Planning Commission - Regular Meeting

the best [music] place 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 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 [music] benefits, a pension, vacation days, job security, being able to be heard. We feel valued. We [music] feel respected. Lee Summit is a very progressive city. It's growing. It's thriving. We have this drive towards 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 [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. Hello, Lisum. I'm Jordan. Here's your flash briefing for the week of January 20th. City Council will meet for a regular session Tuesday night at 6 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 cityofls.net. The city's human relations commission will celebrate Dr. Martin Luther King Jr. Friday, January 23rd at 6 p.m. at the Missouri Innovation Campus. The theme for this year's free communitywide event is from dream to reality, building the beloved community. The event will include keynote speakers, music and dance performances, and more with the first 200 attendees receiving a free t-shirt. Come celebrate winter in downtown Le Summit for the annual Shovel the Sidewalk Sale on Saturday, January 24th. Partake in doorbuster deals and winter themed specials at over 20 different businesses. Get more details at downtownls.org. New to yoga or ready to ease back into it this year? Join the free yoga 101 class this Sunday, January 25th, at 9:30 a.m. at the Green Street Market. All levels are welcome. Just bring a yoga mat or towel. Register at Greenstreetls.org. Thanks for listening and have a great week.

Traditionally, we think as police officers those responding to law enforcement needs [music] within the community. But honestly, we are there to serve our 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 better, we did initiate the crisis intervention team program. These are officers that are specially trained to deescalate crisis situations. Recently, we've 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 crisis is [music] 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 [music] a 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. [music]

There's a lot of officers that just call for me. I have my own radio number. I also have the ability to self-dispatch to them and say 982 is in route. Officers in route 914. 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? So, 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 are like, "Oh, I'm so glad you came. This made me feel so much better." Our main goal as a co-responders is to one get people connected to the services that they need and also divert [music] 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, please, how can we help you? My husband,

in 2020, we had 722 mental health related calls for service. 2022, by that time, 1,479. These mental health related calls for service [music] are 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 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. 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 respond to this this crisis." And we'll go. I was really struggling about eight years ago. My personal journey with mental health, and I met some amazing [music] social workers and amazing programs that have helped me get to where I am today. I really couldn't see myself doing anything else. We want to [music] help and that's that's what we love to do.

So I had a 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 and they responded immediately and we made a plan. I [music] called back and checked on her in an hour and then I checked on her in two hours. We were able to get her into additional services to where she talks [music] 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 corner if you just [music] simply say, "I need a little help." Lee Summit has lots of local destinations, [music] but where do you start? Green Street, a vibrant community space in the heart of downtown, is where Lee Summit comes together. Its three dynamic areas [music] have something for everyone. Green Street Market is a modern event venue and home to the downtown Lee Summit Farmers Market. Green Street Lawn is a covered performance space hosting live music, family activities, and more. Green Street Grove is a mixture of gathering spaces, an immersive playground, and bold architectural features. And all three areas host community events year round. So the next time you set out to enjoy the city you love, [music] remember, meet at Green Street. 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 that 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.

Council member Hodes, thank you. I love where you guys are coming from. You're local and you're all kind of coming together, but where I'm struggling with from the last time that we talked about this, I think it

I actually grew up in my district. We moved here my sophomore year in high school. My parents still live in the same house and um I just went through high school here and then have stayed in Le [music] Summit ever since. The neighborhood that my parents live in is Canterbury. My favorite thing and I still do it to this day is I love to go running. They have the best sidewalks. I feel like you can go for days. So now I still get to do that. I live not too far from them. Um, I get to use those same routes that I took during high school and it's just fun.

All right, let's see.

We're a big soccer family. I love sports. I love to watch sports and it's even more fun to watch sports when my kids are in it. I coach my little daughter Josie's team. I have since kindergarten. We do the basketball. We do softball. We're going to do volleyball. And it's just so much fun.

Something that I would like to accomplish while on city council is to get more family activities here. You know, I don't want to have to be driving my family to say the Kansas side or any other city but my own. And I want to be able to invest in our city and make family memories in our city. Open the public hearing on the matter of K1 Speed Dentures Crack Shack Blue Jeans Golf. I just want to say thank you for bringing this to me. I grew up at this [music] have to take my kids there.

Bill number 23-0 pre-construction services for the downtown market plaza project. I'm just as excited as everybody else about the downtown marketplace. I'm extremely excited about the community that it's going to bring bringing more family things to do to the city and right in the heart of it. When you presented the numbers the first time you came to us it was 25.5% and then

you know people were like oh you know on council. It's not a lot of work, not a lot of I think it was a bit of a surprise when there's so much info that you realize you just don't know. Even something as simple as sidewalks, like you don't realize how much goes into something like that. After a couple months, I'm like, okay, I'm finally, you know, catching the groove of how things work, learning new things, but also feel like I've got some things under my belt as well. It's it's been a great experience so far.

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Heat. Heat.

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Good evening everyone. I'd like to welcome you to the January 22nd, 2026 planning commission meeting. Can we get a roll call attendance, please? Ed Yearington, present. Sher Frasier, present. Jake Loveless, present. Dana Arth present. Terry Trafton. Jessica Greno, present. Tanya Jonafford, present. Chip Tazinski, present. Randy Bimbrook, present. All right. Thank you. Can we get a motion to approve the agenda as published, please? Chair, I make a motion to approve the agenda. Second.

Can we get a roll call vote on that, please? Ed Yurrington, yes. Sher Frasier, yes. Jake Loveless, yes. Dana Arth, yes. Jessica Greno, yes. Tanya Jonafford, yes. Chip Tazinski, yes. Randy Benrech, yes.

Okay, we will move on to public comments. This is the time that the public can come to the microphone and speak about the planning commission business in general. That's um Richard, is that correct? If if you could come to the microphone, Richard, did you This is Oh, I thought there were a Richard and a Robert Oh, I guess it's Robert Elliott. Did you have

a comment? A general comment comment after the presentation? Surely. Okay. This is the time we've got. If you do you have a general comment about the planning commission? No, just about the application about the application. So, we don't have a general one then. Okay. All right. Okay. We will move on to the consent agenda. Can I get a motion to approve the consent agenda? Chair, I make a motion to approve the consent agenda as published. Second. Okay. Can we get a vote, please? Ed Yearington? Yes. Sher Frasier? Yes. Jake Loveless? Yes. Dana Arth. Yes. Jessica Greno. Yes. Tanya Jonafford. Yes. Chip Tazinski.

Yes. And Randy Bench. Yes.

All right. I will now close the regular meeting and open and reopen application PL2025274 Preliminary Development Plan 150 and Ward Apartments 3620 Southwest Ward Road Milhouse Development. And this is to be continued to a date uncertain. Can I get a motion to do the continuance, please? Chair, I make a motion to continue application to a date uncertain for application PL 2025274 preliminary development plan 150 and Ward Apartments 3620 Southwest Ward Road, Milhouse Development. Second.

Second. Okay. Can we get a roll call vote, please? Ed Yurrington, yes. Sher Frasier, yes. Jake Loveless, yes. Dana Arth, yes. Jessica Greno, yes. Tanya Johnifford, yes. Chip Tazinski, yes. Randy Benbrook, yes. All right. Thank you. Now we will open the public hearing in the matter of PL 2025-307 Preliminary Development Plan Bank of America 1801 Northwest Chipman Road Kushman and Wakefield applicant. For all of those who plan to speak on behalf of this application, if you will please stand up and be sworn in at this time.

Do you promise to tell the truth, the whole truth, and nothing but the truth to help you guide? Okay. Does the applicant have a presentation? You can state your name and address for the record, please.

Uh, good evening. Uh, commission members. My name is Brian Emer. Uh, my address is 4322 North Lincoln Avenue. Okay. a brief presentation here. As you mentioned, I'm here representing the uh commercial pre preliminary development plan uh for the Bank of America over 1801 Northwest Shipman Road. [cough and clears throat] Quick agenda, go through the ex existing conditions, project descriptions, details, our responses to the applicants letter, and then I understand there's a a section for questions after the staff report. So, I'm going to hold off on that one. [clears throat] This is the uh street view of the existing conditions. There's a a Bank of America development there now. Um the current uh building is singlestory approximately 41 or 4100 square ft uh on a 1.41 acre parcel. There are four drive up uh service lanes under canopy in the rear of the building as well as one remote ATM uh which you can kind of see uh on the side of the site here. two existing driveway curb cuts accessing uh northwest Chipman Road. One is a fully signalized uh intersection on the northwest corner and then there's a right in right out only um uh driveway in the northwest corner at zone CP2. There's 25 existing off- streetet parking spaces and there's no existing pedestrian connection to the right of way. aerial imagery on the right and then the Alta survey we had done. Um just for reference uh our project description, we're uh

proposing to raise the existing uh bank development and construct a new modern uh uh Bank of America branch, a slightly larger footprint, 4,700 square feet, still singlestory. Um and the bank is also looking to subdivide the 1.4 4 acre parcel into two smaller parcels. So, this bank will sit on the uh western of the two parcels. Um there will be uh two remote drive up ATMs not under canopy, very similar to the one that exists today. Um in design, uh no change to the two existing curb cuts onto Chipman Road. Uh no change in zoning. A slight increase to 27 off- streetet parking spaces. and it will feature a p a pedestrian connection to the right of way. These are uh the four building elevations. Um my colleague uh Kaylee who's with our architecture firm is here uh she can speak to any questions later on uh uh specifically on building facade materials. But this is what the the uh elevations look like here. These are some conceptual renderings of the prototype building um that kind of just better illustrate a little bit more of the like color and and stuff like that for the the four elevations. Uh this is an overview of the the site plan um that I described a moment ago. Uh as I mentioned, slightly larger um footprint, still single story. These are the two drive up ATM lanes on the east side of the building. Um this area on the east end is that uh just under half acre um parcel which will be subdivided at a at a future date. Um this is let's see a um image of the privacy fence that is proposed as part of that um I forget

the exact term the high density landscape buffer on uh these sides adjacent to the residential districts to the west, south and north. And this is kind of what the um drive up ATMs look like. As I mentioned, very similar to the one that exists on site today. So, a landscape plan, as I mentioned, um uh we're going for code minimum uh uh landscape design on this open space area, which will be subdivided and developed at a later date. Um there's a uh as I mentioned the um landscape buffer on the south, east and west sides of the site. Um I think that's all I wanted to say on this one. Uh phototric plan code compliant. Um this slide just kind of gives you a little idea of what the bank standard light fixtures look like. Um and then I wanted to go through a few a few of the uh responses in the applicants letter. Um so we are requesting a uh modification to the parking lot setback on the west side of the site from the 20 ft uh that is required down to six feet as is shown on the plans. And uh there was another comment about platting and the need for a plat the future subdivision of the uh properties will require it to be replplatted and uh our responses that's that's noted and will be completed um I understand after the PDP process is complete. Uh there's also a note about the public sanitary sewer extension. Um that's also something that's come to our attention and we are working to get a private utility locator out there to figure out what the existing lateral is doing and then if needed um we certainly can um address the uh public infrastructure

plans for a sanitary sewer extension um should that be needed. That's it. Like I said I understand the question section is after the staff report. So I unless anybody has any questions right now I'll I'll leave it at that. All right. Thank you. Thank you. Looks like Hector will be giving the staff presentation. [snorts] Good evening. Hector Jr., senior planner. I'd like to enter into the record exhibit A list of exhibits 1- 16. Exhibit A 1-6 noted and entered into the record.

So, as Mr. Mr. Emer had mentioned this application before used for consideration of a preliminary development plan to remove the existing Bank of America site and replace it with a newer modern uh building that's on a little bit tighter, more efficient use of the property that's going to free up about half an acre on the east side of the property. So, this image here will give you some context to the surrounding development as well as the surrounding zoning. Um, across the street to the north is Summitwood Crossing Shopping Center. Uh the primary entrance into the Bank of America site um is the signalized intersection there at the south boundary of uh of Summit Woods Crossing. Um on the east side, northeast corner is that right in right out that was mentioned. You can see here on the image on the left hand side that the property is surrounded on three sides by John Knox Village. Um you've got cottage villas on the west south and some apartments and some minor office administrative offices also um share the same building. They're on the east side of the site. So the image here on the left shows kind of provide a little bit of a sideby-side comparison to see what changes are basically yielding the the new development that's on the right. So essentially they're are turning the building a little bit more in north south orientation um reducing the number of drive-thru lanes from four to two and again just providing a little bit more compact and more efficient use of the site to free up that area on the east for more development in the future. Uh the existing site does have 25 parking spaces. The new one will have two more than what's currently exists, but yet again are still able to provide that with a little bit more efficient site layout. Uh, one thing of note and it was stated

in the in the staff report. Um, but um, just for everyone's edification there that any future development of the east side of the of the property will require coming through this process. So, it'll be considered at at that time. So, it'll it'll come through for for consideration. So, in some ways, this application is very reminiscent of the of the new Quick Trip or the Quick Trip on Third and and Blue Parkway, uh, where they were just kind of again flipping the site a little bit and freeing up some future open space to be developed, uh, by a separate applicant under a separate application. So, the the materials that are going to be used are primarily it's primarily a a stucco brick building. does have some metal accents particularly along the the main entry there that frames the north side of the building. And there's quite a bit of glass there on the the north elevation. And this would be the I believe this would be the west elevation here on the upper right hand side. The use is existing use and the proposed reuse of the property is consistent with the comprehensive plan that shows that calls this areas as commercial. Um it does provide a a needed service along a major commercial corridor providing again banking services to area uh patrons to the commercial shopping centers as well as the John Knox Village property that abuts it on three sides. There is one modification request and this is born out of an existing condition. The two images here side by side uh show what the existing condition is which is area framed in red and the proposed condition which is framed in green. So, the existing parking lot um which also provides that existing uh ATM drive-through facility is set back only 1 foot from the property line. And with this new realignment and redesign of the

site, they'll they're able to gain an additional 5T and and yield sixoot setback from the property line. Um the image here on the on the far left kind of gives you some reference or context to where exactly that lies. So within this area there is there's already an existing uh vinyl screen solid vinyl screen that lines most of this property line and as Mr. Emer had said there'll be a continuation of that that screening on on the other three open sides of the site. Uh there'll be quite a bit of vegetation that will be planted there along the west as well. So, they'll be gaining 5 ft of separation, but then also heavily screening it with with a new or or if it needs any replacement, a new or replaced fence, plus the the significant amount of landscaping that's going to be provided there along that west boundary. The the neighborhood meeting was held on December 11th, but there were no attendees. There are two conditions of approval. Uh the second one being just modification to the parking setback to allow a sixoot parking lot setback along the west property boundary and condition number one is our standard that development shall be in compliance with the plan that's presented before you. So with that I'll yield to any questions you may have.

Thank you Hector.

Are there any questions for the staff or applicant? Do you want to start? I'll start down here with Commissioner Pimbrook. Sure. Thank you, Chair. Um, let's start with Hector. Let's start with your presentation. Um, to the image on the left here on the screen, uh, and I think a couple back, it shows a a connection to the parking lot to that street. Is that going to continue? because it looks like we're removing that parking area that's to the east of the current bank and it looks like that street to the south connects into that parking lot. Are we removing that connection?

You're saying this area here on the Yes. Uh that is separate parcel. That is a separate parcel. It's part of the John Knox parking lot facility to the to the east. So there's there is currently a little bit of a pedestrian connection. There's a little bit sidewalk connection that allows those residents to come across um this area, but there's no physical connection between this side and the John Knox Village site otherwise. Okay. Are we putting a fence on the east side? They are putting a fence on the east side, but leaving an opening for that pedestrian pathway to be maintained.

Okay. They're going to maintain that. Okay. Perfect. Um the trees that are proposed to go along I know along Chipman I know those are standard trees. Are we um sure that there is enough clear view coming out of that area cuz we've probably all been down over there and it gets a little busy and people are in a rush over there. I'm one of them usually. Um just want to make sure that when we're looking at viewing angles and tree setbacks that everything is clear. Sure. So at the final development plan stage, we'll be reviewing more the the more finer details of the landscaping placement to make sure that those sight distance triangles are met.

Okay. And then my last question, I was shown two different sets of elevations between the client's presentation and your presentation. One had brick, one had some sort of paneling system. What are we actually anticipating this to be? I think the the applicant uh Yeah, there we go. So, we have that there. And then we have one that has like a a standard brown or reddish brick. What What are we actually getting with this? It will be Let's see. Would you like me to try? Uh, yes. Were you sworn in? Okay. Sorry, that wasn't my question, but I I stole it anyway.

Promise to tell the truth, the whole truth, and then you the truth. help you. Yes, please. So, I'm um one of the architects working on the project. Um we have been Could you step up to the microphone? Thank you. Um so, I'm one of the architects working on the project. We have been working on a new prototype for Bank of America. Um in this elevation, you can see that there is um going to be a brick veneer on that tower and then the entry um over um to the left is going to be a metal panel. Um however in one of the renderings it was showing a stone veneer on the tower which is has been replaced by this brick veneer right here. So okay so in and it will all be white in the [clears throat] client presentation those elevations is not what we're getting. We're getting this right here.

Correct. Okay. Thank you for that clarification. Can you also state your name and address for the record with address? Yeah. Business address. Business address. Oh no. We're remote. Um I'm I don't know our business address. So, I'm Kaylee Burkhover with Interior Architects. Um, my address is 1810 Thor Strand Road in Madison, Wisconsin. So, we're all You're from a long ways off. Yes. Yes. I had to travel with all this. So, [laughter] Okay. Okay. Thank you. Yes. Do you have a sample board? Is that what that is? Yes, the sample board. However, FedEx failed me with the brick veneer, but yes, everything else will be up on here. You mind if I see it? Yeah, absolutely. Do you have any more questions, Commissioner Ben Brook?

I do not right now. Thank you, Chair. Yeah. So, um, we'll the stucco will match the, um, the Benjamin Moore charcoal slate and then there will also be a white stucco that will match the white metal panel. Commissioner Tinski, Madam Chairman, thank you. Hector, quick question for you. Could you pull up the site plan? Can you tell me how close the adjacent the adjacent I I guess those are apartment style buildings on John Knox there to the property line. Just want to make sure because of the setback request. So, can you repeat that question again?

Um, can you tell me how how close is the closest building to the property line to the west in John Knox? Yeah. How how close uh from the property line they are currently about 20 ft away. So it'll be about 26ish feet from the edge of the parking lot edge. Okay. So all right. Thank you. Commissioner Jana Ford.

Thank you, Chair. Um I'll start with you, Hector. Um so okay, let's talk about the other half of the development that you were talking about. Um, I do understand that if it were developed at some point in time, it will come back to us. I'm not concerned about that. What I am concerned about is, uh, maybe this is a question for the applicant now. I'm talking about it. Um, I just want to know how are they going to address after the demo? Like, are they going to fill it in with grass? Are they going to leave it as rubble pavement? That's the question. Uh, the plan show that they'll be taken back to grass. It'll be seated or sided, but it'll be taken back to grass.

Okay, perfect. Um, and then I appreciate that you kind of showed the before and after for the this the what is it the foot easement to now seven. Yes. Um, I want to ask about the the buffer around the three-sided um site. So, the existing west to the John homes currently already have a portion of that vinyl fencing. Um, and I believe in the Google photos it shows it's completely opaque. Mhm. Um, on the south side, the elevation is higher than the street. Um, I don't remember what the street's called. I believe it's Rose, I believe.

Rose. Okay. Is it possible that the vegetation could be dense enough to not utilize a vinyl fencing just especially considering that the the elevation of the street behind is already lower, your your view is already obstructed. Mhm. Um, and it leads to my next question with not knowing what the adjacent parcel is going to be doing. Um, could the vegetation also kind of cover or like double as a vinyl sighting? Essentially, I'm asking if there's alternatives to not just doing vinyl sighting on three sides.

Uh, there is. I believe if memory serves me correct, it's that you can forego the vinyl fence if they provide a three-ft tall burm with plantings on top. So, So the short answer is yes. There's an option to go away from it. Um but it's it's prescriptive and that I believe it's a three-foot burm with landscaping with the required amount of landscaping along the edge and and on top.

Okay. And so all the other developments on that street, considering they're they're older, they don't necessarily have the vinyl fencing. So this would be the first development on that side of the street that would have a three-sided vinyl fencing. It would because everything else along that frontage between Murray Road and uh Prior Road, everything else is is John Knox property. So this is like the one piece of property along that whole frontage south side of the road that is not John Knox property.

Okay. All right. I'll save that my my thought for comment. Um I think that's all for you, Hector. And I I guess one thing I'll comment that one thing I'll comment upon was uh during my review of this um taking some of that into consideration that right now there's only fencing along that west boundary and there's none along the the east or south. M

I had mentioned that there possibly that there could be some options to remove that given the fact that um well I the way I framed it was I recommended that they reach out to John Knox Village to see if they even wanted a fence along there since there hasn't been one to this point and the use has been there since the 80s without seemingly negative impact. Um but the resubmitted plan that was uh provided was basically code compliant which is fine. I mean it's perfectly fine. So I don't know if there was any communication with John Ox Village by the applicant. Okay. And this is the PDP. So there's possible in the FTP it could change based on

it could it could it could change some um but if it but if it does but if it changes to something that's not the prescriptive 3-foot burm with landscaping then it's going to need a modification. Okay.

Um so we could work with the applicant if this gets approved today. You could, if you choose, give some direction for perhaps the applicant and staff to reach out to John Knox Village to see if they even want that fence. And if they don't, or just have no opinion on it, that's something that between now and city council, if you choose, you could um allow for staff to work with the applicant to do to if nothing else to remove the fence and just keep the the requisite amount of vegetation. Okay, that helps clear up. Thank you.

Um, and then I my last question is for Mr. Eric and Brick. Sorry, can't read my own handwriting apparently. All good. Neither can I. [laughter] Um, so you you' made a point to mention that from four windows to two windows in terms of the drive up, the original has a complete coverage with a canopy and this one does not. Was that um a trend, a cost decision or So I I probably misspoke. They do have indiv like the the ATM units have a canopy over each one individually, but the canopy from the building doesn't extend over the ATM lanes.

Okay. So before it used to be queuing would be covered as well, but currently it's just those accessing that that machine at the moment will be covered. Correct. I think the existing condition has like the the first car and maybe half of the queueing car behind it under that canopy. Okay. Um, thank you for the clarific clarification. Yeah, that's all. Thank you, Chair. Thank you, Commissioner Gro. Commissioner Loveless,

just a a clarification from the applicant. What was the last condition of approval? There was a reference to um an easement or something along those lines. Can you explain what's going on with that? And that might be directed then back over to staff, but I just I didn't see other notes about it and I wanted to understand better. The second condition of approval about the uh Oh, sorry. This is a staff recommendation. The um I thought it was your third. There's the mouse [clears throat] here. Oh, sorry. Uh yeah, that's yeah,

the public sanitary sewer extension. I think that was one of the notes. Uh general notes. I can show you what I'm talking about. Is this a a document sharing? Yes.

Apologies. Just bear with me. Get there eventually. Which so uh the um long story short, the location of the existing sanitary sewer lateral is kind of a mystery at this point. Um based on Le Summit sanitary sewer main um record atlases, there isn't a main that comes very close to this site. Um and we don't have good record data on where that existing obviously there's an existing building there that has um bathrooms. Um so there's not a lot of good data on where that sanitary sewer lateral exists. So, if we needed to um construct a new one and we're not able to salvage the existing, um what you see here, this path uh that leads through the parking lot to the west is the closest sanitary sewer main to which we would need to connect without having to do a a a sanitary sewer main extension along our frontage. So my response was simply um I don't remember what my response was but um that uh if public if uh the public infrastructure plan process is what's needed um that that's acknowledged and we will certainly go through that process.

Thank you for clarifying. Yeah. And I guess Hector is one follow-up question to to what Mr. Benick said. Um I do believe that the plantings show sugar maples in those locations and so question comment um can we review that and figure out at those entrances make sure we don't have you know 50 or 60 foot tall tree there. Yeah, we will do that. Okay, thank you. Commissioner Frasier. [clears throat]

I apologize. I was looking at the examples. Um I have a question for the applicant. Please just clarification on the canopy. Um, so you were going from two uh on one side with the ATMs and there were two, I believe, in the back that had a canopy. The ATMs previously did not have one. So now you're going to two on the east side of the building. So we are going from there were two on the west and it looks like there were two on now there are proposed two on the am I?

So this is the existing condition. There are four existing um drive up service lanes under the building canopy in the rear of the site and there's also one remote ATM that has its own little small canopy. Correct. On the west end of the site. In the proposed condition, there are just two remote ATMs that have their own little canopy on the east side of the proposed building. Okay. Forgive me when you say remote ATMs. I'm I'm thinking traditional. So there's no uh window there for you know I'm dating myself.

Uh it it's it just Yeah, correct. It's it's not a drive up uh teller lane. It's just an ATM. Yeah. Thank you. Okay. And then the other uh thing. So there's a ramp. This is the regarding the the ramp with the pedestrian access on the on the um on the east side. Um that So on the east side there's also John Knox is to the east to Yes. to the east, to the south, and to the west. Are there no I don't see any other ramp access from the parking lot other than that one on that side. Is that correct?

Correct. We would connect to Chipman Road sidewalk to the north and then we're leaving that ramp over that connects to private property to the east. Um but yeah, the the Rose Court is like 8 feet lower uh than this site is. Okay. Okay. And that just the the rose is the the um the street uh the private street to the south. Yep. Okay. Thank you. Thank you. Thank you, Chair. Commissioner Yearington. Yes. Um my question is for staff. Um what is the requirement for how many square feet a building requires? How many parking spots? Is that 300?

Uh it's dependent on the use. In this case, it's uh four spaces for every 1,000 square ft of gross floor area. Four spaces for every 1,00 and that varies depending on the use. So, we're roughly the requirement is roughly 16 16, but the um developer has 27. I don't know if that makes a difference. I was just curious if we had so many more spots than the requirement.

Uh that'd be a question. Uh there was a similar kind of overp parking situation with the initial review uh that I made comment about just asking if there was a way to maybe land bank them if needed. Um and uh but the desire was to move forward with them as proposed. But uh that's something we can work with them on to see if they actually have to build out all of them. But I can defer to them to answer the question as to why they feel the need for that. Sure.

Thank you. Sure. So, it it is a uh just for the record, it the code requirement is 19 minimum for the site. I know it's uh small potatoes, but um you're correct. We are proposing 27 and um Hector's also correct. We we did go through some um iterations of the site plan. Uh one of those iterations included eliminating an entire row of parking on the north side of the site. So um we are over the code minimum but as I understand there's no maximum and I the directive is just from the bank has been to um go with 27 just overload it. Okay. Just curious. Okay. Thank you. That's all I have.

Okay. Um Commissioner Yarington, can you pass the materials board back down? Thank you. Did you want to see that and ask some questions? Commissioner Tannif Janna Ford questions on the finishes. Thank you. Okay. So, are there any additional questions from staff or applicant?

I've got one followup if you don't mind, chair. Um, you know, it it just dawned on me that we're maintaining this ramp to the east, but we have no sidewalk. They're walking through a grassy field to get there. Um, I I guess the question becomes, do we know if it's used very frequently by people in John Knox Village? I would say if you're going to leave it, we probably should have some sort of connection that's safe to travel because if you're telling public it's it's accessible or they're able to use it, we probably ought to give them safe passage. So, we should probably include that. you know, like a 4 foot walkway. Pretty uh shouldn't be too expensive, but something to give them a safe travel.

I guess the question is is are you willing to do that and add that to the project? Yeah. Yeah. So, my my only concern would be um putting in a sidewalk that then would just need to get torn out and replaced once this lot is developed. I mean, would it be you're going to have to do that to the curb? True. What I mean would it make more sense to to I guess the concern am I correct in understanding your concern is like while in the time it takes for this lot to be developed not having a pedestrian path from this private property to the bank.

Correct. I think we either go one of two ways, right? we we eliminate that ramp and they use the public access at the street or you provide a a walkway a safe passage because the the issue is if you leave the ramp you're telling them it's a safe as access to your property and if they get on your property and coming from John Knox Village they might not be the most stable and they fall and hurt themselves now you're looking at a legal issue and so is a city if we approve it this way right so uh one way or the other either we eliminate this ramp when we go to the public access at the street or we give them access there in means of a safe level walkway.

Okay. Yeah, I understand the concern. I mean, I don't think our ability to like remove the entirety of this ramp since it's on an adjacent parcel is going to be limited. We could do something like um uh put ballards with a chain um like in front of the end of the the sidewalk to prevent people from continuing to use it. Um but I don't I don't think I am allowed to uh remove the ramp on on somebody else's property. We could alternatively we could uh extend a sidewalk across this um this landscape area. That would be my preference. Um, are you willing to do that to extend a sidewalk across the grass area?

Yeah, my only concern would be like routing uh a pedestrian crossing here at the top of the ATM lanes, but we could we could potentially shift down those stop signs and the do not enter stop bar a little bit closer to the ATM lanes. Yep. Um, all those things would have to have to come into play. Yeah. Is that something that we could do uh in between the PDP and FTP process? Absolutely. We could put that in as a stipulation and and leave it up to staff to uh make sure that happens. Not a problem. Sure. Thank you. That's all I had. Thank you, chair.

Thank you. Regarding the ramp, that that is John Knox's ramp. Is that how is that what it's on both sides of the property? So, it crosses. Okay. And it's just it's in existence right now is the correct issue. Yes.

Okay. All right. Is there anyone who wishes to speak in support or opposition opposition of this application? All right. We don't have anyone or any are there any more questions from the commission? Does the applicant care to respond to any of our questions? I've you probably already did respond to all of them. Okay. All right. Hearing no further testimony, I will close the public hearing and reopen the regular meeting. Is there any commission discussion on this application? And I think Mr. Loveless, you had something.

Well, I guess yeah, I was just looking a little bit about the the discussion about um adding sidewalk there. And just looking at the site, there's sidewalk that runs out front. The sidewalk that we're talking about with the existing ramp is in between a parking lot and a parking lot that we just discussed is overparked. Um, if you walk through the rest of the parking lot that's on the downhill side of that, then you get to a sidewalk that then's a public sidewalk that then also runs directly over to this property. So, I guess on my end, it doesn't make much sense to me to require the developer to add a sidewalk um that goes through a vacant vacant uh grass field that's undeveloped um for any period of time when there's other means of travel to be able to get over there, whether it be car or whether it be walking on the public sidewalk that exists. So, um, otherwise I think the comments about the the trees and um and making sure that we're careful about what we install there on the corners makes a lot of sense. So, I think that's great. And then I think uh Commissioner Jana Ford asked about um asked about the the fence that that currently exists there and why we would potentially extend that on additional sides. And that makes sense to me as well. It looks like it's um in in good shape right now. Um, I understand trying to provide a buffer in between the, you know, the the town homes that are there on the other side of that, but the uh to to kind of box in that development with a uh, you know, an opaque fence doesn't make any sense to me when it looks really nice right now. Um and and really this is it's not you know directly adj it is directly adjacent to you know sing single family residential housing but um you have a big barrier between the two because you've got a big downhill side as commissioner Jana Ford mentioned and

then there's actually um a road in between and then there's sideyard so there's a a big gap I think it looks nicer for the city um if it's maintained in a similar manner that it is today. So, thank you. Thank you, Commissioner Yrington. Do you have any comments? No.

Commissioner Frasier? I I uh to my point earlier, um I understand that this is an updated um uh building, but I was thinking about the the canopy over the ATMs. But if there is a, and I'm just kind of walking through this, if there is a driveway so that you can queue, then the assumption is that they would remain in their car um to access that ATM. And then when I start thinking about the ramp and and there was a question as to whether or not you knew how much activity there was going over that ramp, and I don't think you you know that at this point in time. um if if folks in particular from John Knox um come through the ramp and use the ATM, it's probably out of the question, but um it it the exposure on the east side there gives me pause if there is going to be a ramp andor sidewalk walkway. But again, I understand the need to to uh update um the building. I'll say update the building and um so I'm I'd be okay with it as it is. That's just my concern about again the walkway just the walkway to nowhere.

Thank you. Commissioner Groono, do you have any discussion on the application? I think you did. Commissioner Jana Ford.

Yeah, I just [clears throat] I understand the idea of wanting to connect and make the the ramp accessible. I just don't know what the right solution would be. Um I mean, we have to be considerate of what the future development could be and what that implications is. It's, you know, I would hate for anyone to have to put the effort into making something just for someone else to be like that's out of here kind of thing. Um, but then it's also a matter of like how frequently is this going to be used by those patrons? I don't know. Um, now back to my fence thought, I I would really recommend using alternative means to create that visual buffer in lie of a fence. Um, I think Commissioner Lela said it best like there's no need to box in this development. Um it's kind of makes it seem kind of like an eyesore considering what's ever what what everything else is down that way. So that's all. Thank you, Chair.

Thank you, Commissioner Tazinski.

Yes. Thank you, Madam Chairman. Um I think Commissioner Ben Brook's heart's in the right place for that ramp and and connecting it over, but I still think there's too many questions at this point. I I I would not like it to come straight across. I think it would have to be in front of the stop bar. I think our city I think our city traffic engineer would would agree with that as well. But we also I'm not one for really having a developer build a whole bunch of stuff that's going to be torn out. Um I think that's a waste of money and I don't think it's good use of that. I would be in favor of them putting up a sign on the ramp that says sidewalk closed or or ramp closed or whatever until it gets determined what happens in that next lot and then it reopens as part of a different uh traveling, you know, a different way for for pedestrians to use some sort of other internal circulation. Um but I just don't think adding additional sidewalk at this point is the right thing. But I do think that there should be some sort of signage or something to close to close that ramp off.

Thank you. Thank you, Commissioner Benbrook.

Yes. Thank you. Uh final thoughts. So, uh I am open for the applicant and John Knox Village to decide whether they want the fence on the southside and what to do with that ramp. I just think there needs to be some coordination between ownership and staff on that. Otherwise, um I'd like to be honest, I'm I'm excited to see this. This building's been here for since I've lived in Lee Summit [clears throat] and it hasn't changed. So, [laughter] I'll be honest. I'm excited to see it change and get updated. It's a very busy part of the city. So, thank you for doing that. We're we're grateful to have this come before us and to get a fresh facelift and I actually more than that. So, uh thank you to the applicant. That's all chair. Thank you.

Thank you. So the the fence is not part of an a condition of approval is it? It's just part of the application itself and the requirements of the application.

So so right now as presented it's code compliant. Um like what one of the questions that was asked is there are there alternative design methods to provide the required landscape screening? there are uh we would just have to work with the applicant to determine whether or not the one that's already prescribed in the ordinance that would still be code compliant if that's one that uh that they can provide in along the south and and east. I know like I mentioned it that alternative design includes a burm. There's already quite a bit of slope on that south side. Um, so we'd have to we'd have to do a little bit more discussion with the applicant to determine how they would want to tackle that.

Okay. That's so what you said as far as the slope that exists and and Commissioner Janifford mentioned in the beginning, it acts in effect the same way that a BM does from the road that's down there below downside. And so that's the reason why it looks nice the way it is right now in my opinion. Um, so I think it should be a something where there's a little bit of discretion there. I think kind of in the line of what Mr. Benrook uh reference as far as something that can be worked out between the two. So I would be in support of that. But

I guess my question would be procedurally, do we need to do anything or say anything with the change the application or anything or just leave it up to you to work with the applicant?

Yeah, I mean that's that's my thoughts. But it if it is the planning commission's desire to recommend that staff evaluate eliminating the fence on the south and the east side, um the only way to do that would be through a modification that would need to be granted during the public hearing process. So, um you could make the recommendation that we eliminate that and work with the st applicant to to do that. But, um to eliminate the the fence and not require the burm would require modification. Is that how it then should be suggested that it's to eliminate the fence? Right now, it's an either or, right?

It is an either or at this point. So, sorry. So then the modification request if we were to amend it would be to eliminate the fence on the which sides was it? The south. South and east. Okay. And not require a burm. Yes. Okay.

If if I can mention one thing. So historically speaking, just regarding the the modification um in the fence, historically speaking, when high impact landscape buffer has been required and a fence or wall has been required along there, in cases where the adjoining or the what we would say the impacted adjacent development has expressed a desire to eliminate to keep the existing conditions as as they are, our planning commission, city council have historically deferred to their preference to let's say not have a fence. But right now, I guess my only concern with grant with recommending modification to eliminate the fence is that right now we don't know if John Knox Village wants the fence or not. I mean, they very well may say it's not been there for 40 years. We don't we don't care. It's fine. It looks fine the way it is. Um, but if they do want it there, then I mean, I suppose you can make the recommendation and then by the time we get to council, we'll find out and we can remove that. So,

but we would be making a recommendation to do something that is not part of it's our standards. Yeah. And the neighbor might not like it. Yeah. So, basically, you'd be granted modification that we don't for a quantity that's unknown because we just don't know what the feedback is from that third party. Okay.

This might get into legal land, the ambiguity of it. Is there a way to phrase the verbiage or modification that implies our commission intent of removing the vinyl fencing on the south and east upon final approval or direction of John Knox. So it it kind of states what our desire is, but it's also saying they have the final say within the modification. I do think it could be worded in such that it is your intent um to explore that and bring that information to city council at time of public hearing at that time um when it comes before the council. So that way we know um it gives us some time to to reach out to John Knox to see if if they're in support of a modification and if they are not we can just leave the application as is and if they are we can present it to city council at that time as well.

Yeah. I mean part of my thought is you don't have to necessarily make a recommend. You can my thought maybe law and Shannon might disagree, but I think it it would be enough at this point to give direction to staff between now and city council for staff to work with the applicant and John Knox Village to explore that possibility rather than necessarily trying to come up with verbiage for something that we don't even know if we're going to need and we can't even solve for right now. Okay, we can just add that in the motion, right? um to to what Hector was saying was um I think we have enough information and guidance from you to explore that without altering the motion. Okay.

Um which which I would tend to agree with.

Okay. Commissioner Chazenski. Yeah, Madam Chairman, I just want to caution the commission here to start entering into ideas that go against city code for modifications because if we start saying this isn't here, needed here, then other developments will come in not wanting to do it because they've done it here. And I I really don't want to start setting precedents, especially if we have a developer who's willing to follow our code and do what's on our code and then all of a sudden we because of a preference that we the commission likes wants to remove something. I I just want to be careful with that because in other situations there's going to be people coming in front of us asking us to remove it and then we're going to go back and say, "Oh, no, no, it's the code. We have to have it." Well, I don't think we can have it both ways. We need to be fair. Um, and so I would just caution us against making a decision to remove it. If the developers happy to put it in and we don't know, I mean, John Knox had plenty of opportunities to come to public meetings and tell us if they wanted it, to contact the city, to reach out to their neighbor, uh, Bank of America to tell them they didn't want it and they didn't. And so in my opinion, I I would say we leave it as is and we let our UDO code speak for itself so that the next time it comes up, we've got the reasoning to keep it in place when someone doesn't want it.

I commissioner Gina Ford, sorry. Thank you, Chair. Um I I understand what you're saying about being kind of cautious, but at the same time, I think that's kind of the beauty of understanding context of where these developments are being placed. So we let the context kind of help form what would fit best in that area. And on the caveat, there's a lot of franchise specific buildings that we do accept and not accept but approve even though they may not align. So it's it's a push and pull kind of understanding where the development is and what fits. That's that's my thought. Commissioner Yarrington.

Yes. And I think um this the staff mentioned that it does fit our comprehensive plan as it as it relates to land use. And that being said, I think in my parameters and what I do up here as a planning commissioner, uh the applicant has um identified it does support the UDO, construction materials, setbacks, parking, and it does everything that that me and my role should be identifying. And then if we have recommendations that we have a suggestion that we can address it to the chair and she can address that to the council is if I'm understanding what everybody was trying to explain is that the proper process do you want to answer or well I would agree that I think we have if I understand what you were saying is that we you believe we've [clears throat] given enough direction here directed basically channeled through this body um to be expressed to the city council what the thoughts are in regard to this

sure screening. That's right. Because we're not here to negotiate with the with the developer. We're just here to make recommendations. Does it conform to the UDO setbacks and and chapters that we're charged to support and then whatever decision that the council makes that's on them. We're just making a recommendation. So I think the applicant has fulfilled what they needed to bring to our attention for us to approve the and to your point point Commissioner Yarington they they there's a record of our comments and or our recommendations but things we might want them to consider. Thank you.

Are we ready for a motion? Okay. If I can get a motion on this application, please. I move to recommend approval of application PL2025307, Preliminary Development Plan, Bank of America, 1801 Northwest Chipman Road, Kushman and Wakefield applicant. Second. Can we get a roll call vote on this, please? Ed Yearington, yes. Sher Frasier, yes. Jake Loveless, yes. Dana Arth, yes. Jessica Greno, yes. Tanya Jonafford, yes. Chip Tazinski, yes. Randy Brook, yes.

All right. Thank you. The motion has passed. I will now close the regular meeting and open the public hearing to the matter of PL 2025-333 Preliminary Development Plan Pathways at Kensington Farms Phase 1 1231 Southwest Waterl Drive Petrade Development applicant. If all of those planning to speak on behalf of this application would please stand and be sworn in at this time. He promised to tell the truth, the whole truth, and nothing but the truth. So, help you die.

We have one more person who stood up late. Are you Richard or Robert? Tyler, I'm sorry. I was speaking to the gentleman in the back row. Are you planning to speak on this application? Okay. He he stood up at the end at the very end. So, I don't know if that counts as being sworn in or not. Right. the gentleman back there.

All right. Thank you. Okay, Mr. Burks, you have an presentation for us. this one. Perfect.

All right. Uh Tyler Burks, uh 5440 West 110th Street, Overland Park, Kansas. Um, so we're here tonight to talk about uh Pathways at Kensington Farms uh down in 155th and Ward, right? You guys are all familiar there. Um, so I'll go over the presentation outline really quick. I'll keep this one quick this time. I promise I won't take you 45 minutes this time. Uh, quick reintroduction, who we are, uh, the team and everything like that. Uh, project previous project plan. So, kind of giving you a little history of where we started with this whole thing and then ultimately where we're at currently. Um and then where we're headed uh from there uh moving forward uh and then uh storm water drainage existing utilities ultimately existing conditions and how this project moving forward today helps the current uh situation with the land. Uh and then just a quick touch on some of the public improvements that will come with phase one. Uh so Tyler Burks, managing director of development, uh Petra. Um I also have Ty Brandon here on my team uh with me at Petra uh here in Kansas City, headquartered out of Witchaw. NSPJ Architects are the ones that are working on the the clubhouse and things like that. Uh Mccclure, which we have, uh Paul Osborne here with me today. Uh Merge Midwest, uh did the uh traffic study uh Terara Foundation to the storm water uh and Spencer Fain is helping us out with the legal side of things. Uh HOA formation and things like that. uh our first pass, right? Uh this was our our very first iteration of what we try to do here. Uh phase one is was always um detach single family for sales and that's exactly what it is today. But uh continuing on with that and then previous plans of course uh wasn't favorable. So we uh we changed it and then and then we reduced uh the the overall unit count uh from over 700 units down to 540 overall. Um, and then

again, as everyone knows, that wasn't favorable either. So, where we are today, uh, continuing to move forward, um, I'll kind of skip over that is that we obviously came to city council for an appeal, uh, to continue on with phase one only. That's what we're focused on here tonight is just the detached single family for sale product, which is favorable for everyone, uh, including the neighbors and things like that. So, that's all we're focused on here tonight. Uh but I do want to touch on our efforts with the neighbors. It's been continuous almost every single weekend since the denial. Uh the first one was 5 hours at Starbucks on 150 uh 150 highway and 291 out there. I mean, we we spent a long time going over all the details of the entirety of this project. Uh and we're still communicating regularly. I just messaged a couple of them via text message yesterday. neighbors, uh, a lot of the regulars and things like that. I've been to a couple of their houses and and still meeting with them continuously. So, it's still not going to stop until we finish out the project. Uh, ultimately working towards a common goal, right? What with what everybody wants and, you know, we want to bring to people what they want, right? So, that's what we're here to do. Uh, and then more importantly, uh, work together on how to improve the existing HOA situation. Uh I'm not sure if everyone's too privy on it, but it's obviously not the greatest of situations for them currently. And then we are continuing on to create our own HOA, but we are doing it in such a way that is cohesive with them and then also could uh provide a future merger uh for the HOAs once the new phase is built out. So continue to work with them on on a strategy plan for that. Uh and then also again, I'm just touching on conversations. We have no plans for phase two or phase three. It's been scrapped at this point. So, we're still working with them on on what that'll look like, getting a lot of their

feedback on how we can implement those future phases at a later date. Uh, phase one only, again, where we're at. This is just kind of a quick meeting here, but um I just wanted to give you a timeline of what we're really trying to do. I'll kind of skip through all that other stuff. You guys know all these things, but ultimately we'd like to break ground in the summer. uh we really want to get to work on this thing. We've already got a lot of things lined up uh on our end. So, which was the whole point of uh the appeal to continue on phase one only. Uh and then our first set of lots, which I'll dive into the phasing here in just a little bit. Uh about 25 lots by the end of uh summer, early fall so we can start getting homes built out there this year. Uh just a quick overview of just the the project boundary right now and then some quick stats here. 235 detached single family for sale units uh across buildable acreage 53 and a/4 acres um you know meet the parking requirements and you know lot depths and things like that uh within the zoning of PUB or PMIX I'm sorry uh project outline here in more detail again it's not any different than what it was originally uh on the second iteration that you guys saw uh that we came through with city council originally so this is uh existing plan uh with detach single family. Uh further details on the lot sizings and how uh the homes will fit inside of these lots. They're varying in sizes. Uh not too dissimilar to what is existing in Kensington Farms now. So I I did a zoomed in view here. You can't quite see it totally, but the these lots up here uh are in the 70s and 80 foot frontage range. And then some of the and then the ones on the green down here in this particular range here uh are in the 50s uh to 60 foot range. Right? So there's there's a mix of lot sizings and things like that too. Uh and then of course uh when we get to you know uh uh final

plotting and things like that, we'll narrow down exactly what those uh final lot sizes are going to be. Uh ultimately it's to match the existing neighborhood and then have a corrective uh not a corrective but a correct um phasing away. Right? So larger lots next to the larger lots and then as you go further away then some smaller lots as you go. All right. And then uh the project phasing. So the subfasing inside of phase one. Uh so what you see here in the pink are 61 lots. uh that is our first overall phase to deliver um lots there within phase one. So using the existing infrastructure that's there, right? Uh instead of creating a whole mess of things and and and a whole to-do about everything using what's what's there Cornwall and then along Blackwell or Blackpool, I'm sorry. That's roughly in that first little tunch there. It's roughly 30 to 32 lotsish. Um so I know I mentioned 25 lots before, but that's probably our minimum of what the first lots that we'll deliver. Uh but it could end up being about 32. Uh and then inside of that phase one portion as well, we'll continue on uh bringing Blackpool through um to about the middle of the site and then we'll also fill out some lots and the amenity package right away. So, there's going to be uh the clubhouse and things like that uh for the new residents uh to use right away. Um and then 53 lots in in this orange color. So again, just kind of carrying on with how the roads are are pushing through uh from the existing and then carrying on uh starting from the east and then moving ultimately to the west. Uh these uh blue lots here in the final phase, the fourth phase to finish it out. uh just some existing elevations of some homes around uh the Kansas City area uh

of you know that's virtually almost identical to what's in Kensington Farms now right there's varying varying sizes elevations things like that these are all ranches of course but uh there are two stories that you know could end up being had here uh anywhere between two and three car garages three and four bed uh uh bed 2 and a half bath you know 1,200 to 2400 00 ft² um target sale prices in the 400s to 500s right in line with that uh fully amenitized and then again it's consistent with the Kensington farm character hard sighting uh wood James Hardy stone etc the typical right uh what you would see there composition singles things like that um and just a quick snapshot of the amenities that we're going to put in there so it will have a clubhouse and we'll have a pool uh some landscaping around there. And then uh we will have a green space across the street from that, too. So, it'll be a nice little spot for the kiddos to run around and do their thing in. Uh I threw this in here for the current HOA to the new HOA to match. So, literally what we're doing, we're taking the existing HOA docs, passing it over to our attorney to draft up our HOA docs, match it, update, you know, some of the outdated terms and things like that that, you know, don't make sense for today, but then update it to today. Uh so it's literally almost the same thing. Uh there's going to be varying degrees in there of course as you work through some of the details uh approved materials. Uh previously it was it it was required by PY homes and things like that, but that code is no longer able to be found anywhere. So we're going to have to create that. But again, it's going to be all hard sighting. Nothing different than what you see in uh Kensington Farms currently. Uh and then probably more importantly for a lot of folks is the monotony class. Um just sticking with that, right? So no two houses the same exact thing right next to each other. This one's actually up to five, I think. So there's going to be a

pretty pretty good monotony clouds in there, too. So you don't have the same elevation. So it doesn't look that doesn't look like the Truman Show when you're driving down there. All right. So moving on to the existing conditions. Why this project moving forward sooner rather than later is going to help out the existing conditions of the ground because it's not getting any better. Uh just sitting out there doing nothing. Um, so there's a mitigation um, yeah, a mitigation area within this uh, green and stripe uh, area here that can't be touched, but it has to be maintained around the exterior perimeter and things like that. Right now, it's a mess. U, most of the water is flowing from the north going down to the south and it's really flooding these guys' backyards right now. Uh, that was one of the biggest complaints that I've heard from a lot of the neighbors when I'm speaking with them. So effectively anything that we do to clean up this the the existing utilities that are in there the site grading etc it's going to improve [snorts] their situation here. Uh diving in a little bit further about the existing utilities out there. So from our measurements there's uh about 18,825 linear feet of some sort of pipe whether it be water sanitary or storm and over eightund over a hundred structures that have to be either removed or abandoned in place. uh there, right? So, again, just to keep reiterating that the site isn't in good condition. So, anything that we do today is going to improve it. Uh just a little bit more drama for you guys here on on what's happening. So, you can see a lot of the erosion that's happening. So, this is going to be in future phases, but you can see how the erosion is happening where the site was originally graded from the original developer 20 years ago. Uh and again, it's flowing down in into this storm water pond. This one's full uh of water now when it's not supposed to be. Um and then you can see a little bit of erosion coming in through here on this east

side. And then this uh detention pond um is slightly a retention pond at this point. It's not supposed to be doing that. Um and then so you can see what's happening. So any of this ex previous masquerading that was happening before is now eroding and causing issues with this uh mitigation area. And then these guys are having some trouble here with their backyards. So, anything that we do is going to improve. Uh, and then again, I mean, I'm sure a lot of folks have seen this thing, but there's a massive dirt mound that's become a dumping ground for other uh builders to dump a bunch of dirt out there. Uh, it's still being used today as that, even when they're not supposed to be, but it's still out there. So, the sooner we get out there, the sooner we get to correct this problem and start chipping away at this large dirt mount. Uh again, there's just this quick snapshot of that existing storm water pond that's in the middle there. Uh that is for future phases, but it's just kind of a interesting visual to look at. All right, here's a clean, nice new utility network that we're going to throw in there as well. All new storm um drainage in there all throughout this entire uh entire network um water, sewer, etc. All going throughout there. Uh and then lastly here uh before we end the presentation, so our um public improvements that we have to do on phase one is a is a proposed 10-ft walking trail that covers uh from the the length of Ward all the way to Roupert Road. Right. So phase one is required to input some sort of walking path along County Road. That's it.

Thank you. Thank you. Looks like Mr. Sodto has this presentation as well. Hector Jr., senior planner, I'd like to enter to the record exhibit A, list of exhibits 1 through 16. Exhibit A 1-6 noted and entered into the record.

[clears throat]

So, as the applicant has stated, the application before you is a very stripped down or much more focused development plan than what you saw three months ago back in o end of October. I believe October 23rd I believe was the date. So at that time the project had three phases as he showed that that previous plan. Um seemingly first phase single family detach which was consistent with the existing land use types that are out there um of similar lot size and lot widths were comparable to what's out there was seemingly not a concern from area residents at that time and planning commission city council did not seem to express concerns regarding that phase one development. So the applicant here has brought back forth for your consideration is phase one which is unchanged in its layout number of lots any of that as he mentioned there's still remains one amenity area well specific there's the passive amenity area that he pointed out and there's the more active amenity area which is also consistent with what was preliminarily shown last time three months ago. So, so just to refresh everyone and what the existing conditions are, uh you can see u you can see that the existing development basically surrounds is existing along the norththeast and south boundary with the middle area open. There are some projects that are perhaps under different developer will fill in some of this area here at the southwest quadrant. Uh but the area that's being focused on today is the approximately 65 acres that make up this this middle swath and onto a little bit of the south boundary of the Kensington

Farm property. consistent with the comprehensive plan. Uh the proposed detach single family residential is consistent with the comprehensive plan residential one which does call out for lowdensity single family detach residential development. Um, some of these items are still uh compliant with some of these items that were brought up la last time where the proposed single family detach is consistent with the goals and objectives laid out in the community for all ages plan as well as the strong neighborhoods and housing choice section of the Ignite comprehensive plan. Given that these particular lots are still single family detach, but they are of a narrower nature and smaller lot. Uh the product that's being proposed here does fit within that missing middle housing spectrum of housing products. Um if you were just to use just this particular image here, you can see kind of more the the cottage court or smaller um lot single family kind of fits kind of more in the middle of this particular graphic. Um, so it it still achieves that goal of providing some additional housing stock to that missing middle area. Um, just a little bit for your edification or or just reminding what everyone what the original plan was uh for the overall 320 acres of the site uh which called for about 30 735 total units later amended to about 731. Um again just kind of a reminder the the images on the left are the the original building elevations that were proposed by PY. Um later on there was a subsequent 2014 plan amendment that updated um the architectural style just to reflect some of the differences in in

in materials and aesthetic preferences and changes that that evolved over the the intervening nine years from the time PY originally developed it. So just again kind of to use the term that the applicant mentioned. So the basic stats of this particular project is 68 acres approximately 235 dwelling units uh with an overall density of 3.9 dwelling units per acre. Um the overall density for the original Kensington Farms was in the 2.5ish range. I believe 2.2 and one point um 2.2 two 2.5 or so. So, this one's at 3.9. But again, just wanted to point out the fact that the reason why this density for this area is higher. It's just more of a function of just how the lines are drawn out. So, once the overall development is taken into consideration with all the common areas that'll um kind of um water down the density a little bit, kind of more normalize it. So that's so the higher density that you see here is just really just a function of just how tight the boundaries are within the actual lot configuration that's being proposed in front of you. So the the phase one building architecture that's being proposed again is consistent with some of the drawings that were previously shown here the the more updated ones here on the on the right hand side. So it does have a mix of singlestory and twostory. Um the original py homes had one one and a half and twotory options. So the proposed development and the architectural aesthetic that they're proposing as part of that pallet from which homeowners can choose falls within that that range of what was originally approved. U road improvement here. Uh since we're just looking at phase one, um if you

recall, the previous plan for phases 1 through three had u a number of other improvements involving prairie lane realignment um and other changes. Um, this with this phase one project, the the limits of the road improvements to be done are limited to just providing a 10-ft shared use path from southwest Ward Road at the far east end to Roert, which is the midpoint or the existing western most curb cut along County Line Road. So, for this phase one, there are no other road improvements that are required. the existing infrastructure that's there is able to support the traffic generation from these 235 lots. So the only road improvement that is required is just that 10-ft shared use path. Storm water there are some existing uh facilities. There are some facilities over here on the west end. Um and so they'll be able to provide adequate storm water infrastructure as as they build out this plan. Um the storm water locations are no different than what you previously saw. Um, but that full buildout, there'll be some additional drainage detention areas. Um, I'll just touch on here that that the one required neighborhood meeting to meet the UDO um ordinance was held on January 6th um, 2026. There were, uh, 25 residents, I believe, that attended that meeting. Um, and Mr. uh what the applicant had mentioned that there were a number of other informal meetings that that have been held. Um so I will point out down the bottom comment here that with this application we have not received a single phone call, a single email, any

protest petitions, anything from the public regarding any u objection to the development. Um, so I I mean I believe we only have two citizens here that wanted to speak regarding this application. So it seems to be reflective of quite a bit of communication that's already occurred between the applicant and and the joining residents. So there are four conditions of approval. Um there are you know basically codifying everything that is before you here and u making it clear that this plan is only for development of the phase one limit. So this is only for the 235 units. Any further development beyond those boundaries would come back before you and city council under separate applications. I'll yield to any questions you may have.

Thank you Hector. Are there any questions for the staff or applicant? And I can start with you, Commissioner Yearrington. I don't have any questions right now. Okay. Commissioner Frasier. Okay. Commissioner Loveless. Commissioner Groono. Does anybody have any questions? Commissioner Shazinski or Oh, Commissioner Jana Ford.

Thank you. Just one question. Um, this would be for Mr. Burks. So, earlier on you'd mentioned that there was going to be 25 lots that you're hoping to have ready to be lived in by end of year. Is that correct? Uh, not lived in, just build ready. Build ready. Okay. So, uh, you have this phase one that's subphase A through D. Of those 25, which lots are they in that's subphase 1 A?

Oh, here we go. Uh so using the existing road network. So Cornwall is is the major uh thoroughfare that has they're essentially build ready for the most part now, right? They just need to be cleaned up and the utilities are it'll be tapped into at that point. We'll find out more once we get into uh final platting and things like that. But essentially what we're going to be starting out is on Cornwall here. Uh there's one light here. We won't start on any of the ones that are facing east or west from the frontage standpoint because then that's another road you got to bring in there before you can do those frontages. But anything that's on uh a north south facing frontage uh along Cornwall will start to develop as well. And then same thing along uh Blackpool. Uh so if we count all of these lots, I think there's about 15 without counting out loud in front of you guys right now. And there's another six to seven right here that we can go in right away. Uh and then this rounds it out to 32 once I get to this number here. Uh but 25 is our minimum target to get going on that just using that existing infrastructure.

Okay. And then so once those 25 are built, you'll do the remain remaining seven including the amenities or is amenities getting built with those original 25? So, so phase one consists I think it was like 61 lots, right? So, of of that subphase, right? So, we will continue on with that all the way through uh until the 61 lots are done before we move on to the orange area, which is basically subphase 2. Uh and then so on and so forth. So, each phase is scheduled to have continuous buildout. But when I say that we're going to have 25 lots delivered, build ready, that's the first chunk that's going to go. And then there's kind of there's subphases inside of the subphases, if you will, right? From a construction standpoint, you don't want to go out there and blow it all out, right? Right away. So, you kind of want to be methodical with how you're spending your money and then manh hours and things like that. So, it's get those going. There's really no stopping, but it's getting those going right away so then home building can can go while we're still continuing on with that pink phase, if you will.

Okay. So, if I understand, it's the the 25 homes will be built potentially even lived in potentially before the amenities even started because of the infrastructure needed.

Uh it they couldn't around the same time. I could see that there's, you know, that's a valid question. and there could be some potentiality of some of those homes getting built completely done before. However, when I say that we're going to start on all those um we're also going to be running Blackpool through at that time as well. U so there's going to be some simultaneous carryover between items if you will and our one of our first order of business is to start construction on the clubhouse. So then that way the sooner the better right to get that clubhouse in there might be a few houses that complete be completed before uh but majority of the homes will be done after the clubhouse.

Okay. Majority being phase 1B 1 C and 1 D. Yeah. I mean, so I mean, you might have, let's say out of those 25, you know, five of those start right away, you know, cuz, you know, the home builders are probably going to be about five or six at a time, right? So, they're not going to be loading it all up with 20 at a time. Doesn't make sense for them from a logistical standpoint likely. I'm not the final builder on it. I'm going to leave that up to them how they want to schedule it. But, let's just say there's probably going to be about five or six when they start when they take down those lots. And but we'll already be starting on the clubhouse when they take those or start that kind of five or sixish homes.

Okay, that helps give me an idea for the the subphase and the subphase. Yeah, thank you. That's no problem. Commissioner Suzinski, also for you, Mr. Burks, if you want to stick up there. Uh just to build on Commissioner Jenna Ford had mentioned. So that north south road which you talked about building the east west on the south Rupert. Yeah. Is that River? Um this this is Rupert here and then this is a Blackpool that runs all the way through here. So to build So are you saying that you would start building the clubhouse before you built those roads or you'd build the roads first and then the clubhouse?

Yeah. So Blackpool right now and this we're there's there's a lot of logistics involved in all this stuff mostly from because there's existing neighbors and then there's going to be construction trucks, right? So we're well aware of that and I've already communicated, hey, it's going to be messy for a little bit so be ready. Uh but the idea is to try and get majority of the trucks coming in through Ward. It makes sense. Ward's the most improved road. So trying to keep the trucks out of the north off County Line Road as as much as possible. So that was one of the reasons for and plus, you know, it's convenient that these lots are already on build ready status here for the most part. Uh but also to continue on Blackpool all the way up until we need to get ingress egress for the clubhouse and then as future phases. I ideally we don't connect RER until we get to this last phase here because that's really going to mitigate the construction traffic to the north as much as possible. Now there's still going to be some when we start up here of course but trying to keep that to a minimum.

Okay. So this is my main question though. So, you had mentioned with all that green that uh the the hatched green space in between that's quote unquote a mess right now. Um what is your remediation efforts going to be between the big pond that's just to the north and east of your cursor and then in that middle piece? What is what needs to be done to get that cuz like you said that's going to help these property owners down here. So So what all needs to be done in there and what's your plan for that? Um, so this is an ownership of the existing HOA and everyone's well aware of it. So that's also part of their uh HOA dues to to uh maintain that. So anything outside of those boundaries we will own ultimately and clean all of those things up. Everything is a downstream effectively. It starts from the north because that's where the topo starts. And then so anything that we're going to do to the north is going to inherently have a positive impact for that. Now the storm water right here uh that will be that is in our future ownership when we start the project. So this will get recorrected here because it's currently holding water and slowly draining. Sometimes it doesn't hold water, sometimes it does. It just kind of depends on how heavy the rain is. But right away that will also get worked on as well which then has a again further downstream effect on things. So that does it need to be dredged and then the pipes need to be cleaned out and and decluttered if there's wood. Is that what you're saying that you need to all go in and investigate that?

Yeah, we're we're basically planning to just do all of those things with the storm. If if it's in pretty good shape when we get to it, great. But likely the the storm pipes and things like that that are underneath it are all clogged up and all that stuff. So we're going have to clean those out. So, so, so that you're going to be working on that one, but the interior one is not really your responsibility. Uh, the rest of the grain in there because that's part of the existing HOA. Correct. But over time, the property that you're buying has silted into that. Um, so whose real responsibility is that? Right. Right.

Is there any goodwill that you're willing to do to help the subdivision and try to clean some of that up? I mean, I know you're going to be removing a lot of ground off the property, which is a lot of soil off the property, which is going to help out tremendously, but um I I don't know what their financial situation is, and I know you're going to be coming in moving a lot of dirt, which then also goes into those those things. And so, is there any goodwill, and I know you'll try your best, you know, this the silt logs and everything else, you'll try your best to do that, but is there any other goodwill that you could do to go in and help help them out? I think just being a good partner, as you could tell, your efforts are helping. You only have two people here to talk tonight. Mhm. Um so any other goodwill that you have would be appreciated.

Yeah, sure. So with some of our ongoing cons uh discussions with them. So the the current HOA is currently in transition uh from Inspired Homes to the existing neighbors. So they're forming a committee now. So I've been in constant contact with them. actually in a text thread with all of them right now too. Um just to say, hey, once we hit certain milestones, we can start talking about um the new HOA and the existing HOA having a cost sharing program effectively. So then as new residents come in, so then that obviously adds to the pool money which then can in turn help beautifification and and things like that and this being one of them.

Good. Appreciate it. Thank you, Commissioner Bimbrook. No questions. Thank you, Chair. Okay, Commissioner Yarrington. Tyler, I got one followup question. Um, to Commissioner Jansk's um point, when is the grading going to take place to go into the detention pond?

Uh, ideally in the summertime. So, we're we're going to do mass grading of the site. First and foremost, uh, inspect and remove any of the old utilities or abandon and place anything that we don't really need to touch. It's not impeding anything, uh, per the requirements, uh, of staff and things like that. So, we'll we'll abide by those rules there. Uh, so fixed utilities should only take a couple months really um to really do all of that for the most part. Yeah. So, site gra grading is going to happen initially before the builds, correct? That makes sense. Yeah. So that helps out the the construction as well as the other surrounding uh current residents there.

Correct. Yeah. It's just the not all the roads will go in right away. We'll we'll phase the roads because water water's the boss. It's going to find its way. Correct. Yeah. Thank you. Yep. Thank you, Madam Chair. Thank you. Any more questions? Okay. I know we have two people who wish to speak in support or opposition of this application. So, if one of you would come forward and state your name and address for the record. Um, we have a three minute. We'll be setting the clock for three minutes to um for your comments or questions.

Good evening everyone. My name is Richard Martinez and I'm a resident of Kensington Farm and uh I am apologizing because I've been ill. a lot of old war wounds that I got to take care of. So, I missed your meetings and uh I I wanted to share with you some of the points that I'm concerned with. Uh number one question, uh the bird refuge that's there now, is that still going to remain there? Um you you can go ahead and address us and we'll take some notes and try to get some answers for you.

There is a bird refuge there. Uh I at South South Stanfields where I live and as you currently come around there there is uh some property there that's vacant and has a sign that says it's a bird refuge. So I'm just curious if that's still remaining. But anyway, I know I have a brief time. Uh my concerns for the committee and for the developers are you mentioned that you were merging with the HOA Oh, thank you, Hector. I

I won't start over. [laughter] Um but um anyway, my concerns are uh with this HOA merger, are you going to um uh consolidate the clubhouse because the current um facility that I live at uh does not have uh it has a pool, but it doesn't have a clubhouse. And so I was just wondering, are we going to be able to share all that? Because we are Kensington Farm. Uh uh the walkways uh right now currently are pretty terrible because I have to walk on one side then walk over on that side to get to the other sidewalk. And so uh pathways are a concern for me. And then I'm also an animal lover. Uh I have some dogs and uh so I was uh wondering if you're thinking about developing a small dog park or anything like that for existing residents because that area is developing pretty fast uh from 150 uh to Prior to Ward going south. Uh I'm all for uh development and increasing our population for tax purposes. Uh so hopefully that uh includes some of these uh amenities for us seniors uh to enjoy uh our life of walking uh as well as we can. And so you know the things that I would like to uh see uh concerned are the merger with the HOAs, the community building sharing the center, the pathway walkways, the dog parks. uh just a just a friendly area where families can visit, you know, I'm not saying a giant park or anything like that, but just somewhere where families could sit uh like around the pool area and uh just get to know each other. [snorts] Uh so those are my main concerns. Uh and uh if you are having any additional meetings, uh I'll I'll plan to be there uh God

willing. Okay. Thanks. Thank you. Did you have any comments or questions for this application? Okay. If you'll state your name and address for the record.

I'm Robert Elliott. I live at 1906 North Prairie Lane in Raymore at the at the corner of Prairie Lane and um 150 uh 155. Okay. And my question is when they started this whole project and it was changed and they had to come back and do single family uh housing, they gave you a full plan as to what was going to happen, what was going to be phase one, phase two, and phase three. uh you're giving them they're asking for phase one to go without having a full picture of what happens on the relocation of Prairie Lane. And so that kind of means are you giving them a license to steal and we don't know what's going to happen on the other two phases that are not being requested as a you know this is kind of like where's the rest of the plan and without the whole plan why are you giving them um license to go forward it makes no sense to me because I'm obviously involved with what happens happens on relocation to Prairie Lane in the water shed. So, it seems like we're putting the cart ahead of the horse.

Okay, thank you.

So, does do we have additional questions from the commission? Do if you want to ask some of these questions of the applicant or staff. Yes, Commissioner. Oh, you want to start on that side? We We can start with you, Commissioner Yearington. Okay. Thank you. Um, question for staff, please. Um, thank you, Hector.

I just want to make sure that um I'm speaking to the correct protocol. We are only evaluating phase one. We're not entertaining any other phases. This is the only thing that is presented to us today and so this is the only decision we're making on or recommending recommending um approval or non approval. Correct. That is correct. Okay. I just don't want to get confused with if we're not addressing other phases. We're just the only role we have today is to address the first phase. Correct. Your action tonight is only for consideration for the phase one plan. Okay. So maybe um did you have any follow-up questions? I have more questions. Yes. Okay.

Um that as far as the the bird refuge, how was the um property originally zoned? It's not zoned as a bird refuge. No, no, the property zone pmix. It had been agricultural prior to that. Okay. And um when they if they come in and gets recommended, it's it's PMIX now. It it is it would still operate under the existing PMIX. PMIX. Okay. Um, and my next question is for the applicant developer. Um, will this be a shared community center with the with the current residents in the new development?

Yeah. So, uh, we've had several conversations with folks about this, too. Uh, there's a lot of folks that have, you know, similar ideas, and some of them on the south side actually like the idea of this clubhouse being closer to them. Um, so we tossed around different ideas on on how to operate this thing. Uh, first and foremost, it's going to be in the new HOA. And so currently, those are separate and distinct from one another, right? So in in that case, they would be separate and in theory, those existing neighbors wouldn't be able to technically use it, right? Unless a new neighbor invited them to come over, right? Simply put on that. But we've talked about some sort of like membership opportunity while the new HOA is separate from the from the old and then many of the residents were in favor of doing something like that. So we're open. I'm I'm not opposed to anybody using this thing. I think it's great that people would actually use it because otherwise why build it?

Yes. Um, so working with them on on how we could make this logistically possible and legally possible from from a shared use case. Yes. Um, yeah. I mean, because there's, you know, there's liabilities and things like that if somebody's not in your HOA and they're not using it the way part of your HOA. Correct. Correct. Yeah. So, then there's a legality piece that we have to work through, but I think there's there's something we could possibly do. Okay. Thank you. Yep. I'm sorry, Commissioner.

Just a followup uh probably to staff. Are there any official wetlands, bird refuges, anything like that that has been identified on any of this property? [snorts] Because I know sometimes people put up signs just because they're nice signs and people have good warm feelings about them, but is there anything official we have to worry about here?

Um, hi Sue Piles, development engineering manager. the area that he showed in the uh green stripes, that is a wetland conservation area that um they cannot go in and do anything in the center of that um without following very specific guidelines um for the the conservation easement that was provided back when this was was started. Um the the periphery of it, you know, is fine, but there's there's a lot of guidelines that they would have to follow because it is a wetlands area. Um there have been other possible wetlands identified by um Tara in in their um study and one of the conditions we have on this is that should any of those prove to be actual wetlands uh which can only be determined um by the core of engineers uh then they would need to mitigate in a way that would get core of engineers approval. Um, at this time it's not known how many of those possible sites. They're the little green outlined areas um within where the the homes are shown. Um, they may or may not be um official wetlands. The jurisdictional determination won't be made until this is going forward, but we'll the city will need that determination made before we would uh issue any permits for construction of anything.

Okay. So just uh to summarize uh during the development of this property um if the wetlands or sanctuaries are proven to be legitimate, there will be strict guidelines to protect them during construction and afterwards. Yes. And those will be provided by the the core of engineers, not by the city. So we'll we'll adhere to all of those. They'll adhere to all those and we'll make sure that that those are enforced.

Okay. Thank you. Thank you, chair. That's all I had. So, um I do have one question. Um the relocation the relocation of the road is is a not really in our purview tonight because that's not in this phase. Is that is that correct? Because we we really can't speak to that at this time. Correct. that um that is outside the boundaries of this particular application and will be reviewed upon application of can can you turn on your microphone or sorry talk louder

speak a little quick um yes you are correct that is outside the the boundaries of this particular application um once future phases or future applications come in we will review that at that time

okay if I could just add one thing u to allay the gentleman's concern or the point that he brought up about Um, where's the rest of the plan? Um, one thing I will point out is that that there's already an approved plan for these 320 acres. So, with this application, we're only talking I mean, this is going to be very rough. You're only talking about the 68 acres through the middle of this plan. So if approved, this plan would essentially supersede this 2005 plan only for the 67 acres in the middle. The remaining, we'll say western third of this property would still have an active plan on it. It would just be kind of the remnant of that 2005 original plan. So there's now ultimately what the developer chooses to do with that western third um will come forward as a future application for other development. But even with this development here, this other original alignment with the school property um on the southwest corner and all these single family homes at the northwest corner, that is still valid. So that that is still an active plan that lays out how the rest of it could lay out. Now whether a future applicant be it this applicant or a different applicant comes forward with a different application to realign redo this area that'll be done at a at a at a different time but u there still there will still be the remnants of this plan that will still be active for this western third. So

okay thank you madam chairman. So, Hector, so so what you're saying is that this developer if he wanted to could go out negotiate to buy his property and build exactly what's on here. That is the plan that's approved. Correct. So, so for this gentleman back here is a concern about what the plan is. This is the plan.

Correct. and and the plan. And just as a reminder for everyone, this original 2005 plan um did call out that for these other future phases, which would be kind of like the the phase two, I guess we'll call it, already does address the realignment of prairie line. So, that was something that was already considered back in 2005 and was was accounted for with this plan. You can see this alignment here. Um, but for this specific application, they're just essentially looking to amend this middle 68 acres of it. The rest of it will still be active, still be valid, and can still be built upon. So,

Madam Chairman, can we make sure this gentleman has a copy of this plan? If he doesn't already, can we can we at least make a photocopy of it or give it to him so that he can provide that? He'll know what he's bound to currently. That's a great idea. Yeah. Yeah.

Thank you, Hector. Any more questions from the commission? Okay. Does the applicant care to respond to any questions or comments? Okay. All right. So, hearing no further testimony, I will close public hearing and reopen the regular meeting. Any discussion from the commission on this application? Start with you, Commissioner Bimbrook.

Thank you. Um, just glad that uh you went through some hard work with the neighbors. Um, as Hector mentioned, the fact that there's not a room full here speaks to the coordination and the effort that you that the applicants made, and I'm grateful for it. Glad to see this come back in a in a way that we can kind of break it up in chunks and digest it. And I like what I'm seeing so far. So, uh, looks great. Um, blends in with the neighborhood, obviously. uh glad to have it here before us today and looking forward to getting this thing through. Thank you. Thank you, Commissioner Chisinski.

Yeah, thank you very much. Again, I'm not going to repeat Commissioner Ben Brook because he's right. Um I also hate to say and this is the time that I get to go on on my soap box, right? It is so hard for me to fathom that the missing middle is 400 to $500,000 and and I'm and I I am all for development and such and and maybe that that is where we're at today. Maybe that is the missing middle. I don't know. Um but I do appreciate houses of that size coming into Lee Summit. Um maybe that allows some younger people to to get into a home. Um and and have some ownership there as opposed to some apartments and some other things. I think there's places and pieces for all the different types of home ownership and rentals that we can have. And I think our city should really embrace that. I think our staff does a great job putting together our plans, our comprehensive plans on where those should be and uh I I think you'll see every city has them and I think it's all a part of it. So um and I do appreciate Mr. Burks. I mean you bringing this back and and doing the part that we asked you to. You know, my big concern was always that this is single family all surrounding this whole area. And then you brought back something that's single family that continues with what's very similar to what's adjacent to it. And so I think it's a step in the right direction. Um we're going to be equally hard on the next phases. So I'm just telling you, you know, uh we've we've had others unfortunately even a member of the commission brought something forward to us that we had to decline you that we that we did not pass. So we are very cognizant of that. But this is a good step forward. I appreciate it and I hope the homeowners are happy and uh I I hope that uh we just continue to grow in this area out here. So, thank you.

Thank you, Commissioner Jana Ford. Thank you, Chair. Um I'll just summarize what I feel too. It's uh I I do like that it's a little bit more succinct with the adjacent neighborhood. Um and it's clear that you want it to be successful and to be successful, you have to communicate with the adjacent neighbors. So, I appreciate. Thank you. Commission Commissioner Grono I don't have any new comments but thank you for being here tonight. Commissioner Loveless Commissioner Frasier.

I think this is an example of the citizens working together with uh development. I was here on the day that it was presented to city council and if I recall um it was standing room only and um they came with some very um valid uh points, very valid um items for you to take back to the table. So definitely I can appreciate that. I too struggle with um missing middle and I've asked for operational definitions on what that means for um a while. you know, 400 to 500,000, but um I'm too also I'm hopeful that um it will address um the need that has been identified. Um I can also appreciate the neighborhood meetings. I have never heard uh in the almost two years or so that I've been here that you've held a neighborhood meeting at Starbucks. That would work for me all day long. [laughter] Um so um to the extent that if possible you could continue that I would encourage um that and you mentioned also that you have um group texts that you continue to to uh communicate with um uh the members. I I'd appreciate that too. So maybe that's an opportunity for the gentleman here to um participate in that communication. So thank you. Thank you chair.

Thank you commissioner.

I can see Mr. Burks. But yeah, thank thank you for your your presentation and your due diligence to make this this project work. I think it's a great um single family home development. Um it coincides with the current residents and it's it's it's a hats off to you with your communication style like the rest of the commissioners have have elaborated on that you're you're in text. You're you're you're communicating through text. You're developing that relationship and hopefully that continues when you develop your own HOA and work side by side with their HOA. I think that'll be great for the summit to have that relationship and maybe future developments. Um so thank you for that. Um as far as the the staff, I mean we all hit the comp comp plan. It's it's related to the comp plan, the land use um the developer is is making sure that the um the drainage storm drainage is is um is goes into effect and that's the first thing they're going to be working on when they develop this. So I'm all in favor of this project. So thank you. Thank you. Um, I would just say thank you, Mr. Burks, for working so hard and coming back and for reaching out to the neighbors. I think it's it goes a long ways. And I would encourage you, Richard, to I'm sure that Mr. Burks would be glad to talk to you about communication going forward.

Was that a question or comment? Um, all right. So I would entertain a motion at this time from someone on the commission. Please go ahead and motion. I move to recommend approval for applicant number PL2025-333 preliminary development plan pathways at Kensington Farms phase 1 at 1231 Southwest Waterlue Drive. Petro development applicant. Second. Can we get a roll call vote, please? Ed Yearington, yes. Sherry Frasier, yes. Jake Loveless, yes. Dana Arth, yes. Jessica Greno, yes. Tanya Janifford, yes. Chip Tazinski,

yes. Randy Benbrook, yes. All right, the motion passes. Thank you, Mr. Burks. And now we have roundt. And I know we do have a joint meeting coming up. Um, is that February 3rd? Yeah. So,

sorry. Uh, just want to remind everybody February 10th is the, uh, tenative date for the joint planning commission city council meeting. Um, at this point, I have no agenda updates for the topics on that. But once I do have that, I will send that out. Um, I did send out a calendar reminder for kind of a hold the date for you guys. Um, so if you need me to resend that, let me know and I will do that. Um, once I get more information, I'll send that out as well. Related to that, who who establishes that agenda for the the joint meeting? Uh, the mayor and your chair. Okay. I have a meeting with him the 29th.

The tw Okay. I was think I don't know why I have the third, but yes, I have a meeting with him. So, if there's something you any of you want to me to talk to him about, let me know. And um it's that meeting will start at 6:00. They do not start at 5:00 like we do. Just so everybody knows. Anything else for round table? We'll be early. Real early. Right. [laughter] Um I know Commissioner Trafton told me a little bit about his last DDC meeting, but he can share that when he's back um in February. So, if there's nothing else, I'm going to adjourn the meeting at 7:01 p.m.

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