All right. Right. I'd like to uh call to
order the August 6th, 2026 uh meeting of
the Spring Hill Planning Commission. Um
if everyone will rise for the pledge of
allegiance.
I
>> pledge allegiance to the flag of the
United States of America and to the
republic for which it stands. One nation
indivisible with liberty and justice for
all.
right. Thank you. Uh Amy, roll call.
>> Mr. Nace. Mr. Hehart
>> here.
>> Miss Jones. Mr. Aravalo
>> here.
>> Miss Bergmmyer
>> here.
>> Mr. Sly. Miss Squire
>> here.
>> Mr. Morris
>> here.
>> Chair, we have a quorum.
>> Okay, great.
>> All right. Next, I will accept a motion
to approve the agenda.
>> So move.
>> Second. All right. All in favor of
approving the agenda say I.
>> I.
>> All oppose. Same.
>> Okay. Motion carries.
All right. So the next section on our
standard agenda is citizen
participation. So, this is an
opportunity for citizens to talk about
anything not on the agenda. You can talk
about things on the agenda, too, if you
want. We do have two public hearings
today. Um, so there'll there will also
be citizen participation during those
public hearings, but if you want to
speak now, you can. We have one person
signed up, uh, Steve Laughlin.
You want to Yeah. Do you want to Yeah.
come come to the front and please just
state your name and address once you get
to the microphone
and then Amy will buzz you after 5
minutes.
>> My name is Steve Laughlin. I live at
19125 West 183rd Street directly across
the street from this reszoning on this
plot.
My concerns about this at Spring Hill's
planning for the area north of Spring
Hill is more of a first come, first
serve, wild west mentality.
For example, we got loaded up with all
the businesses east or west of the
railroad tracks. My house, my street
today is a highway for concrete trucks,
cement trucks, semi trucks, RVs because
of that marvelous RV storage unit we
have.
And by reszoning this property and
bringing this number of residents into
this neighborhood
on a street that has no clear artery to
get get to get out, I cannot comprehend
the traffic issues that are going to
develop from this. It worries me. It's
bad now. This could be a disaster.
the [clears throat] whole neighborhood
for a mile and a half through
we are talking homes on two to five 10
acres.
I would like to see the neighborhood
keep its character rather than having
hundreds of homes crammed into this
piece of real estate.
The other issue is I think I'm going to
educate some people here
that that property is in a flood zone.
I'm gonna I've lived out there since
1989.
In the early 90s, wet weather,
the water that ran down through this
farm engulfed 183rd Street for 100 to
150 ft. Not once in the 90s, time after
time,
there were four houses down at the creek
on 183rd Street and one at the creek on
Ridge View Road. They continually got
flooded.
This the county came in and put in two
new bridges
trying to make a bigger throat to try to
get the water through. It didn't work.
next big rain through the wet period of
the 90s, it all flooded again and the
county turned around and bought all five
houses.
They've all been moved out. The closest
one is at the northeast corner of 183rd
in Ridge View. That house used to be
down by the creek on Rididge View. So,
we cleared it out with the problems.
Now, if we develop this ground, you're
going to have however however many
hundreds of homes with the rooftops and
all of the roads are going to put in and
it's going to rain like that again. It
always does. The runoff is going to be
worse than what it ever has been.
And on top of that, there's been a lot
of growth of trees to restrict water
flow. Now, the embankments are full of
trees.
I believe they're kicking the can down
the road and the problems are only going
to get worse with this development.
That's what my concern is
of the flooding on top of all the
traffic that it is going to add to this
little peaceful neighborhood.
That's the point I wanted to bring up.
Thank you.
>> Thank you.
All right. Mr. Laughlin was the only
person who signed up. Is there any
anyone else that would like to speak
during the citizen participation kind of
the open time right now?
If not, we will close it.
Spencer gavel. No gavvel.
>> Your choice.
>> Okay, I'm going to say no.
Um, all right. So, we'll move on to
formal commission action. Uh, the first
item on the agenda is approval of the
minutes from the June 4th meeting. It's
been a while since we've met. Um, I will
entertain a a motion to approve the
minutes from that meeting.
>> I approve the minutes from the June 4th
meeting as stands.
>> Second.
>> All right. All in favor say I.
>> I.
meant to say I. All opposed. Same
sign. All right. Motion carries
to approve the uh minutes from the June
4th meeting.
Okay. Next order of business is since uh
Kendra Kvier who was our former
chairperson
was recently appointed to the city
council. So we congratulate her on that.
I was the vice chair. That's why I'm in
this chair for the first time tonight.
Um so we need to nominate a new vice
chairperson for the planning commission.
So um we'll open it up for nominations
and you can nominate yourself.
>> I'd like to nominate Chuck for chair.
Not for chair, for vice chair.
>> For vice chair.
>> Yeah.
>> So, so my understanding, what I've been
told is that the vice chair is
automatically appointed to the chair.
>> And then so we're only now uh
backfilling the vice chair.
>> All right. Rul, I'll kick it over to you
then.
>> Do we need a second on
>> No, you don't need a second on
nominations. Okay.
>> All right. So, we we have a nomination
for Ralpho, vice chairperson. Do we have
any other nominations?
Um, all right.
I move nominations cease.
We need a second for that.
» Second. All right. So then, u
do I need to have a vote on closing the
nominations?
>> We do. Yeah.
>> Okay. All Thank you. All in favor of uh
closing the nominations. I
>> say I I all opposed.
>> All right, the motion carries. Uh we
have one nomination for vice chairperson
of the planning commission and it's
Ralpho Arabelloo.
Uh so we will do a roll call vote for
Ralpho's nomination. We'll start from
all in favor. I need a motion for that.
>> No, I mean you don't need a motion
because he's nominated.
>> Okay. So I can just call a roll call.
>> All right. We'll start on my left.
Ronaldo. Um, [laughter]
>> I I
>> I
>> All right. It uh his nomination is
approved unanimously.
>> I thought I'd let you set the tone with
the first vote.
Okay, moving on.
Um, all right. So, this is the first of
two public hearings tonight.
Uh the first one
is a resoning application uh from C2 to
M1 over near Moody's hardware. So I will
open the public hearing for that and we
will begin with the staff report.
» Oh thank you. Have any members of the
planning commission had any exparte
communication related to this
application?
Okay,
seeing none, we will proceed.
Ian.
>> Okay, perfect. Thank you. Um
[clears throat] Ian Treference, city
planner. Before you today's application
Z26-1,
Busirus Auto, a resoning request from
CP2 uh to M1 or sorry, C2 to M1
commercial district to M1 Light
Industrial. Uh the proposed resoning is
on a 1.4 4 acre uh lot which is
designated in the uh adopted Spring Hill
comprehensive plan as industrial
designation.
Uh the subject property is provided with
utilities uh water is provided by
Johnson County Water One sewer by the
city of Spring Hill and storm with
regional drainage uh flowing to the
north. Uh surrounding properties and
their zoning designations to the north
is a hardware store zone C2 commercial.
To the east is a contractor storage
facility zoned M1 Light Industrial. To
the south is a retail store zoned M1
Light Industrial and to the west is K
Dot Rideway which does not have a zoning
designation that is uh 169 highway.
with consideration to uh traffic
associated with this resoning request.
Um the city engineer determined that a
uh the proposed use um which is not
currently under consideration at this
time uh but is intended to be a
automotive repair facility uh will not
generate sufficient traffic to require a
traffic study. Uh that being said, the
time of sight plan application, if it is
determined that it needs one, it will be
required as part of that. The site
itself,
pull it up here, give an overview of the
layout and topography is generally flat.
There is a slight grade uh where the
property uh falls from the south to the
north. Let me pull this up and get it
shared.
Let me change the background. So, this
is the subject property right here. As
you can see, the high point is on the
southwest corner, uh lowering down as
you go to the north. Um, this property,
uh, while not currently tied into
existing storm water drainage, uh,
surrounding properties do drain to this
channel here, uh, which runs off to the
north, ultimately joining in with a
broader waterhed that drains down into
Hillsdale Lake. Um,
let's see. With respect to the
comprehensive plan compliance, staff
reviewed found that the request to go to
M1 Light Industrial is aligned with the
comprehensive plan in multiple different
respects. Uh first and foremost, section
4.3 growth recommendations which calls
for the future land use plan
specifically identifies the property as
industrial. The uh proposed end use as
uh automotive repair facility kind of
falls into that light industrial type
land use uh and therefore complies or
aligns with that future land use
designation. Uh additional sections of
the comprehensive plan uh section 5.9
industrial development recommendations
outlines that small businesses should be
encouraged. Uh the proposed end user is
a small locally owned business. Um an
additional recommendation for industrial
development is that they are located in
close proximity to US 169 highway. As
you can see, this is directly adjacent
to it. There's direct access uh going
south and then out here. Uh there is
currently a signalization study being
undertaken on adding a signal here. I
believe that is Allison's not here to
speak to it, so I'll kind of Oh, she is.
Okay, Austin's here to speak to that,
but there is a signal that is looking at
going there. Um, I apologize about that.
[snorts] Uh, so there are multiple parts
of the comprehensive plan that align
with this proposed resoning. Uh, so
staff finds that it does align with the
comprehensive plan.
Looking at compatibility with
surrounding land uses, uh, the
surrounding properties are developed
with substantively similar types of land
use, whether that be commercial or
similar light industrial type. uh with
the office um our contractor storage
facility across the street uh and
commercial to the north and south. Um
the proposed zoning designation and the
kind of current restrictions to
potential land uses that are available
under the newly adopted M1 light
industrial kind of align with that
pattern of development. Some of the more
intensive land uses such as primary
industry uh general industry those are
restricted to M2 now. Uh so by going to
M1 they're not opening. so to speak, a
can of worms. That would be for the more
intensive land uses. Um, [snorts]
with that, the surrounding properties
are not developed with land uses that
are particularly sensitive to land uses
that do generate uh off-site impacts. Uh
staff does expect uh some form of
adverse impact in the shape of light,
noise and dust nuisances generated just
by standard use of the property uh by
industrial land uses generally. That
being said, considering the properties
uh surrounding uh are developed with
that industrial commercial um they're
typically only operating during daylight
hours uh and they're not residential
that would be severely impacted by these
off-site impacts. And furthermore, as
part of the site planning uh process,
there's an opportunity to mitigate any
particularly concerning off-site impact.
So, um staff does not feel that the
proposed resoning uh would generate a
significant enough adverse impact to uh
not recommend approval. So, staff does
recommend approval for this resoning
request. Stand for any questions.
for Ian.
>> Do the other businesses that are there,
are they designated M1 or [cough] C2s?
>> It's a mix.
>> Yeah, it's a mix. So to the north is C2.
Across the street, the contractor
storage is C2. Uh M1 is to the south and
Caddy corner to the southeast. Then
yeah, up north along the road, there's
more M1. So it's a mix.
>> Yeah.
So, I I kind of had a question, a
follow-up question to that, which is
like the Fireworks Mania store, the
dance studio,
um,
>> another one at the 191st. Yeah. Uh,
well, actually, Mellow Fellow is C2,
>> but the fireworks store and the dance
studio, and then one other building are
all M1.
>> Can you imagine? I mean, why would those
have been designated M1 rather than C2?
Because these are just like regular
commercial businesses.
>> Yeah. the exact background as to how
that happened, I'm not certain. Um
I don't have the background for that as
to why it ended up.
>> Okay. But but today it would So like one
of those today would still be C2 rather
than M1. And we're and we're
contemplating M1 here under the new
definition.
>> Okay. [clears throat]
>> Yes. Yeah. It would be under the newly
adopted light industrial designation.
>> Okay. which which if I remember
correctly for the most part informs that
the majority of the business activity or
you know will be indoors.
>> That's correct. Yes.
>> Okay.
>> Yeah. Um any outdoor storage would have
to be completely screened from public
view things of that nature. Yes. Uh but
day-to-day operations are enclosed as
part of the design requirements or site
requirements.
>> Are fireworks just allowed in M1 or are
they available in C2? Fireworks are
permitted. They're considered a Oh, it's
retail limited, which I think is both. I
can double check that. But as far as
>> I knew it was in one. I just didn't
remember if it was C2 or not.
>> Yeah.
The reason I raised the question is
because we also approved the overlay
designation.
This wouldn't fit into
doing that, keeping it C2 and
doing an overlay.
>> That would be a route. That being said,
under the newly adopted M1 light
industrial, it would be permitted by
rights. So, um, that is another way to
go about it. That being said,
I don't particularly see a reason to go
down that route. Um, I think that that
just adds additional layers to it that
might not be necessary. Um, but yes,
that would be another way to go about
doing this if you prefer to keep it
seated.
>> I mean, the reason I raise it because at
least part of the history of this group
is not wanting to keep constantly keep
changing from one designation to
another.
Yeah, Commissioner, [clears throat] I
certainly understand that question. Uh,
when reviewing this and um the
application and a change to from C2 to
M1, we we do look at the surrounding
zoning. Um, and if in a property like
this, if there was not surrounding M1,
uh, the city may not support it. Yeah.
>> Um, and if we were to do a essentially
planned district with a protected
overlay, then we'd be introducing a,
which is not to say it can't be done,
but we'd be introducing a third zoning
into this mix of all the properties
there. Um, and so given that the
property next door to the south is M1
and then the the other property where
the Spring Hill car wash will be um will
be M1 and their surrounding zoning of M1
in the area. we felt that it was an
appropriate request. Um, but I certainly
do understand that question and that is a option to go that route but
based upon the request uh we we felt
that it was appropriate.
>> Okay. Thank you.
» Are there any other questions for staff
at this point?
Um, does the applicant want to address
the commission?
Todd Allenbrand, 102 Abbey Avenue,
Kansas City, Kansas. I'm just uh here
with Jason Booze, the owner and of the
property as well as the owner of the
business. And we're just in agreement
with uh the staff report and you know,
kind of the main direction of going to
the M1. If you remember, I had another
case with you guys previously where we
did we had the M1 because we couldn't we
had to go to the MP the planned zoning
because you didn't have the same thing
you have set up now the M1 light
industrial. So changing to that new
zoning
really is helpful in businesses like
this because all like like you said all
his business 100% of his business is
inside during the day. Now, he does have
a he'll have a facility in the back
where he'll keep cars that they need to
pull out, wait for people to pick up,
and it's but there's no activity back
there business-wise other than storage
and holding cars for people. But
everything is 100% inside. And I mean,
we looked at the C2 or we looked kind of
at the same thing we looked at before,
but with the new zoning coming up, that
was seemed like the most reasonable
direction to head for what he's wanting
to do. And if you have any other
questions, we're here to answer them. If
you have some specific questions about
his future business, Jason probably be
happy to get up and answer any
questions.
>> Thanks. Thanks. Any questions? All
right. Thank you.
» All right. This is uh the time in this
public hearing where if there's any
members of the public who would like to
speak on this agenda item, you may
approach the lect turn and start with
your name and address.
Okay. Don't see any uh do any of members
Oh, sorry. John, come on up.
» John Waterman, uh 21110 West uh 186
Terrace, uh Dayton Creek. Uh so I live
uh just to the west of of this uh
subject property and I know that in the
past uh
businesses developed along 169 there uh
namely like the storage facilities
have you know we've had some issues with
the kind of just lower grade fencing
that's been kind of directly lining 169.
So, my only, you know, concern with with
this, you know, being a being an auto
shop and that being the the rear of the
auto shop where the where the yard would
be, is that that that fence is very
aesthetic and pleasing to to to 2169.
So, just to keep, you know, decent
character to the city. So, um I I expect
that with the new zoning, I think
there's that those additional
requirements to to to allow for that,
but just just be mindful of that. I
mean, I know we're not talking about the site plan or anything right now, but
uh it would just be just be nice to kind
of, you know, assure that we'll have
that uh that character uh protected. So,
thank you.
>> Thanks, John.
Are there any other members of the
public who would like to speak?
Okay.
Uh, seeing none,
I'll close the public public hearing.
Uh, so the hearing is closed. Any
deliberation among the planning
commission members? Um, I I'll just make
a comment that um I agree with Mr.
Waterman's concerns about the the visual
aspects of it. But I'm confident that
with our new staff and and new zoning,
once we get to the site plan um approval
stage, the preliminary and the the
final, I think we'll uh have the
opportunity to weigh in on that and
we'll probably see some renderings of
and and we'll see those requirements at
that time after this resoning tonight.
Um so I I'm confident that it'll be
better than what we've done in the past.
>> Yeah. And I'll I'll echo and say, you
know, I think the location itself is
appropriate. You know, we heard
discussion earlier about um this area
just west of the tracks and we've spoken
of this area before keeping it focused
on commercial industrial and for the
reason of keeping the traffic as close
to the highway as possible. So, we're
not pulling that heavy duty traffic
further into the residential area. So, I
think keeping the zoning closer to the
highway so they have quick access is
appropriate.
Ian, you said that he was bringing
everything from us over, correct?
» I'm sorry. Could you repeat that?
>> He your statement earlier bringing
the Cyrus piece over to Spring Hill for
this property.
>> I will let the applicant speak to that.
>> It's also not necessarily part of a
reasoning request as to what he's
bringing over and what's going to be on
there. So,
>> I'm asking simply because
In this piece, we're talking about the
cars in the back of the building.
Knowledge of knowing that he's also in
Biryus could be a backup plan.
>> Well, he's
>> cars in storage. That's the only reason
I'm
>> Todd Alenbrand. Uh he's not going to be
in Biryus anymore. He's going to move
his whole facility to this location. And
even though the site plan's not in front
of you, I can share with you that he's
going to have a solid fence around the
back and landscaping along 169. So that
should satisfy, you know, any concerns,
I would hope.
>> Thanks.
>> Great. Thanks for adding that.
>> Any other comments? And and if there are
none, I will a motion.
I move to recommend approval of
reszoning application Z26-3
from C2
general business to M1.
>> Second.
>> Right. Have a motion in a second. We
will start the vote from the right.
>> I.
>> All right. The motion carries.
5 Z.
All right. Moving on to agenda item
number four.
This will be another public hearing. So
we'll open that public hearing. And this
is for a reasonzoning request and
preliminary plat application for 152
acres near 183rd Wood Road.
» Oh, thank you. I always forget that. Um,
I need the commission members to
disclose any exparte contacts, if any,
that they might have regarding this
case, including the nature of
communication and whom it was with, and
also, if you have any conflicts of
interest?
» Nope. I I don't either. Um, but I will
say I live downstream from this
development um
along the same creek, but I don't think
that's going to inform my impartiality
in this. So, Ian, we'll hand it over to
you.
Thank you. Yeah. So, this is application
E26-2 and PP26-1, a resoning and
preliminary plan for Sunset Pharma
Estates. Uh, the applicant is requesting
approval of a reszoning from RR to RP1
single family residential as well as
approval of a preliminary plan
containing 149 single family residential
lots on approximately 153 acres of land
located at the northeast corner of 183rd
Street in Woodland Road. Uh, before I
begin, I do have a correction. Uh, in
the staff report, I stated that there
are no modifications being requested.
That is incorrect. The applicant is
requesting one modification uh to permit
accessory structures uh up to a size of
1,200 square feet. Um I'll get into that
a little bit more, but I wanted to
clarify that that staff letter had an
incorrect statement. We'll get into
that.
I'll first start kind of broad with
sight specific details and then I'll
move into resoning. After I'm done with
the resoning component, we'll move into
the preliminary plan. Um so at a broad
level the subject property is provided
with utilities uh water being from water sorry Johnson County water one uh
sewer from the city of Spring Hill and
storm water management will utilize wet
detention in the existing ponds located
kind of central in the property and to
the southeast uh as well as uh outflow
going along 183rd into the headarters
blue river watershed
a storm water impact analysis review
potential 100-year flooding on 183rd
Street and Ridgeview Road bridges. Um,
I'll
leave the questions for specifics to
that to Allison if there are any. Um,
surrounding zoning to the north is
agricultural uh, I guess surrounding
development types and zoning. Uh, to
north is agricultural property zoned M1,
light industrial. Uh to the east are
large lot single family residential
properties zoned PRLD that is a Johnson
County unincorporated zoning district
for large lot single family residential.
Uh to the south is large lot residential
zoned rur within the city and to the
west is agricultural property zoned M1
sing or M1 light industrial. Um, let me
pull this up real quick
so you can see.
So to the
this is the subject property right here.
uh this kind of oblong shaped one uh to
the southwest caddy corner across
Woodland Road and 183rd and the uh
railroad tracks uh is a fully developed
industrial uh facility and site. Uh this
is the Monarch concrete cement plant. Uh
just for reference that is an additional
use of note within the proximity of the
subject property.
Uh let's see. That being said, I'll now
move into the resoning specific details.
Uh staff reviewed compatibility uh of
the subject property and surrounding
properties. Um
surrounding properties are developed
with a mix of residential agricultural
and some industrial. Uh once again,
notably the Monarch plant to the
southwest. uh given the significant
level of buffering uh spatially between
this property and the monarch cement
staff does not believe that it's going
to uh have a very significant impact on
the subject property and doesn't think
that it's uh necessarily incompatible
because of that. Um the other
surrounding property and land uses being
uh other forms of large acreage lot
style uh single family or kind of piano
key rural residential single family uh
are also uh substantively similar enough
to be compatible. Um the proposed
project which we'll kind of get into
more specifics um they're predominantly
about halfacre size lots. So it's not
very small, you know, tightly built
residential, uh, but they're kind of
larger in size. Um, so their level of
footprint and impact is pretty similar
as far as residential goes.
Uh, so because of that, staff feels that
the compatibility of the subject
property and the reasoning designation
to RP1 is [laughter] is a fair and
appropriate one.
Looking at detrimental effects of the uh
proposed resoning uh developing the
property as single family residential
under the RP1 zoning designation will
have a impact in the form of additional
generated traffic. Uh there was a
completed traffic study uh done last
year which looked at a uh single family
subdivision uh containing 149 homes. Uh
that traffic study concluded that there
were no additional improvements that
were required to accommodate that
additional traffic flow. Uh early 2026,
there was a traffic memo that was filed
with staff subsequently that looked at
um the impact that the school season
would have on those traffic counts and
found that when accounting for uh school
season specific traffic in addition to
the proposed subdivision, uh the
findings of the original impact study
were not changed. Um,
as far as suitability for development of
this site, uh, the property does have
sufficient frontage on both 183rd and
Windwood Road for multiple points of
access as needed to satisfy fire safety
and subdivision regulations. Um,
utilities are either readily available
on the site or can be extended. Uh,
sanitary sewer service is provided from
the south as part of the northeast sewer
program. Yes. Uh and then water lines
are provided along 183rd and then storm
water is provided via this offshoot and
going souththeast.
Um so because of that the property is
suitable for development if reszoned to
single family.
Lastly moving into the preliminary plat
portion. Um once again the subject
property is being proposed uh to be
developed as 149 single family
residential lots. Uh the average lot
size is 0.64 acres. So a little over
half an acre in size with a minimum of
0.48 acres and a maximum of 1.28 acres.
Let me swap this over.
With respect to elevations, uh, the
applicant is requesting approval of
conceptual elevations.
Here
we go. Um, I'll let the appliced
elevations here, but staff intends on
kind of reviewing the following criteria
when looking at conceptual elevations as
permits come through. uh notably a
variation in roof line pitches, uh
higher end residential materials, so
looking at that stucco stone, uh minimal
amounts of lap sighting, uh breaking up,
um monotonous facades with either
windows or decoration, um ornamentation,
things of that nature. Um
so with that, staff feels that the
conceptual elevations, it's not the
first time that we've come through with
this. Um so if there's any questions
about that, please let me know. uh we
feel like we're able to handle that in
terms of ensuring that your vision for
what that might look like is realized
with the final product. Um the applicant
indicated that the lot size of the lots
is intended to accommodate side loading
garages in addition to front loading. Um
which I'll let them speak more to that
but just know that that was one of the
intents with these elevations. It's not
necessarily clearly represented, but
that is a intended form of a home.
With respect to rideway and easement
acquisition,
uh the developer is providing 50 ft of
rideway for all internal streets as well
as additional rightway acquisition along
both the 183rd and Woodland Road uh
rideways uh to facilitate uh required uh
improvements to the road. So, notably,
uh there will be a um shoulder, uh and
oh jeez, I can let Alison speak to that
a little bit, but I do that there's
going to be shoulder improvements uh
which will be part of that. Um,
additionally, which is kind of hard to
see here, but there is a 10-foot uh
concrete trail that runs along both
frontages uh that will be uh part of a
tract on the subdivision, but available
to the public for use. Uh so that is an
additional improvement that's being
required as part of this application
public trail. [snorts]
Uh if there are any additional easements
that are required beyond those that are
standard uh those will be sought during
the final plat process as part of uh the
findings of the final public improvement
plan. So if there's need for some
extension of sanitary or water in a
certain area, we don't have required
we'll come back for that via the final
plat process. Um so all that to say
staff does recommend approval with
conditions. Uh I have three here. Um
first uh all recommendations of approval
list in the engineering staff report.
Second that the proposed trail located
along Woodland Road in 183rd Street is
to be constructed of concrete. And third
that the maintenance agreement for tract
H uh which is located to the uh
souththeast
uh which is a lift station that'll serve
for san sewer service. uh a maintenance
agreement for that track to be required
prior to the reporting of final plat. Um
I just realized I did not kind of expand
a little bit more on the accessory
structure. Um
I will kind of backtrack once again. Um
the applicant is seeking approval of a
modification to our development
standards to permit up to 1,200 square
ft accessory structures. Um, under the
adopted zoning code, um, there are two
[cough] forms of detached structures
that are permitted with different sizing
requirements. Uh, detached garages are
permitted up to 1,000 square feet and
accessory structures generally are 120
square ft. Their proposed modification
does not grant an increase to the number
of detached structures. So, it would
permit the addition of a detached
accessory structure. Uh, so that could
be either a detached garage or detached
shed up to 1,200 square feet, but they
cannot have both. So either it's an
attached garage or a detached garage or
a detached shed up to 1,200 square feet.
If that made sense, great. If not, let
me know. I try and explain. Um, so if PC
wishes, sorry, plan commission wishes to
recommend approval with that
modification, let me know and we can
craft some language to go with the
motion to add that. uh because it wasn't
necessarily part of the staff report
explicitly. Um so yes, thank you.
>> Um Ian, are those accessory like the
detach garage or detach shop, are those
the reason this is RP1 rather than R1?
>> That is correct. Yes.
>> Um and
those detached buildings, would they be
permitted ever to contain accessory
dwelling units
>> under our adopted code? I do not believe
so. I can double check, but as far as
I'm more aware, we do not have any
accessory dwelling unit standards that
are adopted. So,
>> okay.
>> No,
>> because that would, you know,
potentially affect the the density,
right?
>> Yes.
>> Residents and housing. So, okay, that's
good.
>> Um, does the applicant want to address
the planning commission,
>> the agent?
Just state your name and business
address.
>> My name is Tim.
I'm here on behalf of uh CNC
Development. Uh three of the property
owners are here also. Um
we're in agreement with all three
stipulations. Um I'll uh I guess address
a couple of items. I think staff did a
really good job describing the property
and the project that we're doing here,
but uh the citizen that came up and is
talking about traffic and concerns with
the flooding, I was going to touch base
on those a little bit. As far as the
flooding, we're aware there is county
flood plane that goes through the
property. FEMA flood plane comes up to
183rd Street along our east property
line is Wolf uh Trib of Wolf Creek.
That's the bigger trip of the two and
that's a county study under the Blue
River wershed study. And then the trip
that goes up to the pond and up to uh
Woodland Road is a nonregulatory flood
plane also. But it we're maintaining
both of the flood planes uh with stream
corridor setbacks meeting metro
requirements on that stream corridor
setbacks. We're providing storm water
detention on the pond located in the
midsection which will retain our
property for the 210 and the 100redyear
storm back to pre-existing. So
183rd Street, the flooding that he
described is modeled in the Blue River
watershed study. So we're well aware of
that.
We're not fixing that problem, but we're
not going to make it any worse.
And uh and then we're also doing storm
water quality uh treatment on the site
primarily through natural vegetation in
the properties that are being protected
along the east property line for the
stream corridor and then the stream
corridor going through
um the center of the property through
that uh pond and the pond will also be
used for extended uh center of wet
detention from a water quality
standpoint. So that's further detaining
it for basically the one year the water
quality storm events just slightly less
than a one-year storm event. Um
then if we're talking about traffic, we
did traffic study and staff had reviewed
that staff had come back and the main
comment they had from our first traffic
study [clears throat] was they wanted
traffic counts during the school year.
So there was traffic counts done in May
and uh a revised study and it was
revised study to the previous one we've
done basically acknowledging that really
the school traffic didn't really change
the volumes much. The existing
um level of service for that
intersection was an A which is the
highest. You've got a level service of A
to F and A is your best. And in existing
condition right now, it's rated as a
level service of A. With the proposed
development, it it does increase
traffic, but the level of service drops
to a B, which is still very high. And
then they looked at the future
projections out to
uh 2045 I believe and they still were
projecting a level of service of B. So
they they recommended it does doesn't
warrant any um signalization any turn
lanes.
So that's response to the traffic. Um,
other than that, I I'll stand for any
questions that may come up. Uh, we'll do
our best to answer them.
>> I have a question about the detention
and the treatment. So, obviously those
two ponds are there today. Um, I don't
know if they were added to deal with the
flooding or or if they just are there
naturally. Um, but are there are there
any changes or improvements that you're
doing to what's already there to
accommodate this development or do you
feel like the vegetation, the size of
the detention pond in the center and the
one on the southeast, you didn't
describe that one as detention, but that
those are sufficient to handle this
added runoff or are you actually making
improvements or some changes to these?
>> We're making improvements to the the
large one.
>> Okay.
>> So, we're we're
redoing the dam. I mean, majority of the
dam's going to stay, but we're making
improvements, raising it a little bit.
We're revising the outlet structure,
increasing the capacity
so the water surface I think actually
lowers slightly so we can store
couple of feet before you know it's the
first couple feet's going to be detained
to a small small outlet structure. Um a
small pond is just a water feature.
We're not planning on doing anything to
that as far as improvements.
And then we're not touching anything on
the east side along the stream.
Um Ian, real quick, I think it would be
helpful to if you can pull the aims back
up and put the flood zone layer on
because I think it really speaks to the
layout of the if you take a snapshot of
this layout where all that drainage is
going and then
having pull up the as map here, turn on
the flood layer, I think it's a good
layout in terms of respects that
drainage right now and those existing
bodies of water holding areas and
responds to them
because you can see right there, this is
the flood area you Mr. of I think was
speaking to and the proposed design
really does I think respect these areas
and stays away from it. I think another
thing to speak to also just for kind of
everyone's sake because a storm water
protection plan was had to be done for
this. Right.
>> Correct.
>> So a lot of times that storm water prot
protection plan is a big old document
they have to go through and engineer and
show all preexisting conditions to and
then show the postdevelopment
conditions. Right.
>> Correct.
>> And you can't exceed those discharge
rates of the pre-existing conditions.
Correct.
>> That's correct.
>> Okay. And that's all in getting reviewed
and everything. Right.
>> Yes. So, it's I'm just it's not that you
can just lay everything down wherever
you want. We have to there are rules and
regulations we have to follow, too. And
that's just to help everyone else
listening to that. You know, there's
storm water protection plans we have to
abide by. And I think the layout's
responding to the flood zones in a great
way. Um, so I just want to say that out
there for the the whole drainage and
flooding areas.
That was helpful for me at least seeing
that.
>> I'd be concerned if they were removing
some of those.
>> Yeah.
See, I I I know you can't do the
split screen, but I literally have the
plat plan pulled up right next to the
flood plan side by side, and it does a
good job just referring to one another.
So,
>> chair, could I ask that the applicant's
representative discuss the difference
between the [clears throat]
flood plane that's highlighted in the
dark blue on the south side of 183rd
which is the true flood plane and what
is highlighted in light blue here on
this property.
>> Yes,
>> absolutely.
>> Dr. Can you
>> Yeah, I touched on that earlier but uh
so the dark blue is the FEMA flood
plane. So that's federally regulated. So
when you get into that, you start
dealing with the state and you start
dealing with um FEMA.
So all of our property is in what's
called the the light blue would be your
county study. So that's it's actually
part of the Blue River watershed study
which is a county study that what they
do is they extend it up to the uh
160 acre point I believe is where they
typically would stop it. And so the the
county has been a little
proactive I guess you would say. So FEMA
only recognizes
the flood plane at the time that the
study was adopted. It doesn't look at
future development.
So when the Blue River wershed study
went through, the county also did what's
called a future development flood plane.
So they took into account all of the
undeveloped grounds. They looked at the
master plans for all the cities and Then
there was areas that were outside of
that that was county and they
[clears throat] they used um
a a runoff value to account for some
kind of development which is a little
bit higher than residential but it's not
like a commercial development. So, so
they could develop a planned future
planned flood plane, which is what we
use to make sure that that stays off
everybody's lots. So, that's what the blue is, and it extends up further.
So, there's already it's already been ma
modeled by the county. Now,
we can tweak that. you you can't the the
county
let you get into it but you can't cause
a rise off your property. So like the
trip that goes up through through the
pond does not leave our property. So
technically
we could encroach into it and create
rises but it impacts our property. But
we would also produce
a study showing that we're still
protecting all the lots around our
development, which we've already done
that.
>> The uh flood plane there. Then on the
east side, which is future county flood
plane, um we stayed we've kept it
completely off our lots
and aren't touching any of the doing any
grading around there, removing any of
the trees.
But I think a lot of that is not on your
property though, those trees.
>> Yeah. Yeah, you're right. Some of them
are not.
» Does that help?
Now I appreciate the explanation. So now
I know that I live in the dark blue.
>> Yes.
» Um, any other questions for Mr. Tucker?
I've got my
>> my assumption since two of your two of
the entryways are on woodland
that there'll be some pavement that'll
have to be done on woodland.
>> Yes.
>> So the the agreement on that is is that
we will be paving that to a uh county
standard which is a 24 foot wide asphalt
road.
>> Okay. And then it'll have, I believe
it's five foot uh gravel shoulders on
both sides
and safe ditches.
>> And uh how far will that just go beyond
your north entrance on Woodland? Just
>> go to the north property line.
>> Oh, okay. Okay. And then is there any
potential I know this is a city
question, but to coordinate with the
county to continue paving it on up to
175th? Uh, I'd say no, but you can ask
the city.
>> Okay. So, really it'll just be for the
residents to go travel south on Woodland
for the most part,
>> right?
>> Okay. 283.
>> The rest of that will come in pieces as
ground develops.
>> Yeah.
>> Thank you.
» Um, I had a question. Sorry. Okay.
>> Um,
couple couple questions. Um,
had a question about the
Sunset Farms Estates Architectural
Committee that was mentioned in the, you
know, design guidelines.
Who forms that committee?
And like what's the process for
approving new home designs?
» One of you guys want to
And I'm asking in part because I don't I
haven't seen that before.
>> Sure.
>> With most of the developments that
>> Nick Shepard, one of the owners of the
property. So from our understanding that committee will be formed and run
until by the development company, which
is us, and it has to meet the guidelines
that have been set forth with the city.
Then once the HOA is established, then
the HOA will take that over.
>> At which point does the HOA take it
over, do you think? Like is it based on
a number of homes or just when it's
completely developed or
>> I don't know that that's been
established yet, but I would assume once
the HOA is financially stable enough
with enough residents and they're paying
HOA dues.
>> Okay.
>> So I I don't know that's a specific
number of homes or date set forth yet.
Um, and then another question I had
related to the designs, it it seemed
like the minimum home sizes were
relatively small compared to the lots.
Is that just to give flexibility of the
home styles or to leave room for the
accessory building
or why is it why was that? Because like one and a half story,
unless I misread it.
>> Okay.
>> But a two-story home, 2400 square foot
minimum, one and a half story. Yeah,
2400 also. I guess they're all 2400.
>> Yeah, I think so. What we were trying
to, you know, establish is the main
footprint of the house. And I think if
we look at other developments in the
area, it's substantially higher
>> most of those. Um,
so I I guess I'm not sure.
>> I'm just asking
>> comparing that to
>> Yeah, just it it sounded for the size of
the lot and sort of what I'm seeing as
the vision.
>> Yeah. as you know, through the through
the information that you've shared,
seems like the homes would be
potentially larger.
>> I think that's the goal is to drive that
up, but also if we're thinking about
potentially having uh the home, a longer
driveway, potentially a sidecar entry, a
1,200 foot detached building, and then
also maybe a pool. That's a pretty large
footprint. You start combining all those
together.
>> Yeah, that's that's what I was kind of
imagining. So, that that makes sense.
Um,
I know the answer to this, but I'm going
to ask it anyway. I don't see on the the
[clears throat] plat any like community,
you know, buildings or amenities and I
assume that's by design and because
these lots are larger and you kind of
figure that people will have what they
need on their own lot. I
>> think that's the goal with the estate
style lots.
>> Yeah.
with the required uh walking trails
around there and in the ponds that are
taking up the property. You know, that's
kind of the amenity.
>> You going to still allow the public to
fish on that pond?
[laughter]
>> You don't have to.
>> Are they able to now or
>> Yeah. I don't know. They seem to.
>> Yeah.
>> All right. Thank you. That's all the
questions I had. Do any other members
have any questions for Mr. Tucker or the
applicant?
The only question that I would have is
really in regards to
how if you're going to have independent
indivi uh contractors build homes, you
have this committee.
Uh, and I don't believe the the the
subdivision that I'm referencing did,
but I we're very disappointed with a
certain subdivision
that we're going to build high-end
homes. And it turns out that some of
them don't have a basement.
And so
that that's
hopefully we don't get into that
situation with you. I think with the um
required submitts of what we're putting
in that development uh with the pictures
and um with the planned development plan
of the size of homes, I think that was
the goal with the city to try to prevent
that um is to make sure that we had a
clear understanding of what our
intentions were um with the entire
development.
» Are these pictures of the homes what we
are going with?
>> So that would be um a reflection of what
we've determined as the minimum
standard.
based off of the plan development
district.
>> These meet the garage footage set back
because what I am seeing appears to be a
lot of garage frontage
which is not what we were after.
We we don't have any requirements in the
code today that require a certain
percentage of the houses to have a
garage set back from the street uh
further than the front porch or the
front plane of the house. U and so uh
it's difficult for staff to enforce
that. A certain percentage of them have
to have this floor plan or that floor
plan or or have a basement or not have a
basement. So, um, in in looking at the
conceptual elevations of the and the
pictures provided, staff looked at those
to
see if they were actually indicative of
the the quality that could be expected
out here um to match what the
developer's intent is uh to be able to
ensure that the builders that as they
come in meet that same high standard.
And so, um, we don't have anything in
our code. So that's why it wasn't
anything in there or they were going to
try to ask maybe for a modification to
that. Um but it we feel that it's not
too dissimilar from what other
subdivisions have. And so that's why
we've we he's very difficult if not
impossible to have
183 different or how many of our lots
are in here
>> to to show that all up front. So that's
why it's indicative of what as Mr.
Shepard said the low lowest kind of
quality they're willing to accept. So
>> So is the footage that we've gone off of
before just from the comp plan?
>> The comp plan is the only thing that
talks about it.
>> Yeah. So the
>> it's just the comp plan.
right? And and
those are not enforceable,
>> right,
>> as standards in the code.
may not be enforceable, but somebody
that's sat here for a long time, I would
really encourage to
pull that front door more visible.
That's what we've been asked from the
public many times over. Just food for
thought.
>> There in in the design guidelines in the
material, it said that they really
intend for the majority of garages,
well, it's a three
>> threec car minimum, but sounded like a
lot of them will be positioned to the
side. That'd be awesome.
>> Yeah. And then if they want more than three, you can only have three
facing forward is what I read. So
anything any more than that would have
to be side facing. So it's not all
garage.
And I don't know that any of these are
specific plans that are going to be
built in there. They were just kind of a
representation of exterior finishes or
imagery that we would anticipate the
plans,
>> you know, with Yeah.
So, I didn't see anything in the
information tonight, but I really
thought I read it in the information
that was presented to the city council
back in June, but is will there be any
benefit district in this neighborhood or
like special assessments or anything?
>> Yeah.
>> Okay.
Um, that's fine. I was just curious. And
that that's the kind of thing that will
be disclosed to the potential buyers up
front. Yeah. I know I know in the past
some other neighborhoods have come under
fire for the homeowners not feeling like
it was fully disclosed to them.
>> There's some pretty substantial ones in
the area and our goal is is to make that
not the case here um with some required
infrastructure uh raising the standard a
little bit in the city of Spring Hill.
This will help us, you know, apply to
that. Um so we did ask ask for that, but
uh the goal is to be nothing like some
of these other ones that um are are
extremely impactful to the buyers.
>> Yeah. That's great. It It runs the risk
of making your your properties less
attractive to potential buyers, too, if
it's too much. For sure.
>> And I apologize if I miss this. I know
track H was under some sort of
stipulation, but is that a lift station?
Is that that's going to be track H?
>> Yes.
>> And when does that come online?
>> The city for that?
>> The city.
>> December. Okay.
I'm sorry.
>> So that's gonna So that elevation that's
coming online in December and that
elevation all that is already set and
Wow.
>> Cool. Hopefully the square.
» All right. Are there any other questions
for the applicant for Phillips
Engineering?
» All right. Thank you, gentlemen. Thank
you.
» All right. At this time, if there are
any members of the public who would like
to address planning commission about
this application, please come up and
state your name and address.
My name is Steven Sanford. I live at uh
18 1 19795
West 183rd Street.
I uh have quite a few things I'd like to
point out and take a couple of different
roles. Number one, thinking forward as a
uh
neighbor to a a potential HOA with all
of the tight restrictions of
expectations. Um, and having been a
resident for 10 years in that same
location, the concrete plant is going to
be an extreme point of contention for
all of the buyers. Um, just for future
reference for future Spring Hill
Commissioning notes and complaints
department that if Spring Hill, I'm sure
the lawyers understand and know this
already, but if Spring Hill were to
quote get enough complaints from the
citizens that they would choose to tell
Monarch to turn their lights off at
night, that that would be an extremely
substantial fine. And I want to make
sure that that doesn't happen for the
city. I I would love to have the lights
off considering they light up my whole
house most of the time. Uh they can't
even figure out how to turn their truck
lights off, but that's another story. So
the the the Monarch plant being lights
on all the time should be a
consideration. Should be something to be
aware of. The crossing uh the railroad
crossing is quite uh quite a fun bit of
noise. Um something I've grown up with
for other locations that I've lived at.
So being 500 feet away from the crossing
is no big deal for me. I literally know
how to time my conversations with the
train horn to avoid misunderstandings.
[cough]
But new residents moving into southern
Johnson County mindset uh may not have
that same understanding. And with that
moving forward, unless you buy out a few
lots and change a bunch of drastic
things, there's no way to make that a a
legitimate quiet crossing without
encroaching on personal property at that
intersection because concrete plants
already there and you can't make
woodland move without all of that. Um,
it's somewhat encouraging that we're
going to get 500. Well, I'll I'll give
them a half a mile of asphalt on
Woodland between 183rd and the tree
line. Um, but as an encouragement for
the city, it absolutely needs to be
forward thinking, more uh more planning
and and and traffic plans. I completely
disagree with your staff's assessment on
your traffic plans. I cannot
sit at my house for any amount of time
during the day without seeing a minimum
of 20 cars at a time. And heaven forbid
if a train slows down at 175th Street,
then they all come down to to 183rd
Street. I get it. I go around as much as
possible as well. However,
183rd and 169 is the other part of that.
We we didn't think it was going to be a
big problem at 191st when Dayton Creek
went in and now we're rushing hopefully
rushing to put a stoplight in and the uh travel plaza came discussion was
trying to uh the the stipulation was to
put a traffic light in at 183rd. Now,
150 homes, that's 500 car
min around about 500 cars. And let's not
forget our wonderful, uh, addition of
golf carts and four-wheelers that we
want to have running around. So, uh,
traffic is going not to be anywhere near
com
the same that it is now. It's going to
go up. It's also going to increase that
school traffic on Ridge View. And the
really big point that I want to make,
um,
yeah, the two points. One, also the
175th intersection at the railroad
crossing. Those neighbors probably not
the best neighbors for the people that
would be wanting to live in that
neighbor in the new neighborhood. In
addition to that, the Ridge View traffic
As a city note, I know that doesn't
necessarily cons co coincide with the residential, but
if we don't start looking at widening
and controlling Ridge View with the high
school traffic and and the multiple
schools along that road and everything
going on up to 175th Street and beyond,
we're going to fall off and we're going
to have fatalities. And I really want to
encourage to consider a a no truck zone
along Bridge View and 183rd Street
between Woodland and Rener and on 191st
across the same. And I know that might
not be something that needs to be talked
about tonight, but it it really should
be, especially if we're talking about
150 residential homes going in at the
corner of 80,000 lb trucks going across
those railroad tracks. Safety first
always. Thank you for your time. Thank
you.
Are there any other members of the
public would like to address the
commission?
Mr. Waterman, please state your name and
address again.
» Uh John Waterman, 21110 West 186
Terrace. Uh so I also uh thought of the
uh
the train uh at grade crossing there uh
in Spring Hill. I mean I believe this
will be the first at grade crossing
where a development is at that
intersection
um to where that that that train whistle
is required and I don't I don't think
there's anything we can do to to
mitigate that. I guess my concern would
be with these, you know, halfacre estate
lots, you know, are are we sure that
I mean, if you build it, people will
come, right? But what are they going to
stay um once they, you know, have to
deal with that or or will they kind of
consider that and the and the Monarch
plant with the lights and all of that,
you know, kind of a detriment to to even
want to to consider building. And you
know, we haven't really talked about,
you know, lot price and home price, you
know, that are going to be on these
lots, but you know, I got to think it's
in the, you know,5 $600,000 range. So
those those things could be concerns to, you know, expecting citizens. Now,
you know, maybe, you know, newcomers to
Johnson coming, Johnson, Southern
Johnson County may not uh,
you know, they may not be thinking of
those things. they may kind of jump in
before they realize the adverse effects
that they got themselves into, but
again, how long then will they stay? So,
you know, I definitely not going to say
that I'm I'm against this and maybe it,
you know, conforms to to all the to all
the uh criteria, but u you know, is it the best thing for Spring Hill? So
I mean that's a that's a that's a
challenge you know that we all have to
decide you know is that the right is
that the right uh form of progress to
proceed with. So um with that I I'll
leave it uh to the commission. Thank
you. Thank you.
All right. With that we will Oh let me
reopen it. I was an accidental
>> Spencer. Am I good because I didn't say
it.
>> Thanks. I just was tapping for
>> Leah Langley 18 33 South Lone Home Road.
Thank you.
>> Um something that has just I've noticed
over the years in Spring Hill,
>> we cap over a lot of springs and I know
when we see a body of water, we think
it's a pond, but I would want to know
how many springs are on that lot.
Um is that a spring that we're looking
at on that map?
If it is and you're building a $600,000
home,
the water moves underground. We all know
that, right? I would kind of wonder if
we're building basements what that would
do in the future in a heavy rain. So, I
don't I know in the state of Kansas
there's water rights. I assume that the
applicant would own the water rights to
that spring. I don't if it's a spring.
Um if if not, then that would need to be
looked at too. Um, but there are
violations in the state of Kansas
tapping in and capping those springs.
And I have heard in the last two years,
they've gotten a lot stricter. Um, so I
would just want to look into that. Also,
the biggest buck I have ever seen in my
life drinks out of that pond. And I just
want to throw that out there. He's mine.
>> Okay. Thank you.
>> Are the fish [laughter]
1823 South
Thank you.
[snorts]
[laughter]
Okay, I'm pausing with the gavl now. Are
there Are there any other members of the
public who would like to come up? All
right, seeing none, looking, we'll close
the public comments
and
come back to uh if the commission
members have any further clarifications
from the applicant or staff.
I always do. But um Allison, I have a
question for you which you probably
can't answer, but I'm going to ask it
anyway.
» She's trying to hide.
>> She might. I know.
>> Um so, first of all, I definitely
appreciate the very detailed traffic
study in this application. I think it
was great to see that. It looks like
maybe it was done twice because there
were two different dates there. So
that's terrific.
>> It was so good it was done twice.
>> Yeah. So I I feel like that was a good amount of due diligence on the
part of the city and the applicant for
traffic. But um so living near there
myself, you know, we're all very aware
of the truck traffic. Um
>> as Mr. Sanford noted. And so somewhere
in the 100 pages of the traffic study, I
saw that the AM existing conditions,
peak traffic going east from 183rd in
Woodland was like 85, westbounds, 83 per
hour. And then in the afternoon, 99
going east and 110 going west, which is
almost two vehicles per minute.
It it seemed like the traffic study
combined all types of vehicles,
>> but I'm curious if you know what
percentage of those 110 vehicles per
hour would be heavy trucks.
>> I don't know if they got to that level
of detail. Um, typically whenever they
do a traffic count, they will, um,
depending on how they did it, if they
did it with the tubes across the roads,
they can measure that with the axle
loads, so they might be able to get that
level of detail. Um, if they were to do
video, then they could go back to the
video and and look at that. That's
something we can always ask them, but I
don't know if they have that level of
detail, and they did not include that in
the study.
>> Okay. Because that's um nothing for us
to do or solve tonight, but I think, you
know, it's a it's definitely a concern,
which is the the high volume of truck
traffic, and I think it's been mentioned
a couple of times.
>> Um
>> well, and that's something separate that
we can look at. that Merge Midwest was
the one that um was contracted by the
developer to do the study. They are also
one of the contractors that or one of
the consultants that we regularly work
with. So that's something if we wanted
to take a look at that then we could
always do that separately um to separate
from the development application.
>> Okay. Yeah, that's great. I I think it's
um you know it's it's something worth
looking at keeping an eye on. You know,
we've been told as residents that, well,
the trucks, you know, are just serving
construction sites in the area, and
that's just not true. I mean, it is
true. They serve construction sites, but
the majority are cutting through.
>> Yeah. And so, the reason we had two
traffic studies, the first traffic study
was done during the summer months. Uh,
we tried to highlight this in the um
staff report, but some of that traffic
could have been the school traffic in
that second report that was done. So,
again, we can take a look at this. We
can um Yes, there probably are some
counts that are trucks, but there are
also, you know, residential traffic and
school traffic that is part of that as
well.
>> So, and and I've seen accidents with the
cement trucks at 183rd and Richie
before, and that's just what I've seen.
I'm sure that's happened more than once.
Um, but you're also the right person to
answer this next question. Um,
what would the potential be in the
future following this development of
potentially closing that intersection,
closing 183rd going west towards the
industrial area so that the residential
areas are kind of firewalled off from it
and and the crossing becomes a quiet
crossing.
>> Okay. So, a couple of different things.
Um, so the city is working on a rail
crossing study. Uh we are going to be uh
studying the nine different crossings
within the city. That is a a joint
partnership with Fontana and Fort Scott.
We will be starting that study later
this year. There will be an opportunity
for those in the audience that did speak
passionately about the rail crossings
and everything. We want to hear that
public comment whenever we get into that
study process. So there will be plenty
of opportunity for online engagement as
well as in-person public engagement. and
we want to hear from our residents and
that's going to be the crossing starting
at 175th all the way down to
215th.
So, um and then of course those others
in Fontana and Fort Scott. So, we
definitely want to hear from everyone.
We did take a look at um this um
intersection in particular at the river.
[cough] We wanted to make sure that the
inner the the entrance into the
subdivision was offset enough so that if
we were to make improvements at 183rd
Street with an overpass
um with the the train tracks that we
would have plenty of space to be able to
ramp up and go over the rail. So that
1,00 ft is a a good measure for us uh to
be able to make that overpass similar to
what you're seeing on 199th Street. Um
so again, that's something that the city
is working on. Um and then I'm
continually cha chasing grant
opportunities. We've got a couple of
we've got two applications in for 191st
Street rail crossing. in the future
there's going to be other opportunities
and 183rd Street might be another one
that we could look at in the future. Um
your other question was about closure of
183rd to the east.
>> A lot of that
>> well rather than elevating the crossing
doing what was what THA did at 167th and
just closing it.
>> Uh so a lot of that's in Johnson County.
So, I'm not sure that we really have any
opportunity to do much of anything since
a lot of the those streets are uh not in
the city of Spring Hill.
>> Well, I mean this this property's in
Spring Hill, right?
>> The property across the railroad tracks,
the M1 is in Spring Hill, right?
>> Right. But I was talking about further
east.
>> Oh, okay.
>> Yeah.
>> In other words, other properties that
are impacted by this.
>> Yeah, there are other properties
impacted. I mean, it's something that we
can talk talk about with our traffic
engineers and determine what the best
steps are moving forward, but you know,
there it's not as simple as just closing
the roadway.
>> Yeah. When I when I saw that at 167th, I
thought that looked simple.
>> But perhaps not.
>> Yeah.
>> Okay. Thank you. I knew you'd be the
right person to ask.
>> And I think there was a question about
191st Street Signal and um hopefully
we'll have that under construction by
the end of this year. We'll have a
contractor engaged. I believe the bid
opening is going to be set for
midocctober. So we are uh the plans are
in KOAT and they are going to be
releasing that here relatively soon. We
should have a contract hopefully as soon
as November with a contractor.
>> That's exciting. I know a lot of people
will obviously be very happy to see
that.
>> Be a big step forward with safety. So
>> yeah, and something I'm working on with
KOT again just to give you guys an
update. Um they're I'm working on trying
to get a temporary signal at 183rd
Street to help with some of um all of
that. So hopefully we'll have that um
designed and up
by the end of the year. Don't quote me
on that, but um with the construction at
191st Street with that intersection,
there's going to have to be some clo uh
we we're going to have to limit access
at that intersection during
construction.
>> Um that it will be an active
construction site that's going to push
some traffic up to 183rd Street signal.
So, to be proactive, we are going to be
putting a temporary uh signal pole up
there to help direct traffic.
>> Okay, that's great.
>> And then while you're here, can you tell
us about the K7 corridor study?
>> Might as well give you an update on all
my projects.
>> Just really quick, are we still on a
public hearing for resoning?
>> Oh, sorry. Okay. Is that your
>> We'll do it during announcements. Yeah.
Thank you.
>> Thank you.
Okay. I've I think I've asked all my
questions. Do you guys have any
additional questions for staff?
>> I would like to ask Jacob if
these trails, these concrete pathways
are more in line to what we had talked
about at work sessions
» or still going down too narrow.
>> Yes. No, the the 10- foot width and
concrete construction is consistent with
the new standards the city has uh has
put forward. So that's um at least two
feet wider than we have seen in the
past. And uh and going with uh with the
concrete as opposed to asphalt should
make it last longer also.
>> Thank you.
Any other
>> I have a question.
>> Um I would just like to ask staff if
they have any concerns regarding the
flooding or potential springs on the
property after public comment.
» No, we wouldn't. Um that is something
that the developer would need to
uncover. Uh most of the waterways aren't
going to be on people's lots or going
not be impacting that. But that is
something that each builder and the sub,
you know, the developer will have to
uncover when they're doing that, when
they're building things and then soils
reports and property owner due diligence
and and things like that. Um, natural
occurring groundwater does happen. Um,
that's why you you'll often see French
drains and drainage systems put into
houses so they can be built, they can be
accommodated for. Uh but you know to be
honest that's not something that we look
at normally. That's something left
between the the home buyer, the home
builder and the developer themselves.
So,
you know, it it's not something that we
could have a concern enough about to do
anything about. Uh but it's we, you
know, from a building and construction
standpoint, uh there are ways to
mitigate that and and to help alleviate
that drainage. some lots are going to
have some and you know that's really not
something we can can regulate to be
honest.
>> Thank you.
>> I'm just going to add briefly for all of
your knowledge and anyone listening but
before plans come before you all they
are submitted to staff and one of the
things that staff does and that our city
engineer does is look through things
like waterways, flood planes and ensures
that the plan that you're seeing has
already gone through that review. So,
what we're not saying don't make those
comments because everyone's welcome to
come in and raise those, but just be
assured that we have had our
professional staff look at that and it
wouldn't come before you if we had
concerns that there wasn't enough room
for that water to get out or to be uh
detained.
» Appreciate that.
Any other questions? All right,
we'll uh close the public hearing.
and then the uh fish members we can
deliberate a little bit. Um I've gotten
some a few comments just in general. So
I've always said for the past several
years that you know having a diversity
of housing options is not just
multifamily and small lots. It also can
be you know large larger lots that are
more you know compatible with rural
residential properties. And this is the
first one that I've seen um in years I
think and Josh you probably or or
Ralpho, but you know, so
um homes on halfacre lots. I mean, I
think that's a nice um option for
housing in our community. I I like that
it's, you know, you've you've got uh
rural residential large lot properties
to the south. You've got estate
properties in Sycamore Springs uh to the
east. And so I think this is probably
like the best type of development um
possible, you know, to be near those existing properties. So I
appreciate seeing that. I I really like
that the plan preserves the mature trees
um and the existing vegetation and the
streams and the ponds. I think the bike
path that that staff has uh required is excellent. 10 feet wide, all
concrete.
Everyone will complain on Facebook in
the beginning that it doesn't go
anywhere, but eventually it will. And it
and it's nice because you got to you've
got to start somewhere. Um,
you know, I also like the diversity of
housing designs and they're trying to
do, you know, bespoke designs on each
lot. So, that's nice. And, and I also
think that the city has probably
attracted this development in part
because of the northeast sewer
improvement project, which was kind of
forwardlooking. And I think this is what
the city was hoping to to get this type
of development. Um, and I and I'll say
also with with the M1, you know, kind of
the legacy M1 uh to the west of the
railroad tracks and the M1 which will,
you know, to the north that will now be
under the newly redefined M1. Um, you
know, there there was definitely a risk
that this property could be could have
been M1 instead, you know, or even maybe
someone would propose M2. So to have a a
residential development there um I I
think is is very positive compared to
more industrial development in that
area. So those are my comments.
>> Yeah. Well, I'll piggyback on that
because we've had applications come
through resoning before and we've denied
them. We said this is a residential
area. Um and I think it was brought up
earlier with the the rail line. We said
that rail line is our hard steadfast
line and this side is residential. the
other side you say commercial and
industrial because once we start
reszoning the other side industrial we
start to open Pandora's box but I want
to go back to the the storm
[clears throat] water aspect of it and
kind of that storm water protection plan
of it um and just the layout of this I I do like the layout of it I think when
you look at the south side and the west
side of this layout it's a lot more
orthagonal in nature it's a lot more
denser so they're keeping the density
away from the waterways and the
neighbors and I think as you start to
move north and east closer to the
neighbors there, you start to see that
uh density decrease. You see deeper lots
and a lot more respect, I think, to the
natural topography and the waterways.
So, I applaud the applicant on just not
sitting here and going with an
orthagonal development through here and
blowing everything out, but actually
being mindful of what is there. Um, yes,
there are existing water issues, but
again, I go back to that storm water
protection plan and that our city will
hold them to it and you can't discharge
more than the precon uh uh
pre-constructed um conditions. Um,
outside of that, traffic, that's always
going to be a thing. Um, the
developments usually come first. It's
149 houses, but there are four phases.
So, like fuzzy math is with 38 houses
roughly, give or take, plus or minus.
So, it's not going to be 149 houses
overnight. Um, just remind yourself that
I'm in a multi-phase division
subdivision. I've been there for 12
years and I think we're on like maybe
phase three. So, uh, it doesn't happen
overnight. It's a process. There will be
growing pains, but I think at the end of
the day, I think this is the right
location, a good layout.
» Thank you. Any other comments?
>> No, I think both of you stated pretty
much what I would have said. I think
it's a it's a good uh uh thought out uh
plan and I think it's given the larger
uh homes that are in the area that this
is an ideal kind of uh development
rather than having 350 homes
>> smashed into this little piece of
property. Yeah,
>> it's definitely lower density than the
typical development.
All right. If there is no no further
deliberation, I will entertain a motion.
» I remember that part.
You said three conditions.
Uh, so,
okay, let me think here.
>> Something about the accessory building.
>> Yeah, I had kind of drafted a semi
example motion. Um,
Okay. Okay. So, it would kind of be
something like I move to recommend
approval of application
um
with a modification granted to permit
accessory structures up to a size of
1,200 square ft. Um, I guess within that
you would also say, "I recommend
approval of the application per the
conditions listed in the staff letter
with a modification to the maximum size
of accessory structures up to 1,200
square ft.
>> Accessory structures are only on
attached garage homes. Correct.
>> Accessory structure any any accessory detached structure. Uh,
but they can only have one. So they
could either have a detached garage or a
detached shed, but they can't have two
detached structures.
>> Okay.
>> Yeah. That's not that's a requirement
set forth in our code that's not being
modified.
>> So the detached garage qualifies as an
accessory.
>> Yes.
>> Okay.
I don't know if I can do this. Um,
I move to recommend approval city
council
as presented by staff's report with
accessory buildings
included up to 120 square feet
>> close,
1200 square feet. Sorry,
I I read a number before I spoke.
1200 ft.
» Spencer, is that sufficient or does she
need to describe the which specifically
which one? Z26-2.
>> Nope, that's sufficient.
>> Okay, I hear a motion. Do we have a
second?
>> Second.
>> All right. Um, take the vote starting on
the right.
I
>> I
>> All right, the motion passes. 5-0.
Okay, next on the agenda is Rhonda Dunn
with the capital improvement plan
2027 to 2031.
I just chuckled thinking back to your
first one.
» I know, right?
» I'm here.
And for the group that's here
on my desk, they're also available for
people who are listening. You can see
them online in the finance tab under
budget on the city's website.
So tonight our objective is to review
the CIP and to determine if the plan
fits the comprehensive
that is supporting the comprehensive
plan and the objectives the city step
forward and then in the end tonight
you'll vote you'll choose to vote to
confirm or not confirm to council as
compant with the comprehensive
um The plan has a lot of projects in it
and so I'm really glad that we have
staff here tonight. I have Jacob, the
public works director,
assistant city administrator and then we
have Mike is here on community
administrator and then Alison
is also here to answer all of those
project questions you already.
So let me tell you a little bit about
the process.
So far, this process starts early in the
year in April. We started with council
and staff to take a look at where the 26
to 30 plan was and what projects needed
to be added, removed, extended, changed,
and we've been working on this since we
had two staff work sessions on it and
one council work session. So, a lot has
gone into getting to this point and
getting the right projects in at the
right time.
Tonight I'm going to focus on the
projects that are new for this plan
in the budget book that you have. All of
the projects from last year are in that
budget book. And the hand up that you
got tonight that looks like this has all
of the new on.
And so I'm going to focus first on those
and then I'll talk about the plan in
There are three categories that we look
at in the capital plan. The first one
we're going to talk about are the public
facilities projects. And these three
bullet points are the I guess the
criteria we look at to determine if the
project fits in this category. And these
do these statements do come from the
existing approved comprehensive plan.
The growth of a community is strongly
dependent on its attractiveness and
potential vis. The availability of jobs,
good schools, housing, recreational
opportunities, and many other factors
drives the city's ability to attract new
residents. The provision of quality
public services, while often taken for
granted, is critical to the growth of
the city. And by the way, this plan is
colorcoded all the way through. So
whenever you see this red color, those
are public facil
So then we have a list of about 14 new
public facility projects and then the
other projects like I said were the 26.
Um
I'm going to run through these some of
these quickly. You're welcome to ask
questions. Um I will stop after each of
these groups and open it questions as
well. So we have the North Street sewer
line which is for housing north and west
of the G plant.
This is a new one. We have really nice
playgrounds. We'd like to see them
extended and improved upon added
with the 223rd Street Loop Trail which
is down obviously 223rd Street running
along between Western and Victory.
We will work on a sanitary sewer master
plant and then our salt storage building
which is where um public works building
our public works
for winter weather. As the police
department continues to grow, we will
have fleet additions for those. And then
we have a I'll leave out the details, a
fingerprinting system we need to put in
place for court and police. We've done
some upgrades and enhancements and
extensions of the storm siren
system here in Spring Hill. But as we
annex and we grow, we will need to add
storm sirens or improve the ones we
have. So we're now budgeting each year
for storm sirens. I want to point out
the column called funding source and
whenever possible you know we love to
apply for grants and so in the funding
source you'll see how we plan to pay for
those things and for example on storm
sirens there could be or brick grants
available in multip
for that project.
Um,
roadside lawn mower. I'm going to run
through a mobile data
police department range and dicing
generating system for streets, portable
radio.
Those were all public facilities and
equipment projects that were added in.
The biggest ones on there sanitary sewer
and then adding playgrounds.
Can I answer any questions about
I'm going to move on to this section
of transportation projects.
The criteria for these projects is the
ability to transport people and goods
from one place to another is one of the
most basic components of economic and
social systems. Consequently, the
adequacy of a community's major street
system has a substantial impact on the
rate pattern of future growth. And
finally, long range planning is
necessary to ensure that the street
system is able to expand.
And the projects new in 2027 to 2031
are
the ones you see listed here. They total
over$und00 million. And the primary
reason that kind of money are railroads
take quite a bit of money. We believe
there will ederal funding when we get
there, we know. And so hopefully that
number will never come to
the city. We have improvements along
223rd Street from US 169 to
project from Victory and then
improvements at the Victory
intersection.
The 175th railroad crossing,
191st Street crossing on here. We the
traffic signalization at 18 we talked
about earlier tonight.
We have plans to improve 191 Woodland
Bridge
transportation master plan excuse me
23rd Street master plan is in the works
right now with county and then we have
new project for 191st US 169
finally the cars project Johnson County
for 2031
is 215 for the city limits to
answer any questions about
transportation.
» This is great.
>> Well, I've got a question. It's not
there yet.
>> Okay. [laughter] Okay. The next section,
and I'll be brief with it because we did
not add new projects to the
community development projects, but the
Criteria for this is to taste what
the new with the old
create a logical well balanced
commercial resistance
and responsibly use the city's natural
resources
tonight.
Like I said,
we did not add new projects in this
category. There are projects on
the main sewer main
projects that
end project details and we move into the
summary.
So when I take all the projects, not
just the new ones I've shown you
tonight, the um the three categories
over five years have total um expected
cost of over $400 million. That includes
as you can tell facilities line, the
middle one over $25 million.
And then we have transportation as the
next larger category.
Um when you look some people like to
look at numbers, some people like to
picture and so you can see in the graph
that 51% of the public facilities
about 38.9 transportation but I think
it's important to take those huge
projects out like a wastewater treatment
140 million 304 million city
municipal complex a station works so I
pulled those big building projects out
so you can see where
And that's this
graph here which shows when you remove
those projects 74% of the planned
capital projects would be in
transportation streets
and then the next category is community
development sewer lines and things like
that
buildings
the took out the building. I took out
the wastewater treatment plant complex
building.
I thought you only caught two. So,
perfect. Thank you.
>> She gonna pay the bill. police station.
I think I was station
I forgot somebody very important
with us. She's a senior accountant in
the finance department and I'm up here
talking but she does all I give credit
where credit's due and this is her
project in the budget and we're making
great improvements.
Okay, so I recategorized it's great big
numbers great big list I've shown you
how it fits with the capital the
comprehensive plan but I wanted to show
you by categories in the CI where we're
This gives you equipment. It gives you
facilities. It gives you storm water. It
shows you traffic from SS4 safety
improvements. It shows you that big
number treatment plant. And it breaks it
down into smaller.
And this is a performance thing to show
that the biggest line item is the waste
water. So important traffic is clear.
» Okay, I want to stop here. I'm gonna
show you some online, but I'll stop here
and answer questions.
Rhonda,
>> my assumption given the price tag
on all of this items that many of these
items will never get done unless
you plan to bond
a lot of money. In the last six years
ago, the city in bonds only owed $30
million.
Once the water plant is engaged, you the
city will owe over $200 million.
So I don't know how you do $400 million
in the next five years.
>> Well, a couple of things. You are
correct. Um, and if you look at that
column that I pointed out funding source
smaller projects, we're pretty pleased
to say that we built good cash reserves
and we'll pay cash for those projects.
There are big projects on here like
those $40 million
railroad.
>> We really expect to get
>> federal or state.
There will be bonding along the way.
We're going to do a big project on
the street there.
The wastewater treatment plant is not
supported by property tax.
And so
I won't I don't like to say we won't do
some of these projects. I think if we
don't get some federal funding,
but I think that we've proven in our
track record that we accomplish the
things we put in this plan. They used to
call the CI projects to die and now we
at those and we do change and eliminate
things along the way. But I hope we to
accomplish the things that
» I knew you had.
» And did I hear you correctly that the
wastewater treatment facility the intent
is that that will be paid for through
users?
» Right.
>> It is a enterprise fund that is not to
be supported by
just
>> so that will in the beginning I mean
that'll serve the debt but eventually
pay it off. Is that
>> Yes.
>> Okay. And then I assume you you've
created models that model the expected
growth of the city to to be able to pay
that off over whatever duration of time
that you're forecasting. Okay. We also
looked at um the surrounding area and
the um I'll say our competitors compete
utilities
but we looked at Johnson County wast We
will be when the city's rates are higher
but in the period of time the debt is
paid back to what we do now
other systems. So the users will pay the
system and it is based on reser%
growth over the last five years. Um
you're now growing on a bigger number
like that. We have
modeled
capacity of the plant based on an
overall 4% 6%
» and so even at the lower end of the
growth
range it would still pay for itself.
>> Okay, that's great.
and and at what percentage of capacity
is the current plan?
>> Now, I'm going to defer to much.
» I I'm just curious as background for the
need. We we all know that.
That's max capacity.
We are currently running around 800,000
gallons per day.
One other caveat to that though is when
the plant reaches
80%
of its capacity
starts to
exper
It is
fasting that 80% number. So that's
driving
this now.
» Yeah, for sure. By my math, you're at
64% So you've got 21% left
>> growth rates about
» okay close. Thank you. There was also
correct me if I'm wrong there was also
the probability of not being able to get
parts and stuff that
» yeah that's that is part of the
building
it time
But I remember back when we put that in
projected probability was 2025 2027
just about
it was suspected when we put it in back
in the day.
>> So that gives you some confidence in
today's planning too.
Right.
Thank you,
» Rhonda.
Sidewalks.
What's the big
» street?
I know you guys get a lot of questions
on social media.
Um, I always like to I always hope that
someone will refer people back to the
budget book in the CI because they'll
say fix
h that's in here in the timeline, how
much that costs and so there is tons of
information out there for people to go
out and share with other people where
the projects are.
>> I was hoping you were going to say
south, but I wasn't sure.
questions.
>> This might be you jumping all over, but
the one I had had to do with the
rightway acquisition and it's unfunded.
Would that be something that possibly a
grant could fund we could use? Or I
mean, I just get nervous with how
quickly we're growing and we're
approving, you know, all these
developments and without a plan in
place. I I know we're kind of jocking
between needing a plan to understand
what rightway needs to be acquired, but
even when we get to that point, it's
like we don't have any funding to
acquire the rightway to develop this. We
have the monies, you know, in here for
trails and sidewalks and so forth, but
we don't have anything to get it going
to identify or to fund the rideway
acquisition. So, I'm still I'm just kind
of nervous about that.
>> I'll tell you that the rideway that I
think we'reing there
Okay.
» And maybe a K project.
>> I was say is that something Kat would
help out on then if for the funding what
if it was would is that something that
KAT would help out on the funding then?
>> The answer short answer is for every
>> [clears throat]
>> with K wherever we can we
>> I mean that makes sense because when I
see the rightway acquisition I'm I'm
going towards more city trail like widen
rightaways for widen paths and bike
paths um that we identify in a comp plan
not necessarily overpasses
» it's a project by project
and I know we have
related to
with that
street
or county. They don't get involved in
» they like 4.3 identified for parks and
trails. 4.3 million identified for parks
and trails down the road. And I don't
know if maybe some of that acquisition
could be rolled into that number too as
well. So sorry.
>> Yeah.
All right.
So,
that kind of stuff.
So, there's
other
Thank you.
» Any other questions?
>> Contining on the CIP reporting as well
as the budget book. And I wanted to
share with you
some of the things that we're
one of the things that we're doing.
You're going to see the budget book
online.
And this is what the CIP pages will look
like in the online budget book. And the
cool thing about it is you can click on
any project you want. You can look at
certain categories across the top of the
page.
It'll take you directly to that
particular project's
um individual page. We use pictures. You
guys have seen this.
Um it talks about
grants and other things that are going
into what the cost is like. And it's
interactive with the user. And this the
one that you're seeing here has all of
the projects in it, not just the new
ones. And so we're building better tools
that I hope the public will use as well
as you that will help them understand
what the plans are and that we are
move.
» Rhonda, is this live today?
>> It is not. We want one more pass
from staff.
That's great.
>> Yes.
I will open it up again for discussion
if you'd like otherwise.
Any other questions for Rhonda or
>> These things are really starting to
excite me. The last couple ones have
been really good. Thank you.
>> Every year they get better and better.
>> Rhonda, you've made some
tremendous changes. It was It's like
night and day. [laughter]
>> I think back to that first one.
Can we improve that?
Our budget. We did receive the
government finance offic.
» Wow. Congrats.
>> Terrific.
>> Very good.
I move to recommend the city council the
2730 to 31 capital improvement plan in
compant
>> second.
All right, we have a motion and a
second. All in favor say I.
>> I.
>> All opposed.
Motion carries.
>> Thank you so much.
>> Thanks, Rhonda.
All right, announcements and reports.
discussion
>> or discussion. Is there discussion
specifically?
>> Yeah.
Proceed with discussion.
>> Okay.
>> We want it.
>> Does anyone have any discussion?
» Cindy storm shelters, tornado sirens,
>> garages.
>> I want to go home.
>> Okay.
>> Just asking. It's discussion.
Um, all right. used to be sidewalks.
>> That's good. And you know in and
>> comprehensive.
>> Yeah.
We I can give you a brief update
on the comprehensive plan process. We
have had three different meetings with
our consultant. We're tenatively getting
some dates on the calendar uh for um
some release dates of some interactive
websites that they're building right
now.
Uh there we will have a booth or
whatever we call it tent booth at at the
fall fund or the fall fest. Uh so uh
hopefully to have a good interactive
thing uh
presence there so we can pick up all of
that wonderful feedback of the people
who are attending that. Um there will be
a [clears throat]
website built and
uh created. We're working on the
branding right now um to kind of pick up
from where we went with the last one on
the blooming
something futures in bloom or something
like that. So in order to kind of
separate those two processes, we are
going with a different brand so that we
um let the consultant have that brand
that they did with the previous one. So,
uh, they're currently coming up with
some designs for,
uh, and some taglines for that. So,
things are kind of happening behind the
scenes right now. Uh, we don't want to
roll it out in kind of a a disjointed,
not very, you know, sorry to use the
word, but comprehensive way. Uh, but
when we do roll it out, it it'll be
pretty cool. And then, um,
yeah, we've had what, three meetings. Uh
we're finalizing all of the elements of
our public participation plan uh with
between Multistudio and then the
consultant that they're bringing on to
help with that, specifically Wilson and
company. So uh that is going to be a a
full-fledged plan just for the community
engagement because you know when we when
we talked to the city uh with the
governing body, the mayor and city
council, they said that that was one of
the biggest components they wanted to
see going forward is is really
getting as much
feedback and public engagement as we've
had on any of our plans to date. So,
they kind of want this to be our gold
star effort and I couldn't agree more.
So, there's things happening. It
probably feels like we're we're in this
delay mode, but there's a lot of work
happening behind the scenes and and it
will be starting to come about here
within the next four to six weeks if not
sooner. Is it a local company or
>> uh the company is Multistudio? Uh they
are a national company with a
significant office here in the Kansas
City metro. Um they have done
comprehensive plans for uh a number of
cities in the metro.
I don't remember them all off the top of
my head, but they're they're a
well-known firm. um the their their
principal uh Graham Smith is is well
known and they they've done just a lot
of comprehensive plans in the area and
then Wilson and Company uh is
a multiaceted firm, wouldn't you say,
Allison? Um they do quite a bit of
engineering work, transportation, uh
planning, uh parks and trails, and and
they they're really kind of ramping up
their whole urban planning side. And so
they were brought on board because they
have uh some staff members who are you
know specialists in public engagement.
And so uh they were brought on board
specifically to handle that uh to help
alleviate some of that for multi studio
uh in terms of you know having to
coordinate all that. And so we that
again is one of the biggest components
of it is that real true community
engagement and deliberate effort there.
So
>> Paul how would you capture comments? So,
we do a survey or
>> we don't know yet.
>> Just a dunk tank with the mayor tied to
the feedback. [laughter]
>> Right.
>> With your feedback, you get a throw.
>> Yeah.
>> Or if Mayor Young prefers, he could do a
kissing booth.
>> I will be sure to let him know of your
suggestion.
>> Okay. Please.
>> We will take all,
>> you know, I I don't want to do anything
that waste people's time at that. you
know, we you get just a very brief
moment of somebody's attention. And so,
um, it may be [clears throat] as
involved as could be interactive or it
could just be a card with a QR code that
leads to a survey. Um, we are we've
shared with them the the informal one
that Ian had put together earlier this
summer. Uh and so
we that is going that interactive map
that they're going to be building will
allow people, you know, people in the
public, businesses, anybody really to go
in there and pinpoint areas within the
city of what maybe what they want to see
or or how to solicit ideas. And so
another big component is really trying
to hit on that visioning. uh what do the
residents, what do the businesses, what
do planning commissioners, city staff,
governing body members want to see the
growth and and the ultimate buildout of
the city 20 years from now, 30 years
from now? What what does the community
want to be, if you will? Um, there are
some cities in in the country in a
similar boat that where they were 20
years ago have grown into 70 80,000
resident suburbs. There's other cities
that have kind of maintained more of a
protectionist attitude and they haven't
grown very much at all. And so then
there's even thousands more in between
those two. So, um, really trying to get
a sense and a a pulse point on what the
community wants to see. And as I've said
before, not everybody wants to see the
same things, but the goal of the plan is
to, you know, appeal to everybody in
some form.
>> I know when Johnson County Fair did
their
QR code
a year ago,
that was probably the best way we've
ever done.
respons
where they're coming in from either via
zip code or
I don't know what the best way is for
that
city or county or zip code or what but
it would be nice to
know whose thoughts or opinions we're
looking at if they're just a visitor
coming into Spring Hill, they could be
out of state and have a totally
different perception of what they see
when they come into the community. So,
it just would be interesting. Yeah, that
is one of the critical points that
they're working to build into that that
website and or feedback and the QR code
is is trying to capture who's and where
people are coming from that are giving
us this feedback because you know we the
vision of the community for not just
residents and businesses but also
visitors and is there a potential market
for tourism down here and and why why
are people visiting Spring Hill? And so
we're also going to be doing a a
contract with a software firm called
Placer.ai.
And it's a essentially
data gathering point information and
location tracking. So, anybody that has
their location on their phone or their
credit cards and basically all of that
data that that people are giving away
freely um
to really track where those people are
stopping, what they're visiting, so we
can uh for example look at, you know, on
our first or yeah, first Fridays, first
Friday's events, we can see who is
visiting, how many people, what are the
peak hours, where they came from and not
only that, what they did before they
came here and then what they did after.
And so that is a a good tool for us as
we look to those events, but we can also
do it to all the businesses in town. Um,
and it it's a it's a great tool for us
to see traffic pattern movements, where
people are going when they leave Spring
Hill in the morning, what they're doing
on their way home, what um it's a little
scary how good the information can be,
but it really helps us understand
um that that data helps us understand
the the true dynamics of of what what is
happening and who's coming here.
>> I totally understand that we did that
just last week with Johnson County Fair.
We didn't use Placer but we did do that
and the city of Gardener also had one in
place. I'm not sure what they
totally understand and it was very
beneficial to be able to go before
county commissioners and say this is
what we have.
>> Y
>> appreciate that.
Okay.
» And so just another report. I know
Spencer's got something, but um at the
last couple of um items related to main
development at the city council, there
were none at June 11th. Uh on the 25th,
the approval of the conditional use
permit was site plan for the Spring Hill
High School continuing education and
commonaries edition. And that was it.
Turn it over to Spencer.
>> Thank you, Spencer.
>> Thankly. Briefly for you all, next month
we will be bringing you a proposed
change to the zoning code as it relates
to the planning commission. Um, one of
those changes will be to take the code
language that enables and governs you
all and move it out of the zoning code
and put it into chapter one with the
rest of the boards and commissions so
everything is in one place. Uh the other
changes that have been requested by
staff and governing body um and again
this will be a public hearing for you
all to recommend just like any other
zoning code change. One of the reasons
we're moving it is that's a lot of work
for what hopefully in the future is just
kind of housekeeping items. One of them
will be combining the planning
commission with the BZA. That is
something that a lot of cities in Kansas
do. Um, we're having one BCA hearing
about every two to three years, which is
just enough time for members to roll off
their appointment. And then we Amy is
scrambling. Um, so by combining that,
what would happen is every few years
when there's a BZA hearing, that would
just be the same night as a planning
commission. Um, you would open that
meeting at 7, run through that in, you
know, a short period of time, and then
commence the planning commission meeting
right after that. So, it's a way to
streamline and make sure that when
people file those requests for a BZA
hearing, we can get that done a little
quicker rather than running around and
trying to ask you all who wants to be
appointed for this one and and play
musical chairs there. The last um item
that will be up for consideration in
that change uh will be changing the
language of membership. Right now, it is
two members live must live in the
county, one Johnson, one Miami. And
historically, we've had some problems
filling both of those seats. one of them
has been open for a while now. Um, so
the request has been to consider
changing that to up to two members can
be non- city residents, which would be
in the county. Um, which allows us to
still have two county residents on this
commission. Uh, but if we can't get two
county residents, it allows us to fill
it with a city resident to make sure
that we can have a full commission,
which is what we want. Uh, not struggle
with quorum and allows flexibility too
as the city grows. Um, as maybe some
unincorporated parts of each counties
start disappearing or ending up in one
city or another um that we're not kind
of boxing ourselves into a corner there.
So again, nothing before you tonight to
consider, nothing that you guys really
even need to talk about tonight. We just
wanted to put that before you as food
for thought and then a month from now um
we'll have a public hearing and you guys
can have had a month to think it over
and and come forward with your
recommendations for the governing body.
Um, other than that, for anyone who
hasn't been paying attention, the city
has appointed uh my replacement, which
will be Misty Brown. Um, she is probably
going to be starting in
late Septemberish. So, this isn't my
last meeting, but we're getting close to
that with you all. Um, and you will be
in excellent hands with her. So, just
wanted to make sure you guys are are
aware that um you're almost done putting
up with me. And most people get pretty
excited by that. So,
>> I wouldn't say that
>> verbiage would be for either Johnson or
Yes. So it would just be up to two
members that live in the county, an
unincorporated county. So non city
residents, but they also can't be ana
overland parker resident, but either
county. So it could be Johnson County or
Miami County. It'll probably still be
within three miles of the city.
>> Yeah. So that's a holdover. Um the state
statutes historically have allowed
cities to do extrajudicial zoning. So
you could have zoning requirements on
unincorporated areas of the city up to
three miles out as long as you had
county residents on your planning
commission. The city has not been
interested in imposing zoning
regulations on the county for a long
time. Um so this is just a holdover of
that ability in the past which no one is
really interested in doing. So we're
starting to dial that back um and you
know rethink whether we really need to
be having that possibility available. We
used to have it on the Miami County
site, but that was it. And that's been
several years
that we brought in that extra
territorial was a business that we were.
» Yeah.
>> Spencer, that's interesting because I
always thought it was just a an
acknowledgement of the fact that it's a
growing city and with our fringe areas
are unincorporated and all of those
every obviously every annexation is an
unincorporated area. So, I always
thought that the county residents were a a hattip or a nod or showing, you
know, making sure there's there's some
representation of the people who are in
the path of growth.
>> Honestly, it's probably the opposite
that came in before the city was a very
quick growing city. Mhm.
>> Um so while it works that way now and
that's why it's the two county seats
aren't just being wholesale removed. Um
we did just want to maybe propose some
flexibility uh in that membership rather
than splitting up one for each county.
>> Yeah.
>> Will there be Thanks.
>> Yeah. This isn't targeted at you. I just
want to make that very clear.
>> How'd you know it's going? Um but it
sounds like there won't be a requirement
though. There'll be the option of having
a county up to two county
representatives but there's no
requirement. Correct.
>> Okay. Any other announcements?
>> Nope.
>> Okay.
Rhonda, anything in addition?
>> I'm going to have a fun one. I just want
to remind everybody that tomorrow is the
final first Friday of the summer. I've
seen several of you at First Fridays and
um it's going to be a fun one. It's the
back to school night, so I think it'll
be full of kids and fun. There's a dunk
tank. I may have heard a mayor is in
that.
>> So, you may want to go down there and you know, take out your aggressions
or whatever you have. But anyway, and we
have food trucks and stuff. And it's
just really a great community night. A
lot of smiling, happy people and
neighbors talking to neighbors. So, if
you get a chance, um, please come out
5:30 to 8:30 downtown tomorrow night.
>> Thank you.
» [laughter]
>> That's $40. I'll need to bring
>> All right, Allison, tell us about the K7
» Street.
Is that better? Okay, I'll start over
for those following along at home. So,
uh, KAT is working on the K7 corridor
study. It starts at I35 to the north and
goes through and Spring Hill down to the
Johnson County line. And this is a
partnership with the city of THA, city
of Spring Hill, Johnson County, and
Katy. Um, the team uh is has uh done
some public engagement. They've done
some stakeholder events. Uh we've had
one open house here at city hall that
was back say Septemberish. Um and then
they are going to host another open
house uh in tha. They want to work a
little bit further along on some of
their recommendations. Um they're to the
point where they're starting to draw
pretty pictures of each of the
intersections along the corridor to come
up with the ultimate plan. So whether it
is signalized intersections or um
overpasses or you know an actual
interchange or something along those
lines. So uh if money were no object and
you know money is an object uh what
would that design be? So um hopefully
I'll have more information for you
moving forward but um that's what
they're working on right now. Uh I
believe there will be opportunity for um
another touch point with some public
engagement whenever they um ho host that
openhouse. So they'll have um community
reaction to some of the um the concepts
that they have that they've uh drawn
out.
>> And I've heard you say the next one will
be organized in tha or by
>> it'll be in tha and I forget exactly
they said where it was but I can't
remember. But we're going to push that
information out through our social media
because I encourage anybody here in
Spring Hill that didn't get the
opportunity to go to the open house that
we had just across the hall. Um please
go to the one and only um the the team
will be there. KOT will be there. You'll
have uh an opportunity to talk to the
who's who with the KOT staff so you can
tell them about all your concerns
related to 169 and K7.
>> Terrific. So, I don't know if I have any
other things. I pretty much gave you all
my updates from before. U I I will go
ahead and say it. Um just for public
consumption, I'll mention it next week,
too. 199th Street, we are going to be
closing a portion of that starting next
week. Um it will be daytime closure only
uh from 8:00 am to 5:00 pm and it's
going to be that section from the
entrance to Prairie Ridge to Rener. Um
there will be detour signs and such. Uh
but they will open that up every night.
The reason we have to do this is we've
got some crossroad pipes that we need to
put in and the safest and quickest way
to get it done is just to do a full
closure. Uh we do want to get this done
ahead of school starting on the 17th. So
that's why we're scrambling to try to
get this done and not prolong this
because we want to make sure that it's
open to traffic. if it does need to be
prolonged into the week of the 17th. I
have asked them to modify their hours to
after school starts and to be done by
the time school opens. They've told me
that if it does
need to be closed, then they could look
at doing flaggers or something along
those lines if they need anything else.
So,
anything else for me?
» Oh, yes, I do. So
yeah, a lot going on here. So as we
talked about before, we have our
wastewater treatment facility that we're
trying to build within the next three
years so that we don't run out of
capacity and all that good stuff. We are
going to have a presentation next week.
Uh we will have a public hearing here in
this room next Thursday, the 13th at 700
p.m. Uh we will have a short
presentation about like all the great
things that we're going to be doing with
the plant. So, if you guys want more
information about the style, the type,
the size, all the great things, uh few
maybe a couple of pretty pictures, who
know? Or just maybe pictures, they won't
be pretty, but uh come and join us, get
some additional information. Uh we'll
share that with the community. This is a
requirement for us. We are going to be
um getting loan from state and federal
sources so that we can help pay for
this. Um I am seeking grants too, but
that's a whole other discussion. But um
anyway, we'll be in here. You'll have an
opportunity to speak um after the
presentation. And then um the other we
do have another um item on the agenda
next week that is noteworthy for the
public. We are u a municipal separate
storm sewer system. Uh MS4 for short.
It's our storm water permit. So we are a
baby MS4 which means we're on year zero
right now. With that we had to create a
storm water management plan. Uh we will
be presenting that uh next Thursday the
13th uh in conjunction with the meeting.
We will have an opportunity for public
comments at the conclusion of our
presentation. If you have any questions
about how we're going to manage our
storm water, how we're going to educate
the community and get them involved with
some of the storm water concerns. Uh
these are requirements that uh come down
from ultimately EPA, but it's um Kansas
Department of Health and Environment
that um requires us to have National
Pollutant Discharge and Elimination
System permit or an MS4 permit. Um so
that it, you know, outlines all the
great things that we're going to do as
far as good housekeeping, street
sweeping, and all the things to keep our
streams clean.
So, a lot going on next Thursday.
And that meeting is here.
>> The meeting will be here. It'll be city
council. We'll be presenting it all
during the city council meeting next
week.
>> Great.
>> Okay.
>> Anything else? No. All right. Thank you.
>> All right. Are there any other
announcements and reports?
Okay. If not, I will entertain a motion
to the meeting.
» Second. All in favor?
>> I opposed. All right, meeting is
adjourned. Thanks everyone.
>> Congratulations on your spots.
Incredible.