Planning Commission - Regular Meeting

Lee Summit has lots of local destinations, but where do you start? Green Street, a vibrant community space in the heart of downtown, is where Lee Summit comes together. Its three dynamic areas have something for everyone. Green Street Market is a modern event venue and home to the downtown Lee'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's Summit, I'm Jordan. Here's your flash briefing for the week of September 8th. City Council will meet for a regular session tonight 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. The city is hosting an open house Thursday, September 10th from 5 to 7 p.m. to discuss proposed design and infrastructure improvements along Prior Road from Hook Road to Missouri 150 Highway. The open house will take place at Summit Lakes Middle School. City staff and project engineers from Affinis will be available to answer questions and project exhibits will be available for review. Public comments will be accepted at the meeting and online September 10th through 24th and will be included in the project record. Thursday, September 10th will also host a Meet the Contractor session at City Hall in the Struther Conference Room from 4.30 to 6.30 p.m. Learn more about the Northeast Douglas Street's improvements from 2nd Street to Chipman Road, with construction expected to begin in mid-September. And here is a smart watering tip from our Water Utilities Department. Avoid watering your lawn or garden during the hottest parts of the day. When temperatures are highest, water evaporates before it can soak into the soil, making your watering less effective and requiring you to water more often. Watering in the early morning or evening is more efficient, helping you save money while reducing strain on the city's water infrastructure. Thanks for listening and have a great week.

The city of Lee's 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.

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

AT&T is back here. Ever-G, Google.

We should be good to go. We normally put all of our stuff together out in the field. Then once the base is installed, we'll go ahead and put the post in there. That's how we do it. Simple. Quick.

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's 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.

Thank you. you Thank you. Thank you.

All right, let's call to order the Planning Commission meeting for September 10th, 2026 at 5.03 p.m. Let's get a roll call, please.

Edward Errington. Molly Pesch. Peyton Hatcher. Terry Trafton.

Present.

Chip Chizinski.

Present.

Tanya Johniford. Present. Jessica Grano. Present. Lee Moore.

Present. Thank you, Ms. Byers. Can I get an approval of the agenda?

Mr. Chairman, I'd like to approve the agenda as presented to us tonight.

Second. Can I get a vote, Ms. Byers?

Peyton Hatcher.

Yes.

Terry Trafton.

Yes.

Chip to Zinsky.

Yes.

Jessica Grinnell. Yes. Lee Moore.

Yes. All right. Thank you. The motion passes. All right. Public comments. These are general public comments not related to anything on the agenda tonight that may have a public hearing. Are there any public comments? Not seeing anybody rushing the microphone, I will take that as a no. Thank you. Let's go ahead and move forward with the consent agenda, which is full of vacation of easements, a couple of those. We've got a final plat at Paragon Star, and we've got a final plat at Whispering Woods. And then our action letter from August 27th. Can I get a motion?

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

I'll second. Thank you. Can I get a vote, Ms. Byers?

Peyton Hatcher?

Yes.

Terry Trafton?

Yes.

Chip Tuszynski?

Yes.

Jessica Grinnell? Yes. Lee Moore?

Yes. Thank you. The consent agenda passes. There was some interesting stuff on there. All right, let's go move forward to our first public hearing It is an exciting a vacation of right away can Let's see one second Just the app. I guess the city is the applicant in this case, right? We have a presentation on this at all. Mr. McGuire.

We do we need to close the public hearing or Close the regular session, open the public hearing, go through that script, and then we can get started.

Thank you, sir. I will now close the regular meeting and open a public hearing in the matter of the vacation of right-of-way at 915 Northwest Colburn Road, Kaw Valley Engineering. Anybody interested in speaking in this matter, please rise to be sworn by Ms. Byers. Thank you. And I see Ms. Adair coming to the podium to give us a slight update on this. Thank you, Ms. Bright.

Good evening. Adair Bright, Senior Planner. I'd like to enter into the record Exhibit A, List of Exhibits 1 through 9.

Exhibit A, a list of exhibits one through nine, sorry.

Yes.

Entered into the record.

The applicant is requesting to vacate an approximately 60 foot wide by 645 foot long portion of Northwest Ward Road right-of-way, shown here outlined in red. Prior to recording the vacation of said right-of-way, the applicant will be required to provide an access easement, which will serve the Hazel Grove Elementary School to the southwest and the future city park to the southeast. The images provided here show the proposed new access point for both the school and the future park. The alignment has been reviewed by city staff as part of the Hazel Grove Elementary PDP that was approved in May of 2026. The vacation of right-of-way is not expected to impede the continued normal and orderly development and improvement of the surrounding area. No objections to the proposed vacation were expressed by utility companies or the city's public works and water utilities departments. Based on staff's review and finding that the application meets the applicable requirements of the UDO, staff supports the proposed application subject to the condition noted here and in the staff letter. And I am here for any questions that you may have.

Thank you for that. Do I have any questions from the commission? or staff or the applicant? Yes, sir. Commissioner, Vice Chair.

Thank you, sir. Do we have any idea of what's going to be developing along that road? Does that property all become property of the school? Are those other sites, like those other areas, are they potentially developable? Or, like, for example, like just to the, what would you call that, south, the south and east of the road there, is it just school property?

That is all just school property. They are, you can kind of see the clouding, the scalloped edge. That's all the existing vegetation that they're going to maintain. And then you also have this stream running through here and the stream buffer.

And then is there any, does the city have any timetable on that new park?

Not that I am aware of.

Thank you.

Any other questions, Commissioner Grinnell? Commissioner Moore?

No.

Commissioner Hatcher? I don't have any questions either for you, Ms. Bright. Oh, go ahead, Commissioner. Is there anybody else that wishes to speak on this application? public again i'm not seeing a rush to the microphone all right thank you all right hearing no additional questions for the commission no additional comments from staff i am going to close the public hearing and reopen the regular meeting for commissioner discussion and or a

motion Commissioner Hatcher I Move to recommend approval of application PL 2 0 2 6 dash 1 7 4 vacation of right-of-way 9 1 5 Northwest Colburn Road, Caw Valley engineering applicant Second second Thank you Can I get a vote miss Byers?

Peyton Hatcher.

Yes.

Terry Trafton.

Yes.

Chip Tuszynski.

Yes.

Jessica Grinnell. Yes. Lee Moore.

Yes. All right. It moves forward. Thank you. All right. I am now going to close the regular meeting again and open a public hearing in the matter of PL2026-186, preliminary development plan for Rivian Auto Dealership and Vehicle Repair Service located on the southeast corner. of Northeast McGuire Boulevard and Northeast Cargo Drive, Brian Raine, North Oak Safety Storage LLC applicant. Anybody wishing to speak on the matter, please rise to be sworn by Ms. Byers. I promise to tell the truth, the whole truth, and nothing but the truth, so help me God. Thank you. Does the applicant have an application or have a presentation? Sorry. I know you have an application. Do you have a presentation? Thank you, sir. Please state your name and address for the record.

I'm Brian Ron, 1000 Northwest High Point Drive, Lee Summit, Missouri.

And I'm Leslie Dare with Rivian, address 2740 West Armitage of Chicago, Illinois.

Awesome. Sorry, I got your name wrong earlier, Mr. Ron.

That's totally fine. Thank you very much for your consideration of the project this evening. We're excited to be bringing this to the city, and the area where this is going, we think it's an excellent addition. We have put together a presentation here. I think a lot of the start of the presentation is about the operations and the vehicles and the dealership itself, so I'm going to you know, kind of pass that off and then be more than happy to answer any questions on the development side.

Chair, if I could step in real quick. If you guys could speak into the microphone so the people watching online can hear us.

Got it. Do I click with this? I've messed this up before. Oh, boy, that's not it. Is it this one?

For the record, I was shown earlier. Oh, just go. Gotcha. Okay. Thank you. I forgot to tell you which way to go.

Well, good evening. Again, my name is Leslie Dare. I'm the Rivian Real Estate Lead for the Central and Southeast Regions. I'm thrilled to be here tonight to share Rivian's vision for joining this incredible lease summit community. Also, we have Jerry Nichols with me. He is our local service manager to help answer any questions that you guys might have today. Rivia isn't just building electrical vehicles, we are redefining American automotive innovation. Founded with the mission to accelerate the global transition to zero emission transportation, we proudly design, build, assemble our advanced EVs right here in the United States. You may already see some of our flagship vehicles on Lee's Summit roads today, like our award-winning R1T pickup truck and R1S SUV and our Rivian commercial vans helping electrify delivery fleets. But what makes our timing tonight so electric is that we begin delivering our highly anticipated midsize R2 SUV to customers just two months ago. And looking ahead, the future is even brighter with our upcoming R3 and R3X models. While we do have a robust national footprint of service centers in charging locations, We want Lee's Summit to be a premier hub for our brand, adding to our greater Kansas City ecosystem that includes our service center in Olathe. Our proposed facility is much more than a traditional auto service or sales center. This will be an immersive community space. So when residents walk through our doors, they will experience an interactive vehicle and charging education while helping locals touch and feel their future vehicles and provide education on charging and to help plan their next great road trip. Available there would be a customer gear shop and community space, a welcoming environment designed to bring people together. Also on site is our demonstration drives, so giving residents a firsthand feel for the future of driving. And seamless delivery, a dedicated space where customers can proudly pick up their brand new Rivians. Additionally, this facility will provide some top tier by appointment only routine maintenance and minor repairs, ensuring our vehicles run perfectly without creating any heavy or unannounced traffic. Please know that any heavy collision repairs are not done on site. Those are handled by certified third party partners off site. The site will not involve any stacking of vehicles or overcrowded storage. Inventory stays at levels consistent with an orderly, professionally run showroom and service operation. We're really grateful to the Planning and Zoning Commission, city staff, and this council here today for the rigor and collaboration thus far. We're really excited to get started and to become a lasting part of Lee's Summit. Thank you.

Thank you. All right, so this location is, you know, in the area across from the new terminal and hangar location. It's industrial. The design of the building is to complement what's already there. We just did the building on the north side there that's been very, very successful. We just completed that one, and it's fully occupied. We have a couple other buildings right in that area. It's a very desirable place to be, and as we continue to develop that area, we felt that they would be an excellent tenant. The site is well over parked, so we've, in addition to the recommended parking, which I believe is just right around 80 spaces, we're at over 200. The architecture of the building, very consistent with what's in the area. So the design of the building is very similar to right across the street, but enhanced for this use, some enhanced architecture there. And then as you look at the other buildings around it, the consistency is there. So the way that this one is set up, they have the front of the house use that we're showing and all the uses that were explained. And then they have the shop space. So basically, character of the area. It fits very, very well. So it's compatible, suitable. The parking is excellent. Stormwater and utilities, luckily this area is serviced by a very good regional detention system. So we're able to use those facilities. The utilities are right there. We have water. We have sanitary right on site. We developed that street last year, McGuire, and now we just put in cargo. We have everything we need right there. And with just a few requests that we have made, for the most part, we're able to meet the UDO in just about every area. There are a few asks that we do have that we think enhance the project, and we look forward to any questions that you might have.

All right. Thank you, Mr. Ron.

Ron.

Ron.

Yep.

Ms. Bright, do you want to add to this, please?

Before I begin, I did just want to note that staff will be doing one singular presentation for both PL 2026-186, which is the preliminary development plan, and PL 2026-187, which is the special use permit, but we will still be holding two hearings and staff will enter the exhibits accordingly. So Adair Bright, senior planner for PL 2026-186. I'd like to enter into the record exhibit A, list of exhibits one through 19.

Thank you. Exhibit A, a list of exhibits one through 18. 19. 19 entered into the record. Thank you.

The applicant is requesting approval of a 30-year special use permit and a preliminary development plan on 4.89 acres for development of a car dealership and repair facility. The subject property, which is shown with the blue hatching, is part of a larger 21.2-acre parcel, which is shown here with the red outline. The property is currently in the process of being platted and is awaiting second reading of the approving ordinance. The subject property is zoned planned industrial and is currently undeveloped. Properties to the north, west and south are all also zoned planned industrial and contain various industrial and office uses. The property to the east is zoned commercial services and contains multi-tenant retail and service uses. The future land use map, which serves as a guide for generalized land use categories, designates the subject property as industrial. The industrial category is intended to accommodate light manufacturing, assembly, and industrial services. Based on the surrounding development pattern and the broader intent of the future land use map, the proposed uses are appropriate with the surrounding area. The development also supports the resilient economy focus area outlined in the IGNITE comprehensive plan by supporting economic viability of the site. The PDP proposal includes the 44,500 square foot building, which will operate as a car dealership and a repair facility for Rivian. The plan provides ample parking and meets all landscaping requirements outlined in the UDO. The site will be accessed from Northeast Cargo Drive, which is perpendicular to Northeast McGuire Boulevard. The proposed building facade is comprised of stucco, clear glass, architectural metal panel systems, and EFIS. The design also provides awnings at the northwest corner, which will serve as the pedestrian entrance to the showroom area. The applicant is requesting a modification to the UDO requirement that wall articulations be a minimum of a two-foot projection or recession in the wall plane. The proposed plan includes an articulation depth of eight inches. Staff is supportive of the request as the intent is to prevent a flat primary facade. And while the applicant is proposing a smaller recession, the variation in colors contributes to the perceived articulation and the intent of the code is being met by providing that visual variation. The applicant is also requesting to waive the top, middle, and base design requirement in the UDO based on the proposed architectural style. Staff is supportive of the request because the style is consistent with the industrial buildings in the area which are typically designed without the inclusion of a top, middle, and base delineation. Strict application of the code would result in a development that would appear visually out of place with the surrounding area. The final modification being requested is to the driveway sign requirements. The applicant is requesting to exceed both the maximum height and the maximum area. Staff is supportive of the modification. The intent of the code is to prevent interference with safety provisions such as visibility and also to reduce the appearance of visual clutter. The signs are located well outside of any site triangles and maintain an approximate 15-foot setback. Therefore, they're not expected to contribute to visual clutter. The signs are also intended to guide traffic in the site and provide clarity for visitors, and the increased height proposed is typically beneficial for those in vehicles as a taller sign is more likely to be within the driver's line of sight. The applicant held a neighborhood meeting on August 5th, 2026 and two members of the public attended. The applicant reported that discussion and questions included Rivian's operating model and the differences between light and heavy industrial uses. Staff has not received any letters or calls concerning the project. Staff reviewed the request against the criteria outlined in the UDO, which generally speaks to compatibility with the surrounding area, impacts on utilities and services, and the conformance with the comprehensive plan. And based on staff's review and finding that the application meets the applicable requirements of the UDO, staff supports the proposed application subject to the conditions listed here and also within the staff letter. And I am here for any questions that you may have.

Thank you, Ms. Bright. Do we have any questions for staff or the applicant?

Mr. Hatcher is 30 years our typical new special use permit timeline Yes, it ranges anywhere from 20 to curious seems good to me.

Thank you Thank You commissioner Commissioner to Zinsky

I do have one quick question for Ms. Dare with Rivian. I do like this building, and I'm very new to the EV market. I haven't purchased one. I'm not really considering one. And I think it fits the area that we're at. But being a car dealership so far off of a highway or something, how does that – I mean, I'm sure you've thought of it. Is this how you do a lot of your businesses or like this? Or can you just explain a little bit – of the thoughts of, of maybe Rivian is more of a destination than as a, Oh, I better stop there on the way home or something.

So totally, totally. So, um, we do present this as a dealership given, uh, we do need a dealership license to sell in the state. So, uh, technically we call this a dealership. However, when we, when we build these, we build these with intent. that it's not this like flashy with like the wavy signs and all like the bright neon colors. I mean, I think the most neon color we have is maybe our yellow vehicle. We call it our Rivian yellow vehicle. But the intent is mostly to be for service, to service our customers in the market and to be a touch point. Should anybody have more interest, they want to come, they want to visualize everything, they want to take an educational drive and ask more questions. So a lot of the facility is actually dedicated to our service, which is... how most of our service centers are designed. There is an element that we are looking for with this SUP to be able to sell, but we do not sell anything off of the lot that's unmarked. Everything that's going to be parked is already pre-owned, waiting to be delivered to an already existing owner, or waiting to be serviced and then delivered back to the customer. So there's nothing on the site that we could basically give to a customer that walks in. So it's a little bit different from a traditional dealership in that sense, but we do ask for the SEP to have our sales staff on site to be able to make those transactions or help them make those transactions. As a customer, it's a delivery to the customer directly. So it's a little bit different than a traditional. Yeah.

So, so are the appointments to purchase a vehicle is, is everything like done online?

Okay.

So, so it isn't like you make an appointment to go there and then they take you on a test drive or you can, you definitely can do the test drive there.

Um, but they can't drive off of the lot, but they can't drive off. Yeah, exactly. So everything's pre ordered online by the customer. Our sales representatives are there to help them guide them, answer any questions.

And so in the presentation earlier, I know your gentleman with you, Mr. Ron, you said there's 240 spots that you have and these are only required for 80, but yet the vehicles leaving the lot are not for sale, they're already sold. So how many vehicles will you have on the lot at any one time? So, I guess I would love to not see a huge parking lot that maybe is only 20% full at any one time. Totally. Just because the car is coming and going, especially if they're not there for potential inspection, purchase, walk off the lot.

So, usually service is not. Typically day in, day out. I believe the target turnaround is anywhere between two to four days. usually maximum of five. So there will be cars that like sit on the lot. They look like inventory, but they're not. And then on top of that, anybody who has purchased vehicles, if they're coming to pick them up, they will be on that lot. Um, they don't sit for a very long time. Like I mentioned, I think it's like a maximum of five days is the target. So there is turnover. Um, and there are a lot of vehicles to be serviced. So for example, um, across the border at our Latha, I think we have 60 something spots maximum and every single one of them is filled. Um, parking is always a challenge. So the more that we can get, the better, but it will definitely not be an empty lot. We don't anticipate that.

So just on average, I mean, if those 60 lots are full over there, how many staff, how many employees are on site?

know including like so how many vehicles will there be at on average at any one time um that's hard to nail down right now i think we do anticipate because of the ask of 240 spots we typically will probably have close to 200 just kind of on their day-to-day um i could i would have to dive in a little bit more and i can definitely answer this question offline but the way that our data is compiled there's like a I guess kind of like ranges of employee parking. I think we like to have like up to 50 spots just for employee parking alone. And then customers coming in day to day, usually that's like 10 to 15. They're kind of portioned out within the lot. They're not drawn out on this map, but we can kind of like show you where we anticipate where all the cars like quote unquote sit and then drive through. And then where we have like the customers kind of coming and going with employees as well.

So it sounds like to me like you're anticipating having the lot pretty much 75% full almost all the time with 200 cars versus 240.

Yes, yeah.

Okay. All right. Thank you very much.

Thank you. Those are good questions.

Thank you, Commissioner. Commissioner Grinnell.

Can we talk some more about the parking and the parking spots? Sure. Would you guys be willing or would you entertain reducing the amount of parking since you don't really know how the facility, how the public would respond to it? It just seems like a lot of additional parking without a real good understanding or analysis or data for us to validate the need.

Sure. And we can definitely share that offline. Like I said, I don't have that with me right now. I will say our Amazon fleet vehicles, I would have to also double check how many we would have in this surrounding neighborhood just because right now they're dispersed elsewhere. Those vehicles take up essentially one and a half parking spots. So it's not necessarily a one for one. And like I said, we can kind of take that back and maybe try to map out where that could like visually help understand the requests for the 240. If that helps, we're more than happy to.

I think it would help just provide a little bit of an understanding. So when we look at it, it just looks a little bit off. And so I think the more clarity that could be provided would be great around the parking.

Absolutely.

Could you also define for me what is the difference between minor collision repair and major collision repair?

By definition, I would look at the definition, but we aren't doing any... We're not doing any collision repair.

Or minor repair?

Yeah, minor repair, yes. So any rotations and... Jerry, if you want to come up and... We're not doing any major body repair. That's what I was getting to.

Exactly. The services we provide are general maintenance, tire rotations, things like that, repairs. Collision repairs, anything that's been in an accident that requires panels to come off, goes to a certified body shop. We're not doing that there. If it's a quick... A applique or a quick replacement. We can do it there, but there's nothing heavy work-wise. Any kind of collision stuff goes off-site.

And with the EV, there's also a technology aspect. That's what I was trying to think of. I was like, why am I blanking right now?

Can you state your name?

Sure, I'm sorry. Jerry Nichols. Address, 15710 Richmond Avenue in Belton.

Thank you for defining that. I do have another quick question because I am not similar to my fellow commissioner. I'm not as versed with EV vehicles either. So what happens with the batteries and how are they stored and how are they maintained for vehicles and on the facility? Like do you guys have a certain area that all of that's contained and what does that look like?

Exactly, yeah. So we only keep a maximum of three batteries on site. But generally what will happen is the vehicle comes in. If we determine it needs a battery, we order that. And when it comes in, we replace it right then and it's shipped out within the day. So they're discharged, there's no energy left in the batteries while they're on site, and they go out. It's not as if we house a lot of them inside.

No storage. No storage, okay.

Yeah, they're shipped back out as quickly as we can get them back out.

Okay. And then is there any type of, it didn't look like, and I was looking through the elevations, but it doesn't look like there's any type of screening or anything within the parking lot that would separate the vehicles. It's just the building and then the parking lot, right? It's all open? Okay. And then Commissioner Donna Ford is not here, and I think she would be upset if we did not talk about trash and where that's located and what type of screening might be around those trash containers. So can we walk through that a little bit? Hopefully I'm doing her justice right now.

You know, trash enclosures do come up quite a bit. A lot. Yeah.

Yes, absolutely. So our engineer is also here with us this evening. The trash enclosure is located right here at this corner, and we've been working with staff. We made a couple changes to that through the process, but it does have a full enclosed trash enclosure for all of that. So we're expecting to have it. as far in the back corner, but good access for the truck and everything by putting it right in that location right there. So there's also a fair amount of screening out along Cargo Drive and across the rear and along McGuire that's going to help visually screen some of the site.

And do you know what type of material that trash enclosure?

I believe that I can double check with the engineer, but I believe that's a split face block enclosure.

Great. And then I do have a question for staff about the SUP. Do we talk about that right now? Is that okay?

The SUP public hearing, we can address that when we open that up.

Okay. So then I will wait. I think that's it for now, Chair. Thank you.

Thank you, Commissioner. Commissioner Moore. Thank you, Chair. I have a question for staff, Ms. Bright. Getting out of bounds here with an architectural question, but the recession change from 2 foot to 8 inches, I guess is there any, is that pretty common in this area? Are there examples of precedent that they've done that? I don't necessarily care. I think 8 inches to 2 foot doesn't change for me. I'm just curious if there's any precedent or...

Yeah, in the area, some of the other buildings, let me switch over to the applicant's presentation really quickly where they had. So some of these surrounding buildings you can see, this one looks like it has maybe a bit more than eight inches, but this one's a pretty shallow projection of recession. It's not unheard of, it's just typically how The buildings are constructed especially for industrial uses. This one here is one that the applicant also constructed and it's very similar and very compatible with that building.

Okay. And then similar question with the signage. I know they're going with a lot bigger sign. So just curious again if that's something that is pretty typical depending on how it interferes with the safety views and whatnot of traffic.

Yes, these are not actually expected to impact traffic and safety in any way. They are outside of site triangles. They're behind the 15-foot setback, which they actually aren't required to set back, but they are well behind the property line. And we do have sign modifications come through quite frequently. Okay.

Chair, that is all. Thank you, Commissioner. Commissioner Grinnell.

So sorry, oh, my mic was still on. I have another question for the applicant, and it's about the charging stations. Maybe everyone just comes up. Will you guys have charging stations for folks to charge their EVs? And where are they located?

So they currently have charging stations located in this area right here. So they're going to have some vehicle stations right there. And then earlier on, we were discussing this corner over here. They have some stations right there. I'm not sure if staff's presentation shows the pages. that have those specifically, but those are the two locations. So right here at this island location and right here at this island location, they have chargers available. And I did want to, if it's okay, I wanted to circle back to the 8-inch The reason for that architectural request, just like the building directly across the street that we did, on this style of building, the frame of this building is steel. So if you can imagine the structural members that go this way across the steel, Those are eight inches. So we can flip those on one side of the main beam and the other side of the main beam, and that's what creates that offset. So that's why we can't go further than that because we would have to set a beam here, a beam here, a beam here, you know, to go more than that eight inches. So that's the reason for that offset.

Circling back around to the charging stations, do you and your other locations find that those are used regularly? Are they constantly and is there a lot of traffic, so to say, for them to come?

Not general public traffic, no. They're more in-house use.

Yeah, they're not open for the public.

Not open for the public. It's only for in-house. Perfect. That answers my question. Thank you guys so much.

Thank you, Commissioner. Commissioner Hatcher?

Thank you. My fellow commissioners jogged some thoughts here. Related to the charging stations, I think it's maybe slightly outside of our typical direct purview, but general curiosity, does this have a significantly larger electrical load than like a related or similar type of use that would go on this land? How would it compare to like a typical warehouse in an industrial area like this?

So, you know, that building that we were just talking about, this one at 600 Northeast McGuire has a 4,000-amp electrical service, and that is our typical of what we put in, you know, these style of buildings. We'll do the same for this building. The requirements that Rivian brought to us was 1,800 amps. So, you know, they actually have a lower requirement than what we're putting in similar buildings in the area.

Great. Thank you. And on the parking, to clarify, the 200 out of 240, that was anticipated use of loaner service vehicles directly from Rivian, correct? Okay. So we still have about 40 then exclusively for staff of the dealership?

I believe the count for the total 240 does include the employees.

Right. Yeah. Okay. Correct. But you're anticipating about 200 Rivian fleet?

Yes.

And you do provide loaner vehicles in that two to four days?

We do and we can. I don't know how common it is, Jerry, from a day-to-day basis. But yes, loaner vehicles are on site for customers.

I'm just getting it with the two to four days. I mean, theoretically, every spot for their service stations would always be full. It's either customer vehicle or... while they have the loaner or its loaner for a service vehicle, customer vehicle to come in. So I feel like it would still get a decent amount of occupancy and that 200 is excluding employee vehicles at all. So it sounds like the lot would still be pretty occupied on a day-to-day basis. So thank you.

Yeah. I would also point out that when we did the traffic count on this, we counted... all the spaces in front of the building as well. So right there along the front sidewalk and those are typically more transient spaces.

Okay, thank you. I appreciate all the details. I too, I know Commissioner Janiford also is very particular about impervious Especially when we're over parking a lot like 200 spots. I still think 200s kind of high I And I appreciate commissioners discussing and inquiring about this You know one of the things that comes to mind is you know outdoor gathering areas with customers and or for employee use and You guys are in a pretty secluded area back there, and it feels like there could be some opportunities for that. I don't know if you do that normally. As far as like work-life balance for your employees and or customers, you're a pretty progressive organization, so.

Do you mean like community events or things like that?

Just like some gathering spaces, you know, typically in more secluded areas like this, we see like some picnic tables or outdoor seating with covers, kind of stuff like that.

Oh, I see. No, we don't have anything planned like that. Well, I can see that, but... Yeah, we do have break rooms internally, some staff meeting rooms that are...

I know, but would you consider adding something like that to this plan?

We will take that back, yeah. We could if that was something that the city wanted to see. I think it's important. Yeah.

Just because you have so many parking spaces or reduce some of the parking spaces.

Okay.

I don't know. I mean, those are things that come to mind. Okay. The other thing... Thank you for that. I appreciate you being open to it. The other thing I want to talk about is landscaping. I very much appreciate... that you have almost 100 trees on this lot, and then you have, I think it's 400 or 500 bushes. So with that comes the challenge of keeping them alive, which is what we see a problem with. The thing I'm curious about with your landscaping, so A, I want to just commend you for being very robust with that. especially because you're secluded and it's a large building and people have to come to you. It's not like people are going to just be driving by and seeing your location. So I'm curious, though, because I'm not seeing, I see evergreen bushes, but I'm not seeing evergreen trees. Is there a reason why you didn't have, like, put that kind of product in there for more 20 you know around the year year-round color on the lot because we know that trees drop leaves and then they don't become very so I guess I'm curious about the mix I know you've got a very robust boxwood evergreen bushes But other than that, and I love that you're putting so many redbud trees on the lot. I'm not quite, I'm curious why you chose to put them in the back of the lot because, I mean, they basically back up to Tingle and the other, and most of your customers are going to be at the other end of the lot and the front side of the lot. So I guess I'm curious about how that landscape escaping plan got designed and developed and then how open are you to amending it to be a little more, um, let's say integrated throughout the whole plan.

So, absolutely. The landscape plan, you know, we did work with, and I apologize, we don't have our landscape people here today. We did a couple changes, you know, on the landscaping plan, you know, in working with staff, primarily, you know, for the screening side of it, you know. And Jacob with Urban Services here as the civil engineer worked on that extensively, working with staff to get the right mix there. And as far as the locations and stuff like that, I believe some of that's buffering, but I'm not sure. But Jacob can probably answer a little bit more. But we're very open to whatever the recommendations are as far as with staff on screening and that type of thing.

I think Jacob needs to be sworn in.

I promise to tell the whole truth and nothing but the truth, so help me God.

I promise to tell the whole truth and nothing but the truth, so help me God. Sorry, I was trying to get in earlier and I was stuck on the door over here.

That's okay. Thank you for showing up.

But yeah, so context on me, I'm a civil engineer, I'm a licensed landscape architect, so I do have a little bit of background in both. The trees, the landscape plan was developed in accordance to the theme across the street from the most recent development. So if you pulled up those plans, you'd notice It's very identical, except the big feature was they had burning bushes. We've decided to switch those out because it sounds like that species is no longer encouraged within the city. As for why bushes over trees, our goal was to kind of maximize the screening. So, you know, the trees up here, the bushes down here, so that leaves very narrow slots. It provides a little more of a visual buffer, and it'll grow a little bit better because the trees won't be competing for sunlight, which is something I was thinking about. I don't want dead No one wants a dead tree or a dead bush or something. So multi-layered there. And the count was derived from the city code. So there's a table on the landscaping plan that shows how we arrived at that number. There's a lot of street frontage there. More than you would think that we had to consider.

Yeah, no, I think you did a great job with the plan. I love that you have the layers. I did notice that you had the bushes and the trees, and that will help. Those boxwoods will still stay green through winter. I also think it's nice to have evergreens as well mixed in with the trees and the bushes so that you have a good mix. of being able to provide some screening just, because you're actually backed up to other buildings, so that's all. I was curious about, you know, Considering that mix and how you could mix that up a little so would be you know that it's a question for you to work out with staff I'm not asking I'm not necessarily thinking I'm going to add an additional condition to this because I think it's a very very nice robust plan I appreciate the fact that you have the fact that you put there's a bigger buffer and There's more landscaping. So then I guess my question is, is there an irrigation system going in with this? Because there's so many trees. I would hate for you guys to spend all that money on all the landscaping and then for it to die. So I see you shaking your head yes.

Absolutely. I appreciate you bringing it up because I meant to mention it when you were talking about keeping everything green. So yes, we do have an irrigation system planned for all those areas.

Thank you very much. I appreciate that. My last question I have right now is around drainage, just because of the impervious areas and surfaces. I don't see any kind of water detention area. Can you help me? Do you guys, like is that going offsite somewhere? Are you draining off? Where are you going with the water? I know stormwater runoff is a big issue. Thank you, Ms. Piles.

Sue Piles, Development Engineering Manager. Yes, this area is served by a regional detention basin. It's all planned out. It's already accounted for in that basin size. All of these areas are draining into that regional detention basin to the northwest.

Northwest. Yeah, can you just, like, point that out for us? I don't know if we have a. The northwest, I'm looking at a map. Is it up there north of Jones Industrial? Is that little area?

No, wrong house.

But it's still south of Strother?

Oh, too much.

Touchpads.

I'm old. I don't do well with touchpads.

I really just wanted to get Mr. McGuire up here to work on his skills for math.

So the subject site, yeah, the subject site's right here. This is the regional detention pond right here.

And so the water from that side is going to drain off up to there? I mean, does it slope that way? I mean, or is it going to be pumped?

Well, it all flows by gravity.

It is by gravity?

Yeah. So it's sloped?

So those are all my buried pipes that lead there.

And so that detention area was planned for that whole region? That is correct.

Yes.

Being built out?

Yeah.

Well, thank you, Ms. Biles. Mm-hmm. Appreciate the education on that Because I know Commissioner Jana Ford would ask that question so Okay. Thank you very much. I appreciate that. I think you answered most my questions. Is there anybody here? Who wants to speak and support our opposition of this? application All right once again Not seeing Mad Rush to the microphone. All right, are there any additional questions from commission that we have percolated up? Okay, does the applicant wanna have any final comments before we close the public hearing in response to anything you've heard tonight or been questioned about? Nope, you guys are good? Awesome. Well, hearing no further testimony then, I'm going to close the public hearing and reopen the regular meeting to allow for the commission to have discussion on this application. I'll just start by saying I am super excited for Rivian to come to Lee's Summit. I've been waiting for this moment. It is awesome exclamation point. I think this is great. I find it interesting where you're choosing to put the location. I personally would like to see a more prominent location in the city to show off the progressiveness that Rivian is and that Lee Summit is. So I thank you for your efforts to bring a Rivian to this part of the community I think it will be well received, and I know my son would love to buy one. So anyway, so any other comments that we want to debate?

Yeah, thank you, Chair. Also, I just wanted to thank you for your willingness to come to Lee's Summit and appreciate staff and the effort you guys put in on this. Thank you.

I think my only maybe comment is just I think it's a lot of parking spots and I know we've talked a lot about that Sounds like there's a need for them that it makes sense with what they're doing But I do feel that it is a lot of parking. So that would be my only comment I don't have necessarily a right solution or Haven't have anything to propose It's just a concern

Yeah, I would like to mirror Commissioner Moore's and Commissioner Grinneau's statements there. I think this is awesome to have you come here. Like I said, I'm not really into the EV thing. I'm kind of a Ford guy. Ford has EVs now. Well, I know, but I'm like Ford Mustang. But anyway.

Ford Mustang has an EV.

You're right. That's not really a Ford Mustang. It's a Mach 2, whatever. Anyway, thank you for coming to the city. I love that. I don't have as much concern about the parking, if the parking is going to be used. So that's a part that I'd probably be okay with. It's interesting about the 30 years, because we've had 20 years come in on certain things, and now we get a 30, which is kind of the other end. We're going to talk about that. Okay, because as I said, I'd like to get the commission to kind of have a little discussion on that. But otherwise, you know, thank you for choosing our city. You could have gone anywhere and we appreciate it very much. Thanks.

Mr. Hatcher? No, thank you to the developer as well as Rivian team there. Great presentation. Yeah, I think it's going to be a good project. As my questions kind of pointed to earlier, I am not personally as concerned about the parking. It sounds like there's already a Pretty good plan for it to be pretty thoroughly utilized. And I believe this would be just number two in the Kansas City area, correct? And only one on the Missouri side. So it sounds like it's going to be a pretty big draw outside of just Lee Summit. So as they continue to grow, I feel like that will probably be pretty well utilized personally.

Thank you. I would just add to that like I would be more concerned about the parking if it was in a more public area and didn't have so much lovely landscaping around it but I mean it does kind of mirror kind of the other lots over in that vicinity so I don't you know it is a lot. I do still would love for you to talk to staff and see if there's a way to add some kind of outdoor area if you're going to be growing customer base customers do like to hang and then Creating some outdoor space for staff just because it's going to be a lovely nice area that's secluded So I would encourage you to do that and seeing if you can get any evergreen trees on to that landscaping plan but with that if I'm hearing no further questions or comments, I'll entertain a motion and Mr. Chairman, real quick, Mr. Chairman, I thought you wanted to discuss the, oh, is that on the next?

That's on the next here. Okay, thanks. I move to recommend approval of application number PL2026187. Oh, I skipped ahead in my paperwork. I apologize. 2026186, preliminary development plan. Rivian Auto Dealership and Vehicle Repair Service located at the southeast corner of Northeast McGuire Boulevard and Northeast Cargo Drive. Brian Ron, North Oak Safety Storage LLC applicant. I will second.

Hearing a motion and a second, can I get a vote, Ms. Fiers?

Peyton Hatcher?

Yes.

Terry Trafton?

Yes.

Chip Tuszynski? Yes. Jessica Grinnell? Yes. Lee Moore?

Yes. Thank you, the motion carries. We look forward to this coming online. And next, we will go to our public hearing on application PL2026-187, the Special Use Permit for Rivian Automobile Dealership and Major Automotive Repair Facility located in Southeast Corner of McGuire and Northeast Cargo Drive, Bryan. Ron North, Oak Safety Storage Applicant. All right. I will now close the public, close the regular meeting, sorry, and then I'm going to open the public hearing in the matter that I just discussed. I'm not going to repeat it. Would also, any of those interested in speaking on behalf of this application or in this matter, please rise and be sworn by Ms. Byers. I promise to tell the truth, the whole truth, and nothing but the truth, so help me God. Thank you. All right. Does the applicant have a present? Mr. McGuire, what do I need to, there's something I need to say here. Not yet. Just wait. Not yet. Okay. Do we have, so the applicant, Mr. Ron, do you have something you want to add to this?

No, I would just refer to our previous presentation and, you know, any questions that come up in this portion here, more than happy to answer anything and, you know, looking forward to work with you on that.

Okay, thank you, Mr. Rahn. Now we have Ms. Bright coming to do her presentation and enter the exhibits into record.

Yes. Yes. For PL 2026-187, I'd like to enter into the record Exhibit A, List of Exhibits 1 through 17.

All right. I will accept Exhibit A, List of Exhibits 1 through 17.

And then also enter into the record all of the evidence and testimony from the previous public hearing.

Okay, we'll accept the previous testimony and evidence for the record. Thank you.

And then just here for any additional questions.

All right. Do we have any additional questions? I know there was some questions. Commissioner Tuszynski, did you want?

Well, not any real additional questions, but just when we get to the point of comment discussion. Yeah, let's just have a conversation on the length.

Okay. Commissioner Grinnell.

Yeah, so for staff, will you remind us about the special use permit and how that works? Like, is it attached to the applicant? Is it attached to the actual parcel? Like, if Rivian decides, hey, I don't want to be here anymore, can someone else just come in and put another collision repair center on this particular takeover, the particular parcel?

Yes, so the special use permit runs with the land itself. to allow for those land uses, the auto dealership and the major automotive repair. We do 30 years typically on new builds just because of the financial investment as building a brand new building. And why do we need the major auto repair? So based on our definition of a major automotive repair, it's about removing the engine head, I believe is the phrasing. I'm not a car person, unfortunately.

Yeah. So since the, our definition is a little more archaic than the new technology we looked at. Okay. So when you look at the, a battery or an EV vehicle, when you remove the battery, that major components of the drive train in that part. So that's where it's going to fall into that major automotive repair.

but yet they're not doing major auto repair, right? They are by our definition, but a lot of times. But not by their business model. Yes. A little bit of, it's a little challenging area where things aren't quite lining up.

Yes, and this covers all of our bases.

Okay. I think I'll save everything for comments.

Okay. Thank you, Commissioner. Commissioner Moore? Commissioner Hatcher? All right. I don't have any additional questions either. So is there anyone here that would like to speak in support or opposition to this application? Please come to the microphone. No mad rushes to the microphone.

All right. Sorry to interrupt you. I do have a quick question for. You want a question before close it, yes, because I'm getting are there any additional questions from commissioner commissioner to is that it's just one quick question for the developer of this land is there any that I'm not asking financing on our end, but is there any financial or financing concerns with the 30 year that are dependent upon the 30 year for your eyes and.

So as mentioned, with a new build like this, that is a consideration. I know when we were looking at it and doing performance and everything on it, that that was a question. And it was presented to us externally asking that question. But what's done with that information from there? In other words, would a lender or something like that take a dimmer view on it? I know the question was asked, but I know it's definitely advantageous to have the 30-year, but whether it's a make or break, I do not know.

Yeah, and so I guess that's my follow-up. Is there any concern on your end with going a shorter term, being that traditionally I reserve... you know, my opinion and my vote on longer term periods based on past performance. Like if someone's been here for 30 years, they've done a, or say they've been here 20 years because that's what they had. They've done a stellar job, you know, perfect site, no concerns. Sure. I'm all day long on the longer and I'll fight for it. And I've done it against other people's comments here. Just being that you're new and not that we think there's anything wrong with Rivian, but just being that you're new to the community and there's really no, There's really no history there yet. Is there any, would there be any concern on your end with a shorter term on this potentially not going through? And again, we are, I believe we are just a recommending body and not the final decision, so.

Actually, that's pretty much actually my answer as well because I don't do the financing side of it. I was involved in those conversations, but I don't know what impact that would have. I would say that I'm probably not the best one to answer. I'm, you know, I would absolutely try to put forward the 30-year because that was what I presented in getting this all laid out. I do want to point out Rivian, fantastic company. We're very excited to have them here. But we are a very local company and we've been in the area for over 60 years total. So we've got a lot of track record here and we're excited to continue to grow in the city.

So what you're saying is as much as it's on them to really maintain the property, it's on you to also kind of be that person as well to make sure. Absolutely. Okay, thank you.

Thank you. Chair, I will also add in there that Regardless of the term of the sup there is a revocation process so if something were to go south Whether it's a five year ten year twenty year fifty year sup we can go through that process to bring them back before The City Council to revoke the sup so if that provides any comfort for you Mr. McGuire since you're talking What was the last?

We just approved, we renewed an SUP for an auto dealer and it was more extensive. Was it 20 years or?

It was Mazda. Mazda. And I believe they are still to go to city council here in the next couple weeks to get that final approval. And I do believe that was a renewal for 20. Renewal? Yep.

I thought we did.

I thought, okay, anyway, we can talk about that.

We can talk about that in comments, but any other questions? Commissioner Grinnell? Commissioner Moore? Commissioner Hatcher? All right. Is there anybody else that wants to speak on this application? Okay. Then I am going to close the public hearing and reopen the regular meeting for discussion on this application before we have a motion or have a motion. Okay, commissioners, any thoughts on this? I know it sounds like there's a little bit of a divergence, but... No?

Yeah, you know, like I said, I like to reward good behavior. for lack of better words, right? Um, but having someone that's been in the community for 60 years as the property owner, um, and they've, I haven't heard, have we had any concerns within this development on anything else?

No.

Okay. With that being said, I think I'd be in support of the 30-year. I want to give Rivian the full welcome to this community, and I really want to see it thrive, and I want to see everyone else hear what I want for our community, and I want it to be the best in the area. So I think this is just another step in that direction. So I would be supportive of the 30-year. Traditionally, I may not be, but having a property owner that's really maintained their property around and having no concerns, that does lead At least to me, it leads credible evidence that they would either maintain Rivian or work with them to make sure that they didn't have any adverse impacts. Thank you.

Thank you. Commissioner Grinnell?

I think for me, as I'm looking at it, it's not so much about Rivian. It's more about the special use permit for the land because it follows the land. So it's more because we have this gray area for what is required for the type of operation that Rivian is doing and how it doesn't quite align for EV vehicles. It does put it into a different category. So for me, I'm thinking through, would I be okay with a major collision center being here? Because that's essentially what we're being asked to approve for that special use. So I'm still muddling through that in my head. So for me, it has nothing to do with Rivian. It's more about the actual use of that particular land Does it make sense for that area? That's what I would encourage everyone else to look at.

Thank you. Commissioner Moore. Commissioner Hatcher.

Thank you. I'm personally good with 30 years. I think Rivian will be great there. Good to have them developers well committed to the area and everything. So I really don't have any specific concerns on what's being directly asked. And beyond that, I don't. think I would really have an issue with somebody else going in there later on. I think that's kind of the flip side of it, being a little further from the highway and the building is closer to the highway, that it's all pretty well hidden, honestly, back there to an extent, at least the lot side. So if something did happen down the road, I don't personally see that as a big issue either. Okay.

Thank you. Yeah, I agree with the other commissioners and what they're saying. Like, I don't have a problem with a 30-year on this project because it's in an industrial area. It's surrounded by industrial. And yeah, they are kind of tucked away. So hearing that, it doesn't sound like, it sounds like we're in support of moving forward and not amending this. So if I'll entertain a motion.

Move to recommend approval of application PL 2 0 2 6 dash 1 8 7 special use permit Rivian automobile dealership and major automotive repair facility Located at the southeast corner of Northeast McGuire Boulevard and Northeast cargo Drive Brian Ron North Oak safety storage LLC applicant Thank you.

Can I get a second second? I hear a second. Miss Byers. Can I get a vote?

I

Peyton Hatcher.

Yes.

Terry Trafton.

Yes.

Chip Duszynski.

Yes.

Jessica Grinnell. Yes. Lee Moore.

Yes.

Thank you. The SUP passes. We appreciate you coming. How soon are you going to get here? All right. Thank you for that. Okay. Moving forward on our agenda tonight, roundtable. Any roundtable comments?

I would just like to reiterate that the Ford Mach-E is not a Mustang. Thank you.

There is a Ford Mustang EV. Yeah, it's called a Mach-E. Mach-E?

Yes.

They have an electric truck.

They have an electric truck as well. It's a 150.

A Ford Lightning.

Okay. Any other roundtable comments from the gallery?

I believe they're no longer producing the Lightning. Very good.

I do have a quick question. Sorry.

I don't work for Ford. I'm not certain of that. Just what I heard. Yes. Did you have a comment?

I don't know about the lightning.

Did you have roundtable?

I do. So with the UDO, that's what we're talking about when it comes to that special use permit of how our zoning in the UDO isn't aligning quite with some of Rivian's business operations?

So their definition and our definitions are going to be different. We do have a definition for major automotive repair and what they're doing falls under that. That's why staff has moved forward with supporting that and seeking that SUP. If we looked at what they were doing and it fell under the minor automotive repair, no SUP would have been required.

Personally, I would have struggled if it wasn't in this location, potentially with a major collision, SUP for 30 years.

This would be a good area for collisionary just because it is industrial. Yes, I agree with that. Staff was comfortable with supporting this, knowing that that SUP could transfer in the future? But the overall zoning is already in place, so that use is already there. So they're not seeking a rezoning. The uses were established previously under the initial zoning in that area. So staff was comfortable supporting the application, knowing that future uses could fall a little more intense than what they're proposing. But it still meets all UDO requirements.

That was all. Just a little bit more clarity on that. Thank you.

Thank you. Commissioner Hatcher, did you have any round table? Okay, I do just want to make a comment about We lost one of our commissioners Tuesday night. She moved on up. So Ms. Commissioner Arth now is council person district three. And so congratulations to Dana Arth for that transition. And we'll look forward to a healthy, robust campaign over the next seven months when she has to go to reelection in April, or her first election. Anyway, we do appreciate her nine years of service on the commission. She was the most tenured commissioner, which now that falls to me. I think seven. So, anywho, thank you for that. Dana, congratulations. And just an update, the Housing Task Force Commission, I saw Ms. Alpers left, but that is going to get appointed next Tuesday. We're still working through the details of all of that. I did have a meeting with the mayor to discuss it. I think the plan is to start meetings in October on that. So obviously we do still have one commissioner that will get appointed to that with myself. So that is coming. Be patient, please. And then I believe on the bylaws committee, Mr. McGuire, did you want to talk about that? I know we've had one meeting and then we're trying to get the second meeting scheduled. Yeah.

And the third meeting during my comments.

Okay. All right. I'll finish my comments. Staff roundtable.

All right. So staff roundtable, you did steal my thunder. I did want to congratulate now Councilwoman Arth on her appointment to the council and thank her for all her service to the community as the planning commissioner. Did want to kind of put that out there. There is now an open seat. So if you know anybody that wants to, is interested in that, direct them to the city's website to fill out that interest form and get that in. Please do.

I know I did talk to the mayor. I know he has a list of people from the last time, but I don't know. I mean, obviously, it's not been a done deal.

So I would still recommend if you're interested to come do it. If you know anybody or anybody watching is interested, go ahead.

Two people watching us right now, please go to the city website.

It's always there. By-law review committee, working through some scheduling conflicts at this point, trying to determine a date that works for everybody. Given that it's an ad hoc committee, it's tougher to pin down dates that aren't pre-established. So working through that, I did send an email out asking if a new date would work. I know I have received a couple of responses, but if you have not, let me know. If the date doesn't work, maybe shoot me some dates or times that would generally work as well. We may just have to run with a date that works for the majority and maybe not everybody. But we'll get it scheduled up and get working through that. The CDC met yesterday. Staff brought through a UDO omnibus update. So that'll be coming before you guys here shortly. Those UDO updates are just general housekeeping updates, no substantial changes, making sure our references and citations are up to date, crossing our T's and dotting our I's. So look for that to come here shortly.

We'll look forward to Mr. McGuire enhancing the presentation of skipping faster through the red line version of the updates, please.

Look, I did not call you out for this in the CDC update.

But we will look forward to it. When did you say that's coming? October?

October. This one will be much more smoother. We had a hiccup with how our documents got uploaded, so I had to run page by page.

I'll give you a spoiler alert.

One of those sections is 128 pages.

Yeah. I think the most significant change was changing the, was it the?

I adjusted some definitions to meet anticipated. Alcohol sales or something? Give me two seconds. Since this is an application that's going to come before you, we really can't get into the details and discuss it until we get into a public hearing.

All right. Anything else from Roundtable?

Nope.

All right. Hearing no further Roundtable, I believe we're to adjournment. We will adjourn the meeting at 619.

Thank you. you