Planning Commission - Regular Meeting

the best 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 benefits, a pension, vacation days, job security, being able to be heard. We feel valued. We 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 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, Lee Summit. I'm Jordan. Here's your flash briefing for the week of May 11th. City Council will meet for regular session Tuesday night at 6 in council chambers and city hall. Meetings are open to the public or watch live on the city's YouTube channel. If you can't watch, catch the recorded meeting on demand on the YouTube channel or by subscribing to the council debrief newsletter which breaks down three to four key agenda items. Subscribe at city of ls.net. Looking for a fun night out with friends or someone special? Green Street is hosting adult night out on Friday, May 15th at 7 p.m. Learn about the history of prohibition and view a mocktail demonstration from Libations and Company. This event is for those 18 and older and is free to attend. Stay up to date with new events at greenstrels.com. Tour to Lakes bike ride is Saturday, May 16th, beginning at 7 a.m. at long view community center. Choose from four different routes around five different lakes in the Summit. Registration ends Friday, May 15th at 700 p.m. Find more information at lsps parks.net and join the wellness commission for a leisurely bird walk on Sunday, May 17th at 2 p.m. at Bailey Park. All birding skill levels are welcome and bring binoculars if able. This event will happen rain or shine and last about an hour. Thanks for listening and have a great week. 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. Keeping 500 m of public sewer lines flowing keeps utility costs low and our environment healthy. The Lee Summit water utilities operations team does this every day. Sewer lines can be blocked with everything from roots to flushable wipes to food grease. When a potential blockage is identified, teams use detailed mapping to locate access

points. My camera's at 18038. A camera truck parks at one end of the sewer line and a jet truck at the other. The camera truck carries a rover type camera which the team lowers into the manhole. The operator then drives the camera into the pipe where it views and records from its adjustable lens. Here it can identify the cause and precise location of the blockage. The jet truck will then use high pressure water to remove the blockage. Starting at the opposite end of the line, the operator inserts the jet head into the manhole. Pressurized water shoots out of the head, clearing out debris and propelling it forward. The camera observes this process and the two operators communicate via walkie-talkie to coordinate movement.

Holding it right there. Go ahead and fire it up half pressure. I'm in front of you. Once the jet head has passed the blockage, the operator reels it back in. The camera can then inspect the pipe to see if the blockage is cleared. Yeah, go ahead. Pull out. We're done.

With the job complete, the camera is removed, cleaned, and returned to the truck, and the crew moves on to the next job. In addition to addressing identified problems, the team will systematically check every line in the city in a 5-year period, keeping costs low and our community healthy today and for years to come. Officers in route 914 armed robbery. Heat. Heat. Keeping our city beautiful is a collaborative effort for all citizens. The city of Lee Summit supports these efforts with a set of guidelines or ordinances and the city's neighborhood services team helps put those guidelines into practice. These guidelines ensure grass stays trimmed, fences are maintained, home exteriors are kept up and much more. We can all help out by first making sure our property meets these guidelines. If

you notice a potential violation on a neighbor's property, first check the guidelines on the city's website. If it is a violation, the next step is to communicate with your neighbor directly. If that is not possible or if the problem persists, it can be reported through LS Connect. LS Connect is an online platform for submitting issues to the city. You can access it on the city website or by downloading the app through your mobile devices app store. Once you submit an issue, it is reviewed by the neighborhood services team. A neighborhood services officer will then visit the site. For any violations found, the neighborhood services officer will leave a notice and speak with the property owner if possible. The officer's goal is to help the property owner solve or abate the problem as quickly as possible. After a 10-day period, the officer will inspect the site to see if the issue has been abated. Normally, by this point, the issue has been resolved. If not, depending on the type of issue, an extension could be granted or the city might fix the problem at the owner's expense. In rare cases, if all other measures have been applied, the issue will be resolved in the municipal court. Neighborhood services officers work hard to resolve problems quickly and positively. They are here to support the community as we work together to keep our city beautiful. Lee Summit has lots of local destinations, 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 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, remember, meet at Green Street.

Hey, hey, hey. Hey,

Hey, hey, hey, hey, hey, hey, hey, hey, hey, hey, hey. Hey. Good evening everyone. I'd like to call to order the planning commission meeting for Thursday, May 14th. Can we get a roll call attendance, please?

Edward Yarington, present. Payton Hatcher, here. Terry Trafton, present. Dana Arth, present. Jessica Greno, present. Tanya Jonah Ford, present. Chip Tazinski present. Thank you. Can I get a motion to approve the agenda, please? Chair, I'll move to approve the agenda. Can I get a second? Second. Can we get a roll call vote? Edward Yarrington, yes. Payton Hatcher, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Grenell, yes. Tanya Jonah Ford, yes. Chip Tazinski,

yes. Thank you. Do we have any public comments tonight related to the business of the planning commission in general? I see none. So, we'll move on to the consent agenda. Can I get a motion for to approve that, please? Chair, I move to approve the consent agenda. Second. Can we get a roll call vote? Edward Yarrington. Yes. Payton Hatcher. Yes. Terry Trafton. Yes. Dana Arth. Yes. Jessica Gno. Yes. Tanya Jonafford. Yes. Chip Tazinski. Yes.

All right. Thank you. I will now close the regular meeting and open the public hearing in the matter of PL 2026-115 consistency determination LC plan and amended comprehensive plan approximately 1,64 acres generally bounded by Interstate 470 to the west northeast Woods Chapel Road to the north Fleming Park to the east and northeast Culvin Road to the south. City of Lee Summit applicant. Would all of you who plan to speak on behalf of this application 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? So help you God. I did. Right. Thank you, Mr. Bushek.

Yes. Good evening. David Bush, economic development council for the city. I will provide the initial presentation for the city tonight. And as you look at your agenda, I am talking initially on the public hearing that you just opened. However, this discussion also applies to the next public hearing, although that will be uh covered by staff when we get to that public hearing. So, these comments really apply to both. And I will discuss both of the resolutions, but technically we have a second presentation when we get to that public hearing next. So, to begin with, let me start by explaining to you um a process that the city has used in the past, which may help explain um what we're talking about tonight before I go through the presentation. So from time to time the city has considered and has approved redevelopment plans pursuant to the land clearance for redevelopment authority act which the acronym is LC. Um the city has an LC board of commissioners that reviews uh redevelopment plans and other types of incentive requests that fall under the LCA's jurisdiction. when those plans have been processed in the past. One of the requirements under the statute is for the LCA board to make a recommendation to the city council regarding the consistency between the redevelopment plan that's being considered by the LCA board and the comprehensive plan. Now, technically that same statute charges the planning agency of the city with also reviewing that same question. The question being this redevelopment plan that the city's considering under the LCR act, is it consistent with the city's comprehensive plan or not? So, the statute charges the city with getting a recommendation from the planning agency of the city. So the way we've handled that in the past is um f first I've done an analysis of what planning agency means and my best conclusion based on review of the Missouri law is that the planning agency of the city is the development services department and then the planning commission also. So the statute doesn't specifically say this needs to come to you. It says it needs to come to the

planning agency for determination. The way we've handled that in the past is um there's typically parallel tracks when a project is being considered. So when an LC plan, a redevelopment plan has gone to the LCA board, in every previous instance, there's been a resoning or a PDP that's come to you and then to the city council. So for each of the redevelopment plans that the city has approved in the past, you, the planning commission, have actually reviewed the zoning and the PDP, depending on what that application was, as a companion to the LCR plan. So the way we've interpreted the statute is the charge being the planning agency needs to review the consistency between the redevelopment plan that the city's considering and the comprehensive plan that's been handled in your zoning hearings. So when you've considered a resoning or PDP for the same project, we have treated your review of that zoning application as satisfying the requirement that we're going through tonight. The reason I'm explaining all that is because that's how we've handled it in the past. But in this case, we don't have an application yet. We don't have a single development application for you to review. And as you'll see when I go through my presentation, we're talking about a huge land area. So, so how we're dealing with this question will become more clear as I go through the presentation, but I thought that was useful background for you. You have actually reviewed each of these projects in the past in tandem with that redevelopment plan being considered by the LCR board. So, we've never had this precise discussion, but you've actually considered this question for each of these projects in the past. And I thought that would be useful background information for you. So, the presentation tonight, I will provide some background about the property that we're talking about. Uh, very similar to a presentation that we made to the city council two nights ago. We'll be talking about the Arborside development, which is the northern approximately 1,000 acres, which you'll you'll see more information about in a moment. And then we'll talk specifically about the consistency finding, and then the two resolutions that are on the agenda for your consideration. So, first the background. This first

visual shows the area of the land reserve properties and the northern portion highlighted in red up here. This is approximately 1,000 acres. This area down here is approximately 3,200 acres. This land is all was all initially owned by property reserve and will be transferred to land reserve for development which are entities connected with the Church of Jesus Christ of Latter-day Saints uh in Utah. So, we're focused on the northern 1000 acres tonight and in the future we'll be talking about the southern the southern acreage, but tonight we're just focusing on the arboride area. I just mentioned the parties that are involved. So, the city has been cooperating with uh land reserve the land reserve team since 2019. So, we've been working on this for about seven or so years. Property reserve as I said initially owned all the land and then the land will be transferred to the land reserve entity and then eventually sold to developers for specific development projects. Land reserve will serve as the master developer throughout this entire process and there will be covenants applied to the property that control the land uses. So land reserve will continue to serve as the master developer as this 1000 acres builds out. To give you a sense of the property that we're talking about here, the total acreage of the property that I just showed you, 4,23 acres, uh technically it's 1,64 acres on the north tract, and that's what we're considering tonight. Lee Summit is sixth in the state, both by population and geography. And I've learned that there are over 10,000 municipalities in Missouri, most of them being very small. But if you were to plug in the land reserve property, that land mass, um, in terms of geography, comparing it to all the other existing municipalities in the state, the land that we're talking about, the full 4,000 plus acres would be number 104 in Missouri by land area. So, the point that I made to the city council two nights ago and we discussed with the city council last year was it's as if

we're developing a city within a city. And this um data also supports that notion. Um we put some cities on here to give you a sense of what the size of these cities are geography. Uh in in terms of geography about 10 acres for Raytown, peculiar about nine 10 nine square 10 square miles and nine square miles. You'll see that the land reserve property is about 6 and a half square miles which is larger than Oakrove, Hollister, Green Valley, and University City as as points of comparison. and we included University City, which is a suburb in St. Louis, on here just to give you a sense of the population that you could fit in this geographic area if that was the intention. That's that's not the case here. And you'll see the land uses in a moment, but as a point of comparison, University City by population is the 20th largest city in the state. So, you get a sense of the land mass that we're talking about and the volume of people that could um could result from a development of property of this size. That's not the proposal. There's a variety of land uses, but this is just to give you a sense of the notion that we're dealing with a city within a city in terms of development. The goals of this effort working with land reserve has been the first point that I've emphasized to the city council is we're dealing with one property owner here. the the the beauty of um the situation that the city's in and this is a extremely rare opportunity for any municipality is to deal with one land owner to establish an infrastructure financing plan for the major infrastructure improvements before the property starts to develop and before um we see multiple development projects and based on the history of what we've seen um over the last 30 or so years 25 to 30 years in Lee Summit um based on the development patterns it's very common for larger projects to request incentives to help pay for the public improvements that the city has not planned on funding through the through the CIP. So, we have a very rare once-in-a-lifetime opportunity for the

city to partner with one party to establish an infrastructure financing plan and avoid a peacemeal approach. And that's really our focus with this. And the goal is to make the best long-term decisions so we have the highest and best use for land development in both of the areas that we're talking about. Now focusing in on the arbor side development. The land uses that we have discussed over the last seven years and then are being planned for is the full range of land uses. There will be residential of various densities, mixeduse areas, commercial retail areas, some office areas and light industrial. As we've been planning, we have focused on all of the major infrastructure improvements. So the major transportation improvements, sewer improvements, water, utilities, and storm water. Those are the large improvement categories that we've been focusing on in an effort to come up with a financing plan to fund the major infrastructure costs. We've also been dealing with all of the other types of institutional land uses, city land uses, schools, parks, police, fire. So, those are all in the mix and those have been planned for. This slide shows the cost of the major infrastructure improvements for this north area. So the major transportation improvements just within the boundaries of the project area close to $40 million sewer improvements $34 million storm water improvements 1.7 water manes 6.2 electric closing in on $4 million and then a healthy contingency to factor in the amount of time that this will take to develop maybe 10 to 20 years. That was the answer to the city council on Tuesday night regarding the time frame. So there's a healthy contingency built in to deal with the uncertainties and deal with inflation. The city then has secured funding for 24,000 of the major transportation improvements and 10 10 point I'm sorry 24 million of the major transportation improvements. Get my numbers right tonight. And then 10.5 million for sanitary sewer. The major transportation improvements is Todd

George Parkway. The entire stretch through here. The city, the city council has approved an agreement with land reserve for the construction of the Todd George Parkway. This is a CIP project that was planned by the city, but it wasn't planned to be completed until about the year 2030. So, this will accelerate the completion of Todd George, and the land reserve team has already gone through an RFP process. So, they're they're well underway toward the construction of this Todd George Parkway. And that is this the secured city funding. So, the 24 million represents the Todd George Parkway funding. And then the 10.5 million will cover two of the um sanitary sewer mains pump stations, I'm sorry. So this slide is a recap of the data that I just showed you and it shows that the city funding, secured city funding. So this is the goal for this financing plan. We're attempting to solve for 68.5 million in funding. Um we included all these slides to give you sufficient amount of background so you understand the context of this. There's more to how the financing plan works, but that's not really the jurisdiction of the planning commission. Your jurisdiction is again this narrow question that I started with. Is this redevelopment plan consistent with the comprehensive plan? So, that's what we start to focus in on. So, that's where we turn to the consistency funding. This is language from the LCR act and I thought this would be useful to you for you to see precisely what the requirement is and and what your what your charge is tonight. So from the LCA act, it says the planning commission prior to recommending a redevelopment plan or urban renewal plan to the governing body for approval and authority, that's the LC board that I talked about, shall submit the plan to the planning agency that I discussed at the beginning of the presentation um for review and recommendation as to conformity with the general plan for the development of the community as a whole, which is the comprehensive plan. So your charge is to evaluate whether this redevelopment plan is consistent with the city's comprehensive plan. And then the LCA board is actually charged with the same

thing. They also review this factual finding along with some other factual findings. And then finally, the city council has to find that the plan is feasible and in conformity with the general plan for the development of the community as a whole, which is the comprehensive plan. So you are going to be making a recommendation to the city council and then they will take final action on this plan. This is the site plan for the north area. And I will walk through each of these land uses because the words are a little bit small, but I'll point out what each of these say. Um, starting on the left, the yellow, this is a town center. This is designated as park area. This is mixeduse area. Here, this is a senior development. The red area next to that is R2 development, commercial development. Down here, this uh gray area is light industrial. This is a park. This area here is R1. The uh orange area over here is R2. And then this is scheduled to be mixed use. Uh and to the left is north. So when we turn that map, so now north is up. This is the same map that I just walked through. This is a snapshot of the comprehensive plan as it exists today. One of the things that we talked about is I think you could probably make this consistency finding today because as you look at the designation on the city's land use map um these are roughly equivalent to these shapes over here but there are a few anomalies which we thought you might catch. For example, this is designated as a residential pocket here next to the industrial and you don't see that here. So we thought it would probably be appropriate to go ahead and process an amendment to the comprehensive plan so as so there is a better match between this plan and the comprehensive plan which leads to the two resolutions that are prepared for your consideration. One is the comprehensive plan amendment which Shannon will talk about in more detail in a moment and then the second resolution would be your recommendation to the city council regarding this finding. So this is the final slide.

This is the map that has been prepared, which is included in that first resolution for your consideration. If you pass that resolution, it would amend the future land use map to be this map here that's been prepared by staff. And as you will see, there's almost a perfect match then between the shapes and the land uses that are called for under the LCA plan and the shapes and the land uses that are called for under the comprehensive plan if you decide to amend it according to this map. So that's the initial presentation. And that's the summary of what the request is. It's a very narrow request. Um, we thought we'd give you more information so you had some background on this. You may have questions about the development, which would be appropriate, but ultimately your charge is to make a recommendation to the city council whether the LCR plan that's going to be considered is consistent with the comprehensive plan. I'll go ahead and stop there and answer your questions or listen to your discussion.

Thank you. Mr. McGuire, do you have a presentation? Um I'll take the presentation up on the next item. Okay. Sorry. Talk about this uh particular contingency finding and then the resolution for this and then we can move into the next item which is going to be the comp plan amendment for the map. Okay. So I'm going to ask the commission if we have any questions for the applicant. I'll start with you Mr. Chisinski. Thank you very much. Uh just one quick question David and welcome back. Thanks.

Missed you guys. So glad you're here. Um, at the beginning of your presentation, you'd mentioned that PRI is going to maintain and be the developer of of this propert. And so, what does that mean long term? Are they only through the development of it and then they're gone or is it to eternity that they'll always be involved in businesses that come up or change of business or or whatever? I'm just trying to understand the long-term involvement of PRI.

Yeah. So I I'll give you as much of an answer as I can at this point and then I'll let someone else come up and maybe give a more detailed answer who's working with the land reserve team. I believe the plan for land reserve is first they will record covenants against the property a set of covenants conditions and restrictions which for our purposes and for our discussion tonight would institute certain restrictions on the land uses that could occur there. There are certain land uses that we know the church would not want to develop and so that will be a control mechanism that I think part of the answer to your question is that would be permanent that will be recorded against the property and would be a permanent set of covenants and conditions that presumably they can be amended by their own term but it would take a vote of the property owners at some point in the future. So I think the intention is those covenants would be permanent and control land uses for I'll just say the long term. And then the second part of the answer to your question, I believe that it's the intention of the land reserve team to remain as the master developer. I'll go ahead and say all the way to the end at full buildout. We haven't discussed at final this is this is an interesting point at final final buildout like when the very last acre is developed. I'm not sure at that point and maybe we could have a representative from the land reserve team address that. I think it's definitely their intention to be the master developer through this entire process to see the full 10,000 acres developed.

Hi, Mike Vanbuskirk with Newark Zimmer. Um I've been working with Land Reserve as their master broker and consultant, not for seven years like the staff has, but for the last three years and uh it's exciting to be bringing forward this plan tonight. Um to answer your question sir um this is very similar to office industrial parks and retail projects that we've done all over the metropolitan areas just on a much larger scale. So we put CCNRs our private covenants restrictions in place and we do keep control up to a certain point. Um so at certain point when all the property is sold fully developed then those CCNRs typically are managed by the particularly the owners association that's set up. So the goal here is to set some very high standards that and this is a project as I said earlier it's not going to happen overnight. This is a long process um to develop all this property. U but throughout that whole process we will stay very we being land reserve in control.

Commissioner Jana Ford. Thank you chair. No questions at this time. Commissioner Groono. I do have a quick question and this is probably more education for me. So, we're looking at the comprehensive plan and the alignment between how it exists today and then what you're proposing and the the conversation is, hey, it's really really close, but it's just not quite all the way there. Why why push to make this change? I don't think it I don't think I would characterize it as a push. Okay.

Um if you look at this map, as I mentioned, this is the existing land use map. I think you probably could make this consistency finding today, but the concern was would there be any hesitation on your part because and and this is something that I pointed out something that is sort of glaring. This calls for residential right here. Obviously, this is just proposed for light industrial here. However, I think for the area as a whole, all of the land uses that the comprehensive plan calls for are are all contained within the LC redevelopment plan. So, I think you could make the consistency finding, which is why I don't think there's a push so much as just to, you know, kind of a belt and suspenders approach that if you move forward with this map, then there's no question.

And then if we were not to move forward with the proposed map and that will you go back to this slide previously? Sure. That one residential that residential three area that's um paired in with the industrial part. If there was an application that came in that that particular residential three area um wanted to propose an industrial type development, then we would be looking at a reszoning for that particular area. Is that how that would work? Um am I thinking about that correctly? The answer the first part of the answer is check. I'm not sure what the zoning is. So, we need to take a look at what the zoning is to answer. We're looking at more of a comprehensive plan, not the zoning.

Okay. So, um the way I think that would be handled is if you This is sort of a hypothetical because this is what we're not proposing. But if let's say we weren't considering an amendment to the comprehensive plan. Um I think you could still make the consistency finding. I think we could still move forward, but that would be a sticking point that we'd have to work through. Now to answer your question, when a zoning application actually comes in and if it's let's just assume for the sake of this question just just all industrial through this area. So this is not proposed to be residential but it's industrial. I think in the normal course of considering that zoning application that would be handled by staff and at that point this is the unknown. They might be proposing a comprehensive plan amendment along with that zoning application if if and when that scenario were to play out.

Okay. This just cleans it up for you guys of what your plans are for this particular area and kind of removes any um concern. Yes, that's a good summary. Thank you. Um just to add a little bit more on that, just keep in mind that the future land use map is just one small portion of the overhaul comprehensive plan. The enumerated goals listed out in the comprehensive plan um are are being met with with what's being proposed here. um you know everything that's out there existing currently um you know what they're proposing is very similar right so we're just trying to to get through and realign it so it's it's much more concise um yeah

one more thing that I'll add which I don't think I really mentioned um but to be clear on this point as this property develops the normal zoning process will apply so reszoning or PDP applications um SUV applications whatever the case may be for particular use, you will see all of those applications the normal course of considering the development proposal. So, the zoning process will be as normal for all of this property. Commissioner Trafton, I don't have any questions. Okay. Commissioner Hatcher.

So, the major infrastructure improvements, the 24 million, um, you talked about Todd George. Uh, are all of those major infrastructure improvements limited to Todd George specifically? Uh, so the 24 million that I specifically discussed, that's the amount that the city has planned to appropriate under the CIP for the Todd George Parkway improvements. Then the remainder of the transportation costs or the other major transportation improvements within the boundaries of the thousand acres. And that that sort of I think that rounds things out and answers your question.

So at this time are any improvements uh or changes to 470 being considered? The answer is not yet. And let me have our public works director come up and talk with you about that a little more.

Thank you. Good afternoon. Michael Park, director of public works. And so within the scope of this particular project, there are no planned improvements to I470 directly. Uh the city is working with MDOT uh Missouri Department of Transportation and trying to uh I guess make its requests known to the federal um you know, Congress and and those be it that we have a need here. uh this the scope and scale of the improvements to I470 that are desired are well beyond the capacity of our community as well as really frankly beyond the capacity of MDOT to fund. And so it is on what MDOT considers an unfunded needs list. It's a list of priorities. So you'll see I29, I35, I70 is a tier one top priority. Uh I470 is on that list and that list was just reconfirmed earlier this week through Mid America Regional Council and it's making its way to uh the Mark board for adoption again. And it's an annual process of reviewing what those statewide priorities are that are unfunded and it's that unfunded list that becomes the priorities that they go to their lobbyists and u whether it be Jefferson City or Washington DC. So that's the extent of our efforts right now and working to find funds uh to widen I470 to six lanes.

So there's no estimated timeline on that any degree of certainty. Just we're trying. We're trying. Yeah, there is none. Um yes, and there's there's some congestion there. And as a point of clarification of what Mr. Bushek had said, the Todd George improvements, our Todd George and Struter Road, as well as some water lines that run along it, the full description of that project is in the capital improvement plan. and they have an RFP out on the Todd George work already. Was that correct? Uh

so the it's going through an RFQ, a qualification based selection that has been completed. Um Land Reserve has selected the designer for that. We have uh coordinated our kickoff meeting with staff. Staff will still manage the project like we normally do. It's just that the consultant is under contract with land reserve uh for this project and we'll be managing this through the design. Then land reserve will issue bids on plans that are approved by the city uh for a typical design bid build process. Got it. Good. Thank you. Commissioner Yrington, I don't have any comments.

Okay. Commissioner Trafton,

I'm kind My question is kind of along the lines of Commissioner Grenell around normally is there a reason, excuse me, is there a reason to go ahead and make this plan amendment prior to development? Because we know like how development goes. Sometimes a company comes in and they want to build in this plot of land It's not zoned that way anyway right now, right? We know it's all zoned agg and so you're going to have to reszone it and most generally we would make a plan amendment along with that reszoning kind of what you had said earlier. So I guess I'm just trying to understand is there like a development aspiration? I mean, I know we're saying this is our aspirational desire for this land and we want to be thoughtful about it, which we have been because it's already part of our plan. And so, I guess I'm just trying to understand the desire to do this prior to having any actual developments coming into the land,

right? Um, so yeah, so currently as it sits today that the land use plan does kind of identify much of what they're already showing us here, right? Um so if you could look here so um all this up here is falls within that activity center. Um so that already aligns um the mixed use everything that they're proposing in the mixed use already aligns. Um you know a park is allowed as an allowed use in in that industrial um it's one of those uses that's allowed out there. Everything out here is is pretty already aligned um except for maybe that residential three. And keep in mind that this map is just a bubble map, right? So we we in 2021 when we were looking at this land use map, we kind of got what is our best idea for the area that we could potentially see and this is what we come up with. So now that we've been working with the master developer um over the last few years, we have a much better idea of what is going to happen in the future. So that's what we're asking for you today and that's what the comp plan amendment is for today is hey we have a much much better idea today. So let's go ahead and amend it so we can give a better idea to future developers what we want out there. So it's kind of um you know a preemptive strike to to really um signal to those developers and future investors this is what we want to see and this is where we want to see it. Does that help you out?

Yeah. Thank you. I have a question. I'm just looking at my notes. Um I'm just going to say this this um map on the left is hard for me to see. Um I can't read the the writing on here. Um it's it's really so I don't know what I can't tell that it's consistent because I can't tell what's there. Yeah, that's that's one of the things that I was trying to point out um with this.

That's better. It just doesn't have the comparison though. Yeah. So this is the list R1, R2, senior, mixeduse, town center, light, industrial, park, and commercial. And then I I agree with what you're saying and maybe in the future we should use larger labels but these are all labeled town center um commercial R2 etc. So I don't know if that helps but the colors what you're saying the colors um I can't tell are we gaining industrial or losing industrial compared to the comp plan. Um it looks like we're go down to this map.

Um this one's different than the last one. The last one had the um residential over there where the res where the industrial is. So I was going to cover that during my comp plan amendment, but I'll go ahead and show you what I got for you real quick so you can see. Do we have to enter these as exhibits since you're doing that? Not yet. Okay.

All right. So, existing right now, um, you can see on the left there, existing, we have the activity center up north here. We got a mixeduse, a residential two through here, uh, residential three, industrial, um, commercial. Um so what we're going to be proposing during the uh comp uh plan land use amendment is to to shift those so it better aligns with um what they're proposing. Um keep in mind that that mixed use does allow for industrial as well. So what they're proposing is just kind of shifting those lines um from the mixed use that's existing right there um to what we're saying here uh just throwing a little bit better definition between and breaking that out um from commercial and industrial there. So, um, what they have existing is mixed use. And we're just saying, hey, let's split that up. So, we got a definitive commercial area and a definitive industrial area. Um, one of the next, uh, switches here is is that R3 area. So, that's kind of our higher density, um, residential area. Um, maybe not the best use with all that industrial right there. So, let's go ahead and take that out and just, um, turn that into the the industrial area um, that they're they're showing going to market towards. So, just to clarify, you've gotten rid of that mixed use on the left and replaced it with commercial industrial. Residential three is gone.

Yep. Okay. And then mixed a little mixed use is still left.

Yeah. And so then the residential two switching a large portion of that over to that residential one to get some more of that single family lower uh density um residential in there. Um and then this area u switching it from industrial to to parks to really show hey we want a park here. Um it's already been earmarked for park. Conversations with the parks department has already been taking place. So this is kind of where we see that going. Um down here switching it from commercial um to mixed use to give us a better opportunity to to get some mixed uses. Maybe some residential over commercial. A little little more mix of that. Um and then that's that's the the where we're switching. Um, you know, again, the land use map is just kind of a bull map. It's not a definitive, doesn't show exact boundaries of what we see where, um, we took our best shot in 2021, but now that we got the master plan, our master developer coming through, we have a much much better idea how it's actually going to develop out. So,

can you explain the activity center um areas because I don't remember how those are. Yeah. So the activity center is where we really see that kind of entertainment district where we see that more high uh use of shopping, entertainment uh kind of live, work. So I can do a lot of different stuff um in this particular activity. So this activity center is right next to the highway, quick on andoff access, good good area to have a good regional draw. Um think about downtown. Here's an activity center. Um it it really um allows us to do a lot of different things within that area and really kind of um generate additional housing, additional um economic drivers, businesses, entertainment types districts. So does that have particular zoning in it?

No. So currently this entire thousand acres is zoned agg. So anything that would come before you is going to have to go through a reszoning and a PDP. Well, I just meant in the activity centers. It's so activity center. These are just broad land use categories. Okay. Okay. Okay. Um, zoning really dials down to specific parcel level uses. I guess it's just confusing a little bit seeing activity center labeled and then there's zoning all in the same map. So none of this is zoning. Okay. So that's why it's just proposed zoning. None of this is proposed zoning. Oh, just there's no proposed zoning action today. Okay. Okay. So the residential two is just kind of our our a broad category for residential. Residential one's kind of

Okay. I guess what I'm saying is even though it's not proposed zoning, it's proposed uses. Activity center is just kind of a nebulous Yeah. Okay. It gives us, you know, a a broad range um to to really kind of pack in some some of those exciting uses in there. Okay. Thank you. I have a question for you, Mr. Bushek. I know this is not our purview um but I just want to understand um green field that lacks infrastructure. I thought I thought LC had to be blighted is that doesn't seem like blight to me. So I just wondered if you could explain that.

Sure. So blight is one of the factors that the LC board will be considering. Economic underutilization is a significant factor when we consider blight. Um I think in this case and so you're right this is not something that the planning commission is charged with making a recommendation to the city council on but I think economic underutilization will be a significant factor when we analyze the blight. Um that's something that the LC board will consider and then the city council will consider. There's one landmark U Missouri Supreme Court case on economic underutilization from 1987 and the factors that that case walks through. Um some of the factors such as the amount of time that properties remain vacant, the amount of resources that are needed to provide public services, um provide public facilities for the development of the property that can function as support for a blight finding. So blight is one of the factors that the city council will be considering when it considers the LC plan.

Okay. Thank you,

Commissioner Janna Ford. Thank you, chair. Um, can you switch back to the original plan or the plan with the proposed land use and then what is currently? Yes, this one. So, I love the discussion of trying to understand what the purpose of basically marrying what's proposed to what we have on the comprehensive plan. So, the idea is making suggestions for developers to have a better guide book. Correct? It's not saying this will have to be here. It's saying based on economic um research and understanding of what our city needs, these are best suggested pockets of said use and then that would transfer into reasoning.

Correct. Okay. So, comprehensive plan proposed land use reszone. So, it's high to detail level. Correct. Okay. That helps. Thank you. All right, it doesn't look like we have any more questions right now. So, I will ask if there's anyone who need who wishes to speak in support or opposition of the application. There is none. Any additional questions from the commission? Commissioner Harrington.

Yeah, I had one. Um, have we addressed the traffic concerns that are going to be going on in Coburn between between that um redevelopment from Coburn and Woods Chapel? Yeah. Um, so this particular application is just for, you know, the the consistency finding. Um, once we do have identified specific users, we'll review the traffic impacts at that time during the PDP and resoning application. So that's that's kind of down down the road. Question I had. Thank you. Sorry. That's no problem. I'm good. Thank you. I know Commissioner Trafton has a couple of questions too

for you. U Mr. McGuire. Um, so one of the questions I'm curious about, I know we haven't made any UDO changes to Z to buffer zones, but you're building Todd George Parkway and so that's under that's in process. And so I guess I'm wondering is the city allocating enough buffer land for, you know, bigger buffer zones, more landscaping to make that a nice parkway so that we're not looking at buildings that butt up to it because when the developer comes in, we know this happened at Costco, we allocate and give up buffer zones. And so I'm just curious, are we ever working that into this plan? Um so the uh overall design at our George Parkway hasn't been completed yet. So um it's definitely something the city can can evaluate. I am um I don't know if they've considered that fact but um we definitely take a look at that and Michael Park can answer that.

I mean I know then maybe we need to hurry up and make the UDO changes. Yeah. So, um I will say that at at each individual uh PDP level, um you guys will review any kind of setbacks and and landscaping requirements at that time as well. Okay. Thank you. I just want us to be thoughtful because now is the time to be thoughtful when there's nothing there but land.

Yeah. So, some of those are more UDO land use base that you would review as applications, PDPs come forward with the resoning requests. uh with regard to the right of way of Todd George Parkway in our kickoff meeting I referred to earlier. Uh we did talk about rightway and and we're not going to stick with the more narrow rideway that's south of Coburn Road. We're going to go a little wider. We want some space for some landscaping opportunities for the trail extensions with a little bit of green space buffer between that and the road as well as really we want the rideway width so it accommodates this development as comes forward without as much d uh disruption as possible. So, you know, wider medians, easier to cut in turn lanes without widening Todd George in the future. Um, because we're building this without really those final plans of land use coming yet. You don't have the traffic studies yet. We don't know to the fullest extent what the capacity requirements will be. So, we're we're kind of building the template in a way that accommodates that growth.

Thank you, Mr. Park. I love it. That's lovely news to me. My other question, Mr. Maguire, is related to the activity center. Um I mean the rest of this land use plan there's a direct correlation to zoning. We all know it's agg but we see R2 R1 uh commercial industrial. So when we say activity center I mean we have mixed use on there. So I mean when I think of activity center I'm thinking mixed use but I don't know that that's the right answer. Can you help me? I I understand what you said a minute ago. Yeah.

About it. It's undetermined and we know that, right? We want it to be flexible, but we also know that's what PUMX is. So, good evening, Ryan, assistant city manager. I'm going to I'm going to jump in here for Shannon just because I had a bit of involvement with the activity center concept.

Uh so, inside the comprehensive plan, the comprehensive plan itself is more than just a land use map. Uh there are several documents. I think there I think it's probably a 100page document or so. um when you get to it. But the activity center concept, what separates that from just a mixeduse zone in the land use portion of that is some more specific details around uh the concepts that you're wanting to see there from a how the uses are mixed together. Um and this area has been identified as the Woods Chapel Activity Center. Uh there's a detail in the comp plan that uh I say detail, it's still pretty high level, but it's more pedestrian friendly, more pedestrianoriented, as well as having more a more naturelike feel to it. Um whereas the other activity centers have other definitions associated with them as well, such as the Rock Island activity center is um again focused around pedestrian mobility, but maybe a little bit more bike friendly. You got new long view that's got a whole activity center associated with that. Downtown got it has its own character. Uh so the the gist of that is the activity center concept is higher higher density higher quality um more pedestrian focus and a little bit more individuality associated with the different areas than a mix of uses which you would see uh in some other areas. Great. Thank you for that. Um I do have a clarifying question though because I see on the new one we've got town center and so are we basically saying like this is where we want to have our most pedestrianfriendly area of an activity center or

Yeah. So I would say that's that's the land reserves um use of that term. Uh and when they were allocating that out they chose that town center concept uh as what they were saying. So, um I think the further planning uh that needs to occur in that area will um really help determine the details on each one of those phases. As you can see, that's a that's a phase three as well. Uh and so with that phase three, I I do believe that is intended to be very uh pedestrian oriented and and our comp plan would say that whole area essentially everything north of Strru um will have different different looks and feels but that is a very large area as well. Um I don't know off the top of my head but it's four or 500 acres.

Okay, that is helpful. Thank you sir. All right, thank you. Does the applicant care to speak about anything we've talked about? Uh nothing substantive. There's just one procedural item that I'll mention which is in the sequence of your action on the resolutions. Ideally the resolution amending the plan the comprehensive plan would come first and then the resolution of consistency would be second. Okay. Other than that, no other comments.

But we're doing that after we direct you to so we can prepare the resolution and uh go to item the next item. I can give my presentation and then we can take up the resolutions uh together. So we're not making a motion to direct you to to do that. Um let me see here. Um you you can go ahead and make that motion. Um and then we can jump to the comp plan amendment and then make that motion and then we can uh present the the uh resolutions at that time together. Does that make sense?

I thought we were going to make a motion to rec well let me see to now I'm in the wrong place. We were going to make a we were going to direct staff to present a resolution for our first. So, what I can do is just go ahead and give my comp plan um motion or um presentation now and then you can just make two motions at that time to to approve the the resolutions. So, okay. So, I So, I don't need a motion right now. I just go ahead and give my Okay. Yeah. You always pull You always give me these curve balls. Yeah.

So, so this is the staff presentation of this public hearing kind of. All right. Okay. So, this will be the staff presentation um for um so this will be the staff presentation for uh 2026-7648 and the public hearing for that. Okay. Do we need to have anybody sworn in for this part? probably not.

A few comments on this little sequence. So, just just to clarify, we're technically holding two public hearings and then you're considering two resolutions. We've already held one. We can go ahead and say we're finished with the first public hearing. I think you could go ahead and open the second public hearing. He'll provide his presentation and then take the two resolutions in reverse order as they are on the agenda. So, you're considering the plan amendment and then the consistency finding.

Okay. That's what I was wondering if I need to close it. So, I'm going to close the public hearing and open up a public hear. I'm going to close the public hearing on PL 2026-115 and open it up on t 2026-7648. No, I'm sorry. Application PL 2026-114. Is this the comprehensive plan amendment? Okay. Land reserve property approximately 1,64 acres generally bounded by Interstate 470 to the west, northeast Chapel Road to the north, Fleming Park to the east, and northeast Coburn Road to the south, city of Lee Summit applicant. And I guess we need to swear anybody in who plans to speak on behalf of this application. Do you promise to tell the whole

All right. Good evening. Shannon Magcguire, assistant director of plan services. Please enter the record exhibit A. This is exhibits 1 through 7. Exhibit A 1 through 7 noted and entered into the record.

All right. As you previously heard, this is approximately a little over 1,000 acres located just east of I470 um between Cobburn Road and Woods Chapel Road there. um kind of the northern northern part of town. Um the city is proposing to amend the 2021 Ignite comprehensive plan future land use map to better align with the conference plan with the master developers long range plan and what the city kind of sees happening out there. This will help establish a a better planning framework for future development in that area. So as we've seen before, um this is kind of where we're at. you kind of see the um surrounding uh future land uses um that that currently exist um with the existing land uses and that our future land use map there. All right. So, this is what we're proposing today. Just kind of switch those up and I'll go a little bit further in detail. Um wanted to kind of show a better side by side of of what we are currently have and then kind of what we're proposing is now. So on your screen there on the left is the existing and on the right. So as I I spoke to earlier um the first first uh change that we're looking to make is um mix changing that from that mixed use um in this area here um and really splitting that up and identify the the northern portion to be commercial and that southern portion to be industrial. Next change is going to be that residential three area um just south of Lineweber um kind of moving that over to that industrial that the um that we see being going to be marketed um from the master developer. Um and then here we're going to switch up that residential two which is kind of our medium density uh residential um land use to a residential one is kind of our more lower intensity lower density residential category. Um the next area is just kind of the park right? So, a park is a use that we

could put into that area. Um, but let's just go ahead and call it out um as we see it um and change that over to parks. Um and then switching this commercial area um down south here um to that mixed use. All right. So um as part of the long-term development strategy for the area, the city has been coordinating um with the master developer um land reserve and property reserve um regarding comprehensive and the phase approach to this area and the future development. So these proposed uh land use amendments um are intended to align the comprehensive plan um with the cities and the the master developers long range vision for this area. Uh the proposed land use patterns reflects the anticipated mix of residential uh neighborhoods, activity centers, commercial areas, open space, and transportation that we do foresee coming um in the future in this area. So So updating that uh land use map to reflect the anticipated uh development pattern and long range growth for the area does help keep our comprehensive plan up to date and make sure it's accurate and reflects what we do see and what we want to see out there. Um and maintaining that consistency between the comp plan and the evolving development in the area does help uh make sure that our land use map and our comp plan does uh remain valid and a good planning document. So um and for those reasons uh subject uh the you know staff does recommend um adopting the the changes as proposed and I can answer any questions on that if you have.

Thank you Mr. McGuire. Do I have any questions from the commission? Commissioner Hash Hatcher. So with the changes from uh residential three additions of one, I mean in short, this is making changes to remove higher density multifamily and add low density single family as well as adding park space. Correct.

Correct. So, um I would say yes, we're changing the densities. We're not t really changing the structure type because so there could be a single family structure type in a residential 3 or residential 2. It more has to do with the density as opposed to the structure type. Got it. Thank you.

I don't see any more questions from the commission. Does anyone wish to speak in support or opposition of this application? I see none. So, hearing no further testimony, I will close the public hearing, reopen the public or the regular meeting. Is there any commission discussion on this application? Commissioner Tazinski.

Yes. I just like to tell the city that I appreciate the level of planning that's going on with this thousand acres. This is huge and I think uh Mr. Bushek really put it out there that we're talking about a portion of land that could be its own city um but it's in our city and I think the level of planning and the level of coordination with PRI going back several years to get to this point is just paramount to what we're trying to do in this city. And I think having another activity center, I like putting the information out there so that we can really get potential developers excited about this and then start uh getting some some nice more growth. Uh and I just think this is just the best first step to this. And um once that infrastructure goes in, this is a great location. And there's I mean I don't know Susan may know how many thousands of cars go right by here every day twice a day. Um she could get it if she doesn't off the top of her head but she could get it really quickly. But um but this is just a great location and it's going to be a nice uh I mean just a little bit further up the road is the entry monument sign into Lissan but this is another be another great gateway into our city that gets done. So thank you for the planning and I look forward to supporting this and voting yes for it. Thanks.

Thank you. Um, I was going to say it it's kind of daunting at first because it is the size of a small city, but I really like the changes that you have proposed here. I feel like um they they come with the time that we've had since we've since the Ignite plan has been put in place and the things we've learned along the way and what we think the direction we think we're going. So, I like this Commissioner Grono,

I just want to say thank you for being patient and letting us in educating and helping us understand what we were doing. I think there was a little bit of confusion about what was being presented um and what it meant. And so that took us a little bit of time to work through. We got there. Um but I appreciate your patience and um echo comments that have already been made. I think it's really nice to have a plan that can be used and leveraged so everyone's on the same page as to what we're thinking about putting there. So, thank you. Thank you. So, point of order here. We're going to do two motions. We're going to do the first motion.

Oh, I'm sorry. We have a comment from Commissioner Hatcher.

Sorry for the late addition. Um, I would just echo some of that sentiment and thank you to the city as well as developer for kind of laying all this out and I agree with the specifics of the land use changes. Um, I think it makes sense to move that residential from the industrial and um, some of the the density changes are in line with some public sentiment uh, recently as well. So, I do appreciate that. Um, I would just say related to my question, um, as far as the major transportation improvements, it's I don't think necessarily relevant to the consistency determination or or land use, but just in advance of individual projects coming in, I think there will be a lot of concern over 470. um as much as we're able to get ahead of that or have an evolved answer at that time from we're trying um I think it's already uh overly congested. So as we look at individual projects coming through um I think uh some some more uh information or further steps being taken at that time would be very helpful.

Thank you. I agree. Chair, if I could just uh make one comment here. We need need to go ahead and incorporate all the previous testimony from the uh previous public hearing into this public hearing. Um so if we go ahead and do that. Oh, you just say that that's what we're doing or Okay. Okay. So I'm just going to direct who direct someone to to do that. Yeah. just say go ahead and bring in all the previous testimony into this hearing then. Okay. I would like to bring in all the previous testimony from the prior application into this public hearing.

Okay. And so we're ready to do Oh, wait. Commissioner Trafton, you had something.

Yeah. I I just want to echo the other commissioners comments. Um you know, I hope this will help you, Mr. Van Buskerk to get the the land use that we're looking for here into it. I know it's hard to do when you're talking to lots of different people. So, I appreciate the effort uh to move this forward. Obviously, I think we're all anxious to get something in the dirt over there. Um and so I feel like we are doing the right steps to make that happen. Um, I'm, you know, glad to hear and I was appreciate Commissioner Hatcher's bringing up the 470 issue. I think we all know it's a it's it's an a issue already. Uh, if you're over there, you it's always crawling and um, you know, I know it's an unfunded, you know, desire and we have to work through Mark the regional uh, system and I don't know where it is on the list, Mr. park, but I know you guys are advocating to move it up as are other communities because, you know, we're all fighting for the same federal dollars that we know are shrinking. So, um I appreciate that. Thank you, chair.

Okay, chair. So, uh clarification on entering. So, I need you to open the reopen the public hearing so I can enter into the record u the previous testimony. Oh, because we didn't re we didn't enter it. Yeah, I gotcha.

All right. So, we're going to close the regular meeting and open the public hearing in the matter of PL 2026-115. Is that consistency determination LC plan and amended comprehensive plan approximately 1,64 acres generally bounded by Interstate 470 to the west, Northeast Woods Chapel Road to the north, Fleming Park to the east, and Northeast Coburn Road to the south. City of Lee Summit applicant. Um, and we need to swear 26-7648. Reopening that public hearing. Oh, I'm sorry.

Application PL. Okay. 2026-114. Yep. Comprehensive plan amendment land reserve property. So, reopening that public hearing. Yes. Okay. So, um I would like to enter in the record um the previous testimony for the previous application uh 20267649 um PL uh 2026115 consistency determination 2026749. Is that what you said? 7649. Yes. Okay. So the previous testimony for 2026-7649 noted and entered into the record.

Yep. Now close the public hearing and then we'll move to the motion. And now we'll close the public hearing and reopen the regular meeting and we are ready for our motions. Yeah, we're we're confused on these motions. This one right here. Yeah. You need to start with Oh, we had it. Separate. Separate. Okay. Are you guys ready? I'm ready.

Okay. I think we're ready. Chair, I move to approve resolution 26-004, a resolution of the planning commission of the city of Lee Summit, Missouri, amending Lee Summit ignite comprehensive plan. Can we get a second? Second. Seconded. All right. Can we get a roll call vote, please? Edward Yurington, yes. Payton Hatcher, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Greno, yes. Tanya John Ford, yes. Chip Tazinski, yes.

All right. Can we get a second motion? Chair, I move to approve resolution 26-005, a resolution of the planning commission of the city of Lee Summit, Missouri, recommending that the city council approve the Arborside Land Clearance for Redevelopment Authority, LCR, redevelopment plan. Can we get a second? Second. Can I get a roll call vote, please? Edward Yarington, yes. Payton Hatcher, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Greno, yes. Tanya John Ford, yes. Chip Tazinski. Yes.

All right. Thank you. So, I will now close the regular meeting and open the public hearing in the matter of application PL2026-046 Preliminary Development Plan Hazel Grove Elementary School 1501 Northwest Blue Parkway and 861871-911 915 and 921 Northwest Coburn Road Lee Summit School District applicant. Would all of those who plan to give testimony or speak on behalf of this application please stand and be sworn in at this time? You promise to tell the truth, the whole truth, and nothing but the truth. So, I'll help you God.

All right. Thank you. Does the applicant have a presentation? Good evening. My name is Dustin Curley um uh with Insight Design Group. We're the architecture firm working with the city of Lee Summit School District uh with Calgurell. Um he's the representative for the Lee Summit School District. Um what we're proposing today is to go through the Hazel Grove Elementary School.

Can we get an address for the record, please? Yes, ma'am. Oh, yes. Your address. Yeah. I I don't even know my company's address. 110 West 18 uh 18th Street, Kansas City, Missouri. Thank you. So, as I was saying, this is for the new Hazel Grove Elementary School, um, which will be located just south of the current Hazel Grove Elementary School, which is in Unity Village. This is my first time using this, so if I get it wrong, bear with me.

We've had quite a few little snafoos oursel. So, what this picture shows right here is to the northwest corner the existing Unity Village campus with Hazel Elementary School just to the north of that. The area highlighted here is the new site proposal which is um just south of Coburn Road uh east of uh North uh Northwest Rosemary Court. Uh the site's approximately 34 acres. Um the new school is going to be roughly about 78,000 square feet. It'll be a two-story part of it will be twotory edition or excuse me twotory classroom wing uh administration area singlestory administration area and then uh gymnasium cafeteria space. The gymnasium itself will be a a tornado shelter uh for all the students and staff. So this is this is our proposed site plan right here. So coming in off Northwest Co or off Coburn Road, you can see there's a right turn in, right turn out. This this would be the key area for um parent drop off. So this whole drive coming in would be parent drop off coming down to the south to their own drive parking lot area circling in and dropping off right here. To the west we have the Rosemary Court which is already a you know just to the west of that there's a doctor's office, dentist office I believe office building. It's already a dead end uh culde-sac. We're just going to tie into that typical turning lane in and out. Um that's will be our bus entry into the site from that location. And right now we're proposing 10 buses. We don't anticipate going any more than that. They don't have that now today. We have some room to grow if needed, but you know, right now based on our uh coordination with the Lee Summit School District, that's that's the anticipated amount. So you can see 10 buses queuing up here and then they would also exit that same direction off

Northwest Rosemary Court. And then just to the south of that, the school itself, like I mentioned, 79,000 square feet. To the west, a loading dock. And then behind the school, it would be playground, hardplay surfaces, u a little park area, u just flat area for maybe practices of soccer or other other events. As you know, the site right now is mostly wooded. Um we're, you know, working with the Lake Summit School District to clearing that area for for the next proposed for this proposed site. and uh the construction of this area. So, the elevations uh the design of the building um it's basically like I said a two-story building uh with additional one-story areas and then the the gymnasium itself. The the proposed materials that we're dealing with today uh for this building are going to mainly be brick um pre standard standard brick um architectural cast stone. So, it'll be around the base of the building and and I'll I'll there's some additional images that we can kind of look at and then you can also see on this board that what these images are. Hopefully, if you need to come up, I can bring them closer as well. But number one would be like I said the the brick. Uh number two would also be the brick. Um number three is architectural cast stone. So that'd be the base of the building um around the main entry. Um number four is the metal wall panel. We have a couple different types of wall panel. Um I believe right here we show this this wall panel right here. It's kind of a sighting uh a wood look metal wall panel and that's most of the the brown you can see throughout the building. The brick itself is more of the gray um number five metal wall panel. This is a this is more a decorative wall panel as you can see the blue curve linear type pattern for for a little bit more aesthetic looks at the main entries. And then we have some

composite panels um throughout the building and some additional areas around the upper stories around some clear story space. And then we also have glazing throughout the building. And then um just a couple, you know, standard coping pieces um and some additional colors that are associated with those items. So here's here's your here's your money shot. Um, this is coming from the Coburn Road coming in to the south. To the left would be the car drop off here. To the right would be the bus drop off coming in from Northwest uh, Rosemary Court. So, you can see what we're proposing is, you know, student drop off. Um, the blue is that metal wall panel, that curve linear wall panel. We're really trying to play off, you know, for those of you that don't know, they're the Hazel Grove hawks. Try to play off this fluid movement of the wings, the birds themselves. So that's what you see with all these birds uh the curve linear pieces and then the the wood this is that wood looked metal panel um flanking the end bookending this this wood main ent or this uh metal wall panel entry main entry right here u main entry would be you know secure vestibule standard practice for all new schools uh meeting the needs of you know secure they would have to entry through the uh vestibule and then into the uh reception area if you're not a student. Um, two-story classrooms on the left side right here. Um, and I didn't mention this earlier, but this would be a K through five school. So, all the classrooms would be on the west side of or excuse me, east side of the building, but the left side of the screen in the middle right here, we have that main entry. This is where the admin offices are, the main uh library, media center as well. And then to the right here, this lower level where we had see that uh woodlook metal panel and brick, that is our cafeteria. And then in the very back, the kind of the two-story piece you see there, that

would be the gymnasium, which is also the tornado shelter. And just going to work around the building here. This is that two-story classroom wing. Uh, as you can see, the the woodlook metal panel, the brick base around, and then that cast stone all the way around the building. Again coming up to the main entry kid drop off exiting exiting and entry again coming into that main vestibule main entry um proposed logo one of the logos we're looking at for the new Hazel Grove Hawks and this is on the back side. So, unfortunately, we don't have any of the playground equipment um modeled here, but this whole green area would be the playground equipment area. To the left of that would be the black top hard surface for kickball, basketball, gaga ball. If you've ever heard of that, that's a new thing now. Um and then to this area to the east here, um this is an outdoor classroom that we're working with the school district on. You know, get kids out during a nice weather day like today. teachers can, you know, integrate them into the adjacent surroundings. This is that black top area for kickball, basketball, four square gaga ball. And you can see we've carried that that metal wall panel, that curve liner design on the back side. This is that twotory media center piece right here. Again, the classrooms off to the right. And you can see here that tall piece, the gymnasium, tornado shelter to the left. I think that is it for the amounts of exterior elevations and renderings we have. I'll go back to the beginning. This is where, you know, if it was me, I would be dropping my kids off on the

first day of school and get my picture taken right here with the HGE. Um, we're really excited to be working with the Lee Summit School District. Um, you know, it's a real opportunity for us to give something new to the community, to the kids. you know, right now they're in an 80-year-old building that, you know, just doesn't meet the current needs. Now, they're going to have a new hopefully hopefully new building right here at this site. Uh, that's all for my presentation.

Thank you, Mr. Adair. Okay. Good evening, Adair Bright Senior Planner. I'd like to enter into the record exhibit A, list of exhibits 1 through 17. Exhibit A 1-1 17 noted and entered into the record.

The applicant is requesting approval of a preliminary development plan on about 34 acres for development of an approximately 78,000t elementary school. The site is located southeast of the intersection of Northwest Cobburn Road and Northwest Blue Parkway. The property is currently zoned PMIX, which means that the allowed land use is dependent upon the proposed plan along with other site standards such as setbacks, landscaping, and height of the building. The property to the north contains apartments within Unity villages jurisdictionary boundaries. To the west and east are vacant, undeveloped areas, while properties to the south contain office and industrial uses. The future land use map identifies the subject property as mixed use which is intended to accommodate low-rise buildings with a mix of retail, office, services, and public uses such as schools. The development does support the quality of life and these sustainable environment focus areas by enhancing educational opportunities and planning for future opportunities and also preserving natural resources such as mature vegetation. The proposal includes the 78,000 foot elementary school with hard and soft skate play areas and two access drives to accommodate drop off and pickup traffic circulation. One of the access drives will be off Northwest Culin Road and the other off Northwest Rosemary Court. The required road improvements include construction of a ride-in ride out access on Northwest Culbrron Road and construction of a 12- foot wide eastbound right turn lane on Northwest Coburn Road. The applicant is proposing 120 parking stalls which exceeds the requirement outlined in the UDO. The proposed building includes four-sided architecture with a mix of

materials including brick veneer and paneling, stone veneer, architectural metal, and clear and spandrel glass. The proposal meets all architecture and building design standards as required by the UDO for civic buildings. With the PDP request, the applicant is requesting to exceed the quantity of monument signs permitted within the PMIX district. This table here outlines the UDO standards and the request as presented by the applicant. The signs are within UDO allowance in reference to height, area, and lighting. And staff is supportive of the request as there are two primary entrances to the site, and having signs at both locations will help direct users of the site. A neighborhood meeting was held on April 13th of 2026. One member of the public attended that meeting. questions and topics of concern um included the determination of the location and the need for the use. The plans for the existing Hazel Grove Elementary and the proximity of the train tracks with the conditions of approval outlined here and in the staff letter. The application meets the goals of the Ignite comprehensive plan and the requirements of the UDO. And I am here for any questions that you all may have.

Thank you, Miss Bright. Do we have any questions from the commission for the staff or applicant? Commissioner Jana Ford. Thank you, chair. Um, yes. This will be for the applicant, please. You're hiding behind the monitor. Seems like a good spot.

Um, I have a slew of questions, so I'll go one by one. This is a perfect shot for it. Safety is always the number one priority for really anyone, students, adults alike. Are there plans to have any kind of safety ballards out um throughout this drive lane just because you've got an expansive walkway?

Not at this time. Um this is a similar So, we actually have um a prototype of this currently being built right now at Greenwood Elementary School. Um and so we do not have any concern at this time for that. Um, none have been brought up through our meetings with the school board, school staff, uh, any of those individuals. Um, so I don't, but we can take that under advisement with school and see what the next steps would be with them. Okay. On that same token, um, you've got photometrics a little bit. Are there going to be any lighting along this pathway here?

Yes. So, as part of our design, there will be uh lights um not ballers, but light uh poles throughout the site to to meet the necessary code requirements for night lighting, daylighting, etc. Okay. I'm just anticipating because I know they're probably going to have games or, you know, nighttime activities. I just want to make sure that there's adequate lighting.

Correct. Yeah. So, like I said, we we have a it's not part of Well, it's something we had submitted to the city already, but we do have a photometric plan that shows the lighting throughout the the site plan. Okay, thank you. And then, um, I see lots of mechanical pen houses. I understand a school of this size requires quite a bit, um, because of zoning. I'm sure that's why there's pockets of them. Uh, I love that you've got lots of clear story windows to let natural daylight filtering in. Um, I guess a question is, has consideration of the location of the penthouse been thought of to not affect the daylighting because it's planned east, west? So specifically, yeah, I think you know where I'm going.

Yeah. So it our same concern as we were going through the design is what you had brought up. We want to try to avoid that clear story piece. So over here, um, we try to put those those elements as far away from that clear story piece to maintain that daylighting. Um, so yeah, absolutely. We we try to get them as far away as we can, you know, and doing some of our own renderings to let the lights in, the lighting in, natural light in. We we didn't see any major issues with them. Um, you know, to your point, we're going to have them. We're going to need them. We're going to shield them as best we can from our view, but also want to keep that natural daylight coming into the building.

Okay. And then, um, if you can hover your mouse over the penthouse that's directly above the Hazel Grove logo right here.

Is that visible from the twostory classrooms across the clear story? So yes and no. Um there's a so right here and there's no floor plans. There is a internal stair grand stair for the students that come in through this main entry. And maybe I can sorry see if I can't go to another. So there's a two-story stair. So the classrooms themselves will not be able to see that. But if you were to possibly stand up here at the balcony and look across, you could possibly see it. Um, but I I'd have to double check to see if we have that side shielded with uh metal wall panel as well. So, there's no windows on the classrooms into that double height space.

Correct. Okay. The blue threw me off. That's why I was not sure. But I assume that's an accent panel. Um, over here on the left side or right here? Yeah. Yeah. That's just that's an that's inside the clear story space. There's like a sliver of blue. Oh, so we we've carried some of that blue into the interior space. So, that's why I was getting confused about the visual of looking at a penthouse.

Um, okay. Now, if we can go to the site plan, please. Uh, yeah, this one would be perfect. So, I appreciate that there's intent to keep quite a bit of the wooded area. Um, especially on the east side of the plan. What is the intent for clearing the west side of the site? So, right now, we're going to salvage what we can. Um, I mean, the intent will be to salvage what we can. Um, site plan wise, it's going to be open. Not much else I can say about that at this time. So, it's being cleared on the west side? Yes.

With no intent of using that? I'd have I'd have to double check to look at our landscape plan right now and see where we're at um with that intent. Okay.

I mean, I know I know in our discussions with the city of Lee Summit, um we're trying to salvage, like you said, as much as we can on the west and the south or excuse me, the east side and the south side and even to the north. Um the west side, I believe right now we don't have a lot that we're salvaging, but I can double check. I think it'd be appreciative to see if there's no intent at the moment to leave it wooded because it's it's nice to see that it's kind of a secluded school where it's nestled in the woods kind of creates the um nature environment. Um so then my last question um what are the plans for existing property? I will speak to a piece of this and I'll defer to uh the Lee Summit School District representative. Um from what I what our conversations have been that they are going to maintain the school as it is today. Um they have a committee in place. This the school district has a committee in place of what that future um involvement of that school is going to be. I don't entirely I'm not part of those conversations so I don't know. Kyle, I don't know if you want to speak to that. Good evening. Kyle Gorell, director of facilities for Lee Summit School District. Um 502 Southeast Transport Drive. Um I can't say it much better than um Dustin. We don't have any immediate plans. The district did assemble a team last year. um collected a lot of great ideas for adaptive reuse of the building and uh have not made any definitive uh decisions, but it is our desire to keep the building and um utilize it for other district purposes.

So, so the idea is both buildings when this is complete will be maintained as well by the Lis School District. They will that we would maintain both buildings. Um we don't know the purpose yet. It would not be a a traditional K5 elementary school. Um, but it would have other district educational purposes. All right. Thank you. Yep. You're welcome. Sorry, I need you back up here. I I didn't write my questions in sequential order, apparently. No, that's fine.

Um, this access way, it's got a proposed access way. What is the intent there? Is it to I I guess are we just anticipating future use? Are you talking about this piece right here to the right? So there's the school district is working with the parks and recck department with the city of Lee Summit there. The city of Lee Summit is looking at turning this into a park area. Um that's the extent of what I know about about that uh future involvement right now. So that's part of the reason why as you can tell we we brought the road in the way we did so they could have that access to that future parks area. And then the intent is that future park area would be accessible to anyone in the public.

Correct. Okay, that is all. Thank you. I'm going to go hide back behind so you can't Commissioner Gro, I have a couple of questions for the applicant. You should probably just hang out for a minute. Stay up there. Um, so is this school I I heard 78,000 square feet. Is this creating additional capacity for the school district? Will they'll be able to have more students at this particular school? Because I know the boundary is very very large for this particular school and there's a lot of development that's happening within that area.

Yes. So right now this school would be bigger than what their current capacity is. So whatever future growth they'll have that capacity. Great. So the planning of um the design of the structure was or the school um the future development plans were taken into account to absorb that growth. That's my understanding. Great. Um is there going to be any type of fencing or boundaries?

Yes. Yeah. So it's funny you bring that up. We just had a conversation about this earlier this week with the school district. Um we will be having fence around um basically the whole back side of this playground area up to the front of the building. Um it's varying heights of what that fence is. We're still coordinating that piece right now with the school district, but that that is the intent. Okay.

And then um sidewalks, how what's the plan with sidewalks? Um, I know that the school district when it comes to busing has a certain amount of um distance from residences that they're not busing and they have to um have to either be transported or walk. So, I just want a little understanding of how all of that's going to work here. Right now, the only intent and I this one I have to double check with the school district and but right now the only intent is come off Northwest Mary Parkway. Um, that is the only intent at this time. I would have to defer on Kyle. Do we have any intent for additional sidewalks? We don't really anticipate walkers.

Yeah. Yeah. Within that area, I'm assuming that there's not a whole lot of walkers, but I just thought I would ask the question. Yeah. I mean, when we did our kind of overall zoomed out look of this, there's not a lot of residential. I mean, there's the the apartment complex to the north, but besides that, there's not very much residential in this area, at least within the main facility of someone that would be walking to school.

Correct. Correct. Okay. Um, there's sidewalk. Just a quick comment. Thank you for thinking about the traffic when it comes to drop off and pick up coming from a a mom, a parent that's in the school district. um and the parking lots um being separate from that flow. So um I I just I appreciate that. Want to make that comment. Thank you very much. I think that's all I have. Thank you, Commissioner Trafton.

Thank you, Chair. Um I guess some of my questions are related. Um since we're on this slide, I'll go ahead and ask. Isn't um do you know I know the apartment complex is part of Unity Village and isn't that older adults in that area? Do you guys know? I I do not know. I can only We had a um resident show up to our adjacent property owners meeting. Yeah, I saw that. That was all that I know about for them.

I I guess I am cur I mean I think it's older adults, but I don't know. But I'm also curious like if there were over time if those ended up being rented out to families with young kids that would want to get to the school. I don't really see an avenue for that to happen in this. Um so that's one I guess question I'm curious about. It looks like there may be a possibility and I don't know if that was explored at all. Did you guys explore that?

Not really. Um, but it I mean with this site and where how the school is so far set back from that res from those apartments, I don't foresee any problem if we had to tie into a sidewalk or anything into those apartment complexes, especially if there's not going to be a sidewalk on the It looks looks mostly like a drive that long drive for the cars to pull into the school. Is that correct? Correct. Kind of being treated like a drive versus a ste a street. The street is up there. I'm guessing that we'll have a name and then that you turn it into a drive. Is that correct?

Yeah. Yeah. And I mean, we know how busy Coleman Road will be. I I don't think we want really people or definitely not students walking along that if we can help it. Um Okay. Then is that a It looks like there is a tree buffer that's going to be kept between the the the drive the street and the drive up there north and around the apartment complex. Is that correct assumption? I like I I said earlier, I I I really want to double check that. Um,

thank you, Miss Bright. So, around the apartment complex, we're going to try and maintain that buffer as best we can. To the west, though, and maybe that's where you were going with your comment. Right now, I don't think there's much of a buffer there at all. I mean, I Yeah. So it does that is trees that you're keeping over there between the drive and the apartment complex. Correct. Yes. Over in that area we are. Looks like there's a detention basin. Correct. Okay. All right. Can we go over to the lovely exhibit of the front of the school that you guys made? That's beautiful. What did I do? Just escape. Okay.

And then you're just an adobe. Sorry to be testing your techn technology skills with the city's equipment. I I got help. Okay. The you said the front front entry.

The front entry with the HG that Yeah. That lovely um I noticed that there's an entrance off of the um I guess it's the cafeteria and then there's like I love the bank of of windows. I guess I'm just also thinking about the safety of that and the ability and so obviously that wouldn't be used as an entrance but probably as an emergency exit is what my guess is but then I'm also just wondering about the security of the glazing there. In in our experience um most people will be coming through the front door. Um and that's why we have the secure vestibule there. Uh we also in the secure vestible as you know you know you have the the card reader the camera all those you know personal those personal uh personal I can't think of the name name of it that they call it but personal entry through that space. So, um, we don't anticipate people except for students or parents to come and, you know, kids would go through the cafeteria cafeteria exit. That would be the exit they would go through on YARE days or YARE. That that's the intent right now is that's where YCare would be. So, kids would walk out of that that entry or exit and go to the cars. Um,

the before and after school care program. Correct. So, that's why it kind of looks like an entrance. Yeah. So, I mean, drop off for the most part, if if you were before school or after school, your drop off's going to be at the main entry. And then after school care, that additional entry to the that I have highlighted right there by the cafeteria. That's where kids could exit if they don't exit um at the main entry or even sometimes at my kids school, I'll pick them up at the playground. Um I think each school district will deal deal with it or each school will deal with it in their own way. Um, you know, like I said, my kids, I can, you know, check in, pick them up at the playground. They could do the same thing here. It's just a matter of what their process is. Um,

okay, great. Thank you.

Yeah, I'll just share a little bit of detail on how um pick up and drop off works and appreciate your comments about the the separate parent and and bus drive lanes that you can never cross streams. It does not go well. Um so typically in our newer prototype buildings we do have two entry points that um meet up with both the parent and bus drop off drop off and so it it's about efficiency of getting kids into the building in the morning more than anything. So um one of those entries would be um staffed and manned for the bus kids to to come in. The other entry the kids from the parent drop off area they would come into the building there. The door by the cafeteria would then be locked all day long. Um, of course it's an egress door. Um, all visitors would then transition over and use the the main entry during the day as they need to come in.

Thank you, sir. Commissioner Yarrington, um, couple quick questions in reference to what you just said. Is there's a if you can go back to the slide where they have that long corridor where they can drive up. Um, do you guys identify any speed bumps or slow to slow traffic down if if you did have parents that you know sped up faster than they should be for safety purposes? I don't know if you identified that or is there a need for that?

Yeah, we um we do not right now. I'll give you the quick answer, but we have uh we have a long history of uh uh working with Mr. park and um trying to incorporate as many of the the best practices that he's developed over the years. Um in fact, I was involved with um with the city and the the very first speed they called it a traffic table at the time, the one that's on um Tiger Terrace between on the Pleasant League campus that was put in gosh over 20 years ago. Um so um we have utilized those. We just put in a couple on the Summit Lakes campus last year where we found we had some traffic issues. Um so um we've not done them proactively though at the at the beginning of a project. Just kind of see how the how the site works.

Yeah. And you mentioned that there there are no um pedestrian bikes or or trails or anything that supports that. So if if a if there was a a young child or a parent, they would not have anything to walk on. And so if you slow the traffic down for safety purposes just in case, you know, um if everyone was perfect, we wouldn't have this conversation. However, we're not right. So, right,

safety concerns, um trails, even in the back portion of the school where they have the play areas and stuff. Is there teachers? Can they walk? Is there some sort of a sidewalk or students if they want to walk rather than just play in that one area? just a little some infrastructure concerns that support safety and um travel. So

yeah, the the north half of the building and the south half of the building are isolated from each other from a student pedestrian standpoint. So once students enter the building, they're getting out of cars and off buses. They're in the building. They then um for their outdoor play they're they're moving to the south and that area is fenced off from the north to pres uh prevent students from um getting into traffic areas. Um and we do have um fully staffed playgrounds during the day. We have playground resource aids that are out there monitoring the kids um full-time.

Okay. Um going back to the school that they're coming from, do you know the capacity of that school? Student capacity? That's a good question. Um I don't know off the top of my head. Um the existing Hazel Grove school um is not a full what we would call a four-section school though. Uh where you have four classrooms of each grade. Um so I mean you can do the simple math a four section school times uh we the average number of kids is 23. Um so we you just multiply that number. I I understand the math. I just wonder if you knew that number. don't know how many classroom sections the existing Hazel Grove School has.

Okay. And then you you're taking we don't know the capacity, but we're taking that the capacity. We don't know into a new school that we're developing. And do you know the cap the capacity full capacity of K through five in that school? We do we do know the capacity of the new school and as a part of our design process, it was increased to our standard prototype. What is that number? capacity. It is 24 classrooms times 23 kids. What's that number? Do the math. Yeah. 24 times how many classrooms? 23. 24 time 23. Okay.

54. Yeah. 552. Okay. And um we have that student growth uh future potential for student growth and the development of that area to absorb the development that other commissioners have correct represented. That's good. Okay. Thank you. Yeah, Commissioner Hatcher. Uh this is not design build, correct? Correct. So do we have any current cost estimates or how they might compare to the original budget? You want me to take this one? I can answer. Yeah.

Um yes, we do. We have uh we've gone through uh pre-construction obviously um phases and had construction estimates done by two different people. Um um I can share we are using a construction management at risk um delivery method. Um it is a I'll show you the details but we are getting competitive bids um um from different contractors on the on the project. I can tell you Greenwood Elementary, which is a prototype, um this project will have um additional site cost over the elementary school, but um this project was significantly under budget um or Greenwood was from our design estimate.

And the uh bids that you mentioned receiving or estimates so far, are they in line with the original? Chair, if I can step in, um the overall cost is outside of the scope of the planning commission. We're we're focused on land use, not the um the cost of the the construction. My concern was if we had to make extensive renovations to the site plan based on the costs. We do we do not have budget concerns that would um that would cause any kind of a redesign. Very good. Thank you, Commissioner Jana Ford. Thank you. This is one thing I don't think was ever mentioned. When is the anticipated completion for this project?

As in construction completion, correct? Like as in occupancy certificate, schools in buses ready to go. I'm going to I'm going to I'm going to go on a limb and say um we're going to try and get documentation done here in the next few months, probably end of August if we're if we're in good shape. It would go out to bid at that time, four to six weeks worth bidding. Construction would start hopefully late fall, early winter. So, we're thinking about going in 2027, so at the latest 2028. Thank you. All 2028.

All right. Is there anyone here who wishes to speak in support or opposition of the application? No. Any more additional questions from the commission? Does the applicant care to respond to any of our questions that you haven't responded to yet? No, thank you. Thank you. 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 before we ask for a motion? M. Commissioner Trafton.

Thank you, Chair. I do want to thank the school district for being good partners and moving through this process. Um, you know, I think it does lend itself to transparency and educating the community about what the school district's doing and being good partners with the city and the development of land and land use because I know technically, you know, you guys can run off and do whatever you want. uh because of how it's um the governance of it, but we like good partners and so I know you guys are good partners and I know the community likes to know what's going on. So I just want to thank you for that. I mean I appreciate all the work and effort that you've done and put into this. Um so thank you. Seeing no further questions or comments, I would entertain a motion at this time. Chair, if I may, I recommend approval of application PL 2026 046 preliminary development plan Hazel Grove Elementary School, 1501 Northwest Blue Parkway and 861, 867, 911, 915, and 921 north is Coburn Road, Lee Summit School District applicant. Can I get a second?

Second. Can we get a roll call vote, please? Edward Yarington. Yes. Payton Hatcher, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Greno, yes. Tanya Jonah Ford, yes. Chip Tazinski, yes.

All right. Thank you very much. I will now close the regular meeting and open the public hearing in the matter of PL 2026-070 preliminary development plan the Rush Fundlex lots 1 through3900 Northwest Ward Road Rush Fundlex applicant would all of you who plan to give testimony or speak on behalf of this application be please stand and be sworn in at this time. You promise to tell the truth, the whole truth, and nothing but the truth. Still help you God? I do. All right. Thank you. Does the applicant have a presentation?

Good evening, Chairwoman, members of the planning commission. My name is Steve Rich and I'm with Towns and Capital. My address is 837 Northwest Donovan Road, Lee Summit, Missouri. We're pleased to be here tonight to present our plans, our proposed plan for lot 10A. Um, it's really not shown on the screen yet, which is the final development piece to Summit Orchards West. I was in front of this body about four or five years ago when we got the original Summit Orchards West approved. However, lot 10A, which is the northerly 10 acres, I didn't know what we were going to do there yet. So, we simply had two 60 or 70,000 ft² industrial buildings there as a placeholder. Quite honestly, at the time, I knew that that wasn't the right use for that site based on everything that we're doing around it surrounding the area. So, I was fortunate enough to meet the principles of Rush Fundlex about two or two and a half years ago. And as I learned more about their use and their demographic which attracts school age children for indoor entertainment and I learned more about the principles and their their their mode of business all those good things I said this is the right use for our site. So we started this process two and a half years ago and over that time we've had many iterations of site plans etc. This site is difficult because when we purchased originally purchased the western electric plant which was in 1998, we inherited several legacy utility lines from that western electric plant. Some of which are in excess of 30 ft in the ground which quite honestly if we had to relocate those utilities it makes econ it makes the development economically unfeasible. So with a lot of work from our engineering and architectural team and

quite honestly the staff Susan and and um Sue Pile we were very we worked this site plan out of the site plan that you'll see tonight. It was challenging because the Rush Fundlex itself is 75,000 square footprint and we've got two additional commercial buildings. One of which will be owned by Rush Fundlex which will house their corporate headquarters for Missouri and Kansas. They have well this will be their third and they're looking for additional sites and then the third building will be owned by by ourselves and after if we're fortunate enough to get your approval tonight I will begin marketing tenants to the for that third building but I'm not there yet. So that's that's a little bit of an unknown at this point in time. So, this is also the last remaining piece of the puzzle of the Summit Orchards Community Improvement District, which was approved approximately six, and I should have the date, six or seven years ago. And it was helpful with providing the infrastructure for some of Orchard Retail and the new apartments on the west side of Ward Road. And so the public improvements that are required as a result of this project with the city is recommended, we're in total agreement on and the and but I will be meeting with Aaron and her team to confirm that they're they're in agreement that these are justified public improvement expenses. So with that, I I think I'd just like to introduce the development team, thank the staff, and let you know that myself and any of our development team will be here available for any of your questions. And with me tonight, we've got Dan Milich with Funplex. Dan is flowning in from San Diego for tonight's meeting. I've got Scott Sloggy with Sloggy Architects. Scott's one of the preeminent retail architects in the Midwest. I've got John Hus with SK Design. John has been working with me on

this site for over 25 years. So, he and I both kind of know where the skeletons are buried on this site, which unfortunately are several. So, I with that, I'm going to leave it with Dan. and I appreciate your time in advance for your consideration. Thank you. Thank you. Thank you,

honorable chair, members of the commission, staff, and members of the public here this evening. My name is Dan Milich. I'm vice president of development for Rush Fundlex. very excited to be here this evening and to open a third Rush Fund Plex in the greater Kansas City market area. Um for consideration, our office location is 2940 North Church Street in Leighton, Utah. And yes, I did have to write that down so I don't have it memorized yet myself. Uh I office out of California uh work remotely from there and come to places like this to present in front of folks like yourself as needed and to meet with staff as we work through our project approvals. This lease summit rush funplex uh will be our 10th rush funlex. We have uh operations across four states. We have two existing operations in the greater Kansas City Market area, one in the Creekwood Commons at 309 Northeast Englewood Road in Kansas City and one in Shaune, Kansas at 1310 West 62nd Terrace. We have six sites existing in Utah, uh mostly in the Salt Lake Valley. We do have one down in Hurricane, Utah, which is getting ready to open. That's down by St. George down in southern Utah. I don't want to take these off. We have uh two additional sites in consideration in Utah currently. And we have one soon to be open Rush Fund Plex in Goodyear, Arizona, which is Phoenix metro area. We have four other sites in consideration in the Phoenix metro. And

the theme here for us is we get in an area and we like to explore other opportunities in that area. It's economies of scale for us to be able to operate that way. Our company also develops other commercial recreational type uses. We also develop office buildings like industrial developments, private schools, residential developments and mixeduse developments. Our other primary commercial operation is Crush Golf and Grill. And Crush Golf and Grill is a Top Golf like facility. Most of you are familiar with the Top Golf. We have an existing Crush Golf and Grill in St. George, Utah, and one opening in Clearfield, Utah later this month. Adjoining the Crush Golf and Grill in Clearfield is our second Providence Monastery Academy. Those are private schools that uh are for children three months old up to grade five. So it's the younger uh child and uh they are private schools. Again, first one's in in Oram uh Utah. Our second one will be in Clearfield, Utah. And we are looking for more sites to develop those schools as well. Matt Girch and his brother Kenny started Rush Fund Plex in 2012, taking over a large light industrial dark box building in Syracuse, Utah. So, we have gone into existing buildings. Actually, the two in the Kansas City metro now were dark commercial boxes that we went into and developed as a Rush Fund Plex. The company grew out of a construction-based development company started by Matt's dad in 2000. That late Utah based company is Elk Valley Construction and that is still the construction division of our operations today. So we have that construction division, Crush Golf and Grill, Providence Monasterymies and Rush

Funplex. That's the company, if you will. Multiple hats and uh ve very much family oriented and family operated. This rush funlex will include a 16lane bowling alley, pool tables, an arcade area, cafe, bumper cars, mini golf, climbing wall, and foam pit, a go-kart track, and also meeting rooms and party rooms. We typically employ 30 to 40 employees. And about a third of these are full-time and twothirds are part-time. We believe in this market area. We believe in this location. It's a great site. Um it's a growing family population in this area. There's room to expand development opportunities around this area, which is what we like to see. Uh the multif family that's existing adjacent to the site is tremendous and that is also something we like to locate next to. We have a sound development partner and land owner that we're working with here which always makes our jobs easier and coming before groups like yourself easier for us to do because we have their support and they're a team member with the city already. Our goal is to develop this Rush Fundlex in one of the inline buildings as soon as possible after entitlement approvals. As Steve indicated, we intend to have our corporate presence in about half of that building that we are developing and the other half will have available to lease, but we have to consolidate a uh an office presence here in the greater Kansas City metro. And we want to do it right here on this property. We think it makes perfect sense. So, with that, I'm happy to answer any questions you may have. I do appreciate your support here this evening, and it's good to be here.

Thank you. Thank you, Mr. Sto. I think it's you that has the presentation for the staff. Sure. I apologize. I did want to introduce Scott Sagi, our architect, to go over some of the details on the plans. Okay. Thank you. Thank you very much.

Thank you. Sorry, Scott. Oh, no worries. You kind of stole my thunder. Anyway, uh my name is Scott Slaggy, Slag Architects, located at 4600 Madison, Sweet 350, Kansas City, Missouri. I think that it was articulated already as to what the use is for this building. And you'll see here throughout this presentation uh some slides that show the inner workings of the building. I know it's not really in your purview, but it it's going to show you the the extent and the development within this space that will make it very very attractive to your citizens of of Lee Summit. Before you, of course, is our team. We've working very closely with staff and Hector especially. I think Steve was articulating it. It was kind of like uh it was a difficult site. It's kind of like dropping a box into a bowl of spaghetti. There there were so many uh different utilities and setbacks, easements we had to contend with that we through working with the city staff so closely were able to find a way to make this work in a meaningful way but still have good circulation and good u development parlance within development. You'll see here how the plan lays out of the three buildings. There's a ride in ride out off of Northwestward Road and a full movement at the intersection of Northwest Tutor Road. As Steve mentioned, they'll be making some improvements, some public improvements to make these uh these movements even better. And we took proper care to make sure we're meeting all the requirements with respect to the landscaping, hardcape setbacks, and of course sidewalks. This is channeling the um the trade rest that brush funlex uses throughout their uh their developments in the country. We did make some modifications to honor the city's architectural guidelines that we had to employ within this development. And working with staff and and noting that the building has a lot of uh interior uses that don't really need to have glazing in them, we stepped up the building's facade, the articulation, the

use of materials to ask for a variance on the amount of glazing that we'd have on a traditional commercial building. again some of the images of the interior and it is a family funplex there's no question about it with all kinds of activities within the building one thing that was also important that we articulated uh in our report back to Hector is that uh because they have now this will be their 10th location they have nine locations right now the Rush Fundlex is able to empirically gather data to how they park their buildings throughout the ry and we found that there was a sort of right-sized number of parking spaces which we we think is appropriate here because many folks who come here are coming with their families and or they're being dropped off by their their parents to be here. So we didn't see the same need as your traditional commercial development to have a five or six per thousand ratio. You'll also notice that we have a proper drop off zone that makes the ease of drop off easier for those folks who come to the development. But there is going to be cross parking throughout. So all this parking here flows from building to building. And you'll see in the report that we also have pockets where we could add more parking later if needed, if there's a real need for doing that. And as mentioned, uh we have three buildings that we're going to be uh developing. And they all have the same kit of parts, same materials, same finishes, articulation. So they all play well together as harmonious development. We knew that was important to both the developer as well as to the city. And as as flex buildings, we don't know exactly uh the kinds of tenants who might be here. I think we're we're thinking that might be primarily offices and and u potentially showrooms for uh light

industrial type uses. So, the idea is that these buildings are flexible and they can honor any kind of possible tenant that might be in there, but they still have uh a great look in and and massing that meets again the city's uh ordinance. There is a materials pallet and again we were careful to make sure that the trade dress that they use throughout the country is consistent but is again morphed to match the city's requirements here. There will be development signage you'll see here in this diagram. Um A A and B A and A A are both the uh the major entries coming into development and B would serve the the lot three building here where my cursor is. And now with that we'll be open to questions that you may have.

Thank you. 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. Here we go. Now it's responding. Little bit of a lag, but that's okay. So, um, while this catches up with me, um, so the application that is here before you is for a preliminary development plan. Um, as Mr. Rich had mentioned when he gave you a little bit of the background, this is the final piece, the northernmost 10 acres of what was originally proposed and approved back in 2022 as Summit Orchards West. So I will in a little bit later in the presentation I'll give a little more detail provide a little bit of a comparison as to what the previously approved plan and showed uh to provide just a sideby-side visual of what this how it compares to this particular plan. Uh so the with included in this application as Mr. Slaggy had made reference to there is one modification request to our UDO requirements and that does have to do with the fenestration uh requirements on street facing sides of commercial buildings. Actually, if you give me a moment, I'm just going to switch over, take this

off, and use uh upload it a different way. Okay, here we go. So, as I mentioned, this uh property here is the northernmost 10 acres of the Summit Orchards West property. So, it's at the bend where Ward Road starts, make its way north of of Chipman Road, makes its way toward 470 and the intersection with Blue Parkway. Um the the general zoning that you see in the area of the Summit Technology campus which what this area was originally primarily developed as um is is PMIX. So the property does already have PMIX um zoning under which this development plan would operate. Um so in total we're looking at three buildings anchored by the larger Summit FPLEX building which is a little bit more than 77,000 square ft. Uh there would be two smaller buildings, one at about 17,000 square feet, another one the northernmost one at about 13,000 square feet. Both multi-tenant commercial buildings. Um in total, um and I'll touch a little bit on this. Um in total, the site's going to be served by 306 parking spaces. uh based on some of the empirical information or data that the applicant was able to provide regarding what the actual parking demand generated by the funplex is based on some of the other existing facilities. Um a total of 256 parking spaces are required. Uh they're going to provide at this point about 50 additional spaces more than

than what their um information is stating that needs to be provided for that for that use. Uh so in terms of the elevations, you saw some artistic renderings of of what they are proposing. Um so these are the three primary and it's got the the north elevation, the south elevation, the west elevation, which I'm just showing you the three here because the east elevation is essentially um just a mirror image of of this west elevation. So the building will be primarily oriented in northwest in north south orientation. Um the main entrance will come off the north. So you do have um the main entrance here with quite a bit of of glazing and you have um I guess anchored on both sides of the building as you come in on the corners. Um you do have some additional glazing there to to provide some some some artistic some architectural interest and break up some of the the facade. As you can see, they do make quite an extensive use of different use of materials and colors and projections to to create a distinct base, middle, and top for for this building. The the multi-tenent elevations, you know, those primarily we're looking at architectural masonry units, brick, glass. The upper portions of the buildings of the elevations do incorporate Ephus. So with the development of this site, there are a traffic improvement study was performed. Staff reviewed it. Uh there will be um road improvements associated with this with the development of this site. So here I've highlighted the areas in which they will occur. So on this image, north will be to your left. Um so this area here that I will highlight. So this area would be the intersection of Tutor Road coming in intersecting

with Ward Road. It's currently a signalized intersection. With this proposed development, the road improvements that will be required will include the the lengthening of the northbound left turn lane into this into this development. the existing two-lane intersection on two section of TUDA road coming in from the east at at this signalized intersection will be converted from a two-lane section to a three-lane section. So right now the two lanes are just a a left turn, right turn with this development there have to convert it to a threelane section to have dedicated left turn, right turn and one through lane. And then on the development side, which will be on the east side of the Summit Fundlex building, there'll be one receiving lane to enter into the site and two exiting lanes. At the far north end of the site, uh there will be an additional curb cut connection onto Ward Road and it will require the construction of a of a southbound um right turn lane into the into the center. So from a background to provide a little bit background. So here are the images. Um on the left is the the proposed development. On the right is the original development. Um as Mr. Richard stated the original plan uh for these northern 10 acres um at that time the developers best estimate or forecast as to what type of uses would be um there would be a demand for at that time were for office warehouse flex industrial type of uses. Um, you know, fast forward four years, as he had mentioned, um, he was able to, uh, make a connection with a developer for the conversion of that land use from what was originally intended to be more of industrial use to more retail and the indoor entertainment center. Um, that does work a bit better. actually would probably work

significantly better because if you go back to actually if I go forward this area is in the summit activity center. So maybe to kind of call back to earlier incentive talk about the different activity centers. Um Mr. Elum had mentioned the fact that and you can see here on the upper right hand side that we do have throughout the med throughout the city we have five activity centers. Um, each of them are intended to either already have or are intended to have their own kind of character. Um, so I mean some of these are in the process of being developed like the PRI property. We don't know what they're going to be quite yet when they grow up, so to speak. But the downtown is its own activity center. New Long View is its own activity center. And this area, the Summit Technology is its own activity center. Um, like Mr. Leon stated, each one has their own character. The character of this one being that it is intended to maintain um its identity as a regional retail destination uh with a number of uses that mix residential which we have in the form of a number of apartment developments in and around this particular intersection um including the Trilogy departments which have about 320 units immediately to the south. Um, we also have some additional um apartment developments uh with I believe might be about a total of 600 in total there just to immediate north of the of the other I guess the first phase of the Summit Orchards development. Um, so we have retail, we have some industrial flex industrial and some technology and we're just on the outskirts of the downtown. So we do have that area where we're transitioning from a lot of single family residential um into these commercial industrial areas as we move our way north through the area. So the proposed use um that is before you today does work within what was envisioned in

terms of activity center which does have a mix of uses but also fits within the character of of this regional retail center area. Um, in terms of just like the hard numbers between the two developments, the original plan had about we'll say about 22,000 more total gross square feet of area that was envisioned. Um, had a just slightly more parking, you know, 314 to 306 that was envisioned. Um, but again, um, it was industrial in nature, which at the time, like Mr. Rich had mentioned, it it was a best guess at the time. But now as uh the market has changed, we um it's been determined that additional retail and an entertainment use is is better use of the property. So overall, we're looking at similar overall gross square footage of buildings. Um the overall shape and function of the largest buildings that anchored both developments are generally about the same. Um the biggest changes from um from a building typology standpoint is going to be here at this northern end where you did have one singular large building industrial in nature with two more inline multi-tenant retail buildings. Um and here just to give you an idea as to what the the original industrial buildings were to look like. This this was a little bit of a of a typical of a elevation of what they might look like. So the one modification request is to the fenesttoration requirement that states that on the street facing facades of a development which would be this east facade here facing Ward Road um in the pedestrian view zone which is by the UDO defined as the area between two foot above grade to 10 foot. So it's the 8ft section between 2 feet and 10 feet above ground. Um that area is supposed to have a minimum 50% composition of clear

glass. Um again most of that intent there is for wasn't necessarily envisioning these kind of more utilitarian purpose-built buildings. They were looking more along the lines of what you'll see with the multi-tenant buildings, which this one meets that 50% requirement for clear glass along the street facing sides with this being here, the east building elevation facing Ward Road. So here it it perfectly meets that standard. We're all going to have individual tenant spaces anchored and faced oriented toward the street. Whereas in contrast, this building again there's no there's no practical reason as to why clear glass would be provided there. It conflicts with a lot of the internal use and layout of the uses that will be specifically be served or housed within this building. Um the calculation works out right now that there's about this is a little bit of an angled corner here, but it's right now about 1.67% fenestration. Um now to make from staff's perspective um one of the things that they're doing to provide some of that additional architectural interest is again the the use of the different materials colors projections and you could see a little bit here but it doesn't quite give you the full picture of of the amount of landscaping that is intended to be planted along that street frontage. Um so between the change of materials projections um change of color in conjunction with the amount of landscaping that's going to be provided there staff feels comfortable with u with what the the softened appearance of what that building would be to oriented toward toward Ward Road. So staff is supportive of that modification request. I I mentioned the comprehensive plan. Uh there was a neighborhood meeting that was held on um April 9th, 2026 that no

members of the public attended the meeting. U there are three uh conditions of approval. Uh number one being the modification requests that I went over and number three captures all the road improvements that are being tied to the development of the of the site. So with that, I will yield to any questions you may have. Thank you, Hector. Do we have any questions for the staff or applicant? I'll start this way. Commissioner Yarrington, do you have anything? Commissioner Hatcher.

Uh for the applicant, um you said there are no currently planned uh tenants for the flex office space, correct? you you had no currently planned tenants already for the additional for the third building for the most northerly building. I haven't even started to market yet. Sure. Um and in any of your other locations, uh do you have any similar type of colllocated buildings like this?

We really don't. I mean the the Summit Orchards has a has a vacant space where the Mod Pizza used to be, but it's totally different kind of space than this. We really don't see a lot of retail demand this far away from Chipman. So I see this as more office, financial services, title companies, accountants. That kind of a use is what I see in these buildings. I mean u but I haven't begun to market it yet. I mean that the exposure on the northerly portion of that northern building is going to be pretty good. But you're you know as every day the traffic on ward gets better and better. It's just it's it's it's a route that the citizens of Lee Summit aren't really familiar with because it's fairly new. So, I believe it's going to come to it's going to come to its own, especially when we get the rest of this development done. So, it's

it's only taken me 30 years to get here. So, Got it. Thank you. Sorry. Um this might be for staff. um the phasing conditions um will the phase 2 when it's when it's developed is that going to require a separate approval or is it included in the in the PDP? It it's included. Uh so right now it's tenatively intended to be built over two phases but if the demand is there then at developer indicated they may just build it all as a single phase. Right. Okay. So but all the improvements will be required with phase one. Perfect. Thanks. Thank you, Commissioner Tfton.

Yeah, thank you, Chair. Um, so when I'm looking at that uh southwest corner of the development, you know, where that little plot of land that says could be more parking if needed. Looks like they have a you guys have a pretty robust landscaping plan back there. So, um I And is there a sidewalk go going through that area to connect to the apartments? I was trying I thought on one of the slides I saw a sidewalk and then I' not seen on another so I didn't know.

Not d not directly from like the apartment. Well, there's a sidewalk connection. You you would have to go back out to the public sidewalk along Ward Road. So just internal to internal. No, there No, there isn't. But there's a sidewalk connection from Ward Road at two locations internal to the site. So that would provide a means of pedestrian access into this development. So there's no like pedestrian access from the west side of the development, which is Summit Woods. You know, I could see people coming over from that uh area as well as the South apartment complex. So you're saying they have to go out and walk on the sidewalk. We know they're not going to do that,

right? So, right, so the summit technology that outer well right now there's what's called outer I believe it's outer view road. So, that is not under the control of of the developer. So, they don't have right to access to to that private road essentially like a open access for pedestrians to connect to their property. Let me this might Yeah, thank you sir.

Right. So right now all the residential is is to the immediate south in the Trilogy apartments and then across the street to the east side um of Ward Road and along Donovan. This would all be the Seeitech kind of industrial flex office flex industrial spaces here. Um, so right now, Outer View Road, which is a private road that goes north south. The developer doesn't have right to access to it. So there's no I'm not talking about car. I'm talking about pedestrian. Sure. Yeah. But again, because we know there's going to be people walking over from that site. They might be, but again, the

I'd be pretty certain that people would be coming, especially if there's opportunities to do things over there with in the fund center or the other shops. I just I don't think closing off pedestrian rideaways to that outer road, the outer view road or even the the I mean we also know that probably most likely you're going to have pedestrian traffic coming from the apartment three apartment complexes correct in the v immediate vicinity.

Right. They would access it off a ward road. I just want to make sure we have pedestrian access. I'm most concerned about from the west side to the property if I may help answer. Uh John Hus SK Design Group 4600. Uh what is it? College Park. Uh Overland Park.

Thank you. Um the reason there's not a direct u pedestrian access to that is there's almost a 20 foot vertical difference between the finished floor of the funplex and the apartment complex. So when they graded their site um their site remained relatively high compared to this northern tract. So while stairs could be put in, we could not put in any sort of a ADA compliant access without retaining walls and other issues. Plus we have relatively major U north south utility corridor just to the west of the building.

And so that prohibited us from doing walls or some other things because we can't build structures over the easements. Right. Okay. Okay. Well, that does help me understand that. I do think it's an unfortunate thing for the development um from the west side, but um and the south side that people are going to have to go to the east, north. That that is correct. And that that southwest corner um that you mentioned um there is the foundation of an old was it million gallon water tank. million gallon water

that's there. So that area the gray change is very difficult to do. Now my understanding and uh is that most of the clients that tend to come to the funplex tend to be more um younger kids not adults and adults have a tendency to drive or they will they will find their own route. Yeah. I I don't know if that helps explain the why it's not there. No, actually you did explain it, so I do appreciate it. Thank you, sir. Sure. Thank you, Commissioner Groono.

Um, let's start with the applicant and the applicant would be Rush Fundlex. I have questions about the actual funplex operations. What would you say the looking at your other um locations in our area? What would be your peak times that people are at the facility or using at the building entertaining themselves? After school hours uh during the week and Friday and Saturday uh evenings to uh afternoons to evenings. Okay, those are definitely the peak times. We don't open until 10:00 a.m.

Okay. So, one thing about traffic related impacts of our use, there are none in the morning. There's no AM peak traffic impact because we're not open. Uh that was one good thing uh that helped us in the traffic impact analysis numbers. What about PM though? PM is kind of spread out. Um but it it starts, you know, after school. School lets out at different times, but you know, the 3, four, five o'clock. um that time frame. And then I I heard that there'll be a cafe. Will um right at this location? There is. Will there be a bar alcoholic beverages being served? It's not planned.

We don't have alcohol at the other two uh Kansas City area establishments at this point in time. Great. That will help when it comes to figuring out who's actually going when and if they're driving or walking. That's right. Okay. Um, I think that's it for for you. Thank you so much. I do have some questions around the improvements and the traffic um the street road improvements just so I got my head wrapped around it and I understand. So, will you walk us through these improvements one more time? Certainly. Thank you. You want to do it, Hector? No, I'm just kidding. You want the laser port?

Oh, yeah. How do I get that? Let me come down to this one. Then just select that one. All right. Thanks.

Okay. So, this is the intersection. Sorry. Susan Barry, city traffic engineer. This is a T intersection. Currently, the west leg is missing. The northbound, what's shown as the northbound left turn is currently, it's there, but it's shorter and it allows for U-turns. So, uh, the first thing they need to do is extend that to 200 feet plus the taper. Um, it will still allow U-turns. That's our goal because, um, it helps get people into the Trilogy apartments that are just to the south. Um, over here on the east leg, currently it's two lanes, right lane and a left lane. We're going to add a third lane, one for left, one for straight, one for right. um they'll have to add the signal mast arm to obviously um oops sorry on the east side to account for this fourth leg. Um and then entering is a single lane exiting is two lanes and this little island you see um that is it's a rollback curb I think is where we landed. It was a roll back curb. We were concerned about the turning radiuses of trucks and uh buses getting in there. So that's kind of a roll back curve. It's not a standard median. It's kind of a imagine the inside of a roundabout how you can roll up on there. Um and then um I don't know, we didn't talk about the fire lane that goes all the way around the outside. Um but we did have a lot of conversations about how that tied into the entrance. And so we kind of uh we talked that over talked about signage and how to make it so that no one accidentally turns in there because it is one way out only and it's just for fire. The other access is right in right out with an accompanying southbound right turn lane. Did I miss anything? Do you have a specific question?

Um I drive this road a lot. Okay. And in the evening, um, this is becoming a more well-known area during the 5:00 traveling home. Um, and there's lots and lots of traffic on this road a lot. So, I just wanted to understand, um, could there potentially be more people coming in turning when Just wanted to get my head wrapped around it. Um, when it there will also be a southbound. No, there's is there there should be a southbound right here. I might have to check my notes. I thought we were requiring a southbound right turn lane at the main entrance. Okay. Sorry. That's okay.

I can check and come back. Yeah, that's good. My mistake. It was not required by the study. Uh it's required at the right in right out exit because um that's where they uh assume the majority of the traffic's coming from to get to the run rush fund parks. And then the the right in right out that's going to have a new lane developed right there or input in there. So it's like a dedicated right-hand turn, right? And then you still have the two lanes that are still coming through. So

there'll still be two through three through lanes. Yeah. Fantastic. Is there I don't think there's a median there, but now I'm losing my mind. Is there a median? Okay, great. Um that is all of my questions. Thank you so much. Commissioner Jana Ford. Thank you, Chair. I try that a lot. Um it uh let's start with the architect, please.

Sorry, the architect. I don't think I was heard. There are two applicants here or three rather. Um okay, so I now know what the back lane is. It's Fire Lane. Glad I know. Um, so the 88 spots you have down on plan West, I understand it still meets accessible um, distance, but is there a reason why it's not in the front of the building instead of on the side of the building? Well, we want to have that drop off zone there for all the traffic that's coming through there. And we felt that by having the parking as shown here isolated for the ADA compliance, it was more of a direct route. it would be less disruptive. Otherwise, you have to have parking here,

this location, you're crossing traffic for the drop off zone. No, I appreciate that. That makes sense. Um, so then on that same side, the west side, um, plan south of the ADA, we've got a slew of spots and then banked by a trash enclosure. Is are those spots intended to be for those working in the building instead? I'm just curious why the sidewalk dies into the trash enclosure instead of extending all the way to the front. Again, we were honoring the uh the prototype design that they have for their facility and that's why we did that. If that's a comment that you want us to explore with staff, we can certainly look at it.

I think it's fair if you're trying to make everything accessible that you have access from that last spot to the entrance instead of just dying behind the trash enclosure. Um, but that's just my thoughts on that. Um, see So, if you were to go to the elevation, if you can I'm not sure how to get to this to our presentation. Your presentation. Okay.

While you're pulling that up, Mr. Sto, if you can also stay up here. It's a question for both of you. Um, so there is a modification request to reduce the amount of clear glazing just due to the uh function of the building. Now, aesthetically, is it possible to bypass that modification and still meet it if you were to use some kind of like spandro glazing? Is that a consideration that could be used? The ordinance technically, I guess you'd be somewhat meeting the ordinance and that the requirement is for clear glass. Um, but uh there would still be a modification.

There would still be a modification. Okay. Now, Mr. saggy. So, would you consider still having to have a modification either way to maintain an aesthetic that aligns with um you got the Trilogy Apartments, Donovan, you've got Cooper Hawk, Aldi's all just in that adjacent area. Would you consider that would it be the east facade having some kind of faux spandro glazing to kind of create some continuation while still maintaining a function inside? You're asking an architect that question. I am an architect myself. As a pure as a purist, I I think when you show spandro glass, it's not being very truthful about the building

and that way uh it's dark all the time. It's not actually illuminated. So I I think it actually takes away from the building's architecture by doing that. Okay. It's just something I I think would help and I guess my in my mind this concept of rush funplex is to create a competition essentially to main event and so when I think of main event

uh you can correct me if I'm wrong but when I think of main event all their buildings that are new have a lot of design moments to it and so that's why I was thinking in this building that's new build versus the other two in the metro that are retrofitted. There's a lot of options to make it a design element to help tie in with all the other buildings on the south side. So, it's a question and a comment in one. Um, but understanding like the design element, it was just mimicking an existing successful prototype.

We're hopeful that if you look at the development as a whole that we were comprehensive enough to have the glazing as Mr. photo indicated on the other buildings that were facing the parking lot so they would have a luminous nature to them. We also changed the building's prototype to create that corner treatment that was also mentioned earlier to allow glazing to be on that corner. Again, these are things that uh the developer was allowing us to do that was an alteration to their prototype. So again, we were trying to keep maintain that prototype as best we could. Okay, now that helps me understand. Um, that is all. Thank you so much, Commissioner Tazinski.

Thank you, Madam Chairman. Uh, Hector, question for you. Um, I think this is a great I think it's a great concept. Um, but we all know sometimes things don't work out, sometimes things do. Um, in the instance of this not working out, would the next applicant that came in to try to repurpose this building, would they be required to put all the glass in to get to 50%. Or are we locked into this building as we approve it today? You know, because it doesn't meet the code and we allow it to go in. So, what is the situation there?

They would not be required to upgrade. as long as they were as long as they did not have to go before this body go through a public hearing process in which maybe a condition can be added to upgrade to meet current code or whatever the code might be at that time. will say um if if they're able to make other changes to the plan or to the building um that don't require going through a public hearing process. Basically, the modification is there in perpetuity until such time as a new plan might supersede that.

So that wouldn't be dependent upon the building use or the business use unless it is a totally different. It would almost really be given the size of this building, it would really almost be almost like if they were just to to redesign to reface the building or just take the building out altogether or just make some other significant design changes that um bring it out of conformity or out of I know people hate this term probably because it's a little bit nebulous the harmony you know living in the harmonious with the other buildings. Um, so unless it's one of those cases where someone is significantly altering the look so that it no longer matches uh what was previously approved or the nature of other development in the area. Um, that requirement to keep the building with no glazing on the east side would stay in perpetuity. So, if staff, you know, Shannon, if he could uh speak to this or or our attorney, what language would be appropriate to include as a condition to have this building have to come back and be modified to meet the code if a different if a different owner, different business, different entity comes in and wants to do something different with this building. I mean, we already have language in the UDO about what constitutes significant changes to preliminary development plans, and they generally speak to as it relates to architecture is if they're making changes in architecture that are no longer compatible with existing area or or it's a complete redevelopment of a site um or they're increasing the size of a building by a certain percentage. Outside of that, I I don't know that we can really do anything.

So, hence the reason this is a big ask in my opinion. Uh, and I think it's been brought up a little bit before. Um, and that's why I'm wondering if there's any other repercussions, you know, because this building, I mean, I don't know what architects I mean, you'd know probably what you you designed buildings for 30 years, 50 years, 100 years. So that's why I'm kind of asking if there's anything else that could be done if something changes um down the road. Uh Commissioner Tazinski, um after a quick consultation with the attorneys, um I think we'd want to take a little bit of time and do some research before we can give you a real answer on that.

Okay. Would you It doesn't help us here, does it? because we need to make a vote on this tonight and I don't really feel like there's any interest in in tableabling. But

chair or kind of to piggyback on it, would uh it sounded like at least the architect would prefer not a faux glass situation, but would perhaps substituting the glazing for some type of like accent paneling or something with some visual differentiation be a possibility. Um, just looking at the side of it, I mean, it it looks like a warehouse to me. Um, as far as the the coloring and with the lack of glazing, um, I think I'm maybe thinking along the lines of, uh, K1, the cart racing on, uh, 470 there that structurally is very similar to a warehouse, but based on the colors and some of the paneling,

doesn't really look like it. Um, would it be possible to substitute the glazing for something with a little more visual interest? And and again, just I I think that's an awesome idea. Um, but just for the east side, I think that's what we're talking about. The one that fronts Ward Road there, I believe,

um, if I may, just the record, we designed the K1, our firm did. and and you're right, we were able to take some liberties with some of the articulation and the colorways and such. Again, I can't make that representation tonight, but we would certainly take it under consideration. I I'll have um um Mr. Miller speech to that as to whether you have that kind of discretion or not.

No, Commission. Uh this issue is uh us driven inside our building. We have laser tag areas. We have a 14lane bowling alley. You know, you don't go to many bowling alleys and see windows along the side of the bowling alley. It it just doesn't happen. Um so controlling that interior environment is important to us for those reasons, for those uses that are inside of our our building. Um, however, you know, we've come up against this issue before and with the articulation of the building, with the additional setback and landscape with along that side, the additional landscaping that we're putting in above and beyond what the city code requires. Now, uh, those are some offsets that are typically considered. If a concern is commission that this is passed on to somebody else down the road should we go away that's easily solved by applying that condition specifically to this use and to this user. So unless Rush Fundlex comes in another form to this city you're you're covered. Uh and that's legally defensible and I'm sure your attorneys would agree with that. doing something else. And we have done other things in these panels, if you will, these areas that is not an opening into the building, but um you know, it's it's an articulation. It's something that typically we've been given leniency to work with staff, you know, in the condition to find an acceptable alternative to what would otherwise be the glazing on this side.

Yeah, that's exactly what I'm suggesting. And if we could So visually, I mean it, you know, it breaks it up a little bit more. It breaks it up more than just Well, I also appreciate that um you know, you were considering the additional buildings as far as the design and the glazing and kind of looking at it comprehensively. It also sounds like it is a possibility that you know, those are built down the road and without having tenants in place that could be fairly well down the road that we just have this building for the time being. Um, so you know, keeping about the 50% but substituting that material for something else like a metal accent panels, anything along those lines seems like a reasonable accommodation.

Yeah. And I think I would be inclined to uh allow I mean not allow the right word, but to recommend that you work with staff on this, but I don't know if commissioner Yeah, I was just going to share on the record. For example, I'm looking through some of your new build rush funlexes. Sorry, Rush Fun Plex, and there's some unique design architectural. For instance, like the Las Vegas one, it fits in the zone of just like the city of lights. Um the the ones in Salt Lake, or is that just like a Las Vegas is not uh we don't have one in Las Vegas. Oh, well, there was I saw a picture of one. Are they using our name? Um I don't know. But it says Russ.

It has your logo on it. Is that right? Wow. Well, we don't have a a facility in Las Vegas for record. It's from Las Vegas Review Journal. Wow. Um, yeah, but the one in like Syracuse, Utah, it's it's got more design elements. Um, now Syracuse was the old industrial building that we went into, it was 128,000 square foot building that we repurposed to a rush. So, it had a lot of different components to it when we So, so that's a little different. It wasn't a new build, but I'm sorry. I didn't mean to.

No, you're fine. I appreciate you letting me know. I think what I personally am after is just consideration of uh I believe I can't I think Mr. Sodto called it a retail destination center. And I think buildings that go in this retail destination center need to speak to that the value. Um, you know, there's a lot of opportunity here for four-sided architecture that allows the functionist to remain while keeping the pure form inside. I just think that it's worth exploring. Yep. And and we're happy to entertain a condition that would allow us to do that absent putting in uh windows basically. So, anything other than that we're happy to explore. Thank you.

Thank you. Thank you very much. Uh so for staff then uh is this something that we need to put on the record for this condition? Yeah, you can make a motion to put a condition in there that this staff and applicant continue work together to find additional architectural treatments on that side um in lie of the glass between now and uh and city council. that answer what you're looking for. Yeah. All right. Perfect. Thank you, Madam Chairman. Thank you.

Thank you. Is there anyone who wishes to speak in support or opposition of this application? Everybody's pretty much gone. Any additional questions from the commission? Does the applicant care to respond to anything we've talked about? I think the one thing that' be important to note is that if we were to make some additional changes to the facade to articulate it more, as long as it doesn't affect the integrity of their operations inside, I think that we'd be open to that. Okay. Thank you.

I did want to say one more thing uh that I forgot to say earlier in my presentation. Appreciate staff's efforts. Uh, I'm an old city planner myself and really like the staff report, the structure of it, the recommendation section covering the objectives of this zone and the land use designation and how we meet those requirements I thought was spot on. Appreciate it. Appreciate your support here tonight. Thank you.

Thank you for saying that. All right, hearing no further testimony, I will close the public hearing and reopen the regular meeting. Are there any is there any commission discussion on this application? I know we were talking about adding that condition.

Yeah, Madam Chairman. Yeah, I I would be in favor. I first off, I think this is a really cool development. I think it's going to be really great here. I think it's it's if we just add a little to it and I think staff is perfectly capable of of coming up with that. Um they they've been working with us for a long time so they they know what we we look for. Um but yeah, I would be interested in in in maybe additional uh condition that the staff and the applicant work together to develop the east side um more in an aesthetic. That's that's as we've discussed tonight between now and council. I would like to add maybe in le of just east side to make it a cohesive building architecture it's all sides

any any comments commissioner trafton I would just add like um Mr. Rich and all the all the gentlemen involved in development of this. I appreciate the effort, you know, to put something into that nice little sloth of land. Um I drive by that frequently and so I'm really excited to see something like this that can bring some energy over to that kind of like that northwest corner of that area. Uh because we know that big building, you know, it kind of gets ominous over there. So that'll be nice, I think, and continue to move the community forward. So, thank you for your efforts. I appreciate it.

Commissioner Hatcher,

I just add uh echo those comments. I mean, thank you to the applicant and developer. Um great presentation and and I think it's a good project. Um, I would just say as far as my personal thoughts on the uh motion, um, working off of what we already have or the request to allow 1.67% clear glass finish. I would suggest uh modifying that to modification shall be granted to the minimum 50% clear glass finish to substitute for 50% um substitute accent material or something along along those lines.

Okay. So yeah, I think uh the Rush Funplex is much needed family entertainment for these summit. think it's a welcome addition for the community and we we need that right in these summits. So I think it's it would be great great for the community. Thank you.

I just have one comment. Um I'm not sure if we need to address the minimum 50% in exchange for anything. I think what we're the end goal is understanding the function of the space. The 1.67 isn't an issue. more so now uh articulating the four sides in a certain way that doesn't look as industrial. I could be swayed, but that's just where I think I feel like it might be complicating the modification. Yeah. And that's I yeah I would almost if if you know um if I I think from my mind I was trying to keep this more in staff's favor you know and staff's ability. I just didn't if if you really would like that we can do a second amendment. We can do you know we could do the first amendment and then vote on it then do a second amendment and vote on it if that would if that would make you happy. if that's something you really want to go with or

No, we whatever you suggest then I was just uh working off of um exactly what we had in the recommendation as far as modifying that but yeah okay it's possible as I was saying if if you felt strongly about it go ahead and motion I think I'll be good with it just looking at what we had there

all right um yeah and and thank you you know to the architect I don't know if we even had this much discussion on the K1 so I think I I think you could probably maybe start thinking through your head of how you could maybe do it very similar cuz I I didn't really even see much of a concern with that one. That one was a very beautiful building of what you did out there. So, drive by it every time and wish I had the time to go to it, drive a go-kart, but um but I do not. Um so, back to you, Mad Chairman.

Thank you for bringing this project. Um thank you, Mr. rich for sticking with a difficult plot of land and finding something that works. Um I I have a new grandson, so it'll be a little while, but um I have somebody I can take there now. So that's that's exciting. So if Are we ready to make a motion? All right. I'm going to ask you, Commissioner Chisinski.

Sure. Let's do that. Find it. And here we go. Okay. Okay. All right. Madam Chairman, I move to recommend approval of application number PL2026-070 preliminary development plan the Rush Fundlex lots 133 900 Northwest Ward Road Rush Funlex applicant. We'll have to do the We'll have to do the next motion. Okay. So, we need to do a vote on this and then we do the modifications or

we need a second. Oh, second. Yeah. And then we do another motion. And then we can do a motion to add a condition. All right. Madam Chairman, I'd like to add a condition to uh so that the staff and applicant work together to develop a cohesive building architecture on all sides uh between now and the council meeting. Second. Okay. So, we need to get a roll call vote. Edward Yarrington, yes. Payton Hatcher, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Gno, yes. Tanya John Ford, yes. Chip Tazinski, yes.

So, the first motion is passed. And we need a roll call vote for the second, don't we? Yeah. That vote was for the second. That was for the second. Now, we're going back to the first. for the original motion. Um, with the added condition, is there any discussion? No, we've already had a motion on it, so we're ready to go. Edward Yarrington, yes. Payton Hatcher, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Greno, yes. Tanya John Ford, yes. Chip Tazinski, yes. All right. Thank you. The motions have passed. Thank you.

Hey, Madam Chairman. I'm assuming I'm assuming we're now at the round table. I was giving them time to get out of here. Gotcha. All right. So, yes. Did you have something for round table? Yes. Just real quick, um, you know, over the last few meetings, we've had several new members and a lot of discussion. Um, I just would like to ask staff if we could potentially have a review of those conditions of what we really our function is as a as a planning commission on those items that really we need to focus on when it comes to things come in front of us. I think we're getting off track a lot.

Yeah. Yeah. We we are already in discussions on that and preparing for some training and some some education support for you. Thank you. We do have two open seats, so I mean it might be good to wait until we get the new people on board. Yeah, some of the ideas that we already had was to kind of update our staff letter to include some of those criteria. So, those criteria are included in the staff letter and potentially attaching um those criterias as part of the packet as well. Um in addition to some training and some some more um kind of um education when it comes to that kind of thing. Yeah. And believe me, I I would like to have, you know, that to go and have that discussion again because, you know, I've been on the commission for five years now.

There are quite a few of them. So, even I refresh myself. So, yeah. And it comes time that you'd be like, it's nice to just kind of know uh what what we should really focus on as opposed to what we shouldn't. And I think I would love to have our attorney be president so that she can tell us what not to focus on because I know we had a lot of discussion about, you know, tax incentives is not part of this body. So, so I appreciate Absolutely. Thank you.

Well, I asked the question cuz I just was curious as a learning thing. I mean, that's that's um sometimes it's just good to understand it a little bit, but um also I think um if we're asking questions, if maybe instead if someone's not ready to ask questions because they're gathering questions, maybe we skip that person and go back so we aren't going back two or three times to people. I think that would make the meetings go a little better. Um, and so what on the agenda, it was very confusing at the beginning. Um,

we'll we'll uh do what we call an AAR on that one so if in the future it does not um become so confusing on that. Okay. So, we'll we'll do a review on that and uh get back with you on the It was very confusing. Okay. So, it's not the first time we've had an application like that, but the way I try to understand it, and please tell me if I'm right, it's if we're comp if we're amending a comprehensive plan, that always goes first and then we approve it to go to city council. Is that right? Recommend approval. Recommend approval. Um,

for a comprehensive plan, you are the final acting body on that. So you approve the comprehensive plan amendments and then but we had two right. So the first one was amending the comprehensive plan and the second was sending to city council. No. So the first one was the the consistency finding for the LC plan LC plan and that one does go to the council. So that's the second one is the comp plan comprehensive plan amendment that amended the comprehensive plan use map to match the master developer or master development plan. Okay. Um, so it more more closely aligns. So that always goes first though. Amending the comprehensive plan always first. Maybe I'm just here.

Let me let me explain why this was so weird. Normally in the the planning aspect of any project, especially like a potentially incentivized project, the PDP acts as um a requirement under the LCA that it's a requirement that it go before the planning commission or whatever agency any like city has that handles planning. And there's a consistency determination that occurs.

Okay. The PDP usually is what happens in that situation. However, because the PRI land is so massive and because they're approaching it in a comprehensive way instead of peace meal, the purpose of David's presentation was to get that determination from you guys so that they could go to the LCA board. Okay. And and by statute meet that requirement. Okay. Okay. So, uh, previously it's always been done with a PDP or or some type of like, um, twin, what am I what's the word here?

Land use action with the, uh, financial request, incentive request. But because this is such a weird situation, we had to basically determine what would be sufficient under statute as a determination from from you, you guys as a body. So that's why it was super wonky tonight, okay? Because this normally doesn't happen. This normally is not what not the procedure. So it's safe to say we should expect a second situation like that with the other large 3,000 some acre.

We haven't we haven't gotten to that that part of the planning yet. So I we don't know if it's going to be the case. I will say the the southern portion of the PRI property is going to be more residential, a lot less of the the commerce centers that we're looking at in the the northern portion. So it it's maybe if we if we if staff feels like it's it's a necessary thing, but also potentially not. Okay. So,

so are you saying that that first motion which was to direct staff, that was the motion that probably wasn't appropriate for this particular thing that we never even made. I think it was the motion about directing staff to Yeah, that was that was that was what that's why it was confusing because it said um pres we I moved to direct staff to present a resolution recommending that and that's so the the original way I had it structured in in the agenda was two separate items to take two separate action paths and they got combined. Hey, we all learned a lot. We should have called a recess. Can I make just two quick comments?

Sure.

Um, first off, uh, last meeting I think I asked for additional information and data to be shared. Um, and I appreciate that being sent. So, thank you so much. Um, as you guys are working, we were looking for just um, how numbers are looking in comparison to um, the comprehensive plan and the residential components of those percentages. Um, so I appreciate that being sent and it was sent very promptly and timely. Appreciate it. two, um I noticed in both of the preliminary development plans that there were um 3D renderings of some way, shape or form. That is so helpful. I know we've made that comment several times of, hey, can we continue? We'd like to continue to see this. Um and I just want to acknowledge that they were in there and it it's really great to be able to see it. So, thank you.

So, those are great. Um the ordinance requires kind of those flat um elevations. Um we do make highly s we do suggest that they do provide something a little bit above that. Those 3D renderings are kind of an artistic um interpretation. So sometimes they they they look beautiful. Maybe they Yeah. No, but but it helps especially if we're dealing um with some elevation challenges or issues. So just wanted to acknowledge that. Thank you. Anything else? Um Commissioner Trafton? Yeah. Are you were you referencing the report that Miss Alpers sent out related to the housing stuff? Um, it was the April report on the website that you can pull

the quarterly report from the first quarter. I don't know what you're talking about. Oh.

Um, well, oh, she's back. Um, uh, Miss Alper sent out the development report for March of 26 that includes residential data as well as commercial. And then I appreciated all the that data and information. Um, you know, cuz I love data and I love the numbers. And so I know you and I always talk about that, but I also am curious. Living units are units that are actually like lived in, right? The occupancy permit, LA, and then permitted is they're under construction, right? The only thing I felt like I was curious about still here was what's been approved as a preliminary development plan. So, what do we have out there? and the and I understand like I know not everything gets built that we approve here and but it also it's just a question I had and then the other thing I was curious about was on you you have on that sec I think it's like the page single family comparison report just so I'm understanding this this is for the first quarter when you're comparing it to other years is that correct yeah and then Um, is there also a multifamily comparison report?

Uh, good evening, Tracy Alers, uh, director of development services. I think what we sent you or what I sent you last month was our our monthly report. We have monthly reports that we prepare. We have quarterly reports and then kind of a year end in review that's usually released in the first couple months of the the subsequent year. Oh, yeah. It does say monthly. I'm corrected. Thank you.

My apologies. Um I believe for your first question um it's looking at the month that that same month the year prior for comparative purposes um and in the quarterly report similarly that quarter to the quarter prior. Um a as for the information on PDPs that have come through the pipeline and what their status is. Um I think staff would beg your patience on this one. We're right now uh staff from multiple city departments are are starting to pull together different ways to track and more importantly how we convey information not just to city council and planning comm uh planning commission but public at large. And by doing that also providing some clarity as to what certain terms that we use regularly what they mean so that we're all kind of speaking the same language and using the same performance metrics because what some people may feel is permit ready someone's looking at it from a different lens and thinking something very different. Um, and we're thinking about that both in terms of single family housing, multifamily housing, and just PDPs in general, whether they're uh commercial or residential in nature. So, these are things that we're starting to to talk about. I think going through this uh spring election cycle, we got a lot of questions about housing. People were looking at it from a lot of different lenses and we realized that we probably can do a better job of better explaining th those metrics and the terms that we use every single day and being able to present the data in a way that tells stories about what's happening with housing production here in Lee Summit.

No, and I thank you for that and I really appreciate this level of detail. There's a lot of detail in here so I don't want you to I'm not trying to be critical. Understood. I I do believe this is an amazing step forward and I love the transparency that you're trying to provide around this issue. As we know, it's a hot button issue in the community.

Well, and I think we also realize that there are some people that thrive on the more quantitative nuts and bolts information and the data. There are also folks that I think benefit from hearing the stories that that data translates to um and what they see when they're driving around the community. So um I think it's great to have the the data be being able to present it multiple ways is also very helpful. Yeah, thank you so much. I just wanted to acknowledge the effort. So

one last thing one last thing while I'm up here. Um, I'd be remiss over the course of the next couple weeks, maybe even the next month. We've uh been working for several months uh to update our development services website. You're going to start to see the fruits of that labor roll out um here in the next couple weeks. It's been a collaborative process with our creative services department. Um, it's been an opportunity to do a lot of housekeeping, a lot of updating, um, and make portions of our department's website a little more intuitive, um, and easier to access whether you're a commissioner, a member of the public, an interested applicant and the like. Um, so you'll start to see that roll out. So, if you're poking around online and things feel a little different, it's intentionally so. Um, and those are changes you'll start to see here soon. So, thank you.

Thank you. Anything else? All right, we will adjourn at 8:07. This doesn't Hey, hey, hey. feel