Planning Commission - Regular Meeting

Why don't we go ahead and call the meeting to order of the planning spring planning commission of November 6, 2025. And we'll start with pledge of allegiance. allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Miss Dobson, Mr. Hart here, Mr. Mitchell here, Mr. Aravalo here, Miss Kier here, Mr. Fly here. Miss Squire here. Mr. Morris here. Chairman, we have a quorum. Thank you. Uh, next item is approval of the agenda.

Second. All those in favor signify by saying I. I. Those opposed. Seeing nine, the agenda is approved as presented. Our next item is citizen participation. Do we have anybody on the list? Yes. Okay. Anybody that would like to speak that didn't sign up? If not, citization is gone. And uh do we have any introductions that we need to do before? Um yes. [snorts]

This is Ian. He is our new city planner. Hopefully, you've met. Welcome. This is the board.

Welcome, Ian. And we have a presentation to start off our meeting. Hey everyone, I'm Allison Ael, the city engineer and um I am pleased to introduce Jen Russell. Uh she has a tool that she would like to introduce to you guys. Uh Amy, Ian and I u went through this tool with her a few weeks ago. We think that this is maybe uh something that will help us make decisions moving forward with the comp plan. I know there's a few things based off of our work session discussion a few months ago that uh we need to move the needle. So, we thought that this would be a good tool, good way for us to kind of get to some of the issues and figure out a way that we can move forward. So, um, Jen is going to do a presentation tonight of the tool that she's developed. And if you guys are open to it, then we would love to do a work session with you next couple of weeks, next month, whenever it works out for our schedule. With the holidays, it might be difficult to get something on the schedule, but um, like to set something up if you guys are interested in the tool that she has. And of course, the price is right because this is the pilot program that she is offering to us um as a way to help us out, but also to highlight her her software that she's developed. So, with that, I'd like to introduce Jen Russell.

Hi, everybody. Thank you so much for letting me um come and speak with you. Hopefully, I can Oh, it looked worked right away. That's awesome. Um, so I am Jennifer Russell from uh NSI Advisory Services. I've been in the Kansas City metro area for about 17 years and uh started my career uh as an army officer and spent 20 years in public infrastructure consulting after that uh soldier and as an army officer. Um during that time while I was serving in public infrastructure as a consultant, I participated in many many projects and watched many many projects, comprehensive plans, long range plans um not quite fulfill the goals or the initial intent that the community had hoped to get out of that project. And so I asked myself, what was happening? Why? Why is this why are these projects not quite doing what we want them to do? And there are many many constraints, political constraints, funding constraints. There's so many reasons that if we look superficially, we can certainly assess those are the reasons. But after some research, I came across some psychology research that had been put together by an economist, a sociologist, and psychologist um who determined that there are fundamental reasons that people live together in community. So I set about trying to understand that and recognized that these fundamental needs, fundamental human needs are the reason that people live in community. And so we have begun to build uh services rooted in these fundamental human needs. They were developed in uh 1989 as a frame of reference. Maybe some of you may have heard of Maslo's hierarchy of needs, right? Maslo says you need food and water and maybe one day you need a hug.

Shelter, right? Some shelter in there too. That's not quite how humans work and that's not how we thrive and that's not how you create an ideal community. But these provide a different perspective. So the nine fundamental human needs are subsistence, protection, education, creation, identity, affection, leisure, participation, and freedom. We need all of these things and all of these need to be in balance when we create a project. Which which one is self-actualization,

right? That's what comes when you put all of these together, right? That's what happens. That empowers that opportunity for self-actualization for sure. Um, yes, but these are these are the features and aspects of the community that humans are looking for when they strive to be together. So, we've taken these and and you can see that these fundamental human needs are interactive and interrelated. So we have arranged them in a circular format to illustrate their connections and this foundation is the start of our H9 framework. And so the H9 is humans to the power of nine and represents those nine fundamental human needs. Our acronym and our motto motto is that H9 is special and puts people first which helps us remember subsistence protection education creation. Uh and so that acronym helps helps us. It's special and puts people first. So I want to correlate this with your comprehensive plan because your comprehensive plan is very well aligned with these fundamental human needs. So if we see just taking a look at chapter one, you start off with identity and then the goals within that chapter and objectives align and highlight multiple of the fundamental human needs which illustrates that analysis looking at the fundamental human needs can support great execution of your comprehensive plan. Surely it's difficult to remember all of these as you're going through each uh each plan and looking at each project as as one does. And even broader, we look at the rest of

the comprehensive plan. It addresses all of the fundamental human needs in there. So I'm confident and you should be confident that as you look at the fundamental human needs, this will reflect the goals of your comprehensive plan in different shapes. So putting this all together, I've created a framework and a process um that's that's called H9. And what this process does is this allows us to quickly identify opportunities and risks, mitigate potential negative consequences, and really consider the whole person experience. So this is the goal of the H9 framework. This is the only tool that I have found that connects human needs, individual needs with community needs. And it does that. We know lots of individual assessments. We have the DISC. Maybe some of you have done that or MyersBriggs and whatnot. We have good handle on that. We have a good handle on community assessments. There are all sorts of indices and healthy living indices and and blue zones and all sorts of criteria for the community. This bridges the gap and brings that together as one. So, um I'm really excited to share this tool with you guys. I've been building this for quite some time. It's uh it's a little bit like like my my own baby here. Um but it's not just built out of nothing. So we have built this on existing practice and best practices actually um of the fundamental human needs from Maxneife that that are internationally accepted uh to characterize why people live in community. Um and it's tailored for a community context. It's based on the ENOSI which is the international council on systems engineering smart cities framework. Um I'm a systems engineer. So I'm not a planner. I'm not I'm not a a sociologist. I'm a systems engineer. So

uh part of what I have done in my life and career is develop a practice for smart cities uh that is completely applicable here. And so I've taken the constructs from that and the good ideas from that to integrate into the H9 framework plus uh the systems engineering discipline for infrastructure development which gives us a consistent rigorous and verifiable approach to our projects. It ties our needs together and it enables whole life cycle management from I think I want to do this all the way to verification at the end once it's constructed. Did we did it do what we think it's going to do? So all of this is combined into this H9 framework that allows us to uh accelerate critical thinking. It's not easy to think about all of these fundamental human needs and the jobs that you have as the planning commission is not an easy one and people look to you to to help think about all of the various aspects of their lives and and how is it going to impact them. And so this helps accelerate that critical thinking. uh it helps you do some consequence management by helping you think about specific risks and helps foster integrated solutions and then at the end you have consistent messaging because you know the fundamental human needs that you're fulfilling. So H9 guides you step by step to analyze your project holistically. You identify the opportunities and risk for fulfilling the fundamental human needs and then create an action plan. So we've taken a whole bunch of stuff and distilled it to make it as simple as possible. And what we can do then after the analysis is we get a diagram that looks like this which shows us green is good, red is caution. Um the colors reflect the opportunities risks if you need more information and there may be a neutral in there um as you are evaluating your

projects. So we can see visually how our analysis reflects for this project based on the fundamental human needs. So we start off and I'll I'll preface this on your tables. You all have the access code uh so that you can access the tool. It is available to you. The website is on there. It's hineonline.n.com. There's a session ID down at the bottom. It's the three circles at the bottom. We'll go over this again, but you'll be able to log in and access this and work through the tool yourselves. So, now we'll I'll walk a little bit into the tool so you can see um how it works and what you may be doing. So, you'll start off by uh taking a look at your project and you're going to select a project type. Then, you will be presented with a list of factors to help springboard and uh create opportunities for creativity for you to analyze a project. The goal is to pick one factor for each of the fundamental human needs. So you may think, what the heck does affection have to do with a new industrial park? Well, we have some springboards in there. You should pick one so that you're thinking holistically. And you'll be surprised when we go through it in a couple weeks. You'll be surprised how many opportunities can come out of that sort of analysis. So again, uh the acronym FHN is fundamental human need. Just to clarify for you, it goes throughout this whole thing. So there are nine fundamental human needs. We'd like to have nine represented. You can pick more factors. Uh it allows you to use predefined factors or you can create custom factors. And so uh doing the analysis, we this is what we came up with with those factors. Then now comes the springboard for thinking is you can see

what you see here. This is an actual clip from the from the um tool the opportunities and risks you see factor for subsistence and we have two factors for subsistence. So those two factors we picked uh average household income and year-over-year variance and the cost and accessibility of daycare for zero to two years. Again, these may not seem like they're totally connected to a new industrial facility, but by golly, uh, after doing a little bit of thinking, we were come up came up with some opportunities and some risks for both of those. And so, the idea is to walk through identify opportunities and risks for each of the fundamental human needs. And and then uh you can see the subjective reflection. And I call this subjective because it's it's up to you. Each person's going to something a little bit different, which is fine and that's how it should be because our communities need to represent how we want them to be. But now with this written down, we can create an action plan to figure out how to address each opportunity and risk. And so if we take uh if we take a new industrial facility potentially and we walk through uh we can see a list of the fundamental human needs and then step by step each opportunity and each risk we ask ourselves what could we do about that? What could be a potential action plan to address either harness that opportunity or mitigate the risk? And then we have a reminder of the factor that was used for inspiration because the idea is this is creative. This is a creative uh thought process. This is critical thinking. Um and so we write down some ideas and then oops let's go back one. And then at the end we have an opportunity to say do we want to do this? Yes, no or maybe. Right? And

so that gives you a little bit more freedom to think outside of the box. It doesn't have to be the answer, but it gives you an opportunity to have a platform to for discussion. Why do I see this? Is this a risk? And sometimes things are both risk and an opportunity. So, this gives us a way to start talking about that. So, your H9 session is ready. You can uh hop on there. It is available to you. And uh I would love for to hear some feedback from you as members of the community, as members of the planning commission. Um we've had lots of engineers and and planners look at this and engage with this, but um planning commission will will be a very different take and I'm really excited to hear your feedback, your recommendations, thoughts, um and and if you liked it or not, if it was useful. So that that is it. Um NSI is a a small firm. Uh we are we are all remote and we are a systems engineering consultancy. So we don't do design, we don't do community planning specifically, we do systems engineering. So I'm really again grateful for your time to listen. I'm anxious to engage with you again in a couple weeks on this. And uh thanks so much Allison and Amy and Ian for participating early so we can we can give this a go.

Thank you. look forward to learning more. It it it seems complex and overwhelming, but hopefully the framework becomes a little bit easier to comprehend once you get into it. I I I think it will. I think it will. Yeah. Yeah. And my toddler bl brain can only remember three things. So nine is three is six too many. [laughter] Yes. That's why we all down. Yeah. Exactly. That's why we write it down. [laughter] Yeah. Um my contact information is also on that page. So please feel free to contact if you have any questions or you know anything's not working happy to help. Thank you very much. Thank you. Thank you. Thank you.

Actually at one time I was engaged in a process that we call the defining improving quality of life. This was in Spokane Washington and we went through a process very similar to this. not in an organized way as you present it, but it it attempted to deal with the same things you're talking. Awesome. Well, good. Hopefully, this is familiar. I think one of the challenges is a lot of the fundamental human needs are often contradictory though. It's it's always a compromise. Yeah. We don't want industry, but we want lower taxes. Okay. That's [laughter]

That's where the scenario is. Yeah. Okay. Next item is uh formal commission action and we first item on our agenda is uh approval of the minutes. Any [snorts] changes or corrections? That was [snorts] I move that we move uh approve the minutes from the October 2nd, 2025 meeting as shown. I'll second it. We have a motion and a second. All those in approval signify by saying I.

I. All those post abstain. All those abstain. Correct. One. Okay. You got that? Uh, yes. Thank you.

Minutes have been approved. Uh, next item is uh we're going to have a public hearing uh regarding the zoning of and preliminary plants for Wizwell Farms. And I'll open the hearing. Good evening. My name is Ian Trefin, city planner. Uh, this evening I'm presenting application Z25-3 and PP25 uh-5, a reszoning and preliminary plat for Wiswell Farms. Uh the applicant uh Jacob Kensky of OWN Engineering on behalf of Chris Coulson of At Astra LLC uh is requesting approval of a reasonzoning from R4 to RP1 and revised preliminary plan for a approximately 22.54 uh acre property located at 194th Terrace, 195th Terrace between Webster and Lincoln Street. I kind of break this down to two separate sections. We'll start with the resoning and then we'll move to the PDP. Yes.

Before you continue, oh, I skipped two little items that we usually do. I No, no, it's it you can go ahead and stay there, but we I have to raise some questions. One is, is there anybody that that has exparte issues with this item? No. And are there any conflict of interest? No. Okay.

Okay, perfect. Thank you. I'll get that done here soon. Um so yeah, we'll begin with the reasonzoning and then we'll move into the revised PP. Uh it's important to note that the reszoning uh only impacts the southern portion here uh shown on the screen. Uh it does not affect the remaining property. Uh the proposed reszoning to RP1 does meet the future land use plan. This property is designated for residential uh and is compliant or I guess cohesive and compatible with the surrounding land use predominantly agricultural and residential single family. Um, with that, the purpose of the reszoning is to accommodate the smaller lots uh in this development. Uh, the R4 zoning district only permits single family residential on lots of 9,000 square ft, while the RP1 zoning district permits modifications to the uh minimum lot size requirements uh which would accommodate the 5,500 square foot lots that are present in the Wizwell uh development. Uh so with that, I'll now move on to the preliminary plan component. Uh the preliminary plan impacts the entirety of the Wizwell development. Uh not just the southern parcel. Uh the preliminary plan is seeking approval of 361 lots up from the previously approved 355. Uh that previous application, sorry I should have specified this, uh was approved in June of 2022. Um the proposed increase does not meet the threshold for a substantial increase. Uh it's only about 1.74% increase in density and 1.69% increase in lot count. Uh so it does not require a new PDP. Um once again the proposed PDP does meet the standards of the comprehensive plan. Uh and for both of these applications staff does recommend. Thank you.

Is there anybody from the development that would [clears throat]

Hi, my name is Pam Fortune Young. I'm with Own Engineering. Um, I don't have anything to add, but we can stand for any questions.

Any questions? I'll ask the obvious one, which is just the R4 to RP1 is on these 22 acres. The intent of that is to develop that as single family planned residential, right? That's correct. Okay. So, the reasoning is to to be able to change the lot size, but also the the character of the development will will not be multif family anymore. It'll be single family. Yes. The development was actually never intended to be multif family. Um it was always going to be single family, but the previously approved zoning district didn't accommodate those small lots. So, it's just to make the development fit in with the development regulations that we have. You're saying [clears throat] R4 could be used for single family housing?

Yes. Yeah. But you can't go down to 5,500 could. Yeah. It's got to be 9,000. Yeah. By going to those they can get more lots in there. So, so was the the I'm just asking just to understand, but so the original plan would have been like large lot single family here and now they're just wanting to go ahead and do the same size lots they've been developing so far. From my understanding, the sizing of the lots hasn't really changed previously approved plan. Um, I don't have the full background as to how that ended up, but the currently in place zoning does not support the size lots that were platted previously. So, it's kind of taking something that was compiance and bring it into compliance by reszoning it.

So, so for the neighbors who are to the south of this area, previously would they have been under the impression that this was going to be multifamily? Yes. Okay. So, now from their perspective, this might be an improvement, right? Definitely for them. Right. Because now it's going to be single family abiding to them even if the lots are fairly small and a plan single family. Yeah. For RP1. Um, so Ian question is, is there any type of these are like large lot rural residential properties to the south? I assume those are uninccorporated. I can't quite get my internet. Okay.

So, those are outside the city limits. Is there any consideration being given in this plan for the area that abuts up to these large lot rural residential properties in terms of the plan to kind of ease that transition? Yeah, as of now there's no landscaping buffer included with this. There are standard rear yard setbacks that do apply as well as easements that prevent certain structures being placed that close to the property line, but there's no um specific landscaping as far as I'm aware that backs up to that property line included with this PDB. Oh, we can also look at that when they bring site plan. Yeah.

Yeah. And I know we're just talking resoning here, but but I'd like to say that that would be something nice to see in the future once once they have a preliminary plan to to see some consideration given. I think switching this to single family is already nice for those those neighbors for sure. Uh because the the number of doors that would be in this on these 22 acres would be reduced I would assume. Uh well this increased increased okay fine by six units. Yeah. Six. Yeah. It's not not material then but As far as far as compatibility,

I think the advantage is that the the planned the change would help the uh with issues related to neighbors because we can designate that certain BMS need to put in certain kinds of vegetation need to put in if it's going to be a plan community. So I mean to a great extent it's it's better for the res the neighbors than it is right now. Right. Way better than just part four. Yeah.

If the concern is you know compatible land uses and what I mean by having the RP1 zoning district there it doesn't set the standard of there being multif family zoning in the area. So if that is the concern then yes it would kind of limit that as far as like looking at it and saying well that's already zoned R4. it would be good next to it. So, yeah.

Yeah. I think the RP1 and I think the planning commission is in general pretty supportive of residential plan districts because it does give the city more control over what gets ultimately developed. Um, as the Johnson County representative on the planning commission, I'm sensitive to where city development, including single family, abuts to uninorporated properties. So, one of the things that I would like to see is just the current the existing comp plan contemplates special consideration when single family abuts to large lot rural residential properties. So, that's something I would like to see at the plat once it's developed or or drawn out. Sure.

If possible. But I think this is positive. Um and it and I if if I remember correctly, the area to the north of this 22 acres is isn't it designated as because it's flood plane. So, is it going to be park property ultimately. Yeah, that's super nice. So, this this area will be sort of naturally divided by the flood plane which will be park from the the properties to the north. So, okay, it'll be nice. I appreciate the context for your background and

sure look forward to it. So, we're going for went from 9,000. Was the average lot size 9,4 before and now it's 5500 or what is the actual average size? I don't have the average on hand. I'm not sure if the applicant does, but between the preliminary plat and the original preliminary plat and this one, uh, it's not a substantial drop in lot sizes or increase. They're effectively about the same. It's really more about bringing it back into compliance with the code. And you said it was 2022 that we approved this. Uh yes, June of 2022. 171. Thank you.

And this is all under the RHID, I believe. I can't speak to that. I'm not sorry. Yes. Any other questions? Thank you. Thank you. Um, there any members in the of the audience that would like to speak either in support of this resoning or against the res

Webster should be the main north south corridor on the west Sorry.

What are the What are the the the joining streets? Yeah. Cross streets. Yeah. You want to? Sure. Um, the joint cross streets are Webster, uh, to the west and I believe 199. 19. Thank you. To the south. To the south. Do you need her name and address? Yes. This way. First time. You're on the record now. You're on the record. That's not actually 199 to the south. It's actually further south than that. 19. Yeah. Good point.

Hi, Christy. West 20254 West 193rd Terrace in Willsville Farms. Okay. West. Okay. Thank you. I mean, it's a straight line, but it's not that's not the road.

No, you're right. That's the back of those rural res. Good point. Good point. Okay, there are no other comments. We'll close the hearing. any any other discussion. I just I don't have an issue with this other than the fact that we just reszoned it to R4 just like three years ago and now we're reszoning it again. Seems like we're starting to do a lot of reszoning of previous things we've resoneed and I I don't think that's a good precedent to set. Not that I'm saying we should not shouldn't approve this. I'm just talking in general that the the reasoning of resoning seems very odd.

Sounded like it was mostly to make it compliant. So, which makes me wonder if it should have been RP1 from the beginning. I wondered that too if it was initially Yeah. zoned or reszoned incorrectly and now it's being I'm trying to remember it's been well I mean they said that they had no intentions of doing multif family. So then it that begs the question of why did it go to an R4? So was it just an oversight or was it a type do the 9,000 [clears throat] square foot lots in R4? Right. Just got a comment. Okay.

I can answer that question. When this uh application first came through, there was a lot of u discussion about whether to go with multif family or single family. Ultimately it landed on single family and the zoning didn't change on that application. So, it was an oversight. It was always intended to be single family. Thank you. Thank you. That's actually good because I was curious [snorts] if the market conditions that changed or something, but it sounds like that was always the plan.

So, we've had some other properties that we have zoned like R2 and R3 that have also been always considered to be single family, but what was the intention of it? So, You know, I I I'm not opposed to that. Just just trying to think through the whole process of what what came through last time. Yeah. He's bringing up a great point like right next to my house, right? RP3. Yes. So, it's zoned RP3 for 80 acres except they intended to put 40 acres single family and then closer when you get to 199th. It's over by the high school.

When you get close to 199th, it's more duplexes, quads, I think. Right. That's what I remember. But it's still zone RP3, which I live right next to it. That's a good point. I guess what softens blow on this one is that it's going to a plan district. Sure. That just always, you know, I think this like stays board is always in favor of a plan district because it gives us a little bit more teeth what we can do. And I believe it's an annual review maybe of like landscaping. Is that true? Of No. No. Yeah. Make don't Disregard that. Race that. But up front though, up front, up front, we can add the additional landscaping.

We get to see the elevations. Yeah, the plan is always better than just the regular car, no matter what it is, even though it's smaller lot size for us. I didn't mean to go off on a tangent on this, but it just I I think it's relevant to the conversation. it is of of future how we're how we approve the the reszoning of things. Absolutely. [snorts] Something to keep in mind. Yeah. Yeah. Especially when we go back and some of those properties that have set for so long and then they're coming in and it's a totally different thought process. Yeah. So when we do need to make

sure that we were remembering and thinking valid point. Well, I mean, but I think when it's longterm, it's a little bit easier to understand why it's being changed because it may be also a new developer, right? No, that's what I'm saying. But it was more of a general conversation, but when it's within a few years of just having it done, it does raise a question. Okay, there are no other questions. I stand for a motion. I believe we need to close the period. I believe I did. Yeah. Yeah. I'm sorry.

I didn't hear you. I would know. [laughter] I move to recommend approval to the Spring Hill governing body for reasonzoning and preliminary plan applications Z-25-3 and PP-25-5 with conditions as presented by staff. Second. I have a motion and a second. Uh we'll start uh on the left. I I I I I I I 600. I can count today. 6 seven [laughter] again.

You cannot count today. I don't count. Okay. There will be a 14-day protest period. Okay, very good. Next item, final plan application for this property.

Y didn't want to interrupt again. [laughter] Uh, yes. So, application FP25-10. This is the fourth plat for Wizwell Farms which we just reviewed for the reasonzoning and preliminary plat. Um a lot of the same information here, same applicant. Uh this one is for Adam Land Holdings. Um with OWN incorporated as the engineer. Uh see 22.54 acres. Um water service will be provided by Johnson County Water will be provided by uh the city. Um there is a standard uh infrastructure agreement u or sorry a standard IIA agreement uh included with this application. Um that's pretty much all that I got. Any questions? concerns.

Yeah. If you zoom in on that there's a pieshaped piece of property. It's very awkward. It's it's uh just a little bit left of center. What would be on the north side of 197th Terrace at the corner of Lincoln and 197th Terrace there? Yes. I don't know why that just stood out to me instantly like how it would be situated. I don't know. I don't know. That's a very odd piece to me. What's going to be a big block

right? You're talking about the triangle. Track. It's a track. Oh, okay. Then perfect. I did not see that. Okay. I had to zoom in. Yeah. Every time I Oh, it it was grainy at first when I did it. Okay. Sorry, guys. Rookie move. My bad. That makes me feel a lot better though. The the question I have and it it's not clear on on the diagram. Is there another exit to this particular section? Uh at the moment, no. The only uh sorry that hits Webster.

Um no, at the moment the only access on this property will be to the north. Um so it's through that bridge. Correct. Yes. I raised that question because historically the plan commission has an issue has had an issue with properties that only have one single exit because of emergency vehicle being blocked or whatever. And prayer ridge was one of those and there was a lot of

negative feedback about that. 100% I agree with that.

But it is bound by the railroad to the right to the east I should say. So there's nothing you can do there. And then you've got the flood plane to the north. M some clarification. Okay. All right. Just to answer your question, from that culdeac, there is a temporary access that'll uh be connected to Webster just for emergencies. From which from which one? From the 197th terrorist culdeac, the very north or Okay. So from the end of that culdeac, yes, to the west through that tract, there will be emergency access. So that one on the southwest corner that's another house. Yes.

Is there a plan in the future for a permanent second access? Potentially if the Lincoln Street is connected to the south and that that land to the south is developed. That's when that connection would come in. But at this point that emergency access will stay in until there's another access point. Okay. Okay. Thank you. You may not know the answer to this, but Amy or so with that emergency access, would that be similar to what's in Brookwood Farms coming off of 199? That that type of a That's what we're That's what I'm thinking that she's talking about. Is that Yes.

I'm sorry. You probably [laughter] So, it's not fair to ask you, but I'm thinking that's what she would be talking about, right? Correct. Okay. So, I'm just trying to understand where the um Lincoln Street comes in. Does that I'm assuming that we have future plans for Lincoln Street to go into connect that will go that's the one

and have we purchas the city purchased that right away? So, I'm I'm looking at Google Maps right now. It looks like it's just an empty field. Is that right? Okay. Troy, where is that? What direction? Um, straight south where Lincoln Street ends up at the end of that property. I was just trying to figure out how because we don't want the street to end there. Obviously, we want it to connect through as you're going along. Yeah. So, you're saying that goes onto the uh 11 acres which is undeveloped to the south.

Correct. So, I'm I'm just trying to figure out where Lincoln Street should come in at. It's going to be up there. This is Webster. somewhere over

I'm just trying to figure out where Lincoln Street is further to the south or north. Either one.

They're calling it right there. people.

Anything else? So you got here, right? So is that going to be called Lincoln Street all the way through even though it comes that far to the west? Um I mean eventually but it's going to be called Lincoln Street all the way through. Yes. I mean is that the intention? And then it would go perhaps in the future down to 199.

It just seems odd that you're calling it uh Lincoln Street to the south of there when it's going to connect up with what? Creststone or whatever that is. So at the moment you can see that uh Lincoln Street does tee in here to Webster and then this is the lake that continues on down south. Right. So this will continue the naming scheme of Lincoln Street until it tees in somewhere to the south. Right. That's why that's why it just seemed odd that you were calling Lincoln Street all the way through when it comes back and connects in with approximately Creststone to the south. I'm not certain. So, zoom in right there.

Oh, you're talking about Okay. Yeah. Well, that assumes that it's going to connect up with Creststone, but So, where else would it have the possibility connecting to if you I'm not going to, you know, if you do scroll down the map further? No, I Lincoln is further to the east. I I understand. No, I I know, but it's not far off from like where Lincoln Street would be going through. Okay. I mean, I'm just questioning the naming of the street with the way that I don't get that. We're going to name it Troy Street. We're gonna name it Mitchell Boulevard. [laughter] Expressway. That's what we'll call it. Whether it's named that or not, that's what it will be. [laughter] My question,

he's stinking way ahead. My question had nothing to do with uh the naming of the street. My concern is exits and entries into the subdivision, but If there's an emergency exit, then I agree with I assume the fire didn't have a problem. Didn't used to, but they take care of that now. Yeah. Back when we were gun bucks on this, we did have to watch that, but they're all doing it now. Yeah. Okay. Anything else? Not. Yep. We're good. Sure.

Then for a motion as long as long comment,

I'll I'll kind of reiterate what I said earlier. So when I look at the properties to the south that are rural residential, fortunately, the majority of those are positioned pretty far to the south. The majority of it, except for on the far eastern portion on Main Street, there are some homes which are a little bit closer to the southeast corner of this this plat. Um, I don't think it's for us to address tonight, but I think in the future as we look at the comp plan, I think I'd like us to put some requirements ultimately into our ordinances or zoning requirements that would contemplate, you know, buffers where where we, you know, are putting single family, especially on smaller lots like RP1 lots up against these rural residential properties. Um, these properties are on smaller lots, so they're kind of naturally maybe more compatible in a sense. The one on Main Street on the northwest end of that was built in 1910, so it's been there a while. Um, but but I think in this instance, it'll be okay because those homes are on smaller lots even though they're unincorporated. Um, and they generally have a little more distance, but but that's not always the case.

Correct. So, something to think about in the future. I I don't have the confirm. I move to recommend approval of application FP-25-10 final plat of Wizwell Farms fourth plat to the Spring Hill governing body including any conditions as presented in the staff report. Second motion a second. All those in favor signify by saying I. I I I

I I I I motion passes 70.

Our next item is uh final plaid application. Oakwood fifth plat. Okay. So, this application is FP25-11 uh a final plat for Oakwood's fifth plat. The property is located uh approximately at 215th and Loan Elm Road uh and is a 15.74 acre property consisting of 55 uh single family lots. Uh the applicant uh Phelps Engineering is has submitted for this application. Um with that city will be providing both sewer and water and a standard IIA agreement will be in effect. Uh and a little bit of background with this property. Uh the preliminary plow was approved on September 16th of this year. Um, with the conditions listed there in the staff report, uh, this application does meet the standards of our, uh, zoning ordinance and comprehensive plan and staff does recommend approval.

No changes since the preliminary plan to your knowledge. No, sir. And when did you say it was approved? Uh, September 16th of this year. We had a planning commission meeting on the 16th. That was the Oh, that was the city council. Okay. Yes. Okay. We reszoned it from R2 maybe to R1. I can't remember. But yeah,

this is another one that we reszoneed like four times. Yes. Speaking of over the years. Speaking of in the last five years. Yeah, I said over the years. Yeah, like I said, I'm not opposed to it. It just something to be aware of. Well, it's not changing the number of doors. Well, it did when we reszoned it. Well, it did. You're right. But as I recall, it was it was seen as a net positive. No. No, I I'm not, like I said, I I wasn't opposed to it. Just more more addressing bigger picture.

Sure. What the they the continuous reasoning. Yeah. Yeah. There's no chance of adding another entrance onto the highway there or something, right? Not to the highway without KOD's approval. Just making sure. I think they'd be very uh I'd be surprised. Yeah, I would be very [laughter] move to recommend approval of application FP-25-11 of Oakwood Plat to the governing body with the conditions as presented in staff report. Second have a motion second vote at the left. I I

I I I motion passes 70.

Okay. Um application FP25-12 Oak Oak Oakwood 6 Plat located 215 and Lone Elm Road. Um this property is approximately 8.96 acres with 41 single family lots located on it. Uh once again, this is a final plat for um that this is a final plat that does not deviate at all from the approved plinary plat which was approved by city council at the same uh meeting on September 16th of this year. Um once again, city sewer and water is being provided. Uh standard I8 agreement is included um with conditions of approval. Staff does recommend approval.

I'm going to bring up the subjects we always talk about with this one, which is what's the status of connecting to the roads to the east of this area?

It's all going to be development driven. Uh it's yeah, it's not something that we can really postulate on. move that we recommend approval of FP-25-12 final plat for Oakwood 6 plat to the governing body with the staff as presented staff report second motion second favor of the motion please signify by saying I I

I motion passes Okay. So, this application is FP25-13, Hidden Hills fourth plat. This is uh a 14.64 acre property containing about 53 lots. Uh the applicant uh Phelps Engineering or yeah Phelps Engineering Doug Oven is requesting approval of this final. Uh there are no changes from the approved preliminary plat which was approved uh back in

I apologize I don't have it here. I have the revision to it where they renamed it back in 2024. Is this what's bringing us back to the east there? Uh, do I have control? Is it what? Isn't this what's bringing the roads back to the east? You said it was it was driven by No, that was the other that was the previous application. I was just explaining that. No, but isn't this just east of the where of where we were just approved? No, this one is to northeast. Oh, I'm sorry. Okay. Um, sorry, got lost there for a second here.

So, once again, standard improvement agreement will be in effect. Um, water and sewer will be provided actually water will be provided by water one, I believe, and sewer by the city. Uh, once again, the application does meet all the standards that we've got. Um, and staff does recommend approval. uh for this application as well. So this isn't the final plat. There's a fifth plat to the north. Is that correct? Yes, there is. I believe one more plat to Okay.

Okay. Thank you. I move to recommend approval of application FP-25-13 final plat of Hidden Hills fourth plat to the Spring Hill governing body including any conditions as presented in the staff report. Second go ahead. A motion in a second. All those in favor let's start on the right. I I I

I I motion passes 70. That threw me off. What am I supposed to say? [laughter] I was waiting. Was keeping you on your toes. I'd say I was waiting. Okay. So, this application is Oh, sorry that cut [snorts] somebody off. You're fine. You're good.

Bye, Dad. Just thanking you. You're good. Uh so yes, this application LS25-2 is a lot split application for approximately 0.26 acres of land located 197021 1974 West 195th place otherwise known as Boulder Springs Third. Uh water and sewer is being provided uh I believe by the city once again or yes water by water one sewer by the city. Um I don't know why that wasn't. Um the application does meet all the development standards that we have in place. Uh and staff is supported this application. It's simple condoing out for this property.

I believe that this is actually there was a series of these done at the last planning commission meeting. This is just finishing.

Yeah. This, I think, was the one lap that had already been sold maybe and was no longer owned by the developer. So, it was really up to the new owner to decide if they wanted to follow suit. Move to recommended city council the lot split for LS25. Oh, maybe this one doesn't have to go. Move to approve the lot split of application LS-25-2 with the acknowledgement of the ownership change including any conditions as presented by staff.

Second motion and a second. All those in favor on the right. I I I I I I motion passes 70.

That's the action items. None discussion. I'll give the reports tonight. So, at the October 9th uh city council meeting, um the they approved the final plat for Hecky Town Homes um and the site plan for Heki Town Homes. Um at the October 23rd meeting, they approved um ordinance 2025-18. That was the conditional use permit for Spring Hill Elementary. And then they approved ordinance 2025-9, which was the amendment to the zoning code. Um the text amendment for the uh

data centers Thank you. And that's all for um the reports. Um we did want to Well, I needed to bring up um the January meeting. It's regularly scheduled for New Year's Day. I won't be here. So, I would like to move it. Well, we we'll miss you. Thank you. Oh, you're going to be here. Okay. [laughter] I do have a day off watching football. I will not be here. Okay, good. So, do we have a date that maybe we can pick? [snorts] And the next Thursday would be city council. Correct.

Correct. And then on the Tuesday and Wednesday, I think you have cemetery board in the wreck. But we could always move the cemetery board if we needed to out of the room. What? What? January. Yeah. So the 15th maybe. 15th. I don't have my phone with me. That's a Thursday in between the two council meetings. Yeah. Yeah. I I will not be I will not be good at night. Okay. [laughter] We'll probably have I'm not trying to be difficult. The 15th. [laughter]

Not if you named after me. I'm not. Did you say 15? Yeah. Does that work for you? I'm not sure yet. Okay. I'll have to get back to you on that. Okay. Probably. You're good. I I make it. Yeah. Okay. Well, we'll just plan on January 15th. Okay. And that's all I have. Thank you. Cool. Any other questions? I have I have just a question because I'm getting it asked in our neighborhood states of um and you might have this. Are they trying to Everybody's coming up to me and saying, "Why are they putting slab homes on that new

and it's not right." No, the plans show basement. I know. I That's what I told you. As far as I said, they haven't changed. I meant to call Kevin back and I got extremely busy, but I looked at the plans and most of them had basements that were submitted. So, the reason I can think they're saying that is because it's filled in. Okay. It looks like a slab. They're going to put a slab, but I I know it's basement. Okay. I'll just tell them. Yeah, I can double that, too. Yeah. And I went over there and I was like, what is going on over there? It does look pretty weird. Like they're putting really. Yeah. Well, it's not just the garage portion. No, it's just dug out and filled in. It's like a They've only went down like a foot, excavated, and then something odd. Yeah.

Um I'll send somebody out because the plans I looked at showed basement. So, that's what was approved. So, they can't put slab homes in. Well, they can come back here and redo this. No, you can't stop them from doing a slab. Well, wait a minute. That's what they That's what was approved. That's when they approved the RP3 site plan. So, when you're approving homes with basement, nice homes with basement elevations. You're approving elevations. That's correct. You're approving the exterior elevations, the interior layout in the basement. That's no control over that. That's outside the purview of hearing process. So what would

So maybe we need to change our regulation. I was going to ask what would ensure that that can't happen necessarily building code, right? Change the building. All right. RP codes we need to update. Yeah. Our building code is trying to be updated, but without a director and a building official, we're Yeah. Let me We're at Stopville.

Since this is an important subject for me since it's three yards from my house. So, it it was originally come up as, you know, was going to be reszoned. It's RP3 and they we bought it because, you know, we didn't want multif family up to six units right next to us. But then they said, "Well, wait a minute. Here's the site. It's a good builder, Quinn, who I don't think any longer is the builder, is it? He's the developer still. I don't know that he's actually building.

Okay. So, anyway, he they presented a site plan, you know, 40 acres was, you know, nice homes, 500,000 to 700,000 homes, not slab homes. So, and then the other 40 acres would be the multif family, you know, uh duplexes, quads, you know, close to 199. And so that was a lot. If that's if they're putting in slap homes, that's a lot different than what was the I don't think they are. The building plans, like I said, were approved with basement. So they can't deviate from that. That's what I So I'll send somebody out that has more knowledge of building than I do to look at them.

Well, that's why I was bringing it up because they just said that slab homes could they can Yeah, but if they applied for a building permit with the basement but Yeah. Okay. Yeah, the building like basement on the permit. Okay. Yeah, the actual approved plan that you saw isn't as related to it as All right. I see what you're saying. Thank you. But let's go back to that though. We're seeing a plan that we think we're getting the basement and then they come in with the building permit without the basement. Cindy, I didn't think that though. I don't So, yeah. control everything for free. Like we can't control anything on the inside. That's correct. Your purview I'm sorry.

I was going to say your purview is explicitly outside of the boundary of the home. What's inside of it is is not the jurisdiction of the planning commission, right? Or the city council for that matter. But let's just go. Let me finish up here. So if we're thinking that because the basements have been a big sidewalks have been my soap box. Now I've got some other people on that soap box for me. You know, it's it's this whole we're tornado alley. I want to see homes with basements or at least with safe rooms,

safe rooms, shelters, whether that's in the garage, whether that's wherever whatever we're we're putting in. I would I'm really pushing that we move towards that in some type of ordinance or whatever whatever wherever we need to put it. So I'm questioning how we can then know what we are getting and what we're not getting and where we can go as a board or a city to ensure that.

I would say that your most direct route towards that end would be the building code. I think that have to be a conversation that we had with the building official when they get hired on and look at making those amendments because when it comes to your role in development process, it is outside the bounds with the exception of building codes as they're adopted. I'm not certain if there's a building code here. No. So, it's adopted by the planning commission. Okay. Still learning. So, in that case, that would be your involvement in the process would be having those codes adopted and the amendments to the codes. So, it's certainly something to be talked about whenever we get down that process because I know they need to be updated. So, that's something that's being worked on. Is that something that we need to also put a tooth into into the comp plan?

I think that's probably a bit granular for the Yeah. Yeah. I'm just I'm just No, it's a good question. I just It's a good question, but that's a bit granular for the comp plan. So, I think we you want your comp plan yet to be just that overarching document of here's the general things we want to see where as opposed to Yeah. So, I'm just asking just while we're talking about it, right? No. Yeah, that's good. Forget, right? No. And it's a good question. And for example, you know, like we've had the issues with how are we putting our garages in and our current comp plan talks about how we want our garages aligned. Ideally, we would just want that in our city code and our building code rather than

well, what's the comp plan say? know the comp plan's not really binding. So yeah, you know, we can put it in there. They'd still ignore you and me. So maybe me more than you, but [laughter] but but Cindy, I think you're making a good point and and it also does it maybe the comp plan is not the right context for that. But it does point to I think a lot of things that the planning commission is interested in advancing for the city in terms of let's update our building codes. Let's update our electrical code. Let's look at UDO

and understand what what things should we be adopting so that tha is not out there saying, "Hey developers and and and residents, you should hope that these developments occur in our city because it will be built to a higher standard than if it were built in Spring Hill." That's what they're out there saying. So, I would like to know what what changes do we need to make so that we're at par with neighboring cities. I totally get that and Oland Park are much bigger than us. they have much larger resources, but still within within our capabilities, what can we do to to try to close that gap? Well, that's just updating the building code, but I can tell you that our builders are building to the higher code. They are not building to the 2006.

I hat saying that, but I don't know. I I would rather it be required and we not rely on their goodwill. Well, and like I said, we need a director and a building official to take care of Absolutely. So, that will be one of their first Yeah. their first I just moved into my brand new house in 2022 and the electrical codes are not up to what they should be like the outlets in the islands and things like that. The electrical code is separate from the building. That's just one example though like that means that they're not following the codes though. So like the higher standard codes. So I would disagree that they are but as a city we our electrical code I think is from 2010. So or maybe before 2006 it's 2006. electrical code is 2006, but it's

Exactly. Exactly. And they're not building to the standard of other cities that have the newer codes. I I'm not I'm not piling on here. I'm just saying that like maybe in our work sessions maybe uh Cindy like your your concern for basements and tornado shelters or or safe rooms like maybe as a side it won't be in the comp plan but maybe these are things that we can discuss as a group that that we want to you know share with the staff that say you know we want you guys long term to look at you know bringing our electrical code up bringing our building codes up look at the UDOS's for neighboring cities and seeing how can we close the gap with requirements and and I really like like like with tha with the cold storage facility. I don't know how closely everyone followed that, but I mean they were calling us out. They were left, right, and center.

It was bad. Yeah, it was bad. Yeah. And and so I I don't want to I don't want us as a city to be in that position in the future. I' I'd like the decision to be, you know, either here or there, not here's what's going to happen if it goes over there because they they allow lower standards. We don't want to be tha or Oland Park necessarily. We want to be up at the same standard as the Overland Park so that we can have that quality lifestyle here in Spring Hill, whatever that looks like to you as an individual, but at least, you know, you're moving into quality community with standards. And in the future, you know, we don't want we don't want people driving down 169 highway to be able to tell exactly where Spring Hill is

because now all of a sudden the industrial development looks like trash. Yes. 100%. And I'm I'm being a little bit dramatic by saying that, but you know what I'm saying. It's like if the standards are so different. Yes. So, right. I just know that [laughter] my soap box is going to be that. But every every tornado season, it is a big question all the time. Where do we go? Where do we go? Where do we go? Because there are so many slab homes or non opportunities. My mother lived here for years. lived in housing that was senior housing, adult, older adults. They were they're they're just next door neighbor, next door neighbor. Yeah.

And they had no place in there. And it was it was approved years back for them to go. There was no safe room. There was no anything. And to transport any of those people, it was going to be difficult. So, I just want to make sure that we can look at that and start outside of the box and what we can do.

Yes, absolutely. I will say this has all been great conversation because these are things that we're looking at. I mean, one of the big parts of my job here now is to help push through or at least not push through do research and talk about and try and figure out ways that we can elevate the UD development standards and the way that we do development. And certainly building codes are not a part of what I do, but they will be part of the codes official. Um, and I'm looking forward to I think it's going to be a great opportunity for us to have those conversations and figure out what we need to do. So, yeah. Great. Other items? Not stand for a motion to move that we adjourn.

Second. All those in favor say I. I.