Planning Commission - Regular Meeting

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

We're here really to give back. providing a service to better a community to go out and serve people to be a part of something bigger than yourself.

If I would have known what I know now years ago, I would have been here much sooner. [Music] Hello, Lee Summit. I'm Jordan. Here's your flash briefing for the week of October 20th. City Council will meet for a regular session Tuesday night at 6 in council chambers and city hall. Meetings are open to the public or watch live on the city's YouTube channel. If you can't watch, catch the recorded meeting on demand on the YouTube channel or by subscribing to the council debrief newsletter which breaks down three to four key agenda items. Subscribe at cityofls.net. The public is invited to attend the Coburn Road ribbon cutting today at 10 a.m. This project not only added sidewalks, a multi-use path, lighting, more traffic lanes, and drainage and storm water systems, but also reconstructed an entire bridge. Those attending the ceremony are encouraged to enter at the west end of Northwest Culin Road, travel east through the roundabout at Northwest Blue Parkway, and park east of the Railroad Bridge. Green Street is hosting a free spooky family-friendly double feature on October 24th. The movies are Hocus Pocus and Nightmare Before Christmas. Doors open at 5:30 p.m. Bring your crew, grab your chairs, and get ready for a family fun night inside the Green Street Market. Whistle Stop will be providing themed treats and drinks at the event. The city is looking for a learning and development specialist to help shape the growth and success of its team. In this role, you'll design and deliver training programs, identify skilluing opportunities, and support employees in reaching their full potential. Apply today at lspeople.net. Thanks for listening and have a great week.

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 crisis and we're being called to those scenes on a regular basis. In order to help serve those citizens better, we did initiate the crisis intervention team program. These are officers that are specially trained to deescalate crisis situations. Recently, we've brought co-responders onto the scene, licensed qualified mental health professionals housed within our police department and they respond with those officers directly to those scenes where a crisis is 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 in route. officers in route 914. So, typically I arrive after they've made it safe. I'll make contact and get kind of the rundown and then I just kind of jump right in like, "Hey, you know, my name's Alison. I'm a mental health professional. I'm here to help you. I'm not here to take you to jail or arrest you."

Sometimes all a person needs is a voice, someone neutral, someone outside that, you know, can listen. I do a lot of safety planning, including family, their support network, who's close to you. Can some if they're home alone, who can come over and hang out with you today? Can we lock away your sharps? Can we put up your meds? Do you need meds? Can we get you over to the urgent care to get you assessed for your medications? Some of them also like, "Oh, I'm so glad you came. This made me feel so much better." Our main goal as a 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, please, how can I help you? My husband. In 2020, we had 722 mental health related calls for service. 2022 by that time, 1479. 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 911 is ask for us. You know say hey I want a co-responder to respond to this this crisis and we'll go. I was really struggling about eight years ago. My personal journey with mental health and I met some amazing 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 that's what we love to do. So I had a client we got a call shift some suicidal ideations and she really felt that she had nobody and you know and getting to know her story and getting to know who comes around and sees you. Well, then we found a support person and they responded immediately and we made a plan. I called back and checked on her in an hour and then I checked on her on two hours. We were able to get her into additional services to where she talks to someone every week or more. I just took a person that really just thought they had nobody and nobody would show up for them and show them you do. And you'll be amazed who is in your corner if you just simply say, "I need a little help. 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. [Music] Its three dynamic areas have something for everyone. Green Street Market is a modern event venue and home to the downtown Lee Summit Farmers Market. Green Street Lawn is a covered performance space hosting live music, family activities, and more. Green Street Grove is a mixture of gathering spaces, an immersive playground, and bold architectural features. And all three areas host community events year round.

So the next time you set out to enjoy the city you love, remember, meet at Green Street. [Music] [Music] [Music] [Music] [Music]

[Music] My parents built her first brand new home in 1987 here in Lee Summit. It's pretty amazing to see what Lee Summit looked like in 1987 as a teenager. So vibrant. It was just growing and there were a multitude of new things coming online. I was in the property management world going to Rockers College and eventually I raised my kids here. This community holds people. Every time you turn a corner there's something new. 2013 there was a vacancy on the planning commission and I thought well I'm going to give this a shot.

When you're on the planning commission the decisions that you're making are recommendations. Are they following our UDO? Does it fit in our comp and strap plan? When it gets to the council that's the big decision. I served on the planning commission up until February of 2025. All right. Raise your right hand. I state your name. I Donald Funker.

The first few weeks here was an eye opener. These are big projects. We're making decisions for a lot of people. Is this the right project for our community? Does it fit? Does it serve the needs of our community? We can look back and see what's been done. I mean, it's incredible when you see Paragon Star coming out of the ground. Olden Village starting to come online. Uh drive athletic facility, Discovery Park, the streets of West Prior, 291 North and 50 highway, our farmers market, the Green Street Project. You look at our downtown. My wife and I, we had the opportunity to visit a small town in Florida that was revamping their entire downtown. I met a guy and he said, "Where are you from?" And I said, "Lis, Missouri." And he's like, "Oh my gosh, they're modeling our downtown off of what you guys have done. We're recognized nationally. I think the easiest way to put it is we're moving in the right direction, a safe, vibrant, happy community. And my hope and my reason for doing this is because I want to keep that hope and dream moving forward. Heat. Hey, Heat.

behind. Hey, hey, hey.

Hey, Heat. Heat. Hey, baby.

Hey, hey, hey, hey, hey, hey, hey, hey, hey, hey. Good evening everyone. Welcome to the Lee Summit Planning Commission meeting for Thursday, October 23rd, 2025. My name is Dana Arth and I'm serving as the planning commission chair. I want to thank you for taking the time to be with us this evening. Um the purpose of the public hearing is going to re we're going to be reviewing and gathering input on the proposed developments that we have before us tonight. Our role as commissioners is to evaluate the proposal based upon the merits of the application. So I wanted to give you a little guidance about how the proceedings will go. First, the applicant will have an opportunity to speak and present the proposal. And after that, we will receive a staff presentation. Then once staff has finished it, we will open the public hearing to hear comments from the members of the community. So, I wanted to tell you that and then I'll talk more about that when we get to that part of our meeting because we need to start with a roll call for attendance, please.

Jake Loveless, present. Sherry Frasier. Ed Yarrington, present. Terry Trappton, present. Dana Arth, present. Jessica Grenell, present. Tanya Jonah Ford. Chip Tazinski, present. Randy Benrook, present. All right. Thank you. Can I get a motion to approve the agenda, please? Chair, I move to approve the agenda. Second. Okay. Can we get a vote on that, please? Jake Loveless, yes. Ed Yrington, yes. Terry Trafton, yes. Dana Arth, yes. Jessica Gno,

yes. Chip Tazinski, yes. Randy Benrook, yes. All right. Can I get a motion to approve the consent agenda? Chair, I move to approve the consent agenda. I second. All right. We have a motion and a second. Can we get a vote on this, too? Jake Loveless. Yes. Ed Yarrington. Yes. Terry Trafton. Yes. Dana Arth. Yes. Jessica Gno. Yes. Chip Tazinski. Yes. Randy Benbrook. Yes.

Oh, thank you. Do we have any public comments tonight regarding the business of the planning commission outside of this application this evening? And I see none. Oh, if you would please come to the microphone and state your name and address for the record. Is is it outside of the No, this is a public comment on it. Proposal tonight. Am I the only one?

Well, no, that's going to be at a different time. This is just for the planning commission meeting or business in general.

You will get a chance though. Okay. So, as you all are aware, our um item on the agenda tonight is application PL2025-098, residential preliminary development plan, Pathways at Kensington Farms, 1231 Southwest Waterlue Drive, Petrae Development applicant. Would all of those planning to speak on behalf of this application please stand up and be sworn in at this time? That includes anybody who is planning to do public comments.

We promise to tell the truth, the whole truth, and nothing about the truth. So, help you God. Okay. Thank you. Do we have a presentation from the applicant tonight? Hi, guys. Hello. All right, pull this up. There we go. Is this okay like this? Or do I need to put this in presentation mode or anything? It's fine with me. Okay. Just make sure to state your name and address for the record.

You got it. My name is uh Tyler Burks, managing director of development for Petra, uh Witchah based firm. So our office is in uh Witchah. All right, without further ado, so thank you guys uh for being here tonight. I really appreciate your time uh on a Thursday afternoon at five o'clock here. So, I know that there's many other things that we could be doing. Uh and I appreciate the staff as well working with them. They've all been great to work with and have coached us up really well on how to present this and uh plan a a great project for the for the city and the community. So, thank you to the staff as well. So without further ado, Pathways at Kensington Farms uh uh down in uh Lee Summit here of course. So uh project team uh Petra of course we're the developer. Um and then we have NSBJ uh architects uh and then uh Mccclure engineering. Um NSPJ is performing the the vertical and the site planning and uh landscape planning for the architecture uh for the site. Um and then Mccclure uh as well as merge uh uh transportation as as the uh uh traffic study and the civil engineer. All right. And then further on, so as I stated earlier, Petra is a uh developer operator uh out of Witchah, Kansas. We do have an office base here in Kansas City. Uh myself personally, I grew up here. I was I grew up down the road in Belton, so I'm very familiar with the area. Uh actually grew up going onto the lake of uh Rry Lake back in the day. So, we had some fun uh on that link. So, very familiar with this area and used to run around here all the time. So, uh we also have uh Tai uh on our team here. He's also from Kansas City. Uh very familiar with the area. Um and then so without um expanding on that too further, but uh we've we've closed and managed over $18 billion worth of real estate transactions. So, this is what we do on a regular basis. Uh we've we've done transactions all across the world. So

the company was actually born out of KO Industries. Uh and then so there's there's plenty of corporate and and professional training involved here. Uh myself included as well. Uh moving on to Mccclure. Uh professional uh civil engineering firm based here out of uh Kansas City and Iowa primarily. Uh they have notable projects that are very similar to what we planning here in uh Kensington Farms. Uh the notable projects here, Westside Flats and Casey Mo, which are town homes. uh Canyon Farms and Linexa City Center, which is a a golf course and uh retail center there. Um and then of course traffic is going to come up tonight, too, but they've done some pretty extensive work uh up there in Iowa City, uh doing Interstate 80 and uh 380 intersection there as well. Uh and then NSPJ Architect, uh locally based firm here. I'm sure you guys are very familiar with who they are, um and their capabilities as well. Uh we chose them for a reason because uh we want this project to be an elevated luxury type of project. Uh that's most notably what we're focused on here and you can see what they've done here in the past uh with uh larger estate homes up over in the Ward Parkway area of course and then Metobrook Park. I point this out because this is a lot of the ethos and the idea making that we've had on this project and you'll see how we lead into that uh some of the ideas and things like that too and so they did a lot of the work over there as well. Um and then Oxford Row in Overland Park. Uh also another good example of what we are trying to bring here in Kensington Farms. Uh leading into the project location, I'm sure you all are familiar with the location, but it is on the southwest corner of 155th or County Line Road as some might call it uh in Ward Road. Um and then we have Prairie Lane and Southwest Prior up here on the west side of the site. Overall, the site is about 140 acres or so, uh, with everything that we have in control here. Um, in addition to another, you know, 40 50 acres or so here remaining, uh, that the city and

the parks, uh, the the school district, Raymore School District owns. Um, before we begin into the project planning and the philosophy and things like that, I wanted to give you guys a a a bit of history on this project. So the original development plan was approved circa 2004 2005 which you'll hear more details from the city staff here in a little bit on this. So I'm just touching on it now. Um and then construction began circa 2006 and it was planned for approximately 735 single family detached homes originally right back in the early 2000s when single family homes were the prime primary construction um uh you know throughout the United States. Um and then since then roughly 100 units were originally built. Uh PY Homes was the original developer on it. So a national home builder. Um and then essentially 2008 hit in the great recession. Um uh the great financial crisis in other words u caused the project to halt. Um and then since then the project has kind of trickled along a little bit. And then now what you see here are roughly 279 uh current buildings built on what was the original plan. Um and then basically that left roughly 444 units left to be constructed and that is where we're leaving uh picking up uh today. Uh continuing on uh the project was actually the project plan was actually updated in 2014. uh the plans changed down to 731 homes, but what they did was they added in the capabilities of putting in smaller lots. So, uh creating a variety in uh housing types uh what you see here are small lot cottage style homes uh in there. So, then that also leads into some of the product type that we're going to be presenting here in just a little bit. Uh continuing on with some of the site planning and here's some of the elevations that what we what originally were approved. Um and then what you see here today and some of the single family section that we provide uh

are not too dissimilar to what is currently there and what was originally proposed. And then ultimately what this led into was a PUMIC zoning uh for the entire site. Um so everything around it was uh R1 or R2 or or agricultural but the PUMMIC zoning is what allowed for that flexibility in the in that lot size. And then moving on into uh a little bit more details. I'm sure you guys are all aware but just a little bit of education for everyone else. Uh the idea for plan uh PMIX is plan mixed use essentially and it's to obtain greater economic vitality, higher standards of site and building design, a high level of environmental sensitivity and more satisfying living and working environments that can be achieved under the standards of other zoning districts. That's uh directly pulled from the UDO of Lee Summit here. And then what that essentially leads into is the flexibility for single family, two family, multif family, etc. Right? So there's a lot of flexibility here. Um and then continuing on with the project history here. This is kind of a unique one and what posed challenges and why the project has halted for roughly 20 years. This is just one small piece of many others that we'll touch on, but one was the bonding district, right? So the city approved a bonding district for horizontal and infrastructure costs to go into the project originally that since have been left outstanding since the project failed. So since then the project's gone back and forth from foreclosure to foreclosure, things like that. The bonds have been outstanding and the current land owner that currently owns it who we're working with today has what you see here in green is what we control today. And those bonds have been satisfied on that end. What remains is uh the rest of Kensington Farms HOA from a bonding perspective. And then uh project timeline here uh basically a 20-year history as I mentioned uh so 2004 2006 so the project was approved um and then 2008 as I mentioned earlier the the GFC the great financial crisis that uh everybody talks

about these days and comparing today's market conditions to in some cases right even though it's slightly different we know that but market conditions are challenging today just as they were in 2008 um and then since then as I mentioned earlier there's been several REO transfers and foreclosures and things like that, different deed transfers causing challenges throughout the site to be able to be developed. Um, and then in 2024 is when the new land owner who we're working with today acquired the land and satisfied those bonds and then here we are today now designing and proposing this project today. Um, here's an aerial view from 2006. So, as you can see here, there there's a lot of dirt moved here. So the original project was as a whole. So a lot of the unit counts and the things like that that we'll talk about here today are looking at the project as a whole, right? So the project was supposed to be one, it end up being now multiple in effect, right? So when we look at things uh from the zoning and and things like that, we are looking at this project as a whole and we are effectively picking the ball up and running it across the goal line at the end of the day with this. So what you see here is the overall project was moving. There's a lot of development happening at this time around here. You have Rainree Lake and and other neighborhoods up here on the north side. Um and then since then, of course, 20 2025 everything else got built out and then there's uh still development happening up here on the north, but as you can see, Kensington Farm stalled, right? So you have a large mass of land that was left unfinished. Um and then part of that uh horizontal development that you saw from 2006 uh a lot of these lines right here, right? Water, sewer, storm, etc. were placed in there and the site, right? So that was part of the bonding district and everything like that. However, the problem with this is that the majority of these utilities were never accepted by the city. So they've been sitting

dormant doing nothing, right? Overgrowth and things like that. So if you walk out on the site, it's kind of an interesting scene, right? There's a lot of overgrowth over the storm water and the the fire hydrants and things like that. It looks like something out of a movie, right? It's a little drastic. Um, and then over here you have this what's to be a detention pond, but today it's a retention pond, right? It's not it's holding water and it's not supposed to, right? It's allowing for algae. As you can see in this picture here, it's a little green, uh, but algae is growing up in there and then what's happening is that it's overflowing and then leading into Rainree Lake, right? And so that leads me into my conversation that I've had with some of the folks at Rantry Lake and they were favorable in this particular part of the project as well as many others on being corrected so it doesn't affect their lake, right? Um, and then in addition to that too, there's another storm detention pond up here on the east side that has also been uh neglected over the years uh due to you know undevelopment and that's also overgrowth uh holding water as the way that it's not supposed to or erosion from the dirt and it's getting through to the lake over there to the Rainry Lake area. Um, and essentially I'll jump back to that really quick too. And essentially what has to happen for us on this project either there's two options that we could have done with this. Either a we could have studied all of the all of the infrastructure and you could imagine the amount of time and the cost that would be just to find out that a majority or some of it is not usable, right? And then it adds to the additional cost to the project and things like that. It cause a negative effect on the project, right? So essentially what we're doing, what we're planning is to remove all of this and replace it with brand new, more efficient. So it has a more efficient site site site plan layout as well. Uh give me a second. And then here's the existing conditions today. So uh my trusty partner Ty over there, he he brought his uh drone out here and uh took some uh amazing photos that allows us to see what this looks like today from above. Right? We've all

driven down County Line Road, Prairie and Prior and Ward and all that, and you can see it from down below, but when you see it from up high, it's a different story, right? You can see all the overgrowth. This was all dirt, as you saw from that picture from 2006, if you can remember that picture, that was supposed to be a road network and homes right here, but now it's an overgrowth area. Um, and over here, it's kind of off the off the picture here, but there's a big gigantic dirt pile that's up there that's been left as well. Um and then of course the city own ground is is well maintained. So well done there. So then now we're looking uh from the east to the west side here. And again it's just the same story here. Here's what you can see. Uh a little more drastic here with the detention pond with the algae and things like that overgrowth there. Continuing on. Uh here's the here's that pond again. And here is uh another dirt pile that has been sitting there and then added to continually by uh current developers and previous developers from around the area. It just essentially became a dump site for for for dirt, right? Um and then so effectively what we have to do for this project is that we have to clear all this and uh by our estimates or what we estimated is anywhere between 20,000 to 30,000 cubic yards of dirt just in this pile here. It's as tall as some of these homes that are sitting here. And so a lot of that we're going to be uh remediating and and and correcting here so the project can be liveable. And then the project uh site line here uh from the southwest looking uh northeast here. So you can see the existing homes and how that development came south. Right? So that's how development pattern is happening here uh in Lee Summit all the way down into Raymore as you guys are familiar with. Everything is moving south and east and west uh mostly southwest towards Belton as well. So we're just following that development pattern as well. Uh here's a here's a fun image here. So that really

paints a lot of the picture. This is a thermal image here again from my trusty partner over there, Tai, who took this photo. Uh but this really shows the erosion here. You see these darker blue lines here. There's been a lot of erosion that has happened and it's collected into this pond here. Um, and then also you can even see these darker blue lines here that have uh were once roads, right? And then so now they've all been uh an erosion pattern and they flow south into this uh drainage area and then it ultimately goes into Rainree Lake. Um, and then these overgrowth areas right here. So this is that dirt pile that you would see on County Road. Uh, if you come into Cornwall right here, you would see from Cornwall this dirt pile here. That was also a dirt pile that's supposed to be used at one point, but it's been left. Um, and then right here is the uh larger of the three that we'll be correcting. And you can see it in relationship to these houses right here of how large it is um and problem that it poses for the project if it stays. Um, now I'm leading into so I kind of gave you the project history here, but I'm leading into the ethos and in how we designed the project. And a lot of it, of course, comes from what uh the folks here at at the summit have created, which is the ignite plan. So there's a lot of wording here. I won't touch on all of it, but the big piece here is enhance, right? So this is a lot of what we're following here. The neighborhood is existing single family. We understand that. Uh but what enhance enhance states is that existing single family neighborhoods with public infrastructure investment connectivity improvements and flexibility to keep the character but meet changes in the market demand over the next 20 years. So that's why I brought up that project timeline earlier and and and how the market demand how the market will cause the demand for project design. Right? So we're just following two one the ignite plan but two also market demand is very important here.

Uh, two other things here. There's there's a there's a quite a bit here on this page. I understand that. But here in the yellow and here in the green down on the bottom right, we will be following today. But housing development, uh, the Ignite plan by 2040, uh, is looking for 17,445 new homes to be built in Lee Summit, right? The the project here today, you'll see we're only about 3% of that, right? So, we're just a drop in the bucket in what we're bringing into this area here. Um and then also you see the residential one category and the residential two category the shift in the weight in the production in the future here in that uh the uh current for uh category 1 is 72% in the waiting and then uh in the future uh by the ignite plan uh the desires to have 65% and then the increase the uh category 2. Now, I bring that up because we're not technically proposing anything more than category 1, and I'll lead into that, but the product type that we have looks like that, or has some similarities to category 2, and you'll see that here in just a little bit. And then I'll dive into more detail on this, too, but there's a park incorporated into this project, too. I haven't touched on it yet, but I will here in just a little bit. Uh but the ignite plan calls for more parks for more folks in the area and then activates the lifestyle effectively. Uh here's just kind of a a steep incline of population growth and we got a lot of work to do. We got a lot of housing to build, right? So that just kind of paints that picture there further. Um and then I won't bore you with too much of the the the math and the facts in here, but essentially we need a 38% increase in housing from what we currently have. and uh I'm sorry in population change. Uh and then we need a 42% in uh increase in housing units per the Ignite plan in order to follow the plan all the way to 2040. And again,

we're only about 3% for this p particular project itself. Um and then this leads into what I was talking about R1 and R2 categories. Um which is also again in page 170 of the ignite plan. uh talks about missing middle housing, right? So that much of what we have here today, you'll see here in just a moment with the site plan is single family town homes and uh 55 plus twin villas, right? That 55 plus twin villa, I'm sorry, the the town homes and the 55 plus twin villas falls right inside this category. Um, and essentially what the missing middle housing states is that it's similar scale as existing single family, but it provides uh multiple more units and walkable neighborhoods and then it's targeting effectively a little bit younger of a demographic. U and then also some of those folks who just don't want to have a yard or anything like that, right? Preference and again responding to the market conditions. Um, and then also minimum uh minimize their home maintenance too. That's a big key factor with all of this design as well, right? And adapting to the market conditions. Um, and then lastly here, what we're proposing here, what I just mentioned is single family lots primarily located adjacent to the existing single family. So, you'll see that in the site plan in just a moment. uh 55 plus twin villas as well as the uh increase the missing middle housing of the town homes and things like that to provide a variety of housing types uh but still fit within the R1 category. And that leads me into what I mentioned earlier when you look at this project as a whole, it's it's quite big, right? But what we're doing here and how we've designed this and still falling inside the the parameters even if you just shrink that down to what we have per the Ignite plan to fit inside of uh category 1, we need to be what the future calls for is 3.06 units per acre. If you just look at our site

plan and not including the existing Kensington farms, we're at 3.9. I understand it's a little bit higher, but it's much lower than category 2. But now when you look at it from an overall standpoint, which again this is how we're looking at this project. It's a project that's supposed to be fully developed and we're here to fully develop it. We're at 2.71 units an acre, right? So we're well below what 2040 and the Ignite plan is calling for from a units per acre and further stating 7.83 people per acre, which the Ignite plan calls for 8.14 uh people per acre. Right? So, we're sitting right in that side of that category one, which is comprehensive plan as well. So, there's two different plans calls for R1. So, we're falling inside of that R1 uh comprehensive plan zoning. Um, and then again, I'll just I'll touch on these items here. There's still a few more things to get through, but the idea is to uh create more open space as well, right? So, when you squeeze in a little bit more density in the units, it allows for a lot of green space. So you'll see here in the site plan and the site design and how we implemented uh ideas for mere park in Prairie Village. This is a very nice park. I'm sure some of you have been there. Um it it there's a lot of walkability. There's a lot of movement happening in there. And so that is what we were creating inside of this plan today. Uh economic advantages which I touch on that a little bit later. So, some of that was actually brought up in the neighborhood meeting was how new development effectively lowers home values and and our basic research study and what we did it does it shows the opposite. Um, and then effective transitions and buffers, right? So, we're you'll see it in site plan here in just a moment. Single family town homes and then down to the uh villas as well. So, we're buffering use type effectively, not use type but housing type from one another. uh public health health and equality. Basically, the the park that we'll talk about here in a minute, neighborhood security, more people, more eyeballs, right? All right, jumping down here. There's a

lot of words here, but I want you guys to focus on the orange pont here. For the most part, I left this here so whenever we have questions, we can revert back to who who it is that we're targeting and why. Uh but more importantly, what I want to talk about is what the project is and what it is not. Right? there's there's some certain things and and comments and and ideas and and thoughts that have come up throughout the the pro design of this project and uh we wanted to make that clear on what it is. So, it is a market rate community, right? It means top of market of what market is today, right? That's who we're targeting. It is a luxury, right? We want to put the luxury word in there and remember that um in a quiet, well-managed neighborhood uh scale and uh there's also going to be a 10-ft walking trail. We'll touch on that here in just a moment. Um and then um jumping into it what it's not, right? It's not a strip center. It's not a commercial center. It's not a high-rise. Everything is twotory, right? Everything's matching the height of what's existing there in the surrounding area. And it is not a transient product. This isn't a litec. This isn't a affordable housing type of project. Not that there's anything wrong with that, but this particular area does not call for that. And that's not what we're trying to push here. We're trying to push elevated living. Um and then here we go diving into uh the land swap that we are performing with the city and the Raymore School District. So when we first approached this project, the idea of the land swap came to us by city staff and so we've gone uh throughout that process and are currently working through it and it's all gone well. Uh we've gotus out there for the land swap going on right now. So we're just finalizing legal descriptions at this time. So essentially what we control is what we have here in the red and then you see the Rayex school district, city general fund and the parks and recreation own that ground to the southwest of the site right next to the water tower. And then so what we are doing is that we're performing the land swap. So now our development site is inside this red area here and then the

parks department, the city fund and then the school district actually jump up to the northwest area. And so what that provides is it provides them the accessibility to more of a thoroughare road which is what County Line Road is right and when we talked to the park parks department Joe Snook he's I don't want to speak for him but I want to say that from what I remember from the conversation is that there from a city perspective this is the city loan uh city line here right so the dotted line is Lee Summit is up here and Raymore is down here so putting a park on a on a city line there that that's supposed to be for Lee Summit residents and putting it on a Raymore line. It didn't make much sense, right? And then so putting it up on County Line Road allows for it to service primarily lease summit folks, right? And then so that is to be potentially a 20acre park, right? which is why I referenced the Ignite plan in the parks earlier in the uh presentation is that we are following a line by doing this land swap allowing the parks department to build a 20acre park here and as well as uh the Raymore School District potentially to be on this on this particular part of the site closest to the water tower to build their ninth elementary school. Uh and then public improvements, right? So then that jumps into uh many of the conditions that we have to serve as the developer. Other than all of those utilities and the storm water and things like that that I mentioned earlier, there's public improvements that we have to bring in here. And then number one and probably one of the most important ones is connectivity uh and also traffic flow u uh connectivity as well. Right. So number one over here, essentially we're going to realign and connect uh Prairie and Prior uh in a way that actually makes sense in a in a T T formation. Uh right now it's disjointed. It's dangerous. Uh and then so what we're going to be doing is uh running that up through here. You'll see a visual here in just a little bit. Number two is

roughly a mile long 10-ft path uh that we will be also incorporating into this uh project as we move through phases. Right. um in a sense and and again that leads into connectivity and the parks as well and health and safety. Um and then now going jumping into this is our before. Forgive me the next page says before it's actually an after. So just mind that. Uh this was our original site plan that we went to neighbor neighborhood meeting number one. So that leads me we we effectively had three neighborhood meetings. Uh one master one with uh Kensington Farms neighborhood which is where you see here. Number two was shortly thereafter with some folks over at Rainree Lake. And then we also had a third uh a second one with the Kensington Farms neighborhood as well. And you'll see that uh updated site plan there. So we took all of the feedback based upon this site plan here. Uh it was it was higher density. It was slightly different product on not slightly completely different product on phase three. And as you can see over here, we had our town homes on phase two touching existing single family. And the town homes and the mansion homes is what we called them. It's twotory multifamily/ town home type of product is what we originally brought in. Obviously wasn't favorable, right? And we had 712 units in there in total just in our site. We maximized the density. And just to kind of give you the idea why we did that is for all of those reasons that I mentioned before. All of the infrastructure costs that we have to adhere to the dirt, the storm water and the public improvements that we have to have. Density is what allows for that to make make that happen. Right now we took the feedback and we and we internalized it and we found new ways to improve upon that and we actually reduced the amount of units by 24%. All right. Down to 540, actually closer to the original plan of

444, what I mentioned earlier. Uh, and we increased the single family. We actually put a little amenity package in there in the single family. And all of what you see over here on the east side, there is single family that is touching existing single family. So, no new uh housing product type is touching any existing single family that's over there. trying to be methodical and understanding of of the concerns of the existing neighborhood uh with also trying to adhere to the ignite plan and the market conditions. So we reduced the uh the unit count on the on phase two the town homes and then phase three the 55 plus uh twin villas here. So that is a completely different product type from what you saw earlier. Those were 10 and 12 unit buildings. These are just two unit buildings. Uh I mentioned this earlier a little bit ago, but what you see here in blue is the phase one portion of the project. So the plan is to construct the single family uh detached single family uh first uh and then phase two the town homes second and then phase three the twin 55 plus twin villas uh third and then over here if you can see it that's kind of the uh the prairie prior connection that we are uh bringing into the uh site here and then this black line is that along the north side on county line road is 10ft walking go uh view looking from the northwest looking southeast. So this is phase two right here, what you see in the town home. So you see all of the green space that we added into here and we're leaving a lot of the existing green space that's in here. And then what you'll notice on these as well and why I brought up uh Metobrook Park because what you see over there is rear loaded garages. Everything is attached garages, not detached but rear loaded much like what you see in New Long View. not too dissimilar to what you have here already in Lee Summit and uh the walk up front

uh front porches and and front doors and things like that along the road here. So, the idea is to have have a viewpoint from single family over to the new town homes a little higher density and have it have it being an appeasing and and a pleasure to look at really instead of driveways and garages on the fronts, right? It's a little different than what you're typically used to seeing. much different than what you saw in the early 2000s with those typical fourunit singlecar type of town homes. These are quite different. You'll see that here in just a moment. And here's the detached single family. Uh and then the twin villas over here. Uh view from the southwest looking northeast. Uh the 55 plus twin villas, plenty of green space. Uh all of these trees will be left. We can't even touch it. It's not even on our property line. So there's a big buffer between the new uh uh the new homes to the existing homes over here. And we've we've set back more than the actual uh requirement here and in incorporated into a um landscape buffer as well to the homes to the to the west there too uh to provide even further green space. And then we have a fully amenitized package for the 55 plus community. Uh here is a view looking east or I'm sorry west towards our clubhouse for phase two. Uh these are the rear uh entryways or driveways of the of the town homes. You'll see in just a moment the next slide uh a front-facing view of what these look like, but these are all uh driveways that are off the main road of uh Cornwall, Blackpool, Fenwick, etc. Uh this is Blackpool going uh west. Yes, going west. And so these are the front uh facades of the uh town homes, right? So the doors are offset so you're not looking straight at a door. It's a little interesting. Uh little steeper pitch uh roof lines and things like that too. A little more of an elevated look uh than what you traditionally look at

or what you traditionally see, but also simplistic as well. Uh and then over here, what you see on these lines are those uh new single family lots that we'll be bringing in. uh the single family products uh not any different than what you currently see out there at all. Uh these are just some uh elevation samples that we have. These are two-car garage ones on the samples here. Uh but there will be threecar garage uh homes in here as well. Uh three and four bed uh 2 and a half bath um 1,200 to 2400 ft uh on the sizing of the home. So, when we create this uh HOA, uh the HOA will not uh allow for homes to be any less than what the current HOA allows for, right? So, these won't be any smaller. They can actually potentially be bigger if they can be, but uh they won't be. They'll sell in the 400s, the 500,000s, and they're fully amenitized as I mentioned earlier. Also, plenty of green space in here that we created. Um and they will be for sale product. Next is the town home space 2. Here's the elevations. This is our three-unit product here. So, if you're looking at this elevation, this is one unit, two unit here in the middle, and then three unit. As you can tell, there's undulations. There's differentiations in in the product type uh or I'm sorry, in in the depths and things like that, too. Um, and it doesn't look like your traditional 4unit town home vinyl sighting product, which by the way, none of the we have materials here today for you guys to look and touch at, touch and feel. Um, no vinyl sighting or anything like that. So everything's hardy board type of sighting. Um and then these will be uh two-bedroom, two and a half bath anywhere between around 1,275 ft² is what we're proposing currently. Uh and then they will rent uh starting at 2,000 roughly just over $2,000 a month. Um and then threebedroom 2 and a half bath,400 to,500 ft². Uh these will all these will

rent for anywhere between 23 to 4 uh $2,400 uh dollars a month. again, market rate. And then we have a three bed, two and a half bath villa, which is interesting. So that'll be on one of the ends here. Uh that will have a vated ceiling u in the living room area. So it'll be an elevated look and feel inside of these units here. Uh and those will be uh roughly 2,900 a month rough where we're at now. And then a 4 bed, 2 and 1 half bath, 2,000 ft² uh also be on the ends here. And effectively that's the same floor plan as the villa, but it just caps that vated ceiling off and adds the four bedroom, fourth bedroom in there. Uh 55 plus senior community, the twin villas, two bed, 2 and 1 half bath, uh 1,200 to,400 ft². Uh as you can see here, uh attached two-car garage. Have to mention that on the town homes, everything's going to be attached twocar garage. Um and then these will rent anywhere between 2500 to 3500 a month, whatever the market calls for. uh fully amenitized as I mentioned earlier, maintenance provided, very important there. So, uh here's the clubhouse and here's one of the units. And then lastly, the the traffic here. So, this is my last slide that I'll really talk on to and then I have a couple other slides that we can refer back to in regards to home values and home pricing and things like that per the market conditions, but we'll end here is the traffic conditions. Essentially, what I'm referencing here is what our original plan had versus what our new plan has. And we reduced the traffic count roughly by 4 uh 43 fewer trips in the in the morning and then 63 fewer trips in the AM or on the PM. Um and then there's effectively going to be at the end of the project there's going to be five ingress egress points here. So there's existing four all around here. But then as we bring in the park and the school district, it's actually going to run roughly through in a serpentine pattern uh through this portion up here where the park and the school district or the school will be

at. So there's going to be your fifth ingress egress. So there's a lot of traffic uh ingress egress flow there. Um these are what I just mentioned earlier. So essentially what this shows is just kind of a quick housing stat. I won't bore you with all the numbers, but the green up here is housing affordability in 2015 to 2019 versus housing affordability from 2020 to 2025. We all knew what happened. It got really expensive. So, that's what's adding to our uh market conditions here. And then this is our uh case study here that we did here. Uh Lee Summit, Prairie Village, Casey Mo, uh not two dissimilar neighborhoods. Uh basically built next to higher density homes and what it did to home values. um down here it you can see that it didn't do anything to the home values on the on the lower end, right? And increased it over time. So that's it. I appreciate you guys. Thank you.

Thank you, Mr. Sodto. I think you're doing the presentation for staff tonight. Good evening. Hector Jr., senior planner. I'd like to enter into the record exhibit A, list of exhibits 1 through 17.

Please enter exhibit A 1 through 17 into the record. Okay. So, as has as has been mentioned already, uh the project before you tonight is Pathways at Kensington Farms. It's at the southernmost end of the city limits. um generally located at the intersection of County Line Road and uh Ward Road flanked bounded by Prairie or Prior on the on the west side, but we are looking at that southwest quadrant of that particular intersection. So, um some of these slides are going to have some overlap from the previous presentation and that's fine. We'll go over them just for everyone's edification and just confirming some um details. Um just drive them home, make sure everyone's clear on on what we're here tonight to to see.

We can't hear.

Sorry. Um so the the the pathways project is essentially made up of of three phases with three distinct housing types. Um, we have a blue lavender kind of component and I'll use I'll try to use as much as I can the the laser pointer here to so make sure the folks in the in the audience can follow what we're talking about. So on the left hand here you see a breakdown of of the three phases and the number of dwelling units and what type of of housing product that they contain. So, the first phase is going to be this blue lavender piece uh that makes up the the bulk of the central piece of of the existing Kensington Farm property. And as we're moving south and west, you've got the phase 2 product that is going to be the attached uh town home product. Um, it's primarily going to be three unitit laterally attached units with some sprinkling in of of about nine six laterally attached um units. Um, so the ones that have the six units are are primarily going to sit along the southern boundary closest to the third phase which will be composed of the of the proposed senior living duplex units. Um so everything along the perimeter of the uh second phase will be the u the smaller three laterally attached unit product. Um and again the the lavender blue area as has been mentioned before that's just going to compose going to be composed solely of single family detached single family dwelling units. Um off to the northwest here in this corner is the area that's shown blank is future development to be done under separate application for the future um city park and and school facility.

So just to give some details to some of the existing conditions of that area. Um the existing Kensington Farm property or what we'll call the parent property um is composed of about 320 acres. So it composes the north section of this part of town. Um so in total we're looking at about 320 acres existing development and the proposed development. The Ignite comprehensive plan uh which was put together and approved in 2021-22 um identified this area or or gave it a recommended land use category residential one which the residential one land use category is geared to primarily house single family residential development. Though it does not mandate that it exclusively be single family residential development but it does identify that it should primarily be that as the overriding or primary land use. Um, as part of the comprehensive plan, um, there are certain goals, objectives, and and frameworks that are recommended as we move forward toward the development of the city over the next 20 and 40 years to to address the long-term needs of the city. And part of those is the expected well the inevitable population growth and the ability for the city to provide u housing to satisfy the needs and demands of future res existing and future residents of of Lee Summit. And with it as you can see here there are certain goals that um recommended the the provision of a variety of housing options styles and price ranges. As we know the existing population of Lee Summit, it's not a monolith. I mean there is a

cross-section of different lifestyle preferences um price points that different folks prefer um architectural preferences as well. Um so one of the ideas is to provide more housing variety in terms of the housing stock and the um different price points and the types of neighborhoods that that are looked to be developed um that encourage walkability um but also provide options for kind of that run the range from more urban development to u more rural style development. So we we have a goal to provide a range of housing that will satisfy all those needs across that broad spectrum to to satisfy those differing preferences and needs for for existing and future residents. Uh so when an application comes before you um in this case a residential development application we look at these goals, objectives and um other recommendations from other plans including in including the community for all ages plans that that establishes some of the things that we should be evaluating proposed developments to to see if we are fulfilling or continuing down that path um to provide um a a quality community as as we continue to move forward. So, one of the things that was previously mentioned is and recommended in our comprehensive plan is identified. There's been an identified need of what's referred to as that missing middle housing. And this graphic here shows what what that means in terms of just the style of housing housing style that's housing product that captures what that definition means. So at one end of the spectrum you've got apartment development um and on the you know other end of the spectrum you've got traditional detached single family homes. This product is looking to capture that

missing middle portion which bridges the gap between the two. And within that definition of missing middle housing as you can see here you have attached laterally attached dwelling units. um it could include well it does include um town homes and could include some low-rise type of multif family homes. Now as we go through this process and for just for the information on for those that are not familiar with our processes and requirements when a plan comes forward for a planned zoning district much like this one is here. If approved, future development is tied to what was presented as part of that plan. So again, here you have that range of of housing types that make up what is considered missing middle housing. The applicant has come forward with detach, smaller lot, single family, duplex, and town homes. So although definitionally um missing middle housing could include something that is more dense, if this project is approved, it is specifically tied to limitations to only those style of homes um that are brought before this planning commission and city council if adopted. So any deviation from anything that you see here to a point um but specific to housing style or housing type if there's any significant deviation it would have to come through a whole new public hearing process where members of the public would be notified and given the opportunity to speak for or against an application. Um and as we get further into discussion, if there are any more questions about our processes, then we I'll we can address those as they come up. Uh so this slide is intended to provide you some of that um history that um has previously been provided to you uh by the applicant. Uh but sufficees to say that the intent of this slide was to

show what the original intent back in 2005 from PY Homes was. uh which um included about what has been mentioned about 735 dwelling units with a total with a gross density of 2.2 dwelling units per acre. Um there was you know this the previously mentioned revision um which reduced the number of dwelling units a little bit so effectively had no difference the 2014 plan on on the original PY home density. Um but with this project um if if approved um the total number of dwelling units over that spread across the exact same acreage would increase to 864 dwelling units which would result in an increase of in density from 2.22 dwelling units per acre to 2.71. So it's less than it's about half a unit per acre. Percentage wise it is about a 22% increase. Uh but it's still well within um it's actually well below the maximum allowable density that you would see in a standard single family R1 um subdivision which has an allowable density of up to four up to four units per acre. So this one still sits well below what a what a standard subdivision would be allowed to have as a maximum density. Um, here are some reference to some previously approved building elevations just to give you a little bit of a baseline as to uh what some of the aesthetic architectural aesthetics that you see out in that subdivision now um which would be the 2005 um elevations on the left and the updated 2014 elevations here on the right. So, some of the specifics here um to this plan we've we've gone over a little bit. Um here's uh the breakdown showing

a total of 540 uh dwelling units. You again phase one is 235 single family transitioning to 177 units of attach laterally attached town home units. And then finally at that southeast corner, southwest corner of the development, we're looking at a total of 128 total dwelling units and and attached laterally attached or duplex units. Um, road improvements were something that were discussed and as part of this development or or any development, part of the uh, review process um, includes staff evaluating existing infrastructure and determine whether or not the existing capacity is there to satisfy the increased demands of that's created by new development. And where are those and where gaps exist or where conditions um need to be improved to satisfy the imposed loads on public infrastructure, it then becomes incumbent on the develop on the developer um if approved to provide those necessary infrastructure upgrades to bring everything up to um city standard. So specific to roadway improvements on this slide, you um and the applicant already went through some of this already. Um there are going to be some road improvements that are pro that are going to be required to be constructed by the developer on a phase by phase phase byphase basis. Um so here these color-coded um arrows specific to the shared use path that was mentioned along County Line Road. Um, with the development of phase one, if approved, a 10- foot wide shared use path will be required to be constructed by the developer, extending from Ward Road on

the east and extending all the way to, I believe it's Rubert in the middle. It's the the middle road here where this dash line is. So, that road improvement or that infrastructure sidewalk improvement would be required as part of phase one development. phase two development, which would be the the yellow area, that will trigger that will be the point at which the realignment of Prairie Lane with Prior Road will be triggered. And with that realignment, there will be some necessary um construction of of turn lanes at that intersection. And then finally, uh, the third phase road improvement, uh, which would be again the the duplex development here on the southwest corner of the development. That would then trigger the completion of that 10 foot wide shared use path from Rupert extending all the way to the realigned Prairie Lane storm water infrastructure. The the red stars indicate the location of existing storm water infrastructure to serve the existing development. Um the circled area here on the southwest corner would be a future um detention basin that would need to be constructed as part of phase three. Um but again so here we have a mix of existing the point of this slide is to show what what existing storm water infrastructure exists and what will be future like I said the the three areas with the stars are existing detention or retention basins as the case may be and the future detention basin on the southwest corner of of the future phase three. Uh some of the concern that we typically have with uh with a lot of residential

development um is the concern of area neighbors as to what kind of buffer separations might be provided to mitigate some of the impacts of new development against existing development. And in this case um in this case the there will be for well let me back up there there's existing development to this just bordering the southwest quarter corner of this development that is um we'll call them a state- sized residential lots um that are outside of the city limits that are in Cass County and the developer as part of the phase three improvements would be required to install what we call a low impact landscape buffer which does not require a fence or wall but does require a certain quantity of landscaping to be provided along the the length of this area that's outlined or that's circled in in red. Now internal to the development, the de developer is uh providing along the per perimeter and interior wise um of the area that transitions from the single family development to the town home development. As you can see, it's the town home development is bordered by a significant amount of uh street tree street frontage trees and street frontage shrubs as well as lining also some of those interior courtyard areas um and uh passive recreational areas. We'll we'll call them open open areas. Uh there's also going to be some areas of preservation, some protected areas because there are those existing um natural waterways and water features that exist on the property. Uh, one of the concerns that we often get as well as it relates to development, particularly any kind of um

laterally attached dwelling units, is the ability to provide enough parking to satisfy um the needs of residents and and visitors. So this slide here outlines specifically phase two and all of these areas that have a star. The developer is proposing to to provide you can kind of see a little bit of them underneath. there going to be some additional what I what I call parking pods that are scattered through the the duplex area um so as to mitigate the the need for individuals to park along the street when there is overflow parking. Um now with all of these uh town home units um they are each of the units is proposed to have a twocar garage and then they are also served by a two vehicle wide driveway. So off the street, each dwelling unit will already have the ability to park four cars. Two in an enclosed garage and then two in the driveway. But on top of that, they are proposing these additional um scattered um pod areas of of parking that are accessible to to u all residents and visitors to to this particular area. Uh similar with the duplex product uh phase three um it it won't have quite as many as the phase two but again all of those have already the ability to provide the required amount of parking off street but the developer will be providing again some of these additional parking pods. Now, um I will point out that in the lavender area that is all single family residential, there's no provision for some additional parking pod areas, which we traditionally don't

see in single family residential because there's typically uh well, a couple things. Um the vehicles, as has been stated, um some of these vehicles will be housed within twocar garages or in some cases threecar garages. Um there is a little bit of I guess overflow parking that could be provided by some of this amenity area. But the biggest reason why you typically don't see parking pods in single family residential is that um in standard single family residential areas, parking is allowed on both sides of the street. What you will see along phase two and phase three where you do have more of the laterally attached units is that parking will only be allowed on one side of the street. Um so with with that restriction there does come a need to have some of these additional parking pods because uh well one only one side can be parked upon parallelwise and just the amount if you can see here I mean just the amount of of driveways and curb cuts along here just also just naturally cut down on the available ability to to provide uh parallel parking along those public streets. Here's some of the elevations that you've already been shown. These are specific to to phase one. Um you can see that the the square footage these are just kind of a a well this is I believe that they are proposing a five kind of base models. Um so you can see that the square footage ranges from about 1500 to about 2400 and there is a mix of singlestory and twotory. Um here's typical elevation for for the town homes. So these will have a mix of different types of materials. So they'll be using some cementitious fiberboard um masonry um and I believe some are some metal details here and there some metal cladding and then composition roofs

here the duplexes will have you know smart siding options masonry um brick these would these particular units would would just be single story uh so There have been u two neighborhood meetings that were held over the course of of this project. It was one on June 9th and one on October 14th. As you can see here, the most heavily attended one was the initial with 78 and then 47 attendees for the second one. Um the questions and topics of concern, you know, included, you know, concerns about parking design standards, um zoning, just the context and history of of the development and how this project fits into what um some of the existing residents um bought into from the you know for the Kensington Farm development when it was originally developed by PY. Uh the bottom line here they see that um we have received over 200 protest petitions to this project. Um and to be clear I guess for for planning commission uh we've mentioned this before on other projects but uh for the information of the of the residents u the protest petition process has uh no bearing on the planning commission's decisions or processes that are made. So, u the protest petitions um really have a bearing at the city council stage. Um so, if if there was no mention of any of that before, I just want to make everyone aware that um we wanted to bring to the planning commission's attention that we have received them. So, we are aware of them. We are aware of the concerns, but from a procedural standpoint, there'll be no impact on those at what happens at tonight's meeting. If there is an impact, it would happen at the city council level. Uh the final slide here is the approval uh conditions. Uh there are a couple

slight differences um on this one. What you'll see is that this slide from which had on the planning commission or staff report was that here there's u an addition to condition number four which speaks to the road improvements shall be constructed as recommended in the transport transportation impact analysis conducted by staff. So this will you know again ties those road improvements that we discussed that are phased out between one and three. We are tying those and they will show up on the ordinance if approved. And then a slight difference on condition number two as it relates to um the impact on jurisdictional wetlands. There was some a little bit additional verbiage that was added um as to um identifying specifically the the determining body as the Army Corps of Engineers as it relates to condition number two. So with that I will yield to any questions you may have.

Thank you Hector. All right, we're going to move to the public comments section of the hearing and I'm going to um lay out the ground rules um for this. And if you didn't fill out a comment card, you still are able to speak. Um, I was going to go alphabetically with the ones I've already received. I think I have six here. Let me see. Five, six. So, um, when you come to the you can come to the podium here or you can come to the microphone and state your name and address for the record. you will have three minutes to speak and then after after the public comment closes then the commission will we'll follow up with questions and then we'll do our deliberations and then then the vote happens after that. Um make sure that you're directing your comments to the commission and not to city staff or anyone else. Um keep your comments focused on the items under discussion and then make sure that you keep a respectful and civil tone. Don't be disparaging. And you are welcome to repeat points that have already been made, but you don't have to. If someone has already said something you agree with, you can come forward and just say that you agree with it. Um, but we are glad that you guys have shown up and we want to give you this time to speak what you want to speak on the matter. So, I'm going to start with Bridget Bruce or Okay. Okay, come on up here. And I'm going to butcher name, so I'm going to apologize in advance.

Okay. Hello. I think my voice is loud enough. I'm Bridget Bruce and I'm representing There are nine houses on Blackpool Drive that I'm speaking for tonight. Uh they were unable to attend. Can you state your address, too? Sure. 1132 Southwest Blackpool Drive in Lee Summit. Okay.

Um I have just seven quick points after the presentations. First of all, I want to thank um Petra and the city planner for making a good presentation to us and answering some of my questions. Um, first thing that I wanted to address and I didn't really see any um, presentation by either party on the existing roads and the amount of traffic. They said that there was a traffic study done, but if my numbers are correct, we're adding 540 units. And if we assume two cars per unit, that's 1,080 cars going on existing streets. One of the things that we asked for as a neighborhood is we wanted u more access to the development areas because right now all those cars would be coming through two primary streets and that's a lot of traffic to look at. That's number one. Uh number two, uh both the presenters talked about buffers between existing um homes and um the new development. While there has been improvements made as far as movements of the duplexes and the and the um multifamily homes, what the concern that I'm going to speak specifically for Blackpool is that um there's no distinction between the housing that's going to go right next I'm the last neighbor. I I don't mind having a neighbor. I knew I would have a neighbor, but if they're going to be so different in our styles, I was just asking and we we've asked as a neighborhood to see if we could have a buffer zone like a lot or something green space in between that area. Um, third thing I wanted to address was uh the the housing of the people, the attraction of the younger people coming to the neighborhood. Um, while I do agree that housing needs to be addressed

for younger generations, I have four young boys. Uh, they usually tend to go and they'll tell us, "Mom, we want to be close to a grocery store. Mom, we want to be close to a Walmart. We want to be close to fast food." None of that's here. So, I don't know how accurate it is going to be to attract people to that area when we don't have those amenities that we can offer them in that corner. Um, fourth thing I had is Oh, I already addressed it. That was the roads core of engineers. I was I was very happy to see on the city planners agenda that there was going to be a core of engineers study. Uh we live right next to one of the mitigation areas and right now we get flooding and yes that used to be Kensington Farms problem but now it is going to be the new developer. So I'm happy to see that that's going to happen and I know my three minutes are up.

Okay. Thank you.

Thank you. All right, we have Violet Furborn. Hello, my name is Violet Fireburn. I'm 13 years old and I live at 1612 East 160th Terrace, Raymore, Missouri. Before I start, I would like to point out I have a couple questions about it. Um, if we have the ponds and then the bunch of the dirt, why don't we just go through and clean up the ponds and then sell the dirt? Cuz I know people sell dirt or just build the ponds with the dirt. Okay, so I get that we want to build the homes so we can have more people, but there are some problems with that because last year a man was murdered in a residential area at Prior on Highway 150. This area has multifamily homes and it's 1.5 miles from my home. This year, a man shot a Lee Summit police officer and fled the res fled of at residences of Echelon, I think, 4.6 miles away from our home. In the previous decade, without the increase of multif family units, there were not any shootings or murders within 5 miles of our home. With the increased crime comes increased costs and the city for increased staff for emer for emergency services. Um, okay.

Something we found out during our research to um help convince not to do this was that the field wasn't originally scouted for the multif family homes. It was originally um scouted for a park, rain garden, safety center, or something else, not for multifamilies. So, if that's what it was originally scouted for, then why are we wanting to build these multifamily homes? I got one more thing, and it's a question. I want you to ask yourself this. Are these homes for the people to help us or is it just to get a few extra dollars in our pockets? Thank you. All right. Next, we have Robert Elliot. I'm Robert Elliot. I live at 1906 North Prairie Lane across the street from the development. During the process when um this plant this Oh, you want my address? 1906 North Per Lane, Raymore, Missouri, but I live across the street um to the to the west. When this proc when this project was developed, I went to every city council meeting and every development planning meeting because they made a culde-sac at the end of my property with me being the only person on the culde-sac and I had I still have a 30-foot horse trailer that I cannot get out of that culde-sac going north.

Okay. And so at the time uh I finally got a agreement from the city council like you check that out that I was going to be given access an access like this across that

should record for the council meetings and when that plan was developed. You can put it on the overhead for you. Thank you. Do you want me to put it up for you on here so everybody can see it? Sure. If I know how to do it.

That way you can talk to it if you want while you're Well, it was a good idea to help you, sir. Okay, that's okay. I can all Yeah, you can have your copy. All right, that's all I have. Thank you. Do you want to put it up there? Thank you. Would you like a couple Would you like a little bit more time, sir? Pardon?

Would you like a little bit more time since I I helped not helped you while you were speaking? There we go. This was designed as a colasac with me on it and there was no way to get my 30-oot horse trailer, which I still possess, out of that. So they allowed or agreed to give access across the the prairie lane the re relocated prairie lane. Okay. Okay. Thank you.

I'd like to have you folks check that out to see that that's still a valid from the previous city council. Thank you. Okay. Thank you. Loretta Jane Longwell.

Hello, I'm Loretta Jane Longwell. I'm at 4705 Southwest Davis Drive, Lee Summit. This is my husband, Mark. Um, he's here for for support. I'm nervous. Sorry, I'm not a good speaker. So, uh, thank you for hearing me out. Um, we moved here 18 years ago when it was PY. Um it was our understanding that it was 550 homes, not 700 because there were going to be parks. Um so it wasn't near 700 homes in the in the community. It was PMIX because it was going to be single family homes, uh, parks, an elementary school, a safety center, and the nation's largest, um, rain garden that we we still have the rain garden there. It's a wonderful community, and we love it there. Um, we're very disappointed. We don't want the the multifamily. We h we love it there. So, we're very disappointed in all of this. So, um, one thing that we're concerned about the the planning commission, we got that here, the six unit town homes, the planning commission came out and said they didn't support that, but yet it's in the new plan. So, I was kind of confused on that. Um, the last thing was in the meeting with Petra, they come out and said that we would not combine HOAs. They were adamant about that. And I got to thinking about that. I was wondering about that. Um, and I come to think about it with the multifamily homes. Um, I think the drainage would be a big problem because it wasn't meant for that. And I think that the existing our existing HOA would have a big problem

with the drainage, you know, as the the new homes came in. And I really think that we're going to have a big problem. I I hope that the city council and the planning commission would look at that and not allow this to happen and us a big bill for us, you know, few like we have I mean 250 homes right now. So I mean please consider us you know our residents now that we have you know to that we would have to take on big bills at the end. So, um, lastly, I need for the for the town homes. I know like Long View and downtown for the town homes, they can walk to restaurants. We can't walk to anything out where we are. We have a, you know, we have a great community, but we can't walk to anything. So, I appreciate you listening to me. Thank you. Thank you,

Ryan Mcola.

Uh, thank you. Uh, thank you everyone. Um, this is my first time ever coming to a meeting like this. Um, so yeah, I live my name is Ryan McCulla. I live at 1,00 Southwest Cornwall Road. Um I I also kind of share the same sentiment. Um I'm not I'm not I'm not very excited about the multif family homes, the way it will change the culture of our neighborhoods. There's a lot of people that walk by in my house uh all the time. There's there's people who do like bird watching. Um the increased traffic that will come from this kind of installation I think will um will undoubtedly permanently change the way that everyone will behave in my neighborhood. The increased traffic um just the overall chaos that comes from people who don't have a a long-term vested interest or or a financial what is a beneficial interest in their in owning their home. um the the price the the pricing on the phase 3 um single uh multif family homes um really don't really don't make it more affordable than than the standard mortgage. In fact, I think it might actually be more expensive. And I I I doubt the I doubt the motivations for why we would want to do that if we're gonna, you know, if if you if you look up what's a mortgage on a $300,000 home, you know, and uh with um you know, your insurance and your your taxes, it's going to be it's going to be comparable. So, I don't really see how that's a selling point on multif family homes. Uh beyond that, there's the Lease Summit. What is it? Uh the Lease Summit UDO code section 4.0.9A. 0.9A um states that there should be no more than 10 10 people per gross acre. And I think this that phase two section will go beyond that 10 people limit. So I'm I'm kind of curious if they're violating the the bylaws in that in that in that

regard. Um oh sorry further uh according to the ARC Argis web data there is there are designated wetland zones. I think that was mentioned in there as well. I'm curious. I don't really know which exactly which portions are those. I believe there's one right across the street from me. Uh that has a sign that says it's a mitigation area. There are every every uh every spring you hear all the frogs. We see all the deer. Um I know that in the presentation they talked about, you know, getting rid of all these trees and stuff, but I personally love it. I love I I have no issue with the way that it currently looks. I don't know why it's uh considered to be something that's not enjoyed or appreciated. So, um, that's, uh, all I have to say for now. Thank you.

Thank you, [Applause]

Lori Ward. So, I also have statements from two other residents. I have their name, but I didn't look up their address before I came. I can provide that if it's necessary. Um, I'll start with the first one on my phone, so I can put that down. Her name is Carolyn. I printed it out and then she changed her mind. I'll get it for you. She said, "Hi, I wanted to share with you something I would like read tomorrow. My son is turning one and we have family coming to celebrate. I am planning on being there for the first half hour, but can't stay any longer. Please let me know what you think. Exactly one year ago today, my husband and I were on the phone with our families telling them our son was born. His arrival marked a key milestone for our current home which we built 5 years ago and the start of a legacy he hoped to pass to him. Our home backs up to the property and discussion here today. We enjoy sunsets, the snowfall, and the nature, including deers, hawks, and other wildlife outside our back window. We were told when we bought this piece of land that because the detention retention pond that having homes of any type built behind us were limited. We are here now because that is not the case. The environment is going to be forever changed. The more dwellings built, the less green space there is for children to experience God's true beauty. There is nothing more serene than walking up and seeing deer out your window in the stillness of snow or an autumn morning. The more people in an area, the higher rates and chances for pollution there are. We are a community where we work to get to know our neighbors. We walk our dogs, ride our bikes, our kids play with each other in the street. All things that may not be as easily done with the amount of

potential traffic that will be added with multifamily homes built. For my son's birthday, I am advocating for less traffic to help keep him and my neighbors safe to ride bikes and go on walks. I'm asking that instead of multipplex homes, you leave green space and keep our population density lower so wildlife still come around and have sanctuary. Lastly, and possibly most importantly, I am asking for my son's birthday that the city of Lee Summit demonstrate integrity and willingness to support our children's futures and rights to have a stable, healthy environment and hold to previous decisions and leave the zoning as single family homes. So, that's hers. Can you also state your address for the record so we have on record?

Lori Bour, 1038 Southwest Cheshshire. Okay, thank you.

Uh, the second one is Debbie Cansteiner. She said, "Hello. Thank you for taking my email to the meeting tomorrow. Current infrastructure," she makes five points. Current infrastructure is barely kept up with our current population. Potholes, etc. are slow to be maintained by the city. Snow removal takes days upon days. Prairie Lane is a county road and that is maintained even less than county line. Accidents increase during times of detours so would increase even more with proposal number of increase in population. Increasing crime that comes along with multifamily living. Le Summit's police department has an entire task force assigned for apartment crimes. Our area is secluded, low density. Apartment dwellers want to be close to shopping and have walkability. Not sure why Petra feels this land would even support interest from renters. What environmental effects will this project have on the area? Thank you, Debbie Cansteiner. So, here's mine. I'll try to be three minutes fast. I'm kind of wordy. Good evening members of the planning and development commission and any esteemed city council members that may be here and fellow residents and friends at Kensington Farm and other parts of Cass County and Lee Summit. Thank you for allowing us the opportunity to voice our concerns regarding the proposed development in our neighborhood. I gave you my name. We made a deliberate decisions to purchase our homes in Cass County within the city of Lee Summit. We did so with the understanding based on official plans, signage, covenants, and the vision communicated to us original from PY Homes in 2006 and carried forward by several other builders over nearly 20 years that this community would be a single family home development. We chose this because we believed in the promise of stability, safety, a single family environment, and a community built on those expectations. Today we feel like we're being treated as an abandoned contam contaminated

island being sold off at auction. When the CCRs were written and the HOA was established and follow filed with the state of Missouri in 2006, we were all presented then and forever more with the vision of a mixeduse development that included parks, rain gardens, a school, a community center, and a safety center. A community within a subdivision, not apartments or town homes. The dream we were sold was one of a harmonious, thoughtfully planned single family neighborhood, not dense multifamily housing. That spirit and intent have been recorded, communicated in marketing materials, city documents, home sales, and neighborhood covenants. To borrow a metaphor, calling a dandelion a rose doesn't make it a rose. No matter what label is applied, our subdivision has always been intended as single family. Attempting to rename or rebrand this project for profit does not change its two na true nature. Nor does it respect the investments and expectations of the residents. In addition, quite frankly, the process has been troubling. But since there's limited time, I won't go into those details. These things matter because of how it's been handled, not just as a process failing, but as indicators of respect or lack thereof for our community, our investment, our homes, and our trust. Beyond the emotional and planning arguments, there are significant jurisdictional, legal, and logistical complications arising from the fact that this subdivision will operate under two separate homeowners. HOAs in Missouri function under a set of governing documents, declarations, CCRs, bylaws, articles of incorporation, and also under state nonprofit corporation law. When there are two separate ones covering essentially the same geographical subdivision or overlapping sections, it can create confusion about which association has authority over what properties, what covenants apply to which lots. There's a lot of different pieces to this, but not going to go into those. Uh

the lack of transparent process raises concerns whether this application has been adequately vetted given the complexity of governance and conflicting promises versus multifamily development versus single family. The commission has both the right and the duty to require clarity enforcable commitments and compatibility. I think in conclusion, we ask that the commission and council to respect the promises we were made, the rules of the that are recorded, the governing documents, including the CCR and the HOA, and the people who call this subdivision home. A no vote tells residents their investment, their faith in the planning process, and their expectations matter. If you believe a dramatic alteration of our neighborhood's fabric is justified, then the only fair course is to offer residents generous market value compensation. those who were promised one thing and now face something entirely different. Anything else would be a betrayal of trust. Thank you again for your time and consideration. Those are all the cards that I have. Does anyone else want to Okay, come on up to the microphone or the podium and state your name and address for the record. Were you sworn in?

Yes, I was. You were? Okay.

Yes, I was. My name is Steven Polley. I live at 2355 Southwest County Line Road, Lee Summit. I am 610 of a mile west of the prior uh and County Line intersection. So, I'm straight west on County Line Road. Been there since 1987. Seen substantial changes. I'm here to talk about two things. First of all, amen to everything that's been said. I agree with everything that's been said. I'm going to talk about character and traffic. Okay? Character of this area, in case you have not ever driven through it, is unlike anything that's being proposed. These are single family homes. Many have been there for years on acres or multiple acres. And that goes to the north and northwest. It goes to the west. It goes to the south toward Raymore. This is unincorporated Cass County for the most part. I live in Lee Summit because I am on County Line Road and annexed in voluntarily a number of years ago to receive great services. So, I'm a Lee Summit resident talking about this project. First of all, the character of this project does not at all fit with the environment around it. If you would drive this area anytime other than in rush hour, you would see that if you drive this area in rush hour on County Line Road, you would see a road that has been abused, if you will, by builders. You would see people driving 40 to 60 m an hour and passing each other in a 35 mph zone. And it happens all the time. I live on the south side of the street. I cannot get out of my driveway. Sometimes I have to be careful when I go to the mailbox, which is on my side of the road. So, there's a problem there. The problem with that is even though we're in Lee Summit, the road is considered no man's land. They tell me to call the

Cass County Sheriff. I talked to the Lee Summit Police Department. We can't cover that. That's not our jurisdiction. So, there is a jurisdictional problem with traffic, snow removal, accident removal, etc. on County Line Road going from Prairie Lane, particularly west a mile, mile and a half until you get into Raymore. And I see someone nodding. So you've heard this before. That's my character point. The 35 seconds. The density of this proposal is being misrepresented. If you will look at the staff report, the 15page staff report that I think you have before you, you will see on page five that we're talking about 50 town homes and 64 retirement community or retirement uh duplexes not within the character. Let me get to the traffic part. Um okay, the original proposal 2005 is single family R1. That's what the area is. drive it sometime and look it over before you decide. Thank you.

Thank you. [Applause] Do we have anyone else? Come on up. Oh, then you can come up after that. My name is Cindy Koshinsky. I live at Rainree uh 5131 Southwest Surf Scooter uh Street. Um, this development is very close and to adjacent uh to where Rainree is and where I live. Um, it appears to me that this is more of a investor's project than it is homeowner project. Um, if these are all rentals, um, my question is, are these people who's paying the property taxes? Um, is there a tax break for the investors who develop this? Um, the rest of us are paying the full load, especially people in Jackson County. Um, and I know this is probably in CAST, but I'm not sure about that. Um anyway, yeah, we're going to load up our infrastructure with a lot of extra people and we need to make sure that the property taxes are fair and equitable to the rest of the res residents and being paid. Um, another concern to me as I looked at the internet and uh did some research on Petra Development, um, they have a disturbing record of u fines and violations against them for failing to address some issues with some of their previous projects. So, that's a little bit of a concern to me. So, um, that's pretty pretty much all I have to say.

Thank you. Thank you. [Applause]

Hello, my name is Lauren Colby. I am the neighbor of Jane and Mark. Um, I think two things really need Hold on one second. Cindy, did you swear in when you did you swear in? No, I did not. Okay, we need to do that. I guess. Can we do it after the fact? And anyone else that's planning to speak? If you haven't sworn in, stand up and Well, I was here when they did. Oh, I don't think I did individually, but thanks. Thanks.

Do you promise to tell the truth, the whole truth, and nothing but the truth? So, helping God. Well, I am the their neighbor, 4701 Southwest Davis Drive. I think two things need to happen. I don't think there was any ambiguity on the development. There should have been single family homes that it feels like, you know, the rugs pulled out from under your feet. And the other thing, you know, that's doing the right thing. Let's keep it single family. The other thing is let's close the loopholes. I I don't know zoning and stuff, but you know, we heard the presentation and they made a point. Well, it doesn't exclude these types of apartments and duplexes even though it's this zoning type. Let's close that gap so this doesn't happen again. That's let's get a better relationship between our leadership and communities. Uh so it's it's a little disheartening to see what I feel like a loophole there. you know, when you're sold a bill of goods, uh, cuz I was under the impression it was all single family and it's like this particular zoning type and I'm like, wow, that's a big deviation. And that's that's where we rely on you guys to to help us close those kind of gaps. And that that's really what that's really all I got to say. Thank you.

Thank you. [Applause] Do we have anyone else who wants to express a new comment? Hello, my name is Timothy Malerie. I live at 1121 Southwest Cheshire Drive and I had no intention of speaking tonight. Okay. But I have issues that I know of and I've lived there for four years. Okay. The utilities and water for this community come from different places. The sewer comes from Lee Summit. Great. I lived in Lee Summit fully three miles north just four years ago. The sewer comes from rural Cass County.

Our water comes from rural C County. Okay? If we're going to do this, then let's get us all on the same damn page. We shouldn't be doing this game. While we're on the wrong page, let's get the mail fixed. Okay? We're Lee Summit address. Belton is the people that deliver to us and they Belton Raymore or Lee Summit can't find our mail when it's lost and they don't care. When the water district just down the road mailed out water for every month, threearters of them came back as undeliverable because they got lost between who's responsible, which community, which office. It needs to be fixed. If you're going to go forward with this, fix it for us and the future people. Whatever the case is going to be, I can't change that. the frustration with the HOA. If they're gonna have an HOA for their community, they need to have similar laws. We can't park on the street. Why can they? That's a problem. They need to be consistent. And then the last area little bit was brought up earlier about the legal, you know, is it my jurisdiction for public services, fire, rescue, whatnot like that? I've had Lee Summit come to my house multiple times. Okay. But it's Rayek School District. My county taxes go to Cass County, but I've got to play Lee Summit rules. We need to fix that, too. It was annexed. We paid the taxes for the stuff to Lee Summit for the sewer and water

that were put in. But I still got to play the games with Cass County and Raymore. Let's get it all fixed. If we're going to be in the same and we don't have a choice, if the decisions been made already, at least fix the problems that we have. Thank you. Thank you. [Applause]

Come on up. Hello, my name is Debbie Wilson. Uh my husband is Joel. We live at 4616 Southwest Robinson. Uh have been there for about a year. And uh one of the reasons that we moved out there a year ago was to get out and to have that rural feel and to live in a community like what we live in now and to have neighbors and to have single family homes, not to have people renting multi- uh complexes out there. That's not the reason we moved there. Uh had no idea this was going to take place. And I know that happens a lot of places. But I guess one of my comments on putting such a thing out there is as someone already stated, there's nothing out there. I mean, if you guys have been out there, there's nothing out there. I drive through Lee Summit all the time. I see property. I see land after land after land. Now, maybe these people aren't willing to sell. I don't know. There's a corner right up there at 150 in Ward. That's a place for multi- That's a place for multi-dwellings. you know, you're up on word and there's there's a Walmart down the road and there's a price chopper down the road. That's where you put those kind of places. You don't stick them in the middle of a single family neighborhood. That just doesn't even make sense. Now, if this goes on and passes, one of my great concerns is transportation is is the the cars and the and and the amount of people in that area. Number one, as someone stated, county line is not taken care of. I don't know if there's an argument between Cass County and Jackson County. It's terrible. It's terrible. And first of all, I think if they were going to put something like that out there, county line needs to be widened.

Yeah, I think the 10-ft walking path, that's all nice. Sure, I'd use it. But what about the cars driving? What about our kids being safe? You're putting a school there and you got this little two-lane county road and you're going to put a school there. We just had two kid two kids in the in this area in the Kansas City metro area get killed last week on bikes. Do we want to invite that to our area? We're a small town out there. We don't need this kind of thing in our area. I've not heard anything about widening roads. I've not heard anything about possibly putting a four-way stop or a traffic light at Warden and 15 at uh county line and ward. I don't think we're ready for this. I don't think it belongs there. Thank you. Thank you. [Applause] Make sure as you if you're coming up that there you're giving new comments because we've been taking notes of the ones that have been presented.

Well, Blackwell, I live at 1014 Southwest Cheshire. My property backs up to County Lane Road, so I can support the reports of the high-speed travel. Um, as far as the concern for tra or increased traffic, when we had a small road clo or short-term road closure on 291 for that new roundabout, it diverted all kinds of traffic up ward and on county line. And I sat there at that intersection at Ward and County Line wanting to turn left. And I sat there for at least seven minutes and it was a it was a traffic accident waiting to happen. In fact, there's already multiple accidents at that intersection. So, you add all this more traffic with no more road thought doesn't make sense.

Thank you.

Thanks. [Applause] My name is Glenn Schmidt. 124 Southwest Willoughby Drive. Lee Summit, Missouri. I'm outside the area that we're at barely before and I didn't get any uh information about it except being on the line and also working with uh the development company. Uh you know, my background is in construction management and project in mainly in in my in my earlier days. Let's say I'm retired now, but I see still a lot of work done and there's always been loopholes uh through from day one to final project. There's no doubt about that. But one thing that I recently saw out and a lot of items been already been talked about is the water and fire for this area that we're adding on. As of right, as of Friday, the uh Cass County uh public order has not been talking to the uh developer yet. They haven't had a conversation at all. And the other one is, if I'm correctly, what I uh saw tonight that the le uh the um homes for the individual is between 4 to 500. I can't see how they could price that that one. There's no possible way, especially when the house right next door to me is listed at 615. So, it's somewhere along the line. Math doesn't add up, right? Thank you.

Thank you. [Applause] All right. I don't see anyone else. Oh, do you have a different comment than the different comment? Yes, ma'am. Okay.

Um, for those people that I'm Robert Elliott, I live at 1906 North Prairie Lane, Raymore, Missouri. Um, historically this thing has taken place because the mayor at the time of this of PY taking this on wanted to control everything south and everything in the area. She could have walked away from it and didn't. And the reason it belongs in Lee Summit is because she chose to put it in Lee Summit. And in fact, um, we tried to convey to her at that time and to the to the everybody on the planning board, etc. that this was supposed to be all uh single family homes all the way up. And the higher priced homes were supposed to be facing the property had acreage and that was supposed to match the requirement like homes in Cass County. You can't put a development in unless like is against like and so in order to accommodate that the larger homes were shoved to the west end of the development. And then I'd like a further comment to make and match that I'm not sure that when the when the developer here, the new developer chose to put in move the school, did he address the fact that there's a uh not really any access for the school down low, so it has to be up towards where that pile of uh dirt is. That is all the top soil that was down on the

bottom was scraped off and put up from all the low area. And that when the school goes in, there's a creek that comes through there. I don't know if it's visible. It's not on the map. You can see it on the old map. There's a creek that comes through there and comes from the north side of County Line Road. comes through there and then goes to where the water retention basin was put in and now is being redone. But that um school development, if they want that property, the property down south on the south end of that or on the west end of that, you'd have to put in roads around culverts. You'd have to put in lots of culverts. And I don't think the school board realizes that that's not exactly the safe. She doesn't want to. The school boards, they said the school board did not want to be up by the water tower. They're going to have a lot more problems if they go try to use any of that property down towards the creek where it crosses the road. And it's not and they don't show the creek where it crosses the road on their map and that destroys everything. You can't get anything down there without putting lots of road work around it.

That's all I have to say. Thank you. All right. Thank you. [Applause] All right, I'm I don't see anyone else, so we're going to take a 15minute recess before we move on to questions from the commission.

Ever wondered how the city budget works? The total 2026 budget is over $380 million, which includes funding for daily operations, capital improvements, debt service, internal service, and enterprise operations. For example, the general fund is the foundation for the city's day-to-day services and investments like road maintenance, public safety, and fire protection. The general fund is supported by property taxes, sales taxes generated by local businesses, franchise taxes, and other sources like licenses, permits, and fees. For every dollar citizens pay in property tax, the city receives 18 cents. This means the city receives $845 a year in property taxes for a median single family house. These taxes provide public safety, park maintenance, infrastructure, and the best services to keep Lee Summit going and improving. One of the community's top priorities is infrastructure investment, which is reflected in the capital improvement plan. $13 million of the 2026 budget is invested into the capital improvement plan. The 2026 capital improvement budget includes investments like the 291 and 50 highway interchange third street warden and pursel intersection and prior road. The budget process includes guidance from the city council citizen input and critical success factors from the city's ignite strategic plan. To learn more about the city's budget, visit city ofls.net back/budget. When the person called on the phone, she said that uh that there was a dinosaur walking down her road. Of course, we had to go out check that out. We get out there and it was a big African tortoise, probably 60 lb, walking down the road. When they walk, they really stand up tall. So, I could see why she thought it was a dinosaur. I'm Rodney Wagner. I'm the manager of Leisum Animal Control. So, as you can see, we got all sorts of animals here.

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

Savannah.

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

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

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

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

to be a part of something bigger than yourself. If I would have known what I know now years ago, I would have been here much sooner. [Music] 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 deescalate crisis situations. Recently, we've brought co-responders onto the scene, licensed qualified mental health professionals housed within our police department, and they respond with those officers directly to those scenes where a crisis is 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 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 is in route. Officers in route 914. So, typically I arrive after they've made it safe. I'll make contact and get kind of the rundown and then I just kind of jump right in

like, "Hey, you know, my name's Alison. I'm a mental health professional. I'm here to help you. I'm not here to take you to jail or arrest you." Sometimes all a person needs is a voice, someone neutral, someone outside that you know can listen. I do a lot of safety planning, including family, their support network. Who's close to you? Can some if they're home alone, who can come over and hang out with you today? Can we lock away your sharps? Can we put up your meds? Do you need meds? Can we get you over to the urgent care to get you assessed for your medications? Some of them also are like, "Oh, I'm so glad you came. This made me feel so much better."

Our main goal as 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, please, how can I help you? My husband had in 2020 we had 722 mental health related calls for service. 2022 by that time, 1479. These mental health related calls for service are increasing. How we're responding to that is increasing the number of crisis intervention team officers we have available as well as the number of co-responders we have available to respond on these calls.

So, what I think is important for the community to know about the co-responder program is that we're here. We exist. All you have to do when you call 911 is ask for us. You know, say, "Hey, I want a co-responder to respond to this this crisis and we'll go." I was really struggling about 8 years ago. 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 that's what we love to do. So I had a client we got a call shift some suicidal ideiations and she really felt that she had nobody and you know and getting to know her story and getting to know who comes around and sees you. Well then we found a support person and they responded immediately and we made a plan. I called back and checked on her in an hour and then I checked on her in 2 hours. We were able to get her into additional services to where she talks to someone every week or more. I just took a person that really just thought they had nobody and nobody would show up for them and show them you do. And you'll be amazed who is in your corner if you just simply say, "I need a little help. [Music] [Music]

Heat. Hey, Heat. [Music] [Music] [Music] [Music] [Music] baby. He [Music]

You can make the difference in somebody else's life. If you're trying to get in the fire and EMS service, Lee Summit is probably the top name on the daily basis. We are tasked with incredible task. So we trying to keep it a relaxed environment. As a new person, you are constantly on edge learning. Morning will look typical coming in getting a report from the shift that's going off. We get our truck checks done. Our citizens trust us and believe in us by providing amenities like our gear, our stations. They build it to accommodate getting to a call but also having a home. State-of-the-art weight equipment, individual bunk rooms, downtime areas, breakfast and dinners together,

cook together, get to know one another, train together like a brother knows a brother and a sister knows a brother, banter back and forth. But when the tones go off, they go to work. We are here for 48 hours, so it can happen at any time. You can be in the gym. You can be in the middle of night. You can be cooking. Stop what you're doing and listen. [Applause] [Music] Wherever we are in the station, people will stop what they're doing and listen. Finding out which station it is.

What is the nature of the call? EMS, what apparent gear, other lives involved? Got adrenaline dump, pants on, coats on, getting in the truck. We're mentally focused, geared up, paying attention to where we're going. Then we have a game plan that happens in the truck. The officer can give directions. The dispatcher will update you. The officer will listen, the driver listens. We get all on the same page. Then when we get to the call, we can go to work. So many degrees of severity. structure fire, swiftwater rescue, EMS, car accident, technical rescue,

tax medic team. The equipment the fire department offers us is topnotch. From ring cutters to extrication equipment, state-of-the-art stuff, great trucks, tablet, Lucas device, battery powered pot, the right tools, the right training. The learning does not stop in the academy. Building blocks continue call after call. Opportunity just to grow. Started out as a firefighter paramedic. Moved to the rank of engineer paramedic. Most recently the qualification of acting captain. Firefighter engineer. Recently promoted to captain. Promoted to paramedic since I've been here. I'll be honest, it's scary. Sometimes you're the one back there. That person is having a bad day and they're counting on you.

We practice these scenarios over and over so when someone has an emergency, we can channel those energies minimizing any more injury. And then when it's over, we'll say, "Hey, how did we do? How is everyone doing and we'll have frank conversations back at the station." The station assignment for us is a 48 on, 96 off. The 4 days off is probably one of the greatest things ever to help us improve our sleep patterns, wellness, mental health. It gives you many, many options. I have a small little 15 acres that we like to hobby farm, but backpacking in the spring and in the fall, mountain biking when the weather's good.

I have a 21-month-old at home, so I feel like I get to work full-time job and then on the 4 days off, be a stay-at-home mom as well. Spend a little more time with my kids, travel around the world. I was able to take my oldest daughter in a trip of a lifetime. We went to Europe for 22 days. I got hired to help others. Helping others also helped me see my children grow, seeing my family grow, seeing my career grow, and me grow as a person. People that are in the industry know the name of Lee Summit Fire Department. Every fire academy knows it. Every other fire department knows it.

If you're looking for a job in the fire service, Lee Summit's the place to be. That's who you want to be. Somebody who can make positive change in other human beings life. Welcome to the Lee Summit sign department. We are going to walk you through our process from start to finish. We make signs as needed here. It's not like we just go out into the field and place a speed limit sign here. No parking here. Our traffic engineers, they go through and they'll do field studies. They'll send us down an engineering work order for us to go out, place new signs or remove signs as needed. coming from the material. Our blanks come in and they're just aluminum blanks. We can put our white, our red, our, you know, our fluorescent yellow, green, whatever. And basically what it looks like is just that there. Throw it up into the the roller. We're going to reopen public hearing. I'm going to start with the commission um for any questions that you might want to ask. And I'll start with you, Ed.

Okay. My question is for the city. Um do have we done a comprehensive uh traffic study for the amount of people that are coming in coming in with this project um to include the schools widening widening the roads. Um where are we at with that? Can you tell me? Susan Barry, city traffic engineer. Yes, the uh the team has provided a traffic study. Um I do have the traffic engineer here. If you have specific questions, she can answer those for you. But it does it incorporates all the additional amenity, all the different parcels that are coming in. Um and it looks at every intersection, every road surrounding the area.

Yes. Is there is there is there a plan to expand the roads at this point? No. Um we Do you want to This is Janelle. She can explain her study. Thank you. Thank you. Sorry. Sorry. Sorry.

Hi, Janelle Clayton. Merge Midwest Engineering, 2668 West Katapa Street, Tha, Kansas. So, yes, our study looked at a couple ways to analyze the potential future growth here. We looked at a 20-year scenario and applied a 3% annual growth rate to the existing traffic on top of this development. And that's a pretty aggressive growth rate. Typical for studies in these areas is 2%'s a pretty standard. 3%'s, you know, in taking into account the undeveloped area around here. So we we are pretty conservative in looking at volumes that can develop here. And while we're not widening county line, the realignment of the intersection, we are providing turn lanes on all approaches. So we will be widening for those turn lanes um on all approaches at the realigned intersection and then turn lanes also into the development driveways. So we are expanding the roads in that in that context. We're not widening County Lane Road, but we are providing turn lanes.

Turn lane and county line. And when excuse me, um question well questions, the public comments is that part of the hearing is closed. So, we need everybody to listen to um the answers when they're given up here. Um chair, I have a follow-up question related to that that question. Thank you. Um, so who owns County Line Road? Is it Cass County or is it Jackson? I'll defer to I think it's an interesting question. County Line is a Lee Summit Road. So in this area and then to the west it goes to C County. So from Ward to Prior

is County Line Road is a city. Correct. Street. Yes. Okay. And then it goes to C County to the west. Okay. Great. Thank you. That was my question. Chair, thanks. Follow this one. Since we got since we have you up here, can you just run through I know there's um there's widening of a number of different road. Well, I say widening adding of turn lanes to a number of different roads. Can you kind of run through maybe even on this this um aerial that we have here exactly which sections of roads are going to get those improvements? Yes. Trying to see and explain kind of what they are so that everybody here understands. Is it Is there a laser pointer?

That laser won't work for them to see on their screen. So, if you use the mouse, do you see we have the laser on here for you already?

Okay, perfect. Okay, thank you. Yes. So, like I said here at the realigned intersection. Um here we will have separate left through and right turn lanes on all approaches at this intersection. It'll be stop controlled on the north south approaches. So, a two-way stop controlled intersection. separate left and right turn lanes on all approaches there. Moving south to our uh site drive off Prairie Lane will uh include a southbound left turn lane, 200t of storage plus appropriate taper at that location. Um and I will say the left turn lanes at this intersection here will be 250 ft of storage plus the taper and then the right turn lanes um the northbound and southbound. Right. What does 250 ft of storage mean for folks that are sitting here so they understand?

Yeah. Two 250 ft is your full width of the turn lane. And so if you think of a car a vehicle, we we estimate that each car is about 25 ft in length. So 250 ft is going to get you 10 vehicles of storage into that turn lane plus the taper in advance of that to to move you over to make your turn. Um, and so at this intersection here, we'll have right turn lanes. The northbound and southbound right turn lane will have 250 foot of storage plus the taper. And the eastbound and westbound right turn lanes will include 200t of storage plus taper.

Does anybody have a traffic related question? Yes. While you're on it, um, are there any other I mean we have two other entrances off of county line. Are those getting any kind of turn lanes? Um I believe does this one have the right turn lane in there already? Is this one we're adding? Are those existing? Is that what you're asking? Yeah. Yeah. Okay.

Let me look here. I think it might be existing. Give me a minute, please, to confirm. Yeah, that's an existing right turn lane. So, we have a right turn lane here. And then we're not we're not including turn lanes. We did do turn lane warrant analysis with our volumes and no no additional turn lanes were warranted at those other intersection locations.

Okay. One other follow-up question. Um I've heard in this in this meeting it reported that originally under PY homes there was 550 units give or take. Uh, how many units did your traffic study account for?

Our traffic study accounted so we had 235 single family detached homes. So that's your typical single family. And then we had a total of 305 what's classified as single family attached housing. Our our trip generation that we calculate based on a national industry standard. Any kind of town homes or duplexes are are classified as single family attached housing. So we had 305 units of that which makes up 123 plus the 54 town homes and the 128 duplexes. So that was the total of 305 there plus the 235 single family homes. So 540

540. Okay. So we went from just so I'm tracking this right about 550 under PY to when it was redone 721 at one point back down to 540. Is that correct? That that's incorrect. What what's what's the correct What's the total? The the staff report that we have on file was for the 735 units. So, okay. So, we went from the reported 550 at PY to 7 what? The the PY one, the original one from 2005 was 735. Okay. 735. Yes. And what's the current

the with you mean the proposed one? Yeah. That will take it up to Oh, what was it? 864. Okay. So, we're roughly about a hundred more units than what it was originally designed for. Roughly. Yeah. About 130 more. Yes. 130. Okay. All right. Thank you. That was my traffic questions. Actually, one other Sorry, it's it's a road question, not a traffic question. So, actually, I'll save it because is there any other questions? to follow up with um is there any any plan for traffic lights?

We did do traffic warrant analysis for all the intersections here. None of them currently or with this development will meet traffic signal warrants. There is a plan for the future 20-year uh to have a traffic signal um at ward for the 20-year condition. Um, but these these intersections will all operate as far as capacity analysis goes and warrant analysis, they will operate acceptably without traffic signals. Okay, thank you.

Commissioner Loveace, do you have anything? Okay, Commissioner Trafton. Yeah, thank you. Um, I did want to follow up Sue on the I know the C. Yeah, sorry. Sue Barry, please to the front. Um, on I know on the capital improve on the capital improvements plan.

I know there's improvements of ward and prior to 150. I don't think there's any I think actually 150 to County Line Road on Ward is due is part of that plan for the future. Right. There's nothing in our 5-year capital improvement project. Oh, there isn't. I could have sward. There's a Ward project from Blue Parkway to O'Brien and then one from O'Brien to Chipman. So, there's it's up north. Oh, yeah. You know, it's road up north. Pri Prior Road. We have phase one's under construction, Long View to Hook. Phase two is hook to 150 150 but nothing south of 150

which will be done in 27 or due to be on course and then so there's nothing south in that area for on the in the capital improvements plan currently not for the 5-year plan even though I'm and I'm not sure the timeline of this project but so when we're looking at updating that in the future I know we always look at where growth is in the in the city and what's happening. Okay, so you answered my question. Thank you very much. Um, I do have another parking question. Would that be you? Maybe. Possibly.

Um, I know I did hear a resident say there's no parking allowed on either sides of the streets in that neighborhood. Is that true? That's an HOA decision. That's not anything that city uh That's not anything. They can be more restrictive than the city.

They can be more restrictive. Yes. And then so my I mean I you know I always when we talk about um density of housing in these areas I notice they put in more parking off street because that's my biggest concern in these neighborhoods is they get overpop populated with cars and it does become an issue. So, I was just curious, uh, would be would we be requiring no parking on one side of the street in that in that neighbor in those proposed areas where there's Yes, we are

phase two and phase three. I I don't believe there's any and phase two and three. Phase one at this time, there's no parking restrictions. Okay, great. after it's, you know, if it's approved and it's built, then the neighbors can uh do a parking petition and, you know, if it becomes a problem, it can be addressed later. But we required the no parking on one side uh through phase two and phase three because the the roads are narrower. There's just less places to park due to all the driveways and the smaller lot, you know, the smaller lots. Okay. All right. Yeah, I think you answered my question. Thank you very much. Uh my other questions related uh I think it's for the developer.

Um what is the proposed timeline for phase one, phase 2, phase three?

Yeah. So overall it's going to be anywhere it's going to be upwards to a 10-year project over time, right? And it's going to happen in separate phases, but phase one set to begin late spring, early summer, and then that's going to be roughly a 32-month process just for phase one. So there's roughly 12 phases inside of FA I'm sorry, seven phases inside of phase one, right? And then phase two is also going to have a similar situation as well. Now with the infrastructure of Cornwall and things like that, there could be some overlap with phase two with phase one, but likely it's going to happen at least a year later after phase one starts. And then phase three is again there could be some overlap with the way Cornwall rolls through and there's infrastructure that goes in because Cornwall is going to get improved all the way through to uh Prairie during phase two. So that's going to add into that additional access point over there. at that point, which would then allow for phase three to begin, which again is likely going to have some overlap, but likely be a little bit later than that, too, but multi-phase. So, if you think about phase one in and of itself, roughly 3 years, phase 2, roughly 3 years, and phase three, it's a little bit smaller. So, it's probably going to be about 2 and 1/2 years in total. Um, so if if they were to just start on their own, it could be upwards of 10 years worth of time.

Yeah. So, you're saying I'm sorry. 9 years. Yeah. Yeah. That I mean that seems pretty ambitious. Um just from my seeing lots of developments happen in the city. Ambitious. Um 235 homes is what you're projecting to build in phase one. Correct. Correct. Um I mean that's a pretty fast click to build that many homes in three years. I I I don't know that I've ever seen it done, but I could be wrong. Um, I'm not a developer. Um, so we're talking about at least 3 years to build out that phase at least.

And then you're not even going to be looking at phase two until after that or building roads out. The the soonest for phase two would be halfways to 3/4 through phase one assuming how funding goes and things like that. Okay. So 2029 2030 ish. Yeah. Yeah. Okay. And then you would be building out phase two which is the multi-lex complex the threelex the sixplex buildings. Correct. That's phase two. Town homes. Yes.

Town homes. Yeah. I know people don't like me to reference them like that. Sorry. Um okay. The other question I have is related. Is that where it says second plaque Kensington Farm up there and there's that big open lot in the middle right here? Yeah. Like is that unbuilt? That is currently being built out by Inspired Homes to my knowledge. Okay. So, Inspired Homes is building that to to my knowledge. Last time I was out there when I put out the the yellow signs with Tai out there, they were moving some dirt out there at that time. Okay. Well, yeah, that was my question. Like, what's happening there? Like why? But I knew clearly that was not land you guys owned. I was just curious about it and I was wondering if you knew.

Yeah. Okay. Um, what about lot sizes for those single family homes that are purple? Uh typical lot size is going to be 52 by 125 with a 40x 70 foot uh 40 foot front inch and 70 foot depth buildable uh setback there inside of that lot. No lot is less than 52 ft. That's correct. What's the widest lot? 75

upwards to that. Yeah. Depending on whenever you're getting into these curves and things like that over here, you're we're going to be touching that. Uh but the typical lot size along, you know, these somewhat typical roads, everything pretty much has a curve in it. So there's going to be a lot of regular lots, but the typical target lot size is 52 by 125. Okay. Is that comparable to what's currently out there? Yes. So because I don't know I it looks like it is. So there there was there's variations in there too, but if you look on this east side as well, right here, we we pretty much match like for like with the current here. So then we you follow that typical lot size as well.

Okay. I think you have answered most of my questions. Thank you, sir. Yeah, no problem. Any other questions? I got I got one saved. It's kind of related. Um do do you have speed bumps identified in these in this development?

We did not, but that was something that was talked about in neighborhood meetings and things like that. Um honestly, I'm I'm not opposed to a speed bump or anything like that. I mean, if if you know, further studies and things like that or concerns about traffic come in, I don't have a problem with a speed bump or or a few speed bumps going throughout and and mitigating traffic. Uh we're doing that in another project, too, where we have uh uh the the walking path lights where where pedestrians would would hit those lights. I'm not opposed to things like that to to create the safety in the in the community. I do have another question for you. I know this isn't directly related to planning commission. And I know this is probably something that'll come up in city council. Sure.

But are you planning to ask for tax breaks for this project? Uh that's something to be discussed during city council. So it's undetermined. Okay. All right. Thank you. My question Thank you. I'm done with um city staff. Uh Hector maybe. I don't know. I was hoping you could shed some light on the zoning for this land. Like I'm just curious and I I tried to find it in the report. So I'm sorry if I overlooked it cuz you guys are very

Well, I know it's PMX now and was PMIX in whenever it was started and was it 2005 or something? 2005. Yeah. Yes. What was it before PMX? Was it a or

it was zoned agricultural? So Kensington was originally unincorporated Cass County uh as part of the PY development project. These 320 acres were annexed into the city. It originally had a zoning under Cass County um designation and when it was entered uh once it was annexed it was reszoned to PMIX for the original Kensington Farm development. So it went from a to PMIX as part of the original Kensington farms. Now I know I don't know if you were here in that time or not. You were. Oh yeah, I was.

Um I didn't want to I wasn't trying to take I wasn't. Yeah, you're so young. Um but um do you have any idea? I like I'm just perplexed by the PMX zoning there for if it was planned

basically R1 development PY was going to build out homes. I don't know if there was a plan to put apartments in there or something like that or no. Um, so the way PMIX has been used, we we'll say it's it's been evolved. It's evolved from from the time the UDL was adopted and PUMIX was first established in 2001. Um the short answer though to the question so it's not to drag this out was u no there was nothing beyond single family homes shown on this development not counting any of the public private development which you know school park um fire station um so no it was all originally that the the reason for the PMIX was that uh PY originally broke up in I'm relying on memory which may be a little bit rough um they they essentially broke up their subdivision into we'll say like four different sections that had four slightly different characters to it but still all single family residential. There were some areas that were restricted to um single story only, some that had the option for one one and a half and twotory and then variations in between. Um so so they had these kind of separate sub areas. Um but it was all single family all the time. So it was to accommodate different lot sizes which were a little bit smaller than um our standard R1 zoning. So the PMIX toolkit was used to accommodate the varying lot width and different development standards within the various areas that contained that made up Kensington Farm if that makes sense. So so the uses were uniform. Let's let's put it so the uses were uniform across the development. there were just different development standards that governed as it relates to setbacks primarily that governed these some of these different sub areas um where it became difficult to just apply like an R1

zoning without granting X number of modifications to it. It was just easier to say PMIX this area will be subject to this this area will be subject to this but the uses were all uniform single family. Okay, I think that you an you definitely answered my question. So, I thank you for reaching back into your your mind for that. Thank you, Hector. Can you pull up the comprehensive um land use map? Oh, sure.

I want to piggyback on what Terry started or Commissioner Draftton started talking about with that. So okay this is the con and then so when I was studying this it's when we look at and I'm I'm talking about the whole compre the whole map as as it's currently zoned and then what's confusing about this is it's this area is currently zoned there's pmix all over in this region comprehensive plan the desire for it is R1 is is According to the staff report, it said R1. And so that that causes confusion because

um it feels like with zone PMIX, we can't change zoning necess I mean, we can't just say we're going to change it all. Um but there seems to be an inongruency between what the comp plan seems to want, I guess, for lack of a better word. Do you have did you do you have the staff report? It's on page I want to say two and it says um comprehensive plan designation residential one. Sure. But then zoning existing is PMIX. Yes. And I think I think that's what causes some of the confusion here.

It's understandable. And and I know um so I does does that kind of help explain why we're a little confused? So So there are two different things. So the comp the land use designations in the comp plan talk about broader residential categories, we'll say, okay, as opposed to rubber meets the road, zoning, individual zoning district classifications that are applied to specific pieces of property. Um, so if you were to look at it a little bit, the the comp plan is looking at things from like a 30 foot thousand level where it's saying the recommended land use we think should have this general characteristic. Right?

Now zoning is something different that's applied differently. So zone you could hypothetically I don't want to go down too much of this but hypothetically you could have single family residential under any residential zoning district. So the labels on the zoning side don't directly align with you know R1 or residential one under the land use and so because on in this case density falls into the it it's a density that falls into R1 correct with when we look at the the project as a whole. I think that's what makes it kind of confusing because it

it's it's a little again I can see 2.9 an acre um um is what the density yeah 2.77 is when you look at this development and how it fits into the rest of Kensington Farm the original parent development the overall density is going to be about 2.77 and four is density for R1 for if you were just looking at the R1 zoning district 4.4.0 I know units per acre would be the maximum allowable. So, okay. Yeah.

I think Amy Nassiff, deputy director of development. I think the other thing just to add here is this is just one small page piece of the comprehensive plan where we have lots of housing goals in it. The land use map as Hector says this is R1 means category and the R1 says for the conference of plan that it is primarily or you know a lot of single family but it does not dictate or say every single thing is single family doesn't dictate lot sizes it does not dictate height architecture those rubber to the road things are when you get into the to the zoning piece of it because we allow single family homes in our R4 district, R3 district, and that would align with this. Um, also here, for instance, we do have when you look at the whole Kensington,

the majority or vast portion is still the single family and so that's how staff gets to the recommendations and things that we do do too. If that I hope that helps a little Does that help make it make but the comp plan gives your overall vision and the zoning is how you start to actually enact it and do the things on the detail levels of each of the lots. Well, it also points out the importance of zoning decisions because if a development doesn't happen and that zoning's in there, we we have we can have issues down the road. So, okay. I just wanted to ask that one question and Commissioner Groono, do you have some questions?

I I have a quick question for the applicant, more of a clarification. So, under um the umbrella of partnership and development and um we've already talked about how the property or this particular project could take many years. Sure. Um and the this project would and the buildings that are being built or the areas that are being developed would be under your care and maintenance. The there was a question about fines. Is that the same company as yours?

Uh no that is not. Um so that was brought up in actually the very first uh neighborhood meeting that we had. Uh from my understanding from the very first one there's many different pro developments out there. It's a pretty common name if you Google it. Um, we're a we're fairly small local company out of based out of Witchah. We only have a few people here in Kansas City. Now, like as I mentioned, I grew up here, but some of those other ones that you that they were referencing, one of them in particular that we found was in Washington DC, completely unrelated. And we did actually find some of those fraud elements that they brought up as well with the company Petra Development out of Washington DC. um completely unrelated. Thank you. I just wanted to clarify that.

Yep. No problem. All right. And then I have one other um question around um public safety um Oh, not for you. So, sorry. Thank you. My bad. Um public safety jurisdiction um police and response. So, I don't know who is anyone can anyone talk to that maybe ask your question. And we do have someone from the fire department. There was some questions about um that we we've heard a lot about um we've heard a lot about speeding of particular areas, concern about safety. Who who fire? Sure. Fire related if there is an emergency.

Craig Hill uh public I mean as sorry the fire marshall's office. As far as response for fire emergencies, medical things like that, it's within the city limits. So it's going to fall to us. the closest station is the one the brand new uh station number five built just down the road. So, same thing with police. I can't totally speak to them, but um it's within the city limits, so it's going to be taken care of by Lee Summit Police Department. And they have a new substation and they have a new substation which is in the old station 5. So, yeah. Great. Thank you. Okay, I think that's me,

Commissioner Tisinski. Yeah, I don't really have very many questions, but I do have one and it's for the property developer. Was there any consideration of flipping the multi- the the town homes with the I guess the 55 plus community to kind of get that separation more away from the single family with something that's more quiet, you know? Was there any consideration like that?

Yeah, of course. Um, so we put, I guess, to use your term quiet or or loud if we're going to counteract that uh uh definition more in the middle to consider the larger estate lots around there and putting the less dense as possible next to that as well. Now, that originally was different. We had different thoughts and different ideas at that time until we had the neighborhood meeting, received the feedback, and then we said, you know what? Let's have our least dense product other than the uh in regards to units down in the southwest corner there that's next to next to the larger uh estate lot homes.

And if you could if you can go down if you could move the screen down. There's a few uh with regards to the um uh let's go right there. Oh, go back right there. Um, with regards to the single family, was there any consideration of having those covenants be exactly the same as the covenants for the existing single family?

Yes, of course. Mostly to materiality, which uh there's I'll caveat this that there's existing homes with vinyl sighting and things like that in the neighborhood. We our CCNRs will not allow for vinyl sighting for one. for two. Uh the main thing is the sizing of the homes, making sure that the the smallest home that's that's in the existing CCNRs is matched, if not greater, in the new CCNRs. Um and we'll go through the whole HOA review process and things like that, too. Uh just to find all those finer points, but those are the two main things that we picked out, which are the most visible and the most things that you can feel. uh things like you can't park your RV out on the out on the driveway, things like that. Typical CCNR type of things like that's going to be obvious uh there too. And then we'll probably dive into the weeds about fencing and things like that as well too, but uh where everything's uniform. So, um, very much considered the existing HOA in regards to the single family and

the existing the new single family and existing and and that section of town homes that's really surrounded by single family. What was the intention? Why why was that not additional single family? Why was that seems like it's intruding into all the rest of the single family? I mean that that street and the street just up to the I guess we'll say northwest seems like would have been a nice barrier between the two. Why did you push additional town homes over there? Why was that not more single family? Uh in the in the town home area right here to the to the east to the east.

Oh to the east right here. Why? Yeah. Why was that not single family? Why was that still more multif family? um to the biggest thing here is is project density in regards to much of what I talked about earlier regarding all of the public improvements that we're going to have to make as well as improving all of the existing utilities and those three gigantic dirt piles that are in there. It starts to escalate some cost and things like that. So business, right?

It's a business at the end of the day. I understand. Um, so there there was there was definitely thoughts there and there's some limitations to increasing the amount of single family there. So what we did, you can't really see it in here, sorry. Uh, but uh this was pushed all the way over and we oriented those those uh town homes in a way and all the town homes are undulated, right? So nothing is a flat box of like the typical town home of what you see. It's just totally different. I have uh my own standards and distaste to that type of product because it just it was rinse and repeat and all that stuff. So anyway, I say all of that because it was oriented a way to where those would look at existing single family and if they looked out their back window, they would see the orientation of the building and they wouldn't see the entire mass. Now, when we received feedback, obviously it wasn't wellreceived. So, what we did was that we added in additional single family against the additional single family there over there on the east side. Um there, you know, there's there's a lot of different things to consider. It's a huge project, a lot of moving parts. So, um so yes, nutshell. Yes, we did.

All right. Thank you, Madam Chair. I think I'm done with my questions. Thank you, Commissioner Ben Brookke. Yes. Thank you, Chair. Yep. We'll start with the applicant. Um quick question about your company. You said it's kind of an umbrella. Do you have a development wing? Um do you have a construction wing?

Yeah, so we have a development which I lead the way here in Kansas City. So we have uh three major projects that uh total over $500 million worth of development currently in planning process and uh one over Lexa City Center that should break ground early next year. Uh that's roughly a 400 unit project as well. Um and then we have construction management in house. Um and then we also have uh financial and asset management in house as well. Uh as mentioned before our company is a little small but the players that we have here uh they all come from private equity and and large institutional type of firms really well-rounded individuals and really well educated. Majority of them are D1 type of educations and things like that. So yeah. So, do you have a um for lack of a better term uh a company under your umbrella that maintains the rental properties?

Uh we do. Uh but there's also times and this may be one of those cases too where we hire a third party larger institutionalized property management firm that would actually have better better capabilities in certain situations. We wouldn't. Um but as far as the holdings, that's your company. It's a separate company from the development company. Uh yeah. So each project is its own entity effectively. So So when you build a project, do you pass it from one umbrella company to another umbrella company? Like does your development team sell it off to your holdings team? Um after it's built and the phase is complete,

that's that's not quite in my wheelhouse of the company to be honest with you, but I understand uh from the most part. So Petra has the umbrella. Mhm. Each project phase, if you will, would have its own entity, but still be managed by Petro, the umbrella, right, in a nutshell. And quick, easy way to say it. So, uh, I'll get straight to the chase. Um, for the rental properties that we're looking at here, uh, once they're built, they're they're going to be sold or transferred from one part of the company to another to the holdings part. Correct. Okay. To our asset management team. Yes. Does your holdings company hold or own any single family homes? Yes. Okay.

In v in various parts of uh witchah and Kansas City. So my question then you're not going to like this one. Sure. When you build the single family homes what's to keep you from selling it to your other umbrella corporation for rent instead of for sale? the these ones right here uh on the single family, the detached single family, uh we are going to be the land developer and then we will sell the lots to uh another home builder that will uh build the homes uh for sale. Okay. So, are you going to select those builders? Yes, we're going through the process right now. We're not we're not done with that process as well. When builders sell them though, your company can still step in and buy them. Your holdings company.

Uh I mean there's there's nothing that restricts us from doing that, but would would we? No, that's it's not really in our business plan to do this type of model. So, follow-up question that we're going to go to your HOA that you're going to develop. Is it going to deny rentals? There's I mean, we're open to discussion on something like that. We haven't really narrowed down exactly what it's going to do at the

possibly. Okay. So, we're not we're not discounting the fact that these can become rentals. We're not even discounting the fact that they're guaranteed to sell outside of your corporation. Is that correct? As a planning commission. in in the current moment there's there's possibilities uh but I can't say that definitively in the current moment of what it's going to do but I'll tell you right now the the the plan the business plan and the long-term intention is to make those for sale homes. Okay. Yeah. Um thank you. Uh a few other questions. Sure.

Uh let's see. Uh, as far as your I think it's your sixunit and your what was it? 9 unit or 12 unit? No. No, we took unit and six unit. Yes. Okay. Uh, we've got roads on both sides, correct? Garages on on the back side. Yep. Uh, alleyways. Alleyways. Yep. Uh, are we practicing four-sided architecture there or are we going to have nice ones on one side and and regular four-sided architecture? Yes. Equal material, equal design.

Yeah. I sorry I don't have my presentation up, but you you would be able to see it. But yes, even even the So, the buildings are oriented in a way to where they're not completely flat in a straight line from unit to unit to unit. They're actually undulated back. So, the ends of the units are actually set back a little bit further than the inside units. So, even when you drive on the back side through the alleyways, you still see undulations and some architecture with there, too. Okay. Yeah. Um, can we get a an enlarged site plan up? I have a question about your off streetet parking and the way you've placed it. I don't know if uh I think it was a staff report that had the starred map that showed the off off streetet parking. I got a couple questions about it.

There we go. We have Oops. There we go. Uh, this should uh help out, I think. So, it looks like I want to make sure that these these parking nodes are at the front of these units, not at the rear of the units. Is that correct? These are at the rear. So, the Okay. So, the off- streetet parking would face the rear of a unit. Yeah. There would be in inside of the alleyways where you wouldn't see any on street parking through the main thorough affairs through here.

So if I'm in one of these units and I give somebody my address and they pull up to the front of my house, they're not going to have anywhere to park on one side of the street, they can. Okay, but all the group parking or off streetet parking is at the back of my house. Um, so if I tell them, hey, instead go down this street and park in the off streetet parking, um, how do they get to my front door? Is there a back door? There's there's there's um there's garage access points there or there's sidewalks walking around to the front of the house. Okay, so you are going to have sidewalks. Are you going to have addresses on both sides? Cuz the fire department is going to want to know that and so is the police department going to want to know that when they get a call?

If that's a requirement, then yes. Okay. So each house is going to have two addresses. No, each unit. Well, well, you got two different streets that are going to have to be named, right? And then you got two numbers, one on each side of the house. So you got two addresses per unit? No, just one one address. So I mean Okay. So are we not naming the alleyway streets or is it just going to be alleyway? How do we have that set up? Paul, there whatever the city requirement is. Yeah. I mean, so we we talked about public and private streets there. So,

um, so that's probably something we need to work out cuz right now that's confusing and if there is an emergency under this situation, they could end up at the wrong unit. Um, okay. Um, all right, last question, maybe not guaranteed. Um, when you looked at this earlier, you brought up the Ignite plan, which I was not here when it was developed, but I hear it was lovingly birthed through great great uh hours and many many nights by the planning uh staff and the commission, and I appreciate the work that they've done. You brought up four points. One of the points, you skipped over the first one. You went directly to the second one, which was like improvement or something like that. Uh the first one was preserve. You skipped over that one. So when you looked at this development, instead of preserving the initial PDP, the initial development plan, you went right to betterment, which was adding density so you can make a little more uh feasible product for your bottom line. Um besides just this being a business deal, why did you overlook just not doing this all for sale single family? So I so we did um and again it goes back to the existing conditions of the project

and also one of the reasons why it's been sitting for a little while for 20 years roughly since it's failed as a single family only for sale community. Nobody else has bought it or done anything with it. Correct. So we've looked at it originally. Right. cuz the original when I first came to city staff and I said, "Hey, what about this project? How do we do this?" And they said, "If you abide by the original plan to the tea, which there's a lot of u difficulties getting all of the and no fault to the staff, it's it's a 20-year-old planned project, so there were files that weren't available. So to make a feasible project based upon existing files that aren't available is really tough to do including the existing conditions as I mentioned earlier as a whole make it really tough and then so we evolved into doing different product types not product types it's not even different product type because it's still technically attached single family right so it still falls in the single family category if you really want to get down technical and how those things place and things like that, right? So, there's placements and movements and and and all of that, right? So, all of that takes consideration. Uh but at the end of the day, we also abide by the the newest Ignite plan. And of course, there's there's some things that say no, it doesn't make sense, but then there's other things that say this makes perfect sense. So any comprehensive plan that you have I mean there's going to be conflicts just like there there's the comp the conflict between comprehensive versus zoning right so similar idea there so al taking those things into consideration it is not an easy puzzle to put together and then so hence and also taking the feedback from the staff and the guidance from the staff which they've been great to work with and we had an entirely different plan and they they completely changed it on us uh not

not in a bad way this has turned out great Um, but yeah, it's it was all considered. Did you do a feasibility study as far as what your profit line needed to be with a single family residential approach? That was the first thing that I did because they said if I stick with the original plan, I would not have to be here today. We could just go straight into final permitting. Okay, that's all the questions. Thank you very much. Thank you, chair. That's all I have for now. Anything else?

Sure. Um, couple quick questions. So, um, with respect to the existing HOA, you mentioned like, you know, trying to kind of mirror some of the CCNR requirements for the single family stuff to be a good neighbor, right? But

it when you look at the overall plan, it makes some sense, at least to me, that that might be something that made sense where it, you know, at a minimum the single family product might join the existing HOA just so that it does mirror all those different things. What's the consideration as far as that's concerned? Uh there was yeah that was the idea because again from simplicity sake uh just as I answered uh the question earlier in regards to consideration of single family only very similar let's let's make this a little bit easier on everybody let's incorporate the new with the old and some of the considerations were the outstanding bonds that are out there with the existing HOA to to be candid we didn't want to inherit a new problem right because since we're already fixing a lot of other problems um and then that that is a whole another ball of wax that we would have to open. Um in addition to we've had conversations with the with the home builders that we're having discussions with and they said, "Hey, let's, you know, for them it would be a lot easier for them to manage their crews and and their time and things like that and the way that they sell the homes by having a new HOA that would be controlled uh by us or a party that we uh employ effectively. Are you are you referencing like you know what might be as far as existing um committees and things like the that like ARC's as far as you know not having to go through that process or what I don't understand what you what you mean by that. No, I mean, you know, the existing HOA has, you know, has their own things going with it, right? Without and and there's and and if we were to have to put in our new homes into an existing HOA and then also sell these homes for what we're trying to sell them for and also having to deal with existing problems that we didn't create.

Sure. That that that'll make sense to me. It's just the it's just the you know that that next step as far as all right if you could figure that out does it not make sense just to coingle that way but I think in the in the future it could right because there's obviously once the HOA is fully built out there there would be an opportunity for those residents to to to co-mingle with the existing residents. There's nothing saying that they couldn't do that and share amenities at that point and some different things like that. Yeah. at a later date. But I think while the project's going on and and sales are happening, it makes sense to have control over the new and then later on then there can be some comingling at the late at a later date.

Okay. Um there's some discussion about the wetlands. Um and and so what is the I mean is there a mitigation plan? Um is there what have you done as far as a study with respects to that at at this point? Yeah, we've done a wetland study uh which you see these uh little green spots here. They they identified u existing wetlands that kind of move throughout the the entire community. Uh there's some that we obviously would build on top of but they're not connected to any streamway. So it allows us from a core of engineer perspective to get a core permit to which was previously uh already permitted by the core of engineers. The timing just ran out so we just got to renew it.

Okay. Okay. Um, but you guys will handle all that and you'll mitigate what you need to mitigate and you guys will get credits where you need to get credits and all that other fun stuff. We'll abide by the rules. Okay. And then um there was some discussion somebody made reference to the fact that um you guys didn't have or that you hadn't confirmed uh water coverage with the with the water district. Is that accurate?

Engineering question. Paul Osborne with Mccclure Engineering, 1700 Swift Street, North Kansas City. Um, so both Cass County Roads and the uh water department have our current uh conceptual plan for review. We've not received any feedback from from either of them, but they are both aware of the project and what we're proposing. Okay. Um, I I guess just as a general comment, I know the water district can water districts, I'm not I guess I would generalize it. They can be difficult to get feedback from, but I do know there's some capacity issues out in that area. Um, I would think that's something that you guys would want to confirm.

Sure. Yeah. And we'll do our own test as well. We'll perform uh flow tests on all the available wherever we're going to connect to make sure uh it is sufficient. But you guys believe there's adequate utilities for everything that you're proposing out there. So, no issues as far as you guys are concerned. Yeah, it's always hard to tell with the water until the tests are done, but uh we'll we'll certainly make sure.

Okay. Thank you. Um and then I do have a few questions for staff. Um so, Hector, I guess with respect to building materials, you referenced that um you know, deviations would need to be approved. What's there was they did a nice job actually of providing full material sets. um what what's considered a you know a significant deviation to to trigger additional discussion

the verbiage in the language of the UDO as it relates to deviations is that if changes to architecture uh I'm I'm going to paraphrase here um if if there's if they're to the point that they um that there's incompatibility issues with surrounding development then that would be considered a major change. Now, they're kind of approaching a similar TAC that other developers have where they're providing a broad enough pallet of materials that covers it covers pretty much everything. And like they said, they're they're not including vinyl sighting, but other types of materials, the cementitious sighting, like your Hardy type material. Um they're calling out some some use of metal more kind of like trim type of accent material. But like the town homes for instance, they were pretty specific as far as the elevations and the material types and those different things like that. And so I guess I just wanted to understand

is that what we would be getting with this project as far as as it's as it's constituted and because of the PMIX if there is a deviation from that would they not have to come back in for an approval? only if we find only if it's staff's determination that um that that the proposed change results in a significantly different product that negatively impacts its compatibility with area development. Okay, sounds good. And then um

to that end actually what the elevations that were shown and I think they were just kind of some Dr. Horton renderings, but um what is what do you consider the compatibility of the existing homes versus the elevations that we had for the the single family homes?

Um well, there there's a mix of of there there are homes out there that were built under the original 2005 plans. There was that update in 2014 and then inspired here in 2023 or so. They also updated those plans. So we we feel that the proposed architecture pallet of materials reflects a reasonable kind of we'll say evolution of materials and architectural styles from what was approved like 20 years ago because you know things change so yeah things change styles change new materials are you know come to the market. So we we feel that taking into account that there are some of these changes in architectural preferences and uses of materials that we feel that it's it's a compatible reasonable progression of architectural style.

Perfect. Thank you. And then so there was um items improvements that are triggered based on the phasing that we had. Correct. And right now I think the only um kind of additional improvement that was required in phase three was the sidewalk extension. Um I I may be butchering that, but I think that's where I guess I was just wondering why um where where is that sidewalk section at exactly? I might have been a little bit unclear about that um first. Sure. So phase one, there'll be the shared path that'll go from Ward Road to Roupert. Okay. So, and then that So that's phase one that'll go in with the purple.

Okay. And then the last piece that extends it from Roupert to Prairie to the relocated Prairie that will come in with phase three, the duplexes. I thought that was phase two and then No, the the phase two improvements are going to be the realignment of of a prairie and the turn lanes in the area. Yeah. Is there a reason why we didn't I mean that that seems like that would be a reasonable thing to I understand you're trying to break up the the improvements, but that seems to me if that is an I was wondering if it was the section to the south or something like that, but if it is that section to me that seems like a reasonable thing to have included in phase two. So just I guess is there a reason why it wasn't?

Um I don't know if Susan Barry can maybe speak to that a little bit more specifically as to why it was relegated to phase three. Um but certainly if if there aren't any mitigating circumstances that doesn't allow it to be done as part of phase two, we'll say I mean that's something certainly that can be recommended as a condition as a condition of approval for um consideration.

I think we were just trying to reduce the burden on um how many improvements had to be done early on in the project. um that's required as part of the unimproved road policy. Okay, that's included as part of the unimproved road policy. And so um you know, we could require that upfront, but uh it doesn't connect to anything on the west end. So it's sort of starting the starting the infrastructure, starting that shared use path. Okay. Well, do you want to just go on ahead and follow up on that? Thank you.

Okay. Okay. Um staff, there was a a a question about an access agreement from Mr. Elliot. Are you guys aware of that? Is that something that Do you guys have any comment on or is that something that needs to be investigated a little bit further?

It's funny you mentioned that. Um in in 2005, at the time that the reasonzoning and PDP was approved for Kensington Farm, there was a condition of approval. It was condition number 13 that addressed the extension of Mr. Elliot's driveway to Prairie Lane. Um, which I presume it's based on a specific drawing which I've haven't put my eyes on yet. Um, but I'm assuming it it assumed the extension to accommodate for the future realignment of the road because it currently connects to Prairie Line. So, I'm assuming it was codifying or documenting that extension to the the relocated road. Okay. So, yes, we're aware.

All right. Sounds good. Um, and then I guess the last thing just because we've talked about it a little bit is um just how everything collectively drains. Um, and I don't as far as water management and maybe that's a question for Jean, but just explaining that to us a little bit because we've heard there's some challenges out there and there's a uh a pond that apparently is is filled with silt and some different things like that. So just what the plan is there. Is this good or do you want something different?

Oh yeah, that's fine. Hello, Jean Williams, development engineering senior staff engineer. Um, they do have an existing detention basin which is uh, you know, it's a wet detention basin and it was designed actually overdesigned at the time. And then there's two others uh, northeast and and and then the other one east. But the main one that you're talking about uh was overdesigned. They'll also be putting in this one on the southwest corner at that time, but will be adequately managed as far as for BMPs.

Right. Perfect. Thank you. No more questions, Mr. Chair.

Commissioner Trafton. And thanks, you covered my other question. Um, yeah, Hector, I did want to follow up. I know in uh I think Mr. Burke's presentation, he did talk about um people per acre. I know it was referenced in one of the comments from the residents. I just thought it would be good if you could clarify that UDO standard related to I mean I know in your report you list uh number of units per acre and we don't really necessarily reference people per acre in that report but can you clarify that for us please?

So from a zoning perspective um the density is tied to the number of dwelling units per acre. Um I know he cited if I recall correctly he cited 10 um which is more of a RP3 standard which is like a mixed use. So um in this particular case again we're if approved this would go up to 2.77 which is significantly lower than even your your standard single family residential zoning district. Um, so the density would be below the stand the UDO standard

if you were to compare to a standard single family subdivision that has R1 zoning. Even with this proposed increase of units of 130 over the original plan, you would still be well under the maximum for a standard single family subdivision. Okay, great. Thank you for that clarification. Thank you, Chair. If we have no more questions, I'm going to close public hearing and then ask the commission for comments or a motion. Commissioner Brimbok.

Yes. Thank you, Chair. Um, I want to address two comments that I've heard tonight. Um, one is the nature of this site, trees and animals. Uh the reason why those are there is because this is a failed development. Uh the builder that started it failed and walked away and nature took it back over. Um what you bought into was a neighborhood of single family homes and that's what you should expect and I agree to that. That's what you should expect. Um, I do not like the single family for sale uh home percentage compared to the rental percentage of this development. I can't support it. I think it needs to be greatly reduced. Uh, right now we're looking at probably a 50/50 mix if you look at acreage and probably a 1/3 to 2/3 mix when you look at unit count. I think that needs to be flipped drastically. Um, I have a hard time supporting a rental neighborhood punching into the middle of a of a single familyowned neighborhood. I don't like that. It's bad planning. When you look at the basic concepts of planning, that needs to be shoved to the outside where the where the greater traffic is and the residential brought into the middle. So, I think it's it's a a decent approach for what was being handed to you and what you're working with. Um, but I I can't support it tonight. I'm sorry. Actually, I'm not sorry. It's just not It's not sustainable. Uh, what Lease Summit needs is single family residential homes for sale. And I think you could do that by changing phase two, combining it with phase one and having a phase one and a phase three development. We also need a 50 and older neighborhood. Um, and that could be a rental and that could be maintenance provided and that would probably be welcomed in this area to in Lee Summit. A lot of our our people who

are selling homes and are retiring need a place to go and they're having to move outside the city to get it. So phase one and phase three I can support. Phase two I I have a hard time with that. So I think you've done a lot of work and I know staff's done a lot of work and I appreciate it and I appreciate the considerations that have been made, but I think this needs more work and I don't think it's ready for approval tonight. Thank you,

Madam Chairman. Yeah, I I want to mimic a lot of what Commissioner Ben Brookke said. I think there's a place at least somewhat for this, but I don't believe it's here. I'm not a huge fan of the higher density in the middle and and the lower density with the 55 plus on the outside. I understand what you're trying to do. Um but I think you're trying to shoehorn something into a place that it really doesn't belong. Um, and I, you know, and I like the way that the multif family or the, you know, the the town homes, how they looked. I like what you had planned. I think that's great, and I appreciate you coming in and trying to take a a problem parcel. Um, but I, too, I do not really feel like I can support this. Um, if I get the opportunity to make a motion, I'm going to motion to deny. Um, but I don't want that to be an impediment for you to come to the city because like I said, I believe there's a place for this. And like Commissioner Benbrook said, the 55 plus is great. It's needed. The multif family is great is needed. Some 55 plusers don't want to live in 55 plus and they want to live in a town home. They just don't want to have to deal with the maintenance. And there are some younger people that do not want to own homes and they would like to do this. But we got to take a look at what's around and where this is sitting. And and immediately when I opened up this packet and started looking at it, I'm like, why is this surrounded by single family homes? it it just does not fit here. So, um and like I said, I appreciate you coming in here and we do definitely would love to see you do somewhere do something like this somewhere in the city, but just not this place. So, uh that's my comments and I'll pass it on.

Two seconds. I appreciate the presentations and how thorough they were. It was one of the best ones that I've seen since I've been up here. So, thank you for that amount of time and energy and staff as well. you guys have worked really, really hard and for everyone who is still here, thank you. Most people just leave after that you guys make comments. So, I appreciate you all being here and I appreciate um all of the the friendly comments and the collaboration tonight.

Yeah. Um I think you know my struggle with this is we need this kind of housing in Lee Summit. I I question mark the rental aspect of I would love for this to be for sale. Um you know I know 50 like to echo uh Commissioner Chisinsk's comments related to 55 and older. There needs to be more 55 and older maintenance provided housing in this community. It's part of our plan. We know we need it. We know people are wanting it. And you know, I would love it to be for sale and in this neighborhood or even mixed, but you know, the way that it's kind of phased out in here, I'm just not sure. I mean, I kind of agree with what's being said related to it would have been nice that to just take over the PDP. I've actually been through this process with a failed part of my neighborhood, going to another developer and not really living to the true standards that were set. Um, we have an apartment complex where homes were supposed to be. Um, so I get it. Like I understand um and have lived through it, but I also know that part of our development did live true to the previous PDP that we had and our homes are being built that way. Um, and so I mean I can kind of relate uh I definitely can relate to what you're saying. Um, you know, so my my my I guess trepidation is related to the fact that we need this in the community. I'm not sure that it's where it should be. Um, and that's unfortunate. Um, so I guess that's part of my struggle. I do I do want to echo I do think you did a

very nice presentation. I mean, I've never seen a developer come that thoroughly prepared and looking at I love it that you looked at the anite plant plan um that was developed by citizens of this community, not just the planning commission, not just the council, but there were lots of citizens involved in that process and and from all parts of this community. So, there's lots of people and voices in that. So, I appreciate the echo of that and um I appreciate your time tonight. Thank you, chair.

Yes. And I want to reiterate everything that they say they said as well. Um my only reservation was that I know we did traffic studies. It just it just seems that that road if you put 850 cars on that every day, it just doesn't seem feasible to me. But I'm sure that the traffic study shows that we don't need lights. we don't need to widen the streets, but it just doesn't make s sense to me. I wish we could have more thought and more design thought into that for public safety concerns. So, that's my only reservation. Thank you, Commissioner Loveless.

I would say um first of all, thank you for bringing your application here. I I really I know there's been a progression of this. Um you have presented you've modified this plan as the months have gone on and um I like the three club houses. I like the overparked the overp parking. Um this is the missing middle that we don't have. Um I would say however I concur with the other commissioners. I I just don't think this is the right location for this development. Um I like I said, I think the quality looks like it's there. Um and I think you should if if um it does not go through city council. I think maybe consider a different piece of land to put something like this on. But I um concur with my other commissioners and I guess we are ready to get a motion on this.

Chair, may I just one point of order. If um if there is a motion to approve um staff would request that motion to approve would include that the conditions um be included from staff's presentation tonight because we had a cleanup just a confirmation um clarifying that's Army Corps of Engineers for the jurisdictional wetlands with condition number two and condition number four was the road improvements with included in the traffic um impact analysis. So what you saw tonight in the presentation was was the updated and correct. Okay. Thank you. Okay. Thank you,

Madam Chairman. I move to recommend denial of application number PL2025-098 residential preliminary development plan pathways at Kensington Farms 1231 Southwest Waterl Drive Development applicant. Second. Can we get a vote, please? Jake Loveless, no. Ed Yrington, no. Terry Trafton, no. Dana Arth, yes. Jessica Grenell, yes. Chip Tazinski, yes.

Randy Benrook, yes. Well, I think there has been some confusion about which way to vote on this. Can we get another roll call vote on that, please? Clarification. Yes. Would be for denial. Correct. Correct. Correct. Jake Loveless. No. Ed Yarrington. Yes. Terry Trafton. Yes. Dana Arth. Yes. Jessica Grenell. Yes. Chip Tazinski. Yes. Randy Benbrook. Yes. [Applause]

So, this motion has been recommended for denial. It will go through to city council. Um, as as citizens of the community, make sure you show up at that meeting as well and let your voice be heard. And we will move on to roundt. Madam Chairman,

I just want to say to this the people that came, thank you for taking your night to just be part of the process because if we don't hear you, we can't help advocate for you. But again, to the to the applicant, this was a good proposal. It's just not here. So, thank you for coming. Thank you for thinking about our city and and please try to work with the city staff, work with even with our elected officials and and see a fine place to put this. So, thank you all. Can we still remind the audience that we're still in session tonight? We're still in a meeting. If you could leave quietly. Thank you. So, we can continue our meeting. I do I have a question for staff.

Okay. I don't know if staff have information for us, but um are there data centers in Lee Summit, right? Not currently. Yeah, I didn't think so. I could help dispel some of you think so. No, I just wanted to I didn't think we had any. This question came to me as from a citizen and I was like I don't know. The sprint I think the sprint building is one. the Sprint building. The one over at um MUCM or Summit Technology campus. Summit Technology. Oh, there's a data center over there. Okay. Yeah. Yes. So, that's the only But that one's been there for years. Yeah.

Question about water or energy like No, no, no. It was just do we have any? And then I was like I don't think so. And then the other question was are there any planned data center developments in Lee Summit? Okay. There are Commissioner Groono wanted to say something unofficial. Oh, okay. There's no official We have no official applications or whatever. Nothing in the development office officially. Okay. Headed your way now that I can think of.

Okay. All right. Great. Thank you for that. I appreciate it. Does staff have anything to add? Okay, then we are adjourned at 8:25 p.m. behind. do Hey, hey,