.

Um to to Commissioner Trafton's point, this is not our longest yet. Um I still have time to go. Um so um for for staff round table portion of it um I just want to uh let everyone know that um uh Mr. Bushek will be leaving the city. Um tomorrow is is his last day. So I want to take this opportunity to thank him for all his hard work. While he is um a little under the weather today and not able to be with us, I do want to make it um known that um his hard work is going to be very much missed and um um sad to see him go. So um then also um you should have received a calendar invite for a tenative um joint session with the planning commission on February 10th or sorry the planning commission and city council. Uh it's late. Sorry. Uh tenative date for February 10th for that joint uh meeting uh at this point. We don't have an agenda yet, but as soon as I get more information, I will let you know.

Preempted my question like if there was there going to be something specific that we were working on with council. So Okay. Thank you. This specifically for you. I will give you a pile of I know you will. Is it going to be six o'clock Sheen? Was that is it going to be six o'c be 6 o'clock here in pink chambers? Okay. Is that six or five then? That's all I had. Is that Thursday? Oh, anything else? Is it a Thursday?

All right. Thank you. The meeting is adjourned at 8:19 p.m. Heat. Heat. [music] Baby. Number