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Commission approves 196‑lot PUD on US‑24 after lengthy neighbor opposition over traffic and schools
Summary
A planned unit development and rezoning for a 196‑lot subdivision near US‑24 and Little Blue Parkway (case 2612503) was approved after extended public comment. Neighbors cited traffic, school overcrowding and loss of open space; the commission approved the rezoning with conditions and expectations for engineering and stormwater review.
The Independence Planning Commission voted to forward a rezoning and preliminary development plan for a 196‑lot planned unit development (PUD) at 20691 East US‑24 Highway (case 2612503), following a lengthy hearing with extensive public comment.
Staff described the proposal as a ~34‑acre PUD with smaller‑than‑typical lot sizes (average ~4,100 square feet), community amenities including a community garden, walking trails and playgrounds, and a mix of elevations and housing types intended to produce homes priced under $300,000.
Developers from Ward Development and Summit Homes presented elevations, a product mix and a rationale for attainable homeownership in the city. Summit Homes’ vice‑president Aaron Young said the builder’s model focuses on attainable housing with an architectural review committee to enforce design guidelines; developers said infrastructure, grading and detention basins are part of the submission and that sales absorption should permit phasing.
Residents of the adjacent Blue Mills neighborhood and other nearby streets mounted sustained opposition. Concerns included: traffic impacts and use of existing neighborhood streets (Milbour/Milhaven/16th Street and Blue Mills) as cut‑throughs to US‑24; school capacity and potential overcrowding in local elementary schools; elevation and drainage/runoff and whether existing detention is adequate; and change in neighborhood character given reduced lot sizes. Several residents reported prior neighborhood problems with through‑traffic and asked for additional access and capacity analyses.
Staff and the applicant said traffic and stormwater studies had been prepared and that engineering would be refined with final plat and infrastructure submittals. Several commissioners pushed for additional attention to access points and stormwater detention in later engineering reviews. The planning commission approved the rezoning/PUD in a roll call that produced a majority in favor (the final commission tally on this agenda item moved to council with a majority vote at the commission level).
Next steps include final plat submittal, engineering review for stormwater/detention, and continued coordination with staff about access and traffic mitigation measures. The project will proceed to City Council for final action following commission approval.
