BLUE SPRINGS, Mo. — The Blue Springs Planning Commission on July 28 recommended the rezoning of about 35.6 acres to allow the Boulder Springs single‑family subdivision and approved a general development plan and preliminary plat for the project.

Chantelle Fry, a city planner, told commissioners the application seeks to rezone the property from county agricultural zoning to SF‑7, a single‑family residential district, and to approve a general development plan and preliminary plat for what the applicant proposes as a 92‑lot, detached single‑family neighborhood south of Southeast Sunnyside School Road and west of Southeast Adams Dairy Parkway. "Before you this evening is a request for a rezoning, a general development plan, a preliminary plat for Boulder Springs, which is a proposed single family development located South of Southeast Sunnyside School Road and West of Southeast Adams Dairy Parkway," Fry said.

The plan covers the northern portion of the larger parcel: the applicant clarified it is proposing development on roughly 34 acres within the 35.6‑acre parcel and is not developing the southern ~15 acres at this time. Dan Foster, representing the developer, said, "we are only, doing the north 34 acres of this parcel. ... we are not involved with anything on the southern 15 acres, that will be retained by the ownership and will remain as ag at this point until a future development plan is brought before you guys." The proposal calls for 92 standard single‑family lots, a walking trail, a pocket park and three access points (one to Adams Dairy Parkway and two through the adjacent Keystone Estates neighborhood). The application shows 10‑foot multi‑use path along Adams Dairy Parkway and 5‑foot ADA‑compliant sidewalks on internal streets.

Key dimensional and design details in the application: proposed density of about 2.62 units per acre; minimum lot frontage of 66 feet; a minimum lot area listed as 7,521.46 square feet; front setbacks of 25 feet, side setbacks of 8 feet and rear setbacks of 15 feet; conceptual house elevations with one‑ and two‑story models and two‑car garages; and a proposed minimum livable floor area of 1,200 square feet. Staff noted adjacent blocks have an average building area of about 1,107 square feet per Jackson County records. The applicant also proposed roughly 15% open space (Chantelle Fry and the applicant referenced 9.22 acres set aside as park and trail/open space), exceeding the city's 10% minimum requirement.

Commissioners and staff discussed transportation and trail connections. Melissa Van Krum, counsel for the applicant, summarized the traffic study and said the study found no warrant for a traffic signal at the project's Adams Dairy Parkway access point and concluded "the traffic volumes do not warrant, right‑ or left hand turn lanes at this time." An audience speaker, Andy Edgar, president of the Pines subdivision homeowners association representing 53 households, urged commissioners to consider current congestion on Adams Dairy Parkway and the safety effects of added turning movements. "We like to call it Adams Dairy, Speedway," Edgar said, adding that school‑period peaks and existing driver behavior raise safety concerns.

City staff and a city traffic representative said developers are required to provide a traffic impact study and that the current study does not meet criteria in the Manual on Uniform Traffic Control Devices warrant analysis for a new signal at the proposed access at this time. Staff also described the trail arrangement: the developer will provide a public easement through the Blue Branch Creek corridor for an east–west trail, but the developer is not required to construct that east–west trail as part of this phase; the city parks department would construct the trail in the future. Staff said the developer will construct a north–south trail/sidewalk connection that ties into the development and will stub out for future connections. Staff told commissioners they "will work with the developer as we get more towards the final development plan as to where a connection that they would be required to build to the trail."

During deliberations the commission voted to recommend approval of the rezoning (RZ‑06‑25‑9614 Boulder Springs). The roll call for the rezoning recorded the following votes as "Aye": Commissioner Humphrey; Commissioner Smith; Commissioner Sanderson; Commissioner Kratoff; Commissioner Graham; Commissioner Howe; Commissioner Ingersoll; and Chairperson Henning. The commission then approved the general development plan (GDP‑6‑25‑9615) with the one staff condition listed in the staff report; that roll call recorded these aye votes: Commissioner Smith; Commissioner Sanderson; Commissioner Craddock; Commissioner Graham; Commissioner Howe; Commissioner Ingersoll; Commissioner Humphrey; and Chairperson Henning. The commission also approved the preliminary plat (PP‑06‑25‑99616) with six staff conditions; that approval was recorded by voice vote and the chair stated the motion carried with the six staff conditions.

The planning commission's recommendation for rezoning will be heard by the Blue Springs City Council at its Monday, Aug. 4 meeting. Final engineering plans, civil infrastructure drawings and the final plat will return to staff and the commission for additional review and to finalize the trail easement location and any required public‑improvement details.

Votes at a glance: Rezoning RZ‑06‑25‑9614 Boulder Springs — recommended for approval (roll call: eight ayes). General Development Plan GDP‑6‑25‑9615 — approved with one staff condition (roll call: eight ayes). Preliminary Plat PP‑06‑25‑99616 — approved with six staff conditions (voice vote; chair declared motion carried).