The Blue Springs Planning Commission deadlocked 4–4 on three related motions for the Sullivan Ranch proposal on Oct. 27, failing to approve a rezoning, a general development plan and a preliminary plat for the approximately 70.15-acre subdivision and sending the matters to the City Council for consideration on Nov. 3.

Staff planner Chantelle Frye told the commission the applicant proposed to rezone the site from AGC (agricultural county) to SF-7 (single-family residential) and to build 215–218 detached houses “at a density of 3.1 dwelling units per acre,” with about “7 acres of open space provided across 5 tracks,” pedestrian trails, and road and utility extensions. Frye said the plan “is consistent with the comprehensive plan” and recommended approval with conditions listed in the staff report.

Developers and their representatives, including CGR/IMR personnel, described house plans, pricing and amenities. A CGR representative said the builder expects homes ranging from about $450,000 to $700,000, a minimum livable floor area of 1,600 square feet, and amenity features such as a clubhouse, sports court and splash pad. The applicant said infrastructure work would include stormwater basins, sewer extensions to the Neighborhood Improvement District (NID) and half‑street improvements on Southeast Litchford Road.

More than a dozen neighbors and nearby property owners urged the commission to reject or slow the project, citing traffic safety on narrow rural roads, insufficient regional road improvements, the potential for increased flooding, and incompatibility with the character of long‑standing estate lots. Resident Karen Evans said, “Will you stand with the people of this community, or will you prioritize profit over people?” Other speakers described near misses on Litchford and Wyatt roads, concerns about runoff and retention basins, and the loss of low‑density rural character.

City staff responded to questions about timing and responsibilities for public improvements: half‑street improvements will be required adjacent to the project, the Houdal Meadows development west of the site has conditions that will require complementary improvements, drainage must be detained and released at historic rates, and a traffic signal at 7 Highway and Wyatt Road is tied to completion of a nearby commercial project. Staff emphasized that required public improvements must be in place before building permits are issued.

After deliberation, the commission’s roll calls produced ties (4–4) on the rezoning, on the general development plan and on the preliminary plat. The chair stated a tie vote results in non-passage at the commission level; staff said the items will still be forwarded to the City Council on Nov. 3 for final action.

Clarifying details provided during the hearing included: the property is approximately 70.15 acres and lies partly within two school districts; the applicant proposes 215–218 single‑family lots at about 3.1 dwelling units per acre; seven acres of open space are proposed; the minimum proposed livable floor area is 1,600 square feet; required public improvements include half‑street improvements on Southeast Litchford Road, final stormwater and traffic studies, and right‑of‑way dedications; and the development is located in the South Area Sewer NID.

The commission’s action does not adopt or deny the project definitively. Because the commission could not reach a majority, the matter will be placed on the Nov. 3 City Council agenda for further consideration.