Planning Commission Agendas

PLANNING COMMISSION MEETING AGENDA Monday, June 26, 2023 – 6:30 p.m. Howard L. Brown Public Safety Building – 1100 SW Smith Street Council Chambers The meeting can be viewed live only on Blue Springs Channel 7, AT&T Channel 99 and www.bluespringsgov.com/CityMeetingsLive 1 CALL TO ORDER – PLEDGE OF ALLEGIANCE - CONSENT AGENDA (All items under Consent Agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and considered separately.) a) MINUTES June 12th, 2023 2 PRELIMINARY PLAT / PP-01-23-8607 / “Blue Springs Reserve 3rd Plat” /South of E. Walnut St. and N of SE South Ave., between SE 2nd St. and SE Bent Tree Dr. 3 FINAL PLAT / PF-01-23-8608 / “Blue Springs Reserve 3rd Plat” /South of E. Walnut St. and N of SE South Ave., between SE 2nd St. and SE Bent Tree Dr. 4 OTHER BUSINESS: The next scheduled meeting is Monday, July 10, 2023. 5 ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL 816-228-0207 (VOICE) OR 816-228-0250 (TDD) Agenda posted at the following locations: City Hall, 903 W. Main Street City’s website http://www.bluespringsgov.com/AgendaCenter June 22, 2023 A quorum of the City Council may be in attendance however no City Council votes will be taken. Public Hearing Comments: If you would like to make a public comment during a public hearing, we request that you submit a Speaker Appearance Form prior to 4:00 p.m. the day of the meeting. There will be hard copies of the Speaker Appearance Form located at the entrance of the Multipurpose Room. After completion, the form is to be given to Recording Secretary, prior to the start of the meeting. The Chairperson will call upon you by announcing your First and Last Name. You will be sworn in by a Public Stenographer and asked to state your full name and address for the record before giving your testimony. Mike Mallon, Director of Community Development 06.26.2023 Page 1 of 1 CE  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Planning Commission MINUTES Monday, June 12, 2023 Media Link: June 12, 2023, Planning Commission Meeting A regular meeting of the Planning Commission of the City of Blue Springs was held at 6:30 p.m. on Monday, June 12, 2023, in the Council Chambers of the Howard L. Brown Public Safety Building, located at 1100 SW Smith Street, Blue Springs. The meeting was also viewed live on Blue Springs Channel 7, AT&T Channel 99, and www.bluespringsgov.com/CityMeetingsLive The following members, guests and staff were in attendance: ATTENDANCE Travis Graham, Interim Chairperson Susan Stokenbury Chris Henning Chad Sanderson Jennifer Ritschel Smith Richard How STAFF PRESENT Mike Mallon, Director, Community Development Cara Elbert, Assistant Director, Community Development Aliyah Kincade, Recording Secretary Adair Bright, Associate Planner Galen Ericson, Councilmember, District 1, Mayor Pro Tempore Sarah Carnes, City Attorney Jim Burgess, City Engineer ABSENT Byron Craddolph, Chairperson Tom Rohr, Secretary (Vice Chairperson) Bob Morton CALL TO ORDER Aliyah Kincade, Recording Secretary, called the meeting to order at 6:30 p.m, with a request that everyone stand for the Pledge of Allegiance. She let the Planning Commissioners know that the Chairperson and Vice Chairperson were not present, and the members needed to vote on an Interim Chairperson to run the meeting. Commissioner Henning nominated Commissioner Graham and Commissioner Graham nominated Commissioner Sanderson. Commissioner Howe seconded the motion to nominate Commissioner Graham and a unanimous vote, Commissioner Graham was appointed as the Interim Planning Commission Chairperson for the June 12, 2023, Planning Commission Meeting. PC Minutes 06.12.2023 CE Page 1 of 6 CONSENT AGENDA Interim Chairperson Graham requested action on the Consent Agenda with a motion APPROVAL by Commissioner Henning and a second from Commissioner Smith and a unanimous vote, the minutes of May 22, 2023, were approved. AGENDA ITEM 2 The public hearing for Agenda Item 2 & 3 opened at 6:33 p.m. with a request for PUBLIC HEARING / exhibits from the City Attorney, who introduced Exhibits 1 through 8 and the addition REZONING / RZ-01-23- of Exhibit 9 into the public record on behalf of the applicant. 8618 / “Colonial Farms” / South of SE Wyatt Road & West of SE Adams Dairy Exhibits: Parkway 1. Staff Report with attachments 2. Applicant Plans with attachments & 3. Affidavit of Publication in The Examiner on May 27, 2023 4. 185 ft. Notification Map AGENDA ITEM 3 5. Names/addresses of property owners within 185 ft. of site PUBLIC HEARING / 6. Copy of letter sent to said property owners PLANNED 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by reference) DEVELOPMENT 8. 2014 Comprehensive Plan (by reference) 9. Missouri Revisor of Statues-Revised Statues of Missouri, RSMo, Missouri CONCEPT PLAN / PDC- Law, MO Law, Joint Committee on Legislative Research-537.859 01-23-8620/ “Colonial Farms” / South of SE Wyatt Road & West of SE Adams Dairy Parkway Adair Bright, Associate, Community Development, presented the request to the Planning Commission. QUESTIONS None APPLICANT Tory Schwope, Colonial Gardens, 12517 S. Harris Rd, Unincorporated Jackson County, MO WITNESSES Lynn Pierce, 103 NW Green St., Lees Summit, MO. IN FAVOR Craig Zwahlen, 2305 E. 10th St, Independence, MO. Grace Ames, 201 SW 15th St, Blue Springs, MO. WITNESSES None. OPPOSED PUBLIC COMMENT Interim Chairperson Graham stated the public commentary portion of the Public Hearing is now closed. PUBLIC HEARING CLOSED The Public Hearing closed at 6:44 p.m. PC Minutes 06.12.2023 CE Page 2 of 6 MOTION REZONING / RZ-01-23- Commissioner Henning moved to approve Rezoning / RZ-01-23-8618 / “Colonial 8618 / “Colonial Farms” / Farms”. South of SE Wyatt Road & West of SE Adams Dairy Parkway SECOND Commissioner Stokenbury seconded. Travis Graham – Aye Susan Stokenbury – Aye VOTE Chris Henning -Aye Chad Sanderson – Aye Jennifer Ritschel Smith-Aye Rick How - Aye RECOMMEND APPROVAL (6-Aye, 0-No) This item will be heard at the June 20, 2023, City Council Meeting. MOTION Commissioner Henning moved to approve Planned Development Concept Plan / PDC- PLANNED 01-23-8620/ “Colonial Farms”. DEVELOPMENT CONCEPT PLAN / PDC- 01-23-8620/ “Colonial Farms” / South of SE Wyatt Road & West of SE Adams Dairy Parkway SECOND Commissioner Stokenbury seconded. Travis Graham – Aye Susan Stokenbury – Aye VOTE Chris Henning -Aye Chad Sanderson – Aye Jennifer Ritschel Smith-Aye Rick How - Aye RECOMMEND APPROVAL (6-Aye, 0-No) This item will be heard at the June 20, 2023, City Council Meeting. AGENDA ITEM 4 PUBLIC HEARING / The public hearing for Agenda Item 4 opened at 6:44 p.m. with a request for exhibits VACATION / VAC-05-23- from the City Attorney, who introduced Exhibits 1 through 8 into the public record on 8745/ “BSSD Career behalf of the applicant. Innovation Center” / Exhibits: 1. Staff Report with attachments Vacation of a portion of 2. Applicant Plans with attachments right-of-way south of 2101 3. Affidavit of Publication in The Examiner on May 27, 2023 NW Vesper Street 4. 185 ft. Notification Map PC Minutes 06.12.2023 CE Page 3 of 6  5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section – Blue Springs Code of Ordinances (by reference) 8. 2014 Comprehensive Plan (by reference) Adair Bright, Associate, Community Development, presented the request to the Planning Commission. None. QUESTIONS APPLICANT James David Ratley, MKEC Engineers on behalf of the Blue Springs School District, 11827 W. 112th St, Suite 200, Overland Park, KS. QUESTIONS None. WITNESSES None. IN FAVOR WITNESSES None. OPPOSED Interim Chairperson Graham stated the public commentary portion of the Public PUBLIC COMMENT Hearing is now closed. PUBLIC HEARING The Public Hearing closed at 6:48 p.m. CLOSED MOTION VACATION / VAC-05-23- Commissioner Stokenbury moved to approve Vacation / VAC-05-23-8745 / “BSSD 8745 / “BSSD Career Career Innovation Center” / Vacation of a portion of right-of-way south of 2101 NW Innovation Center” / Vesper Street with two staff conditions. Vacation of a portion of right-of-way south of 2101 NW Vesper Street SECOND Commissioner Henning seconded. VOTE Travis Graham – Aye Susan Stokenbury – Aye Chris Henning -Aye Chad Sanderson – Aye Jennifer Ritschel Smith-Aye Rick How - Aye RECOMMEND APPROVAL PC Minutes 06.12.2023 CE Page 4 of 6  (6-Aye, 0-No) This item will be heard at the June 20, 2023, City Council Meeting. STAFF CONDITIONS 1. Approval by the City Council based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. The vacation document(s) shall be recorded at Jackson County prior to approval of a building permit. AGENDA ITEM 5 PP-04-23-8717 / “Thomas Adair Bright, Associate Planner, presented the request to the Planning Commission. Ultican Elementary 2nd Plat” / 1812 NW Vesper Street Agenda Item’s 4 and 5 were heard concurrently. & AGENDA ITEM 6 PF-04-23-8718 / “Thomas Ultican Elementary 2nd Plat” / 1812 NW Vesper Street QUESTIONS None. APPLICANT Applicant was not present. DISCUSSION None. MOTION PRELIMINARY PLAT / Commissioner Morton moved to approve the Preliminary Plat / PP-04-23-8717 / PP-04-23-8717 / “Thomas “Thomas Ultican Elementary 2nd Plat” / 1812 NW Vesper Street with two staff Ultican Elementary 2nd Plat” conditions. / 1812 NW Vesper Street SECOND Commissioner Smith seconded. VOTE Travis Graham – Aye Susan Stokenbury – Aye Chris Henning -Aye Chad Sanderson – Aye Jennifer Ritschel Smith-Aye Rick How - Aye APPROVED (6-Aye, 0-No) STAFF CONDITIONS PC Minutes 06.12.2023 CE Page 5 of 6  1. Approval based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Prior to building permit issuance, the Final Plat must be recorded with Jackson County. MOTION FINAL PLAT / PF-04-23- 8718 / “Thomas Ultican Commissioner Sanderson moved to approve the Final Plat / PF-04-23-8718/ “Thomas Elementary 2nd Plat” / 1812 Ultican Elementary 2nd Plat” / 1812 NW Vesper Street with two staff conditions. NW Vesper Street SECOND Commissioner Smith seconded. Travis Graham – Aye Susan Stokenbury – Aye VOTE Chris Henning -Aye Chad Sanderson – Aye Jennifer Ritschel Smith-Aye Rick How - Aye RECOMMEND APPROVAL (6-Aye, 0-No) This item will be heard at the June 20, 2023, City Council Meeting. STAFF CONDITIONS 1. Approval based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Prior to building permit issuance, the Final Plat and MOU, Memorandum of Understanding, must be recorded with Jackson County. OTHER BUSINESS The next scheduled meeting is Monday, July 10, 2023. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Stokenbury and seconded by Commissioner Sanderson and the meeting adjourned at 6:56 p.m. ___________________________________ Respectfully Submitted by Aliyah Kincade, Recording Secretary ___________________________________ Byron Craddolph, Chairperson __________________________________ Date PC Minutes 06.12.2023 CE Page 6 of 6 PLANNING APPLICATION REVIEW STAFF REPORT Meeting Dates: Planning Commission: June 26, 2023 City Council: July 17, 2023 (Final Plat Only) Project Name: Blue Springs Reserve, 3rd Plat Site Location: South of E. Walnut St. and N of SE South Ave., between SE 2nd St. and SE Bent Tree Dr. Project Request: PP-01-23-8607; Preliminary Plat to create twelve (12) lots and one(1) tract combine with adjacent existing lots PF-01-23-8608; Final Plat for a twelve (12) lots and one(1) tract subdivision on 5.208 +/- acres Applicant: Land Bank of Blue Springs Property Owner: Land Bank of Blue Springs and Adjacent Property Owners of Lots 539, 541-549, 551 and 553 of the East Lakeview Annex 16th Plat Subdivision Staff Planner: Cara Elbert, Assistant Director of Community Development Project Description: The applicant is requesting the approval of a Preliminary and Final Plat for the property located South of E. Walnut St. and N of SE South Ave. and SE Sunnyside School Rd. between SE 2nd St. and SE Bent Tree Dr. The property is 5.2608 +/- acres and was previously platted as Blue Springs Reserve 2nd Plat. The plat will create twelve (12) lots and one (1) tract to allow for adjacent Lots 539, 541-549, 551 and 553, that were platted as part of the East Lakeview Annex 16th Plat, to be replated as part of the newly created subdivision. Owner authorizations are included in the application.The plat will not be dedicating any new easments. Staff Recommendation: Staff recommends approval with conditions of the Preliminary Plat and Final Plat. Conditions are identified at the end of the staff report. Previous Actions: Date Review Body Action 11/30/2022 Administrative Approved a Minor Subdivision Plat (MSP-09-22- 8469) 5/10/2023 Administrative Approved an additional Minor Subdivision Plat under the same case number (MSP-09-22-8469) Future Applications: No further applications are anticipated. Adjacent Properties: Direction Current Zoning Current Land Use(s) North: “SF-7” (Single-Family) Single-Family Homes South: Right-of-Way SE South Ave. (Local Road) East: “SF-7” (Single-Family) Single-Family Homes West: “SF-7” (Single-Family) Single-Family Homes PRELIMINARY & FINAL PLAT ANALYSIS Platting is a process where a proposed division, or partition of land and property interests therein, is reviewed to ensure development patterns in compliance with long-range comprehensive plans; Page 1 of 4  Project: Blue Springs Reserve 3rd Plat Plan Case: PP-01-23-8607 & PF-01-23-8608 coordinating infrastructure with existing, future and potential capital improvements; and that all lots are buildable, served with adequate public facilities, and capable of meeting the zoning and development standards. Preliminary Plat Requirements: The proposed Preliminary Plat meets the minimum standards described in UDC Section 403.050 and submittal requirements provided in the Preliminary Plat application. Final Plat Requirements: The proposed Final Plat meets the minimum standards described in UDC Section 403.050 and submittal requirements provided in the Preliminary Plat application. Phasing: The site is currently developed. The intent of the platting process is to replat existing lots and tracts into contiguous lots and tracts. Streets & Sidewalks: There are existing sidewalks along streets adjacent to the plat, but due to creation of the new tracts combining at the rear portion of existing lots and creating new lots, installing sidewalks will not be required as part of this application. Traffic: A Traffic Impact Study is not required as part of this application. Water: Water is available along the SE 2nd St and the lots that are existing lots currently are connected to water services. Stormwater: A Stormwater Management Plan is not required as part of this application. Sanitary Sewer: Gravity sanitary sewer is available along SE 2nd St. and the existing lots are currently connected to the City’s sanitary sewer system. Land Use: The land use of the subject property is “Detached Housing” and is defined as “The use of a lot for only one (1) principal dwelling unit that is not connected to any other dwelling unit. Typical formats include estates, single-family houses. This definition shall exclude mobile homes.” The land use is allowed by right in the existing zoning district, “SF-7” (Single- Family). Review Criteria: A Preliminary Plat shall be reviewed based on the following criteria: 1. The application is in accordance with the Comprehensive Plan and any official plan or program developed under the guidance of the Comprehensive Plan. In particular, the physical patterns, arrangement of streets, blocks, lots and open spaces, and public realm investments reflect the principles and concepts of the plan. STAFF RESPONSE: The application is in accordance with the Comprehensive Plan. 2. Compliance with the requirements of this Development Code. In particular, the blocks and lots proposed are capable of meeting all development and site design standards under the existing or proposed zoning. Page 2 of 4  Project: Blue Springs Reserve 3rd Plat Plan Case: PP-01-23-8607 & PF-01-23-8608 STAFF RESPONSE: The proposed plan is in compliance with the requirements of this Development Code. 3. Any phasing proposed in the application is clearly indicated and demonstrates a logical and coordinated approach to development, including coordination with existing and potential development on adjacent property. STAFF RESPONSE: The site is already developed. The applicant is subdividing property to create twelve (12) lots and one (1) tract. The replat will combine adjacent tracts with previously plated lots in a one phase of development. 4. Any impacts identified by specific studies or technical reports, including a preliminary review of storm water, are mitigated with generally accepted and sound planning, engineering, and urban design solutions, that reflect long-term solutions and sound fiscal investments. STAFF RESPONSE: The project did not require any specific studies or technical reports for stormwater. This development incorporated sound planning engineering and urban design solutions. The stormwater and water quality will be mitigated, and the generated traffic will have a minimal impact to the surrounding traffic network. 5. The application does not deter any existing or future development on adjacent property from meeting the goals and policies of the Comprehensive Plan. STAFF RESPONSE: The application does not deter any existing or future development or goals and policies of the Comprehensive Plan. 6. The design does not impede the construction of future public infrastructure within the area. STAFF RESPONSE: The proposed design will not impede the construction of future public infrastructure within the area. 7. The recommendations of professional staff. STAFF RESPONSE: Staff recommends approval of the Preliminary Plat with conditions. Approval of the preliminary plat shall constitute acceptance of the overall planning concepts for the subdivision and is a prerequisite for the filing of a final plat. After approval of the preliminary plat the applicant may proceed with the construction plans and submit the proposed final plat for review and approval. Review Criteria: A Final Plat shall be reviewed based on the following criteria: 1. The layout and design of the final plat is in substantial compliance with the approved preliminary plat considering the number of lots or parcels; the block layout, street designs and access; the open space systems and civic design elements; the infrastructure systems; or other elements of coordinated developments. Page 3 of 4  Project: Blue Springs Reserve 3rd Plat Plan Case: PP-01-23-8607 & PF-01-23-8608 STAFF RESPONSE: The layout and design of the final plat is in substantial compliance with the approved Preliminary Plat. 2. The construction plans meet all technical specifications. STAFF RESPONSE: No construction plans were provided with this application as there is no development anticipated. 3. The phasing and timing of public improvements ensures construction and performance guarantees. STAFF RESPONSE: There are no public improvements required with this application. 4. Any deviations in the final plat brings the application in further compliance with the Comprehensive Plan and the purposes and intent of this Code. STAFF RESPONSE: There are no deviations in the final plat. The application is, however, in compliance with the Comprehensive Plan and the purposes and intent of the UDC. 5. Covenants meeting the City's approval and containing all requirements of the UDC are approved by the City Attorney's office. STAFF RESPONSE: Although staff does not believe any covenants or restrictions are being proposed, the City does not approve nor enforce private covenants and restrictions. 6. The recommendations of professional staff. STAFF RESPONSE: Staff recommends approval of the Final Plat with the conditions as listed below. Approval of a final plat shall not constitute acceptance of public improvements. Such acceptance will require separate, formal action of the City Council. Staff Recommendation: Staff recommends approval of the Preliminary Plat application with the following condition: 1. Approval based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. Staff recommends approval of the Final Plat application with the following conditions: 1. Approval based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Prior to building permit issuance, the Final Plat must be recorded with Jackson County. Page 4 of 4 33 3)   3)21/<  1$ 1$ 1$ &DUD(OEHUW RECEIVED 01/18/2023 8:15:02 AM  RECEIVED 01/18/2023 8:15:04 AM  RECEIVED 01/18/2023 8:15:04 AM 36-940-15-03-00-0-00-000  Owner Authorization . Sahr,nu L •6,ej VII\ IVl I, t [etvetllce r. G ~lwtM j')..N.0 (Print Name) as Ownersofthe subject property below, Address: __3 _ 0_f·___ SE 2nd Street, Blue Springs, MO, 64014 Hereby acknowledge and authorize the receipt of the real property located behind the address above, and further hereby authorize the Land Bank of Blue Springs, Missouri to apply for the Preliminary Plat and Final Applications on my behalf in matters relating the transfer of property and resubdivision of property for the Blue Spring Reserve property. ~-~~ o \zq '\2023 ;;:;;;;ei -~ Date 903 W Main Street• Blue Springs, MO 64015 • (816) 220-4596 • contact@landbankbluesprings.com  NW Zaun Ave NE Napoleon Dr NE Sunnybrook Dr NW 3rd St NE 2nd St NE 3rd St St h 5t NE Brookwood Cir NE NW Vesper St NE 1st St NE Knox St NE Knox St NE Sunnyside School Rd NE 6th St NE Summit Dr NW Summit Dr NW 4th St NE Brookwood Dr NW Lakeview Ct Dr w vie ke La NE NE Wood Ct r Ci NE 1st Street Ter NE Brookwood Pl d oo NW 3rd St W NW 2nd St NE N 1st St E Walnut St W Walnut St SE Sunnyside School Rd lan Dr SE M SW Moore St SE SITE agel T nt Be SE re e dS Dr SW Moore Ct 2n S 1st St SE Moore Ct SW 4th St t SE o SW Chicago St Mo SE Chicago St re S t SW 4th St SE US 40 Hwy Av e outh SW South Ave SE S a SE Centr l Dr wy SE Sunnyside School Rd SE Adams Dairy Pkwy H 40 US SW Jackson County SE Grace Cir SW Jaguar Ln SE AA H WY SW Speas Dr SE Alice St SE AA Hwy SE Steeple Ln PP-01-23-8607 / PF-01-23-8608 BLUE SPRINGS RESERVE 36-940-15-01-01-0-00-000 ¯ 1 inch = 500 feet AERIAL LOCATION MAP Date: 5/23/2023  Zoning Districts SO Downtown Zoning NW Durango St NE Napoleon Dr AG CS NE 5th St PUD CB T3 NW Vesper Dr NE B St PUD GB T4 GB-C T5 NE 2nd St NE Knox Pl NE Sunnybrook Dr PUD HI Overlay Districts MF-14 NW Zaun Ave LI NE 1st St ADP-O MF-10 ADP-O PUD NE 3rd St H-O MF-14 NW Vesper Ct MF-18 PD PR-O PUD NE Brookwood Cir MF-20 PUD NE Sunnyside School Rd NW Vesper St PUD NB PUD/R-O PD-MU R-O NE Knox St PD-R NW 3rd St NE 6th St PLOS General Layers NE Knox St RC City Limits RE Downtown Boundary RE-C Parcels NW Summit Dr NE Summit Dr SF-12 ADP-O Site Location SF-7 PUD SO MF-20 TF NW Lakeview Ct Dr ie w ev L ak NE Wood Ct NE PUD/R-O SF-7 Dairy Pk wy NW 5th St NE 1st Street Ter r Ci NW 3rd St d NW 4th St oo W NW 2nd St NE N 1st St E Walnut St NE Adam s NE Brookwood Dr W Walnut St SW Moore St SE Moore St SE SITE SE Sunnyside School Rd SW T nt hS Be 5tt SE re e dS Dr 2n S 1st St SE Moore Ct LI SW 4th St t ADP-O SW Chicago St SE Chicago St TF SW 4th St SE US 40 Hwy SW 5th St Av e outh SE S a SW South Ave SE Centr l Dr HI PUD SE Sunnyside School Rd y Hw 40 US SW Jackson County SE Adams Dairy Pkwy GB SW Jaguar Ln SE AA H SE Grace Cir AG WY SE AA Hwy SE Gingerbread Ln SW Kings Cross Rd SE Alice St SE Tequesta Ln SE Steeple Ln MF-10 SE Kings Cross Rd SE Dr T eq ea ue sta le D RE s r Sp C t tee SW p SE Windsor Ct SE S PP-01-23-8607 / PF-01-23-8608 BLUE SPRINGS RESERVE 36-940-15-01-01-0-00-000 ¯ 1 inch = 600 feet SITE LOCATION MAP Date: 5/23/2023 Received 5/31/2023 Received 5/31/2023