Planning Commission - Regular Meeting

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's 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.

Hello Lee Summit, I'm Jordan. Here's your flash briefing for the week of August 10th. City Council will meet for a joint session with the Planning Commission 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 cityofls.net. If you see a pothole, report it on LS Connect. It's a quick and easy way for residents to report common non-emergency concerns, such as potholes and streetlights. Simply snap a photo, mark the location, and submit the report. The LS Connect app is free to download on any Apple or Android device. LS Connect is also available online at cityofls.net. And Green Street has a full list of free events coming up, including silent book club, fitness classes, and a back-to-school fair. Find all event information at greenstreetls.com slash events. 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 design 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's 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.

Lee's Summit has two dog parks, Happy Tails and Dogwood Park. Dogwood Park is more on the north side of town. It's off of Victoria Drive, right off of Douglas. And Happy Tails is down south, right off of Ranson Road, near where the water tower is. Dogwood Park up north has a walking trail, a puppy splash pad, and an activity area for dogs so that you can work out your dog and work on different techniques and tricks and a lot of open space too so you can just run around and play with your dog. Happy Tails down south has a walking trail, a lot of trees, and also has a puppy activity area but doesn't have a splash pad. So if you don't want your dog to get wet, I would recommend going to Happy Tails. both parks have a paved walking trail that goes all around the outskirts of the park so that the owners can walk around while their puppies play it's important to also note that we do not discriminate against any type of breed however no aggressive dogs are allowed in the dog park and all participants in the dog park must have a city of lee summit animal license and be up to date on their shots I would also note that there is a separate area in each park for large dogs and for small dogs. And the definition of a small dog is posted on the gate. So outside of our dog parks, the rest of our parks require your dog to be on a leash at all times. There's a city ordinance requiring that. So our dog parks are the only place that you can allow your dog to run around loose outside of your own yard. We provide the opportunity for people to play with their dogs off their leashes and have a chance for the dogs to socialize so they can run around free off the leash inside of a contained space. They're open year round from 5 a.m. until sunset, no later than 9 p.m. And they're open all weather. So you can come play in the snow, you can come play in the rain, but just be sure to have fun. To find more information about our dog parks, please visit lsparks.net or find us on social media.

Keeping 500 miles of public sewer lines flowing keeps utility costs low and our environment healthy. The Lee's 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.

Hold 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 and 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 five-year period, keeping costs low and our community healthy today and for years to come.

Traditionally, we think as police officers, those responding to law enforcement needs within the community. But honestly, we are there to serve our citizens. And our citizens do go into crisis. They do have mental health crises. And we're being called to those scenes on a regular basis. In order to help serve those citizens better, we did initiate the crisis intervention team program. These are officers that are specially trained to de-escalate crisis situations. Recently, we've brought co-responders onto the scene, licensed, qualified mental health professionals housed within our police department. and they respond with those officers directly to those scenes where a crisis is occurring so they can interact with that citizen and get them the help they need right there on that scene.

The co-responders are either a bachelor or master level in a behavioral health related field. They wear plain clothes. They don't carry weapons or anything like that.

I have a police radio that I listen to all day. Listen for, you know, those key words. Mental health, behavioral health, crisis.

There's a lot of officers that just call for me. I have my own radio number.

I also have the ability to self-dispatch to them and say, 982's en route. Officers en route. 914. 914. 914.

So typically I arrive after they've made it safe. I'll make contact and get kind of the rundown. And then I just kind of jump right in.

Like, hey, you know, my name's Allison. I'm a mental health professional. I'm here to help you. I'm not here to take you to jail or arrest you. Sometimes

All a person needs is a voice, someone neutral, someone outside that can listen. I do a lot of safety planning, including family, their support network. Who's close to you? If they're home alone, who can come over and hang out with you today? Can we lock away your sharps? Can we put up your meds? Do you need meds? Can we get you over to the urgent care to get you assessed for your medications? Some of them also are like, oh, I'm so glad you came. This made me feel so much better.

Our main goal as co-responders is to, one, get people connected to the services that they need and also divert from emergency rooms and jails.

And they almost get a different view of the police responding. That lets me know you care and the officers care.

Please call the police.

How can we help you?

In 2020, we had 722 mental health related calls for service. 2022, by that time, 1,479. These mental health related calls for service are increasing. How we're responding to that is increasing the number of crisis intervention team officers we have available, as well as the number of co-responders we have available to respond on these calls.

So what I think is important for the community to know about the co-responder program is that we're here, we exist. All you have to do when you call 9-1-1 is ask for us. You know, say, hey, I want a co-responder to respond to this crisis and we'll go. I was really struggling about eight years ago on my personal journey with mental health and I met some amazing social workers and amazing programs that have helped me get to where I am today. I really couldn't see myself doing anything else. We want to help and that's what we love to do.

So I had a client, we got a call, she had some suicidal ideations and she really felt that she had nobody. And you know, in getting to know her story and getting to know who comes around and sees you, well then we found a support person and they responded immediately and we made a plan. I called back and checked on her in an hour and then I checked on her in two hours. We were able to get her into the additional services to where she talks to someone every week or more. I just took a person that really just thought they had nobody and nobody would show up for them and show them you do. And you'll be amazed who is in your corner if you just simply say, I need a little help.

Thank you. you

Okay, we'll call the order the meeting of the Planning Commission Thursday, August 13th 2026 at 5 p.m. I Guess now it's 501 whoops Can I get a roll call please?

Edward Earrington Molly Pesh Peyton Hatcher.

Here.

Dana Arth. Present. Terry Trafton.

Present.

Chip Tuszynski.

Present.

Jessica Greneau. Present. Tanya Jonaford. Present. Lee Moore.

Present.

Thank you. Can I get an approval, a motion to approve the agenda, please?

Mr. Chairman, I'd like to make a motion to approve the consent agenda as presented.

Second. Second. Mr. Chair, I just want to clarify, we're approving the agenda and not the consent agenda at this point?

Correct. Agenda. Correct.

Still second.

Can I get a vote?

Peyton Hatcher?

Yes.

Dana Arth?

Yes.

Terry Trafton? Yes. Chip Tuszynski? Yes. Jessica Grinnell? Yes. Tanya Johniford? Yes. Lee Moore?

Yes.

Thank you. All right, do we have any public comments related not to a specific item on the agenda, but in general to the Planning Commission? I do not have any notices and I'm not seeing anybody running to the microphone. So, all right, I guess we'll move ahead. Can I get an approval of the consent agenda, which includes item A, a vacation of easement on Ward and Innovation Parkway, and then an application for sign at Q39, and then the approval of July 9th's action letter? Mr. Chairman, let me try this again.

I'd like to present the consent agenda as presented for approval.

Second.

Can I get a vote, please?

Peyton Hatcher? Yes. Dana Arth? Yes. Terry Trafton? Yes. Chip Tuszynski?

Yes.

Jessica Grinnell? Yes. Tanya Johniford? Yes. Lee Moore?

Yes. Thank you. All right. That now moves us down to item six, public hearings. And so we have a public hearing on application PL2026-130 special use permit for a convalescent nursing and retirement home at 800-820 Southeast Battery Drive, Hawthorne Equity applicant. So I will now close the regular meeting and open the public hearing in the matter. And those that would be interested in speaking on the matter, can you please rise and we'll swear you in by staff. Thank you. Awesome does the applicant have a presentation that is within the 15 minute time frame Okay, thank you come forward Please announce yourself and give us your address Thank you My personal address

Sorry. My name is David Trigumba. I'm one of the, part of the ownership group with Hawthorne Assisted Living and Memory Care. It's at the, it's 800-820 Southeast Battery Drive is the potential address for what we're wanting to do. First, I just want to thank you guys for the time tonight as we walk through our special use permit and pre-development plan application. for Hawthorne Assisted Living and Memory Care. Again, I'm David Tregemba. My wife, Heather Tregemba, is also part of the ownership group, and we live over in Shawnee, Kansas. Scott Alexander and his wife, Brandy, are also part of the ownership group, and they live right here in Lee Summit. Our professional backgrounds are kind of why we believe we can successfully own and operate Hawthorne. Our personal reasons, we all kind of have them as to why we want to do this project. My mom was in a facility for more than 10 years and that personal experience and what you know, a family goes through the challenges presented, um, trusting in the care that they receive is very hard. And you know, that kind of, you know, we all have a version of that, but that why is why we want to do it. So, um, again, thank you for the time. Also here tonight is part of our design team with Complete Construction that can answer some of the more specific questions about the site, about our plans, and anything that I can't kind of dive into and I'll let the professionals speak to, but probably more in some of the questions you ask later if it comes up. As we move into the presentation here, so Hawthorne is a different kind of assisted living. It's a 16-bed single-story assisted living memory care home built on a quote-unquote small home model, professional 24-7 licensed care, a footprint that matches the surrounding residential neighborhood. On the screen you'll see a picture of a building that is actually located in Texas. It's owned and operated by our mentors and kind of how we got the idea for this particular type of care and model that we believe is a niche in what is currently either a very small home or a larger commercial facility. There's a variety of types of care and we just believe this is a niche that isn't filled and feel very good about the type of care that your loved ones, friends, and family in our community would be. And we're very grateful for their experience and hands-on approach in guiding us as we take on this journey. The site itself is a vacant lot at the corner of Southeast Battery and Southeast Shenandoah. It's the blacked out portion on the screen there. It's 1.88 acres, zone commercial. To the north is a residential neighborhood and then there's other senior housing options kind of directly to the south and east of the property. And then there's also a library and hospital very close by. That type of quiet you know, commercial, residential, we're kind of a buffer in there in our kind of residential offering. And the single story building fits right in. It doesn't, you know, it's not quite as big of a project as some of the other things that might go there. So we feel the fit there is very good. Also on the screen is just the layout of our building. Again, showing kind of that home model with just rooms, open kitchen and living area back to a patio. Again, all very more home-like as opposed to commercial. The site plan that you can see, we've worked with the Planning Commission throughout this time to make a few adjustments, and we believe all UDO setbacks are met. We have an on-site detention pond, so no stormwater runoff. We've worked with fire staff to make sure we have 20-foot-wide fire lanes with dual access from Battery Drive. All parking and drive aisles contained on site. And again, the scale being single-story, landscaped, more residential in nature, we believe is an ideal fit for this site. Thank you. The elevations on the west and east are shown here. Again, very residential. The bottom portion of this faces east and would be the front or forward facing to Battery Drive. The elevation shown, we have some samples of the materials and we can either share those now or later during the question portion. But this would be what you see on the front and back and then kind of on the north and south sides All four sides would have the same elevations, and it'd be a combination of stone, couple different types of siding, metal roof, asphalt shingles, and then plenty of windows that kind of completes that four elevations on all four sides. So I'll move on to our landscaping plan, the perimeter screening, that has trees, shrubs, fencing buffer to the side on all sides. There are street trees, parking lot landscape, and we believe meets all the requirements that we've gone through to meet UDO requirements. Throughout the process, we've responded to some of the staff review and questions that they had to revise our kind of initial plan. The length of term we've shortened to meet within the city standard project within the city standards and project financing needs to go along with some of the special use conditions. We've done some design refinance made through the plan review, all four elevations rendered in color, added material variation across secondary facades, changed the trash enclosure, made sure the fire lane was set to 20 foot clear width with turning radius shown. The parking layout is contained on site as well as the storm water detention pond. You can also see the legend of the materials that will pass around later and showing the class and type of materials that we plan to use and the quality that we hope to build here. We also had a community meeting on June 17th over at the library at Caddy Corner from the site itself. Had a number of residents show up and overall the response was very positive. There were some questions about what we were doing and how we were going to do it. The main question that came up was a big bank of trees on the west side of our property line. The trees themselves are on the Neighboring property line and we aren't in control of those so we have no intention of removing them and kind of relieved everyone from that Some of the other questions were about traffic access stormwater emergency services and as we walked them through our plan I think everyone felt very comfortable with where we ended up and had their support leaving that meeting which gave us You know a good feeling about wanting to be good neighbors to those that are already present in the area as well as fitting in You know with the neighborhood as it sits now To sum up kind of what I've walked through here and why this use fits what we're doing, the character of the neighborhood being single story residential materials, kind of a transitional buffer between the residential and commercial offerings around. We are very compatible with that with low intensity use, not much noise, lightened traffic impact on the neighbors. It's a quiet residential setting next to a hospital. The infrastructure is there. Our streets and parking is, you know, below a potentially larger commercial or multifamily use. Stormwater is, you know, contained on site and we're code compliant with all UDO city policies. So in conclusion, that's a run through of our project. Again, I'm David Chigimba and Chris Bohr is also here with our design team and thank you for your time reviewing our applications.

Thank you for that presentation. Staff have their presentation. Thank you, Mr. Soto.

Good evening, Hector Soto Jr., senior planner. I'd like to enter into the record exhibit A list of exhibits one through 15.

Exhibit A list of exhibits one through 15 are entered into the record.

So a little bit of housekeeping on this one, just to make sure everyone understands how this item is split up on the agenda. So we've got an SUP and a related PDP. They're listed as two separate public hearings. I'll just do a single presentation, and then we will have to, at this point, we're opening the SUP Once action is taken on that one, we'll open then the separate PDP hearing. At that point, I'll enter that testimony from this one into the record for that one. So it'll be two motions, two separate actions as we proceed through this item. So as the applicant has stated, the application before you as a whole encompasses a special use permit and preliminary development plan for the proposed single story assisted living and memory care facility located there at the southwest corner of Battery Drive and Shenandoah Drive. The applicant's initial request So it's a two-prong request, like I mentioned. The SUP itself, the applicant had requested a 40-year time period, which has fallen within the range of previously approved SUPs, which have been on the low end from 20 years to 40 years on the high end for the initial SUP approval. Recently, there has been some concern expressed from Planning Commission and City Council regarding the length of 40-year time periods on some similarly considered senior living facilities. There's been more comfort with more of the 20 to 30-year time period, so reflective of that, staff is recommending a 30-year time period on this application. There are two modifications that do have to be approved as part of this. And to avoid kind of any confusion, the modifications are related to the two separate applications. So there's going to be one modification that's tied to the SUP, and then there's going to be one modification that's tied to the PDP. And that's just kind of a technicality of how things are broken up in the UDO. kind of orient everyone to the site. The image on the left denotes the existing zoning in the area. You've got north of Shenandoah and the Canary color. You've got essentially different portions of the Charleston Park subdivision. I believe immediately to the north is Ashton at Charleston Park. Other zoning in the area in Crimson is CP2, which is primarily everything that's made up between Shenandoah and M-150 or US-50 highway between Todd George on the west and Blackwell on the far east end of this portion of the corridor. The applicant made reference to some of the uses in the area. We've got a mixture of residential, existing residential like has been mentioned north of Shenandoah. We have already an existing assisted living and memory care facility to the immediate south of the subject site. I believe it's currently called Addington Place. Across the street to the east, we have a multi-story residential apartment building, there is no SEP for that one. It's approved as an apartment building, but they gear their clientele specifically toward seniors. So it's more self-imposed, age-restricted apartment development. The libraries to the south and east and the hospital farther to the west. So the site itself is just under two acres in size. The facility has a total of 16 beds, just under 10,000 square feet of building area on a single story. A total of 20 parking spaces are provided, but only 13 are required. So the two modifications, the first one I'll go over is the modification tied to the SUP. So the CP2 zoning district has a minimum 10-foot side yard setback. So that would apply to any commercial building, office building, minimum 10 feet separation from the side property line. The image here on the left kind of blows up what is depicted on the site plan. So right now, the closest point of the northern wing of the building is at 11 feet. So it satisfies the minimum 10 foot building setback for the CP2 zoning district. However, the SEP, has some specific conditions that go over and above that where it states that the minimum side yard setback for an assisted living convalescent home, retirement home, has to have a minimum setback of two times the standard zoning district setback. So in this case, two times the 10 would be 20, but they were only able to, under their current design, get it to 11 feet. Part of the modification request is tied to some of the site conditions. As you can see here, the property itself is irregular in shape. It tapers down from the widest point on the north along Shenandoah, and due to the curvilinear nature of battery drive, it starts to taper down and squeeze at the far south end of the property. Across the northern portion of the property here is an existing water line. It's a medical critical water line that runs through the property that serves the hospital that's off to the west. So the presence of that water line is forcing that building to shift farther south down to the tapered portion of the property, which limits the ability to place the building, places some limitations on the ability to place the building on the site. If we had more of a rectilinear lot, alignment alone that probably could provide enough room. But again, we've got this existing condition of a meandering or curvilinear road that essentially forces the building to the west end of the site. And that, taken in conjunction with the water line that pushes the building south, yields an 11-foot setback. So it doesn't meet the specific requirement that the UDO imposes on these types of facilities, but it's still able to meet the standard side yard setback requirement if this were any other type of commercial building on that same property. So staff is supportive of that modification request. The modification request that's needed for the parking lot setback is similar. It only affects this hatched area off the southeast corner of the building. Again, the presence of the water line pushing the building south, the curvilinear nature of the street pushing the building to the west and squeezing down that frontage places some, again, some limitations on the ability to satisfy the minimum 20-foot setback requirement for a parking lot. Now, the parking spaces themselves The closest one to Battery Drive is the south one. It's 30 feet away from the right-of-way. So the parking space themselves satisfy the minimum setback requirement. It's just this portion here of this drive, this hatched area of the drive, that provides that secondary access point to the site that requires that setback modification for five feet. Again, given the constraints of the sites, staff is supportive of the modification request. The elevations the applicant has gone over, here's that representative example at the top of the image. The material palette is consistent with other commercial and residential development that we've seen on site or throughout the city it's got Quite a bit of cultured stone on the front It's got lap siding and some board and batten siding that's incorporated on all four sides of the building to provide a lot of architectural relief So it satisfies that for site architectural requirement on the south On the rear elevation, this would be the west-facing elevation that you hear, that you see at the bottom image, incorporates quite a bit of a lot of glass, a lot of windows. So that area, which would be along here, kind of overlooks an open kind of courtyard, open space area. If I were to blow this up here. This area, this improvement here is kind of a hearth, so this is kind of a common gathering space area, so what they're looking to do is incorporate a lot of glass along that rear to provide a lot of residents to be able to enjoy the view of the open space outside of the building on the west, off to the west. And then these would be images of the north and south facing sides of the building. Again, it incorporates all the different material breaks and we have the architectural requirements extending on all four sides. From a comprehensive plan standpoint, The identified or recommended land use in the long-range plan is for residential three, which is our higher density residential. Again, this facility is going to house a total of 16 beds on just under two acres. So we're looking at, if you were just to break that out as just a density of bed per acre, you're looking at about eight beds or so per acre. From a compatibility standpoint, there are two residential areas, developments in the immediate vicinity that cater to seniors that I previously mentioned. Village Co-op here sits on the southeast corner of Battery and Shenandoah. Like I mentioned, it's an apartment that's geared, it's an age-restricted apartment is what that is. And then Addington Place here to the immediate south. Just for some reference, the SEP that was approved for Addington, that was approved back in 2011, and at that time, the special use permit was approved on that facility for a period of 40 years. As the applicant mentioned, there was a meeting, some of the discussion centered on infrastructure, impact on emergency services, and the trees that were mentioned. And here, there's just an overview of the conditions of approval that staff is recommending. So at this point, I'll just mention what you'll take action on initially, which is the special use permit. So staff is recommending approval of special use permit for a period of 30 years, subject to conditions one and two. So I will yield to any questions you may have.

Thank you. All right. Are there any questions for staff or the applicant? And if you want to go ahead and bring those materials up so we can look at them, that would be great. Thank you. Commissioner Moore.

Mr. Soto, nice report. Question on the water line, the hospital 12 inch line. Can anything at all be built over that? What's the restriction for that?

No. At the time that So if this project is approved, the development of this site will require that the property be replatted. At that time, there will be an easement, and it's kind of depicted here in dashed lines. There's going to be a utility easement. So the water line is currently centered through here. There's going to be a large easement that will provide protection for that line. Nothing could be developed over there if anything all the only portion that would be left over what you could hypothetically do something It's just this very small rectangular area So no nothing could be built over that water line. Okay. Thank you I'm good.

Yeah. Okay. Thank you. Mr. Chair Commissioner Jana Ford Thank You chair.

I Would love to talk to the design team, please. I

Hello, I'm Jim Sullivan with Sullivan Palmer Architects, 8621 Johnson Drive in Merriam.

Chris Bohr, Complete Construction. I live here in Lee Summit, 2384 Northwest Summerfield Drive.

Chair, may I continue? Thank you. Just want to make sure. I would love to hear a little bit more about your design or your exterior material choices. Considering the surrounding environments that bring in some warmth, this one's very more on the modern side, white. Was there any consideration in trying to tie into the surrounding area in terms of the finishes and the palette?

I think we really took our cue from the project that was done in Texas. As you can see the picture that we showed, it's a nice crisp white development. It's smaller than the neighbors. I think that if you had if the neighbors had a white building, it would be kind of imposing because they're so large. But here, this building is relatively small. It's more like a house or a large house. And because of that, we felt like we weren't gonna be as imposing to the neighborhood and that, um, but, but it would stand out, which, which we really like, uh, we're going to have landscaping. That's going to soften up the lines, uh, around the facility. Uh, we incorporated the stone at the base, um, and such a dark roof that will kind of disappear. So, um, yeah, I think we brought all of that sort of, uh, into focus on this project.

Would you be open to considering adding some additional, not necessarily different materials, but just a slightly different palette? I'm just thinking, since the two areas right beside you, the apartment geared towards senior living and the apartment down below, they've got a good mix of the white, which I appreciate. But they also have a little bit more of the brick, the brown stone palettes. Please correct me if this is more opinionated than a question, but although I appreciate the aesthetic of this, I also feel that there's an important value to keeping in with what's around you. And it could be not just copying what they have, but having little glimmers of what they may incorporate. So would that be something you'd be open to?

Certainly, we could work with staff on the color palette and if, you know, if there was some objection to that or if we wanted to tone it down, you know, I think we'd still consider that. We're still rather early in the game, you know, in developing this. We do like the white as presented here. We feel like it's nice, the white and black. Like you say, it's a little bit more contemporary. But we do incorporate quite a bit of stone on this project, which is going to be a nice warm color.

Okay. No, I appreciate that. Yeah, if you're open to just a consideration of some other warmth items, not like a full wholesale change, but just something to tie and make it seem like a cohesive neighborhood. After all, when you build something, you're part of the neighborhood. You don't necessarily want to stand completely out, but you don't want to lose your intent. So just a consideration if you're open to it.

Yeah, Scott Alexander, part of the ownership group, lease summit resident, 19 years. But yeah, as you're speaking, like one of the areas we've recently been discussing is the posts you see that are wood in the picture and kind of more stylized than ours, like dance in the area where I think you could pull in some of those colors, so. As an ownership group, I think we do really like the white, and we like that aesthetic, but I think there's ways to blend in to the area, and I think maybe those posts might be a way, but more than willing to work with staff on suggestions there.

I appreciate it. And don't completely blend in. You still want to be unique, but you want to tie, right? That's what I'm trying to see, if there's an open-mindedness there.

Absolutely. We would like our aesthetic to reflect our care model, which we fully expect to be unique.

Okay. So there was talk about stone. If you go down to the south elevation, as the stone, the culture stone on the bottom half, do you want to flip to the south elevation? Please, sorry.

All right. There we go. So this top one will be the south elevation. Okay.

Perfect, yeah. So although I know that this is technically, as you're coming up Battery on the north side, it's more or less like your back side, right? You've got three major facades, and this one I would consider secondary. The part that's covered by the Ashford single beyond, right? Your building's L-shaped, so we're looking at the L beyond. Is there a reason why the cultured stone stopped before the window versus all other elevations, the stone flies underneath kind of creating an anchor for the windows?

It looks to me like the window is fairly low. Bringing that down below the window, I think it would, aesthetically, I think it would be a little objectionable just because it's almost like a token ban. As it decreases in height, it becomes less important. And we do have stone around the different facades. So that little bit of stone kind of, in my mind, gives a little bit more of variation to the elevations. And because we do have stone around the base of all the other sides, it's like, well, do we really need it there?

Okay. So that little area, it's going to be intended like an outdoor courtyard for the residents. So that kind of goes back to my point. If it looks too much like a backyard, we want to still be inviting for folks that are enjoying the backyard space. Um, so that's going to lead into my next question. Are there any site provided amenities that you're, um, allowing the residents to enjoy, you know, bring family over? What if they have dogs? What does that look like?

I'll let the ownership group speak to that, so. We're looking, we're looking to you.

Again, David Tregemba in Shawnee, Kansas. The amenities provided on site, we will have a few, like a salon, As far as like any type of animals, I think we're still in the process of working through what our model will represent. I think from personal experience, having a house animal or some type like that or family bringing an animal to the facility is certainly an option, but we haven't finalized the regulations of what they would be. As far as like the backyard, I think, you know, to your point, it would be a backyard with having, you know, being able to go out and sit with a family member. We could have some type of games or kids running around the play, but it's more about a peaceful relaxing setting for a family to come and visit a loved one and the primary resident of our facility would probably not have the ability to engage in a large number of activities. So kind of creating that calming environment that they would enjoy with their family with enough space to be able to have the kids there or an animal with some other on-site amenities like salon or nail care or some of those that come to the facility that we would be able to kind of handle specific requests based on what the resident and family wanted.

Okay, so let's talk specifically like hardscape, landscape, site furnishes essentially, you know, understanding it's going to be folks that want to relax, enjoy their time with family, but what about tables or, you know, chairs on the outside that allow people to enjoy the outdoor space? Is something like that being provided too?

Yeah, I think it would be similar to what your family's backyard would have, whether it's a table to sit at or a bench. I think having a little bit of a park-like setting, whether it was a small walking path or a bench in the far corner that's a little more intimate, I think we definitely plan to incorporate those into the environment. But how it all fits together and as the plan is coming together, we're still finalizing those details, but definitely want to include those within our plan.

Do you have an earmarked location for where those amenities might be? Is it just in that little nook of where the L creates the rectangle?

Yeah, like in that backyard space.

That would be Scott Alexander. I don't know if we're supposed to do that every time. That would be the primary space where, like Dave said, many of our residents are going to be mobility inhibited. We're likely not going to be in the age where a walking trail you know, around the property. It makes a lot of sense. And we also, we're actively working with DHSS, right, to make sure we have proper safe egress, you know, so we will have paths from that courtyard to safe zones on the property. So, but yeah, that courtyard is kind of, will be, we will have tables and like a bench for some outside viewing. We also know that it gets pretty hot in this area. And so that's partially why we have all those windows. So you can be outside without being outside.

Okay. You talked about egress a little bit. So I see that the max occupants is, like, 21, so you've listed four exits. What's the purpose of the exit going through a unit on the south side? There's, like, a little vestibule in the south unit.

Yeah, yeah, that is an egress. So the width of the hallways there are DHSS compliant, so, like, that is an egress path that they can take. One of the things we're working with DHSS is some of the locations of, like, that alcove, that laundry room there, bumping that out. But, yes, that is meant to be a potential basically to avoid a dead-end corridor on the DHSS restrictions.

So according to DHSS, it is allowable to egress through a laundry room?

No, that's what we're talking about.

Okay, okay, just making sure I understood. What about the one that's on?

To be fair, we're early with DHSS, so we haven't got approval and we haven't got final rulings on that assessment, but that's my interpretation.

Okay, that's where my concern was, so thank you for clarifying. So then what about the vestibule egress, so this planned south elevation with the metal roof over it? That door goes directly into a unit. That was the original door I was talking about, but you kind of answered my second question without me asking.

Oh, so that's not actually an egress. That is the access to the riser room. So that's not connected to the interior at all.

Okay. That helps. Thank you. Yeah.

That was an architect question. Thank you.

That is all I have. Thank you. Thank you, Chair.

Thank you. Commissioner Grinnell.

I do have one quick question about, probably for the applicant, just about this little area that's on the other side of the water line. I know it's, what's the intention there? Is there any thought about what, have you guys thought through what you might be able to do over there, if anything? Yeah, I don't know who wants to answer that.

Quickly. Um, again, David, uh, that portion, because of the, uh, critical waterline, you know, we have no intention of being able to build, as I said, it's kind of an awkward little shape. And one of the initial things too, was that they didn't want an entrance off of, uh, Shenandoah up there. So essentially I think it becomes a kind of a, uh, part of our landscape plan to just have a green space area that, you know, is a nice area that we can. you know, incorporate into the larger part of our, you know, design and how that plays together. But there is no intention as far as, you know, we have plenty of parking. We don't have to use it. So to utilize it more of a kind of an open green space that is there but not something that we specifically have, oh, we're going to do this here. It's just incorporating that into our landscape plan.

Wonderful.

Thank you. To answer from my perspective, too, like as I've thought about this and I don't have a good, I actually want to credit our design team for finding a way to make it work with that waterline. So basically, yeah, like I don't have a great thought of what that space is. I agree it's there. But if staff has ideas, we're more than open.

Fantastic. Thank you. That's all true.

Thank you.

Commissioner Chesinski. Thank you, Mr. Chairman. I do have a quick question for Mr. Soto and then for the applicant as well. Hector, we talked about giving a modification because of the setbacks. Can you explain to the commission why the special use Required the 20-foot setback. I mean, what was the reasoning of why they decided to make it double? My guess is it's because I just wanted to be more quiet But I would love to hear the reasonings of why we have a 20-foot setback on this use So that's That is one of the things that predates me in terms of the discussions that were held so I

At best I can provide some conjecture because there are some of the other conditions that are in the staff report that are referenced in there is that it requires so much lot area per resident. So what I would say it's more to ensure that there's adequate amount of open area within the boundaries of the development so that you don't have an overly confined, overly dense project and still provides opportunities for some enjoyment of open space is what I would Venture to say is what the intent was.

Great. Thank you for the applicant. And the owner can come up. Yeah, sure. That'd be great. And you don't have to state your name again. I think we're good. But you can if you want. So just building off of what Hector said, and I think you've mentioned it with your team about what type of clientele you're going to have. But if we could pull, Hector, if we could pull up the floor plan, please. Could you just lay out where the common spaces are going to be for these units? Or if the intention is for the people that are staying here to stay in their rooms. That's the first question. Because I'd like to just kind of see where people can kind of carry. Where's the kitchen? Where, you know... It could go along with maybe where they're going to be out in the spring and the fall. But then also the number of staff that you plan on having, you know, at peak times as well as overnights, kind of a thing too. I don't think you've mentioned any of that. All right.

It's taking a little bit to load this page for some reason. There you go. This one will show it. All right. Oh, is that going to go through? Okay.

All right. So kind of where – so this is the front door, and then – Kind of to the left there is the kitchen area. And all of this, you walk down a little corridor and all of this I would consider just like a general living room space that has a number of kind of, I would call them large dining room tables would be the vision. And then a number of like recliners or kind of couch, more comfortable seating areas. That number of seating area is large enough to have everyone be able to have a seat. I would say it's unlikely that all residents will all be in the living room all at one time, but that is a very warm gathering place. Again, the kitchen area and office and salon is all kind of right in this area, so that's why it's a little bit cordoned off. It can be used as a sitting area for families that come in or for their potential residents. Um, the kind of office area is in here. Um, as you walk down the halls, obviously there's, you know, all, all the bedrooms are in there. And then this little seating area, um, can be there. So there's kind of mirroring sides. This side is kind of a seating area or a library area. And then, so this kind of matching one, I would say one side is more masculine. One side is more feminine, but both offer the area together, either the residents or with family. to be able to do that. And then obviously, like we'd mentioned, the outdoor patio space, oh, sorry, is also kind of a gathering space depending on time of year. But there are a number of options to be able to have them. And again, I don't think everyone will be out in the living area, but from personal experience, usually it's probably in that meeting area or in their room. And everyone having their own room, there's no shared rooms of any kind, does provide some privacy, whether it's just for the resident themselves or when family comes together, that there's a number of different options. And say we had like a full family joins us for a day, we're going to have kind of that outdoor space and make sure that everyone kind of feels comfortable and has a place to be. But I feel confident that there's plenty of areas that we can Ensure that everyone's comfortable and has a spot to be with. You mentioned, I don't think I skipped over it, but in this part, you mentioned from a staffing level. Yeah. So at max staffing would be probably two caretakers, a manager, assistant manager, and then a chef. So five, give or take, whether ownership was there, but Five employees overnight would be down to two caretakers. So from the residents, we have more than the required parking spots, but most of our residents, if not all of them, aren't going to drive. So it would be the five employees and then any family members that do come daily, weekly, but all of them are unlikely to be there at the same time. So the traffic in and out would probably be pretty minimal compared to potential other options.

And you mentioned caretaker, and I'm not 100%. up to speed on all the terms in that industry, but are they like registered nurses? Are they nurses assistants? What is the type of care?

Yeah, generally medication aides kind of would be the general caretaker. Like we're not a skilled nursing facility by the Department of Health and Senior Services. So, you know, we will have nursing oversight, right? That is part of the regulatory requirement that those providers will come in to the facility. This, oops, sorry. This area right here, that is our salon. So that is a hairdresser station, but also kind of where a lot of primary visits with clinicians would occur at. So, like, that's what that facility is built for. And then on the room comment, I just want to step in, like, you know, our care model is really, like, social engagement is so important to this population, well, to every population, but this population especially. So the space that we have available, right, we do have, and I feel bad because we have some actually really good pictures of the interior we're modeling off of and did not include them. So I don't know if there's a way to submit further items, but... You know we have very nice library sitting area on those boats those cutouts And then as Dave mentioned we have communal dining which is huge for us right we want we are home This is a home, and we are going to eat together and do activities together in that main area, so perfect.

Thank you Thank you Commissioner I have a question for Mr.. Soto

Can you pull up the slide with the zoning map? I need a little clarification. So this is CP2. We're not rezoning. Does it also fit into R2 as well? Would this use fit into R2? I'm just curious as to what CP, it looks like CP2 is for, it's not for, maybe more for, well, no, we have CP2 for these.

for everything here.

So I guess I need you to explain it to me a bit.

I want to make sure I understand. So your question is confirmation that the CP2 zoning is appropriate for the use?

Or why? Actually, why? I assume it's appropriate. But why? Because it's residential, too. I guess that's really what my question is.

Right. So when we set up that, I mean, you're writing that it's a little bit out of the ordinary in that you typically would see something like this. Typically, one would expect most of this uses to be allowed under some sort of residential zoning, which we do make allowances for that residential zoning. Some of these facilities. in our experience, where we've seen them a lot, have been along the periphery of these residential and commercial areas. I know the, I forget what it's called now, but just across from the Walmart there on the southwest corner of Independence Avenue and Tudor Road, that's another example of CP2 zone property where it has this facility. So knowing that it's not an institutional use, it is residential, but because there is kind of that depending on the specific services offered at some of these. In some cases, it can kind of fall somewhat closer to hospice-type care, which can go from independent living to almost like hospice and memory care. It's just one of those where... It can fit under a number of uses given the range of services provided and the resources necessary to accommodate that use. So we just made, we felt at the time that it was important to provide just a number of zoning options to provide this type of facility that may not necessarily be appropriate in RP4 adjacent to perhaps other RP4 that might be non senior living facilities, like more of a just, I guess what you would call a general apartment use, where noise considerations might be greater, light pollution might be a little bit more. So you have a little bit more of a sensitive land use here, or more of a sensitive population. So there was just more, there were more zoning options that were allowed for, just depending on the situation, so.

Okay. I just remember the Lakewood facility. I can't remember what it was.

That was on CP2.

It was CP2. Okay. I just haven't noticed it before. Okay. All right.

Thank you. They don't come up often, but it's there.

I was just curious. Thank you. I have a question for... I'm not sure which one. Okay. I can't pronounce your last name, David. Maybe it's you. I see how I wrote it down. Tregimba? Tregimba?

I did it. All right. It looks scarier than it actually is.

Yes, it does. Okay, so the two trees on Shenandoah, the concern about them blocking visibility. We don't have a picture or anything of that, do we?

No, it was just an item that was brought up by one of the residents, I think, of the senior apartments. And they just said, you know, at certain times of the year when they're turning left there, it is a little bit harder to see the oncoming traffic there. So, you know, we didn't go out and specifically look at it, but it came up and wanted to at least mention it since it was brought up by a resident.

So what have you considered doing, removal or?

I think we can incorporate whatever the best solution is into our landscape plan if it is removal. I mean, I personally would prefer to not remove trees, but I think even if we just trim them or see how bad it is at certain times of year, I think that can be the solution. But if it is removal or moving them, I think we'd be open to that as well.

Okay. All right. Thank you. Thank you, Chair. I have no more questions.

Thank you.

Commissioner Yes, sir Peyton, thank you chair I did not see any but just to further confirm with staff we did not receive any comments from any of the neighbors or public in between the meeting and now No, no very good and then I I had originally planned to ask the applicant if there were any direct communications with the Western property owner specific to the setback, but with the specifics of why there is a modification related to it. Honestly, I'm less concerned, but were there any direct conversations with the owner to the West or did they participate in the neighborhood meeting at all?

Yeah, so the owner, we were notified by staff actually that there is a potential purchase of the property on the west. And so we have talked to them. they're, I'm honestly not sure the state of their development, so I don't want to speak too much to it. Um, but the, the seller, uh, of that property, we have not been an active communication with because that property was, was up for sale.

So, okay. But obviously they were notified and did not. Yeah. Like I said, it was originally specific to the modification if there was any concern from them. But honestly, with, like I said, with the specifics of, it being kind of a quirk that there's even technically a modification on this one for it, not as big of a deal, frankly, so.

Yeah, yeah, no, we had participation from Addington in our public comment, and that was all positive, and actually, we recently got our Missouri Certificate of Need approved, and there were no objections from anyone in that process either, so.

Sounds good, thank you. That is all, thanks, Chair.

Thank you, Commissioner Hatcher. Okay, I have a couple questions myself. I thought Commissioner Hatchner got one of my questions, so I appreciate it. So, Mr. Soto, could you, I noticed that there is a 30-foot electrical egress on the north side of that property. Does that mean that they couldn't do anything in that part of the property? It's like north of the water line. Because, I mean, it kind of makes it really hard to do anything up there, right? I just want to make sure I'm understanding it correctly.

Correct. There is a 30-foot utility, specifically electric easement, that does also place some additional encumbrance along the northern portion of the property.

Great. Thank you. Yeah, you just validated. I just wanted to validate that. The other thing... was for the applicant, so Mr. Tregemba? Or it may be your architects, I'm not sure. I noticed, can you put the image up with the photo from the Texas facility and then the actual, yeah. So I noticed on this and that there is in the photo on the pitch, there's stone all the way up on that front wall right there. Yeah, you got it. But I noticed in the plan, it was hardy siding board going up. So I was just trying to figure out What was the decision there to not put stone all the way up like that? I think that looks good. I mean, that's my opinion, but I was just curious about what the decision was there. Was it purely cost or what?

If I could speak. I don't think at this point it was cost. I think it was... a matter of trying to do a base, a middle, and a top to the building. I think we emphasize that, and that's kind of why it is the way it is.

Okay. I think... Oh, the other question was around back. Is that a covered patio on the back? Is there any covered... Outdoor seating So on the you have to go to the next one with has the back on it, thank you Well The back is this here well from the the sky view oh I see what you're saying where you can see it on the plane. There you go. Thank you. Yeah, that back area right there, is that an outdoor covered patio or is it just a patio?

It's just a patio. I think kind of to the point earlier about what the seating arrangements are and where the benches are, I think we would have the potential like just on any other patio having that seating around it and then an umbrella that you can open up and have some coverage as far as the outdoor seating space that whole front porch area is a covered area so you would have particularly you know facing east you know you'd have plenty of sunshine or sun coverage in midday through kind of the hottest part of the day in the evening so that is probably preferred as opposed to you know sitting on that back one as the sun's going down if you want to you can but you're not covered but you do have that covered outdoor seating area on the front porch

Okay, so there's nothing up there, like an arbor or anything like that?

Not, it would just be the patio at this point, and then whichever the design of the furniture on there.

Thank you. Sorry, you can have a seat. Thank you. All right, is there anyone who wishes to speak and support our oppositionist application? Please come to the mic, state your name, and address for the record. Can I come back to you? Because we'll come back again. Well, it might be quick. Nobody? Oh, wait, did I say something? No? All right. Back to you.

Thank you, Chair. Sorry about that. Well, either the architect or Mr. Tre... Oh, my goodness. I'm so sorry. Tre Gimba. I apologize. I've been looking at cold all day, so that's kind of what I've been honing on today. So RP4 or R4 max 16 residents and you have 16 bedrooms. Is the intent to only have individuals and not couples living at this facility?

Yeah. I mean, our care model, I mean, I think we could have couples, but they would be, you know, each having their own room. particularly at that memory care stage. You know, the idea of co-living and just kind of our personal preference towards that and what we envision this being is that it would be just 16 residents and 16 rooms and not, you know, no sharing of the rooms at that point.

Okay. Thanks for the clarification. That's all, Chair.

Thank you. Any other commission? All right, does the applicant want to respond to anything before we move forward? Any other comments? Hearing no further testimony, I will close the public hearing, reopen the regular meeting. Is there any commission discussion on this application or comments before we hear a motion? Commissioner Janaford.

I was curious. I like this project. I think it's a great location, great amenity, very much needed, but is it worth seeing it back with some of our comments? I know a point of topic was about the outdoor space, how they want to interact, especially with social interaction being crucial. I personally would like to see introduction of adjacent materials to kind of see how it blends in with the white that I personally like as well. And then also the egress issue with trying to identify the DHS complying egress instead of out through the dryer. So that's just my thoughts.

Thank you. I know I agree that I think there's an opportunity for some additional outdoor amenities. When you're asking for comments about where suggestions or whatever, I would look to the Gamber Senior Center, an outdoor gazebo, an exercise walking path. I mean, those are all nice things I know that older people like. I also like a pergola or more shade in the back. So I mean, those are my comments about the plan. I like the look, I like how it's a smaller kind of set facility. So yeah, I'm kind of agreeing with you. Other comments? Yes, Commissioner Moore.

Thank you, Chair. I just want to say that with the water line, it's a tough side, and I think that they're doing the best they can with this property, and there's probably not a lot of people dying to get on this property and build something with the limitations of that. So I like the plan and appreciate you guys looking at that.

Thank you. Commissioner Grinnell.

Maybe I can talk. I think that I agree with all the comments we've made. It's a hard parcel. You've got a lot of challenges on it. And things have been thought through, but maybe just not fully complete yet. I do agree that there's something that can be done with that triangular shape, green space, garden, gazebo, some type of engagement that would allow or give access to the outdoors for the residents that are there, but also the caregivers as well too. But it does have to be done intentionally and fluid and integrate in. So I would be supporting to maybe take a pause and reevaluate a little bit as well.

Perfect I agree with lots, but said and Commissioner time Jenna Ford Had it perfectly when she talked about trying to have this facility look like it fits in with the others We've been really talking a lot about that on our commission over the last few years, and they've really brought a lot of parcels that have come to us, had them taken back and redone because they really looked out of place. I'm not saying this looks out of place there, but I believe, I agree with Commissioner John and Ford, that there could be things that could be done to make it look cohesive. I think that's great. One thing that I would like to know, I'm not going to ask it as a question, but you can work that out with staff, and the staff can help you determine the right kind of amenities is if there's a way to really specify the age, the type of person that's going to be living here. If this is a memory center, and I'm assuming, and again, I don't know what exactly memory centers are. Hopefully I won't need one someday, but I may. But if these are more secure rooms with people with maybe Alzheimer's, dementia, that they really can't go out on their own and walk around, that may not be necessary. But for the staff, I mean, that would be nice. But if this is just for additional people that want to live there. So I think that's where, you know, I think the amenity may need to tie to the type of person. And I don't know if that type of person is also going to be allowed by right by code by some sort of Document that you have that specifies that but I think all that would go into it and as far as I'm concerned, I think those are items that can all be addressed with staff but We'll take a vote on it here shortly, and we'll move forward with that. But other than that, great job. Thank you. Is this your first in the community that you're wanting to do? Thank you for choosing Lee Summit to be your first as well. We love having new businesses and new opportunities, new ideas come here. So thank you.

Thank you. Commissioner Arth.

I would start by saying kudos for working on a really tough site. It is quite a challenge and this fits in nicely. I'm not in support of continuing it. Given that memory care and assisted living residents typically, many of them don't go outside. They don't use a lot of those amenities and there's special security reasons for memory care. I wouldn't find it necessary to do more outside. My mom has been a resident at the Princeton, so I've visited people in memory care there and assisted living as well as my mom, who was in independent living. But I think this is great. It's on a small scale, and it has that nice residential touch. Even when people spend a lot of money on senior care, a lot of it is not good quality. I mean, this is a huge issue. We have the boomers. My son calls me a boomer, but I'm not that far off. But anyway, we have a lot of boomers that are going to need this kind of housing. And I love the personal touch that you get with a smaller community. I would like to see maybe some more earth tones on the outside. I do love the look of it. I think it's great. I think I'd like to see it muted a bit. The white's bright and very pretty, but I think it would fit in better, and I'm sure Hector could name the color a lot better than I could, but I think it's a great project, and I am in support of it, and thank you.

Thank you. Commissioner Hatcher.

Thank you. Just echoing a lot of those comments. Yeah, kudos to the team, applicant team, as well as staff for working that out with the water line. And I think this is an excellent reason to provide some of these requested modifications. to fit it into that kind of narrowing southern end. And then also probably a good opportunity to look at a UDO cork in there as well. So no, overall, I think it's a great project. Thank you for bringing it in. I have personally zero concerns over any of the design elements, just to be candid. And also, I'm not in support of a continuance. To be honest, I don't think any of those are that big of a deal, frankly. For sharing personal opinions, it's a little monochromatic, and I do like the wood posts idea. But as far as character of the neighborhood, UDO, anything else, I don't believe, frankly, there's a reason to continue it. versus allowing it to move forward at this point. And just with some feedback from the commission of some possible changes. But I was actually thinking when reviewing it before the presentation that when you were talking about some of the character of the neighborhood and buildings, I don't think the library was specifically mentioned, which is significantly more modern looking than this. And when I was reviewing before, I actually thought this would be a really nice bridge of the library with some of the more classic architecture of the commercial buildings around there, as well as the bordering residential. I thought it kind of tied that in nicely, because honestly, the library kind of sticks out. I feel like this kind of brings it together as a centerpiece there as far as the neighborhood and everything. So yeah, supportive of the project. Thank you to staff and applicant. Yeah.

Thank you. Yeah, I actually love this project. I love 16 rooms. I think it's perfect. I like that it's one level. I mean, I think it fits great in this area. It's a nice transition to housing. I was hoping you were going to say you were under contract with the Lot to the West, because I was like, oh, it would be great to mirror this with another facility just like this. So I'm sorry to hear that. But just to remind the commission, we're having a vote on the UDO first, and then we'll come back. And I'm sorry, the SUP. Thank you. UDOs, SUPs, you know. OK. So I too am also in support of moving this forward, so.

Chair, I do have one comment that if I might interject. Thank you, sir. So I'm hearing a kind of a mixed bag of process forward from some looking at potentially continuance, maybe some not in support of that continuance. I do think a good compromise would be to give clear direction to the applicant with some of your comments to maybe continue to work with staff between PC and City Council to maybe propose a couple updates to address those comments. That way we can keep the project moving forward but still have the opportunity to address your comments and concerns.

Thank you.

You're welcome.

Is there anybody that wants to be more clear about their comments that they have made? I feel like you've made some pretty clear comments.

I'll be real clear about, so with that green space, depending on if it is appropriate for the use of the facility. I completely agree that if it doesn't make sense, then yeah, it shouldn't be there. So I will clarify that depending on the use of the, and what the design for the residents, or not residents, but the folks that will be staying there. if that will help.

Anybody else?

No, I think it's all been said already.

Okay, I'll look for a motion on the special use permit.

Chair, I move to recommend approval of application 2026-130, special use permit for a convalescent nursing or retirement home, 800 and 820 Southeast Battery Drive, Hawthorne Equity, LLC, applicant.

Second. Can I get a vote on the motion?

Peyton Hatcher.

Yes.

Dana Arth. Yes. Terry Trafton.

Yes.

Chip Tuszynski.

Yes.

Jessica Grinnell. Yes. Tanya Joniford. Yes. Lee Moore.

Yes.

All right. The motion carries. All right. So we can move forward to public hearing B. Oh, I see Mr. Soto is ready to go. Thank you.

I would like to, Hector Soto, Jr., senior planner, I'd like to enter into the record, exhibit a list of exhibits one through 15.

Chair, we still need to go through the motion of actually opening the public hearing for this application.

Oh, sorry. Thank you. I will now close the regular meeting and open the public hearing on the matter of... I lost my space. Application PL2026-131, Preliminary Development Plan Hawthorne, Assisted Living and Memory Care 800-820, Southeast Battery, Hawthorne Equity Applicant. For those that would be interested in speaking in the matter, rise and be sworn by staff. Okay, thank you. Sorry Okay now Mr. Soto would you like to enter your yes, I'd like to enter into the record exhibit a list of exhibits 1 through 15 and their exhibit a list of exhibits 1 through 15 I entered into the record and

And I will also offer that the previous testimony given on this application for PL 2026-130 be entered into the record for this application, PL 226-131. Thank you. I'll accept your offer. Staff really has no additional testimony to give on this matter. I don't know if the applicant has anything else to say on this application. So the motion here, I'm just bringing up the slide, that the two conditions associated with the preliminary development plan application are conditions one and two, with one specifically being the parking lot setback requirement, and then two, if approved, the development being in compliance with the preliminary development plan presented as part of this application.

Okay. Thank you. Um, is there anyone who wishes to speak and support our opposition of this application? I'm not seeing anybody rushing the microphone. Are there any additional questions from the commission on this application?

Chair, I'm sorry. I did actually think of one other.

Okay. Commissioner Hatcher.

Thank you. Um, So the water line obviously cannot be actually built over, but we do have some landscaping over it, notably trees with roots. That is fine.

There are limited, there's limited landscaping that can be allowed within the vicinity of a water line. Typically, you would allow shallow, if you're going to allow it, it would be more shallow root system vegetation. Any existing trees through there, I'm not quite sure offhand how many would be removed offhand. So right now where that water line is, running through the boundaries of this site specifically, there are no trees. Off this site, there are, but specifically running through this property, there's currently no vegetation over that water line. Okay. And when we do get to the final development plan, if approved, when we go through the landscape plan, we'll make sure that there is no deep-rooted vegetation that's planted in the vicinity of that water line. Sounds good. Thank you. Just caught my eye after the first one.

Thank you. All right. Any additional comments from the applicant that you'd like to respond to?

Nope.

All right. Hearing no further testimony, I will close the public hearing and reopen the regular meeting. Is there any commission discussion on the application? Nope. Commissioner Hatcher?

I was just going to make a motion. Is that appropriate?

That's good. Thank you.

Chair, just so I'm clear for the record, the additional guidance on the SUP conversation would carry over to this one as well? Just looking for confirmation.

Okay, I accept your offer. Now, what do I need to do? Yes or no?

Yes. Chair, I move to recommend approval of application number PL2026-131, Preliminary Development Plan, Hawthorne Assisted Living and Memory Care, 800 and 820 Southeast Battery Drive, Hawthorne Equity, LLC, Applicant.

Second.

Can I get a vote on the motion?

Peyton Hatcher.

Yes.

Dana Arth. Yes. Terry Trafton.

Yes.

Chip Tuszynski.

Yes.

Jessica Grinnell. Yes. Tanya Joniford.

Yes.

Lee Moore.

Yes.

The motion carries. Congratulations. All right. Let's keep moving forward. We missed the 15 minutes, so we're way over that. Sorry. Alright chair just be clear that 15 minutes is only for their presentation not that question and answer period that was a separate side conversation I had with the Commissioner Okay item C on the agenda is So I would like to close the regular hearing open. Public hearing in the matter of application PL2026-155, special use permit renewal for an auto dealership, Luther Mazda of Lee's Summit. 975 SE Oldham Parkway, El Lark Properties. Applicant. Anyone interested in speaking on this matter, please rise and be sworn in by staff. Thank you. Does the applicant have a presentation? Come on forward. Please state your name and address for the record, and you have 15 minutes.

Thank you. I won't use it. My name is Linda McGinty. I'm with Luther Automotive. Our address is at 3701 Alabama Avenue South, St. Louis Park, Minnesota, 55416. We are a, well, we kind of think we're small. We're a privately held automotive group, like I said, out of Minneapolis. 72-year-old company. Our current owner's father started the company, and the two sons now still own it. Our youngest is turning 70, so we're watching to see what happens with that. He's not going to be around for the big day, he told us. And thank you for letting me be here. And before I forget, Dan is awesome. I don't know if You're aware of that, but he was extremely helpful with this process. We do not, we have about 50 stores and we're in seven states, but we still like to think of ourselves as really small. And this is a process that we don't do anywhere else for a special use permit renewals. We normally just do the initial and then, hey, done. You know, you're good. So this is just different. But Dan guided me through it, and I'm very grateful to him. So as you know, we are applying for our renewal of the special use permit at 975 Southeast Oldham, Luther Mazda of Lee's Summit. The facility was under construction in 07, and they opened in 2008. In 2016, Brandon Stevens purchased it and changed the name to Eddie's Mazda. In 2019, he changed the image. Manufacturers are notorious for, and I say notorious, not with a lot of love, coming up with new images that they want done. And I get it. Ever since Starbucks started the concept of everything look alike, as you know, a lot of retailers also grasp that, and car manufacturers are no different. In 2019, Mr. Stevens did change Mazda to the new image. We purchased the business from him in 22. In 24, we expanded the lot. We almost doubled the size of it. It was about a $1.5 million investment there. Since our purchase in 22, we have more than doubled the size of the business. So it's been wonderful. Obviously, everybody likes to be excited about growing. We bring in about 520 customers a month just for service alone. Service customers get free loaners. It doesn't matter where they bought it. So we like to let them use these and enjoy the use of the vehicle in the community. And hopefully they're spending money also as a part of coming to our facility. The manufacturers track guest retention, and we don't like to be proud. We like to humbly say that their store is number 15 out of 122 in their region for customer retention on service. So it's good. We like to be a little higher, but from where they had been, it was a great improvement. With that, I just, again, want to thank you for this opportunity. We are requesting 15 years. I'm just trying to get out of having to do it again in my tenure, although I won't be around until 15 more. So we respectfully request that. And if you have any questions for me, I'm happy to try and answer them.

Thank you, Ms. McGinty. We may ask questions in just a minute, but we want to hear from the awesome Mr. Fernandez.

Good evening. How are you all doing tonight? Dan Fernandez, project manager. Please enter into the record Exhibit A, Exhibits 1 through 14.

Thank you. Exhibit A, a list of exhibits 1 through 14 entered into the record.

Before you tonight is a special use permit renewal for the operation of an automotive dealership and major automotive repair facility for 15 years, as the applicant stated, at 975 Oldham Parkway for Luther Mazda, a lease summit. There are no site or building improvements proposed with this renewal. And as shown on this next slide, it is zoned commercial And as part of the Ignite plan, it's also shown as commercial, which is an appropriate use for both of those, the zoning and the land use. Here are a couple of pictures of the existing site, showing it is a car dealership with all their losses out there. The use is compatible with adjacent properties. As you can see from this slide, there's a Napa Auto Parts and a few other car dealerships in the area.

Oops, excuse me.

Per ordinance requirements, a neighborhood meeting was held on July 9th, 2026 with no attendees. Staff has not received any correspondence for or against this renewal. As I mentioned before, the original SUP was approved in 2006 for 20 years, there's also an associated preliminary development plan with that SUP. And as mentioned before, no site improvements are proposed and no modifications are being requested with this request. As shown here on the slide, staff has recommended approval with the four recommended conditions. I'd be happy to answer any questions.

Thank you, Mr. Fernandez. Commissioners, do we have any questions? I have one from Commissioner Chudzinski. Chudzinski.

Thank you, Mr. Chairman. Mr. Fernandez, is this your first presentation that you've given?

In Lee's summer, yes. I was a planner in a former life.

Congratulations. Appreciate you doing this. Just have a couple quick questions and I like to ask about all of these special use permits and the durations. The first thing, has there been any issues with the site, unkept pavement, trash, anything that's called the city out or anything the city has seen and had any conversations or had to have? the owner repair, fix, update, anything like that?

I am not aware of any calls. Excellent.

Commissioner, to add some additional comment on that, the standard procedure for staff is to conduct an on-site visit when these applications do come from renewal. We did do that and no issues were noted at that time.

Perfect. You may want to put that in the presentation when you do that, then I wouldn't ask the question. The second thing is why a period of 15, if they had a period of 20, Why are we going down to 15, especially if they've been a model client? Is that what you wanted? I'm just asking the question because if they had a 20 and they've done a great job for the 20...

So that was the original request that came in, so the staff had was amenable to that, so we stuck with the 15 under their request. If it is your purview to increase that at your choice, you can make that recommendation to city council and city council can choose to go with the 15 or 20 or really whatever they wish.

I'm just a huge proponent of if there's a model business owner that they're doing all the right things and they're keeping everything clean and safe and 15% retention, buying more additional property so they can sell more cars. Like to reward that a little bit so I may make that as a additional as additional emotion when it comes time to if this board has any stomach for that if they'd like to do that, so That's all my questions. Thank you. Appreciate it.

Thank you commissioner Hatcher That was actually what I was going to bring up. I am supportive of a 20-year renewal actually renewing the previous one as well and

Commissioner Janda Ford.

Thank you. So standard SUP renewal is 20 years? Is that what I'm understanding?

It can vary depending on the specialty use permit, but the 20-year renewal would not be out of unheard of.

There's no commonality? There's no standard for renewals is what I'm hearing?

No.

I would say they go more on the shorter side of things than like the initial special use permits. But we have seen 20 in the past, yes.

Do you have an example off the top of your head when that was? Off the top of my head. Do you know what the last SUP renewal was?

I can confer with some staff and we can look that up.

Thanks.

Any other commissioners have comments? No?

Those comments are questions.

I mean, sorry, questions.

Questions.

Thank you for the clarification. Hearing no further questions, sorry. Does the applicant have any response that they want to make?

Yes, thank you. Are we out of questions?

Not yet.

Can I ask a question, please? Thanks. Yeah. This is for you, ma'am. Just a quick question. So you talked a little bit about the history of the ownership changes. So the cadence seems to be every 10 years, is that right? 2016, 2022? I'm just trying to, just for my knowledge.

2008 to 2016. And then we purchased it in 22.

And as a group, when you've purchased a dealership, what's the average duration of ownership of that?

We buy and we rarely sell. I have been in this role for about 23 years. And in that tenure, I'm trying to remember when we sold. We may be selling something soon. It's not here. It's not these. Usually, if you have extremely underperforming, you don't hang on. In this one particular community, we've been there, I think, eight years. Maybe I should just preface this really quickly. We're headquartered in Minnesota, and most of our stores are in Minnesota. We have two in Wisconsin. We have two in North Dakota. We have one in South Dakota. We have two in Oklahoma, and I can't remember how many we have in Arkansas, and we have one in Joplin. And then two here. We have this Mazda store, and we have the Mazda store across town, Kansas City, Mazda. And we originally started with a minority partner with the holdings that we had in the Little Rock area. He was branching away from his father's business. And so we partnered with him and acquired, that's how we acquired some stores down there. And with him, wanted to branch into other opportunities. And that's the other thing. They're not always easily come. They don't come around easily. The recession, unfortunately, and COVID have forced some sales. Most, I shouldn't say most, it used to be most were owned by families. Now a lot of them are in the hands of the big groups, Lithia, AutoNation, I forgot the other one because of the age. But the saying is, if you're not growing, you're not going. We are in growth mode still, and we will still be acquiring. We recently purchased a store in another, the latest purchase was in Minnesota this past year. We purchased another store last year in South Dakota. It's hard to say how long, but we rarely sell what we have. Thank you for that history. We hope to be here a long time.

Thank you. Any other questions before I close the public hearing? All right, hearing no further testimony, I'll close the public hearing, reopen the regular meeting. Is there any commission discussion on this application or staff?

We want to consider. Comment. Wait. Comments, right? Yeah. Okay. I'm just making sure I'm tracking. Do we want to talk about 20? My personal, it's not a concern because this, your company's done great with retention-wise, which is why I was asking about the timeline, but that wasn't them specifically selling it, but I don't know what to do about a non-standard. You know, we talk about trying to be consistent with modifications and You know, approvals, I don't want to start doing these one-offs and say, oh, we want to be consistent, but we're not. So if someone else can pipe in and tell me what their thoughts are, again, I'm indifferent. I just want to be more guided and streamlined with, you know, how we function.

Yeah, go ahead.

Thank you, Chair. I was under the impression that it started with 20, then the applicant requested 15, so you went with that. I don't think there was a particular standard. It was just that this is what the applicant requested, so that's what we're seeing tonight.

Correct. The applicant initially requested that 15. We were comfortable with that 15 given that the SGP renewals that we have seen in the past aren't specifically just one timeframe. There are a general range of timeframes in that 10 to 20 year timeframe. is consistent in that range. Now, if they were to come in and ask for a 30 or 40 year on a renewal, that would be out of norm, definitely. Those longer time frames, or you usually see on the new construction stuff, and that usually has to do with financing the alignment of their financing model, so that's why you usually sometimes get that bigger time frame up front, as well as just the monetary investment on those initials. Um, so, uh, staff would still be comfortable with that 20.

And then, um, I could see where it can benefit the, the owner or the applicant in this case to have a shorter one, just especially if you're remotely located because it makes it, it, it, It brings extra scrutiny to the property, so it keeps people here in line a bit. But it sounds like you guys are pretty active in the management of your stores. So I'm in support of moving it to 20.

It sounds like staff are supportive of moving to 20 as well as the applicant. Are there other comments?

No.

Yes.

What are mechanics for motioning with the modification?

I think Commissioner Tuszynski was going to do that. It'll actually happen, just so you reference, after the initial motion, and then you can make add-on motions after that.

Thank you. Yeah, and Commissioner, Chairman, thank you. My whole thoughts are they had initial 20. It seems like just from your math, I'm doing it right from when this first business started here. and now you're about two years away from that first 20-year running out. And so, you know, my question to staff was, have we had any issues? And so it sounds like for the first 18 years, we haven't. That, to me, is a mechanism of, you know, if they've done great for the first 20, why not we allow them to have the second 20? And, you know, Commissioner John Ford, In the past, I have also advocated for longer lengths. I think we had one for a storage facility for a golf course. Is that right? A storage facility for an HOA that we extended. I've often tried to extend them when it makes sense because of the situation. The situations have been. We've had good neighbors. We've had good business owners that have taken care of it. And so I'll always try to root for them to have a little longer as they show us that they are going to maintain it and keep their business up. So I support the 20 years as opposed to 15. You know, if it ain't broke, they'll fix it, right? So thank you.

Any further comments? I'll ask for the item.

Mr. Chairman, I'll make a motion to move to recommend approval application number PL2026-155, special use permit renewal for an auto dealership, Luther-Miles-Dovely Summit, 975 Southeast Oldham Parkway, LLARK Properties, LLC applicant.

Second.

All right.

Go ahead.

Chairman I'd like to make an amendment to this motion to change the first approval condition from 15 years to 20 years from the date of approval.

Sir second second. All right can I get a vote on that the sub motion. peter hatcher dana arth yes terry trapped and yes chipped isn't the just to get rid of yet target on a board yes lee more yes all right the sub motion carries for the addition of tiff twenty years for the date of approval on the special use permit now can i get a vote on the original motion

Peyton Hatcher. Yes. Dana Arth. Yes. Terry Trafton.

Yes.

Chip Tuszynski.

Yes.

Tanya Joniford.

Yes.

Jessica Grinnell. Yes. Lee Moore.

Yes.

Great. Thank you. The motion carries. And congratulations, Ms. McGinty. Good luck to you. Thank you. We like having you here.

Chair, just reading some of the subtitles on some of the commissioners' comments. I maybe want to take a moment to explain the process that we just went through so everyone understands how that worked. So the original motion was to grant the renewal of the SGP for the 15 years as requested. Then a second motion was made to amend that motion to change that to a 20-year renewal. So then you took a vote on that amendment, which amended the original motion. And the second vote was to approve the original motion as amended. So I hope that clears it up.

Thank you for that clarification. All right. I think that takes us to item seven on our agenda, which is roundtable. Staff? Mr. McGuire.

All right. Just want to remind everybody that we are standing up an ad hoc bylaw review committee comprised of four of the planning commissioners here. That first meeting will be next week on Thursday. I will send out an agenda tomorrow. Tomorrow with the exact time on date and method it's going to be via video conference So there will be a link in that as well. So The commissioners that have been appointed to that will be participating but we are more encouraging or not more we encourage all commissioners to participate when you can do that in multiple methods and You can email me directly. You can email your fellow commissioner directly. Commissioner Jana Ford is going to be chairing that subcommittee, so I would maybe work through her if you want to work through her directly. Or I encourage you to participate in the meeting if you would like as well. So with that, I think that's the only real update I have at this time.

Great. Thank you. Commissioner Janiford.

Yeah, I'm sorry. I don't mean to commandeer. The housing discussion that we had on Tuesday was really great, and I think you did a great job, Chair, facilitating and getting that set up along with staff. That was very data heavy. Awesome. When do you feel like we can get updates on when the task force is put together? I know you're the direct liaison to how that's being formed. Do you have any, it's only been two days, so I don't expect you to have an answer.

I think that staff was meeting with the mayor to kind of set up some structure around the process for the housing, so I appreciate it. And I do need to appoint one of the other commissioners to that, and so at this point, if you're interested in being on that, You just need to let me know, send me an email or whatever. I will be having a follow-up conversation. It looks like Ms. Alpers is coming up here to give some comments, so thank you.

Good evening, Tracy Albers, Development Services. Yes, we're looking to get back in front of council as part of their September 1st meeting agenda to put forward a resolution that would initiate putting the task force together and then regrouping toward the end of the month, not sure on that meeting date, to memorialize what the composition of the task force would be and kind of an overarching scope of work for the task force in the subsequent months.

That's great. So I know that the timeline is not set in stone because it's a very organic process and it's new. Would we be able to hear updates in planning or would it be like an email update? I guess it doesn't matter. I'm just asking if we can be informed of the process.

Of course. I'm not sure what the vehicle would be just yet. I think the hope was to convene the task force for the first meeting in October. So I think it's probably something as we put that scope of work together, flesh it out a bit more, we'll get some better insights on the best way to convey that information to both planning commission and council. Thank you. Thank you.

Well, and just to be clear, the meetings will be open. So any commissioner, even if you're not, you know, the designated commissioner, person to the task force, you could still attend those. Those will be public meetings. And so in addition to all the public scope of work that'll happen under the task force. So there'll be lots of opportunities to participate and give thought and opinion. I would also think and expect that on a regular cadence, there is a report back to the commission as progress moves forward. Just because two of us will be on there, And so I would expect there'd be regular reporting back. I think, as I said the other night, I'm strongly encouraging that whatever comes out of it, that it comes here as well as presentation for us to be able to review and comment on before it goes to council for final approval. But I appreciate it. Thanks for bringing up the comments. Yeah, come on.

So during the meeting on Tuesday, and I agree, it was fantastic. The data that was shared, there was a comment about, there was lots of comments about making sure that we continue to have some type of regular cadence of that information and that data. I do not think it needs to be monthly or every other month. I think quarterly is plenty, if that makes sense. I don't know what the rest of the commission feels, but I just, I think I understand the commitment to putting together that information and I don't know if there's a whole lot of movement in

Some of those numbers don't move a lot regularly. Some of those are yearly updates. The census is every 10 years. The ACS data is once a year. Building permits change monthly. So we are meeting internally to see what kind of that update process looks like in that cycle. So we'll keep you updated once we kind of work through that process for sure.

Great. And then my other question in reading, actually I have but my other question is, in reading through that executive report that was put together, the staff report, there was comments around how the case-by-case review can hindrance or slow down the approval process or that there may be concerns around that it may deter development from coming. And I know that that was applying to this particular situation with housing directly, but I didn't know if there was if that overlapped into any of the commercial developments, or if there were other things of concern of that nature for development services with our processes and how we're reviewing things. Did that even make sense? That came out of my mouth. I thought I was looking around. It's been a day, so maybe it didn't.

I will say this. Developers crave a predictable process, and no matter how predictable a community can make it, they're always going to be craving for more. So whether it's having more discretionary process versus ministerial process, a decision made at planning commission versus a decision that's ultimately made at council, the timing, the predictability of that final decision, it is something that, you know, we can offer an inch and they'll want a mile. So I think it's something where we're always looking to improve upon the process, find efficiencies, both in the decision-making process that's had at the planning commission level and council level, and things that we can do internally to provide predictability and greater efficiency in our internal process. So it's something where we're always looking for those improvements across the board. whether it's in our deliberations with you or at the staff level as well.

But if there's something blaringly obvious, you would bring that to us? Absolutely. Okay. Yes. So don't overlook any of that stuff. And then with that predictability type conversation or thought process, we had talked a little bit about master planning and master development in very specific areas like a gateway corridor. Any other thoughts around that or how we can approach that or look into that by chance?

So, yeah, that is a great option. I know they did kind of touch on that at this week's meeting. So given that the task force is kind of charged with saying, hey, what do we want to see methods and avenues of review with regards to all that, it would be a good opportunity for them to have that conversation and to,

Should have just stayed up here. I did not know.

That's more eloquent.

I would say yes. There's two factors we take into consideration, tempo and cost, admittedly. I think right now we are taking some steps toward better master planning, especially in the activity centers. We applied for a grant with MARC, our regional planning entity, to look at possibly re-envisioning the Summit Activity Center and what redevelopment potential could be had in those areas given that they were originally developed in or parts of the activity centers were developed in very different eras of planning and construction. Also, we're looking at the activity centers in the areas that are owned by property reserve and perhaps going through some more intensive planning processes in those areas. So it's something that we're mindful of. Admittedly, we do have to be conscious of how much we take on at any one point in time and the costs associated with those given admittedly some of the budget constraints that we're dealing with and also making sure that we have staff available to continue to ensure timely current planning processing. When you allocate a lot of staff to long-range planning, you don't want to risk slowing down any of your development projects that are moving through the pipeline. So that balancing act, I think, is something that we're always mindful of. But there are certainly areas of the community that we realize need to go through that master planning process. It's just teeing them up in a manner that makes sense.

Okay. Thank you.

Can you clarify?

Of course. Oh, sorry. I got a pin on it. Go for it, Chair.

Oh, I was just wanting you to clarify the Summit Activity Center, just so we're clear on that.

So there was a PSP grant. Last year they did it on, I believe it was wayfinding signage related to Rock Island Trail. But there were some grant funds that became available through a transportation and planning program. We submitted an application to look at potentially re-envisioning the summit activity center. It's a rather large activity center. And it includes, and please, Shannon, correct me if I'm not covering all of these, Summit Fair, Summit Woods, Streets of West Pryor, and I feel like I'm leaving something out.

Yeah, so it's those three plus the vacant ground up towards the north, potentially.

Oh, north of 470. Was it Arborside?

No, no. North of 470. North of 470, kind of the... Like prior north to Colburn.

Okay.

Yeah, and maybe, you know, leaking a little over towards the hospital just on the south side. Okay, thank you.

I was going to say, as part of that funding request, we looked at creating some better transportation linkages, some multimodal opportunities between the activity center itself and Discovery Park, which is under development, also the Employment Center at St. Luke's. And then from time to time, we get inquiries about potential redevelopment activity within that activity center. And so again, I think it's trying to be ahead of the curve or ahead of the pitch versus behind it. And certainly having those funds available to do some re-envisioning of that activity site or that activity area would certainly be helpful in the future.

But it doesn't include Summit Fair, which is across.

It would.

Oh, it does include Summit Fair? Yes. Okay, great. Thank you.

One more quick thing. Oh, okay. And then I'll be done. On Tuesday and other times, we've heard a lot about like a planning session or some type of boot camp or something that city council went through and there were some goals that maybe were established from city council. I'm probably not using the right words as to what the actual meeting was. And I didn't know if any of that information, if it pertains to planning, would be cascaded down to us, if there's goals or initiatives or things that city council was talking about during their boot camp or strategy meeting. I don't know. It was on a Saturday. Everyone was involved.

It was a retreat.

Retreat. There we go. Retreat.

So the council retreat, and I'm broadly paraphrasing, what was talked a lot was the big rocks that would be assigned to the individual city council committees that are had. Finance and Budget, Legislative Committee, CEDC. There are several more. But so it focused on the big rocks that our council priorities had that would be assigned to each of those committees through participation, case in point, CEDC. There's some overlap there, but I don't necessarily anticipate that immediately some of that would trickle down to Planning Commission. Now, in the future, if there were amendments to the UDO that resulted from that work, those would eventually come forward to Planning Commission to be considered as part of that amendment process. But I suspect that that would take shape a little bit later on down the road. I think the first thing that you actually might see that would be reflective of some of that work is some small changes to the existing accessory dwelling unit ordinance that were considered at CEDC just yesterday that will probably get in front of Planning Commission I'd like to think maybe in October.

Cool.

Thank you. I'll be quiet.

Commissioner Jana Ford now.

Thank you. So if I understand, I know master planning has been a topic of like a hot topic, right? Because we're trying to create fabrics that are continuous within different districts and whatnot. How or can we anticipate using or incorporating that long effort into the UDO and how do we like keep it up concerning master planning is a long process. Because the way I look at the UDO, it's more of a here's our findings, here's how we can align our findings to make it more predictable, like you said. But if the master planning aspect is a longer effort than we can anticipate, how do we start moving the UDO to catch up with the master planning? Does that make any sense?

So we do have a couple master plans out there. So if you think of a master plan, it's an additional criteria on top of the UDO. So we have our baseline standards that the UDO sets forth. The master plan is an additional document or additional overlay that we would put over an area that says, hey, we want some additional criteria in this area. So the 150 corridor has a master plan over that area. So it'd be something similar to that.

SO THAT'S GOING TO LEAD TO MY NEXT QUESTION. I APPRECIATE MASTER PLAN BECAUSE IT'S A REALLY WELL THOUGHT OUT CONCEPT OF HOW OUR COMMUNITY CAN BETTER ITSELF OR AMENITIES THAT KIND OF ENHANCE OUR LIVES, RIGHT? THAT'S WHAT IT IS AT THE END OF THE DAY. BUT IT'S REZONING. IT'S HARD WHEN WE'VE GOT THESE MASTER PLANS, LIKE WHEN YOU DO THE PRESENTATIONS, YOU'VE GOT ANTICIPATED zoning intentions, and then we get developers that says, oh, well, yeah, we see it's R1, but we want to do R2 or whatever it may be. So there's a rezoning implication. And I guess, I don't know, maybe there's not a right answer. It's just, how do we hold the master plan to a higher level of sacredy maybe?

I think if you look at the UDO as like a layered cake, right? So you have your base standard layers that's established in the UDO. You have your zoning requirements there and then your master plans just in its own nature holds that area or those particular requirements to a higher level because they implement additional higher level criteria in that specific area. Does that answer your question?

There's no right or wrong answer, right?

I would also say that, in theory, there should be consistency between the three, internal consistency between your comprehensive plan any master plans that are had in the community and the UDO. It is a constant effort. It's like tending a garden to keep them internally consistent. And in theory, what's in your master plans should seep down into your UDO. But I would be lying if I said that I'd ever been in a community where all of those three documents had been perfectly synced up at any given one point in time. It's always a work in progress. But that being said, that's where staff is working with the public, with stakeholder interests, with the planning commission, with the city council to go through a deliberative process, excuse me, to ensure that that overarching consistency is had and applied to projects when they're reviewed.

Okay. That makes sense. I know it's an organic process and nothing really aligns, but I was just wanting to speak it out. Because I know several of us have talked about rezoning and master planning. So thank you.

Thank you.

Thank you very much. Oh, Commissioner Hatcher.

Sorry, everyone. Thank you. I just had a quick request for perhaps the next light agenda training day or maybe even just a cheat sheet of Basically sup mechanics to an extent of how they work I've only been a part of two and I think both times we've spent more time trying to figure out what we were doing and and the timelines than we did about, like, the actual applicant and what was happening. So if we could just get a little bit of information on how that works so we're not having those conversations up here. Absolutely, yeah.

The best thing we try to do during, like, light agenda days is to kind of plug in those quick trainings. You know, the quick cliff note on special use permits is that is a use that generally the council finds appropriate for on a citywide basis, but find that maybe that specific use, they want to take a case by case look at. So that's when we put it into that special use category. so they can individually review that as opposed to allowing that use by right.

Yeah, really just specific to the legal mechanics of what we're doing on the renewals. I think we're pretty good on the initial zoning requests for special uses.

The way we approach special use permits in the City of Lee Summit is even a renewal is re-evaluated the same standard as the initial.

It's typically relatively quick discussions. Um, so if, yeah, we could just figure out the mechanical things that we've spent the majority of time discussing rather than the applicant itself or application. Um, I think that would be great for everybody, including the public and related question. How do we determine the agenda order?

So the agenda order is typically determined by the file number, who applies first, is typically how I set that agenda. Now, sometimes there's certain cases that we know are going to take a long time or have heavy... public comment or opposition. A lot of times we'll set those towards the end so we can get the rest of the stuff moved forward quickly. So that's typically how it's set. There's no right or wrong answer. It's really on a case by case basis, but my standard is typically just I follow the file numbers.

Thank you. I was just going to suggest if perhaps SUP renewals could go at the beginning. especially if we get the mechanical things worked out, they tend to go pretty quickly. Both of the two I've been a part of, the applicant had to wait a decent amount of time for a relatively short discussion of what they were bringing forward. It can sometimes happen that way. Yeah, and neither, I don't think, well, today it definitely was not a contentious discussion, but it still took a little bit. So anyway, just something to think about.

Thank you commissioner are you 30 of 60 seconds.

I just want to say as you peace. Oh, yeah, I wait till the very end and I get no time right. No. I will say this we had and it was before your time we had a particular applicant who had violated. Like he had like I don't know 5 or 6 violations and and and the city gives you a hint when they put it in red ink so I wanted to make the special use permit, I think, for six months. This guy, he was defiant. Anyway, bottom line is it is the one good thing about it. If we have those exceptions, we can't just skim through them that fast because it is our opportunity to impose the rules or maybe if they need some cleanup on the site, so it does help. And I also know, I think it is your protocol, because I've seen it with the cell towers. Technically, they don't have to have a period

Yeah, so Siltower special use permits are unique because in 2018, the state preempted the city's ability to impose a time limit on those. So you get kind of, I would say, 50-50 on those type of special use permits, whether or not they have a time limit associated with them or they're granted indefinitely. And that's all up to the applicant's decision. Sometimes applicants want that time frame on there because they want that special use permit to expire. So a lot of the applicants are just lease holders on those towers. So if they have a 20-year lease, they want a 20-year special use permit. That way when that special use permit expires or the lease expires, they're not handed a special use permit to their competitor. Other applicants, they just say, we just want to go through the process.

But it's your protocol really not to... If they're going to ask for 15 and you normally do 20, you're probably going to still accept the 15 just because it is our opportunity to monitor some things. It's in our best interest if that's what they want to do.

In those instances, if they ask us for a time frame, we're more than happy to grant it to them.

Okay. Okay. Thank you. I think the bylaws say commissioners get three minutes and roundtable discussion, so... We're going to have to look at that, Commissioner Janiford.

I had to share some of my time.

No, I was referencing Commissioner Arth. I'm just giving our hard time.

Okay. Anything else? I was going to let you talk about CDC yesterday, but Director Albers kind of stole my thunder there, but then I realized that you were not there yesterday. Okay. So I'll go ahead and give a quick update for the commission.

Thanks a lot, Mr. McGuire. I think you're out of time and out of order.

Yesterday we did talk about amending the ADU ordinance. We did get unanimous consent there to move forward with a UDO update amending the size or the lot restrictions that are currently housed in our ADU ordinance. So you will see that before you here shortly. So looking into September, I think around the 20th I think is what we're earmarking right now.

Did they decide to remove kind of the minimum requirements for size, lot size? I don't want to spoil it for you. Hey, I was in the first discussion. And I saw Ms. Albert's shaker head yes, so I already know the answer.

So existing ADU ordinance requirements puts a minimum lot size outside of downtown of a half acre. So you have to have a half acre or larger lot. Inside downtown there's a restriction there if your lot is 15,000 square feet or smaller your limit is only 500 square foot adu So the guidance is to remove those restrictions move forward with a single standard across the city And allow the other restrictions to kind of dictate the size and scale of the lot or the adu in accordance with the principal structure

Great. So we'll look forward to that presentation coming up. Is that you or Ms. Albers? No? No. It's Mr. McGuire. No.

I haven't figured out who I want to assign that to yet. Okay. Well, we'll look forward to that. Maybe I'll have Chair Trafton give that presentation.

With that, I adjourn the meeting at 7.05.

Thank you. So,