PLN : - Request for approval of the 2016 Olathe Planning Commission Meeting Schedule and Development Review Schedule

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1 City of Olathe City Planning Division MINUTES - Consent Agenda Planning Commission Meeting: November 9, 2015 The meeting was called to order by Chairman Greg Harrelson, with the following members present: Jeremy Fry, Ryan Nelson, Ryan Freeman, Ann Horner, Dean Vakas and Mike Rinke. Absent were Erin Davis and John Almeida. Chairman Harrelson: Good evening. We are reconvening from Executive Session and will begin the public portion of the November 9 th Planning Commission meeting. Motion by Commissioner Nelson, seconded by Commissioner Fry, to reconvene from Executive Session with no report, and back into open session. Motion passes unanimously. Recited Pledge of Allegiance. The Chairman read the standard ex parte statement. Chairman Harrelson reported that he received comments regarding Garmin items 1 and 2 on the agenda, via Amy Kynard, who passed the same information along to all commissioners. No other Commissioner reported having any ex parte communications. A motion to approve Consent Agenda items 1 and 2 was made by Commissioner Fry and seconded by Commissioner Vakas. MINUTES Planning Commission Meeting: November 09, 2015 Request: PLN : - Request for approval of the 2016 Olathe Planning Commission Meeting Schedule and Development Review Schedule Applicant: Olathe Planning Division Staff Contact: David Clements, Planning Manager

2 Summary: This is a request for approval of the Planning Commission meeting schedule and Development Review schedule for This schedule defines the application review timeline beginning with the application dates and ending with the Planning Commission and City Council hearing dates. Attachment: 2016 Planning Commission Meeting and Development Review Schedule 005. Motion by Commissioner Fry, seconded by Commissioner Vakas, to approve PLN-15- Motion passes unanimously.

3 This application is continued from the October 12, 2015 Planning Commission meeting. The staff report has been amended, with new and revised sections italicized. The October 12 th packet includes additional attachments that are not included in the November 9 th packet. No plan sheets have been revised since the October 12 th meeting. City of Olathe City Planning Division MINUTES Planning Commission Meeting: November 9, 2015 Dave Clements, Planning Manager, made the following staff presentation: Application: RZ : Request approval of a Zoning Amendment for an M-1 District containing 39.44± acres and a revised Preliminary Development Plan for a business park containing 56.84± acres (Garmin Master Plan). Location: Owner/Applicant: Architect: Engineer: Staff Contact: 1200 East 151 st Street Garmin Realty LLC / Teresa Reicherter Gould Evans / Dan Zeller Phelps Engineering, Inc. / Judd Claussen Amy Kynard, Senior Planner Existing Zoning: M-1 (Light Industrial); BP (Business Park); and C-2 (Community Center) Proposed Zoning: No change to districts Plat: Garmin Properties Phase 1; Garmin Properties Phase 2; Gateway Business Park First Plat; Olathe Medical Clinic; unplatted Existing / Proposed Use: Business Park / corporate headquarters Site Area: 96.28± gross acres (overall) PlanOlathe Land Use Category Existing Use Current Zoning Site Design Cat. Building Design Cat. Site Employment Area* Business Park M-1, BP, & C-2 5 E North Conventional Neighborhood Single-Family Residential R-1 [1] - South Employment Area* Commercial C-2 [5] [E] East Conventional High School & Single- AG & R-1 [1] -

4 Page 2 Neighborhood Family Residential West Employment Area* Business Park CP-2, M-1, & M-2 [5] [E] * The boundaries of this Employment Area are proposed for revisions as part of the 2015 PlanOlathe update. Part of the Garmin site is currently within a Conventional Neighborhood, but that portion is proposed for Employment Area. 1. Comments: This application consists of a preliminary development plan for a business park, specifically Garmin s corporate headquarters. Garmin s continued success has prompted the company to develop a plan for the long-term expansion and use of its campus. Garmin s campus currently includes a combination of offices, manufacturing, and warehousing uses. The existing buildings are surrounded by surface parking and are also served by a parking garage on the north side of the tower. As Garmin s existing buildings near capacity and the company continues to grow, the company has acquired some additional land adjacent to its campus. This application will unify all of Garmin s property and provide a plan for buildout of the campus. The expansion of the campus includes a new 712,842 square foot building to the northwest of the existing buildings. The new building includes a combination of warehousing, offices, and manufacturing uses. It will have loading docks on the southwest façade, and most of the offices will be located on the southeast end of the building for convenience to the rest of the campus. New surface parking would be provided on all four sides of the new building, but mostly on its southwest side. Two existing buildings along Mahaffie Circle would be demolished to make room for the necessary surface parking. Upon completion of the new building, the existing warehouse would be converted into offices. A portion of the building would be removed to separate it from the other existing buildings, which will be required by Code for the change in occupancy type. Details of the changes to this existing building have not been provided at this time. On the south side of the proposed warehouse-to-office conversion, existing loading docks would be removed, a small building would be demolished, and the surface parking would be reconfigured to provide additional spaces. A future 4-story parking structure is shown at the southwest corner of the site, but no details have been provided. The applicant indicates that it would be similar in size and appearance to the one currently under construction on the north side of the tower. Other changes to the site include the rerouting of the traffic circulation throughout the site, a trail system for connectivity and recreational purposes, and new recreational fields. There is also a deferred parking lot shown on the north side of the detention basin, in the same location as the temporary lot that was recently constructed to offset the loss of parking during construction of the new parking structure. The temporary lot will be removed upon completion of the parking structure, and the deferred parking lot would not be constructed in its place unless it becomes necessary to meet parking demand. The attached Statement of Purpose describes the project in more detail. 2. Background: Because the campus has grown incrementally, this is a complex application that includes multiple plat areas and zoning districts. In 1994, RZ rezoned what is now the east half of the campus to BP.

5 Page 3 In 2003, the plan was revised for the campus and tower addition (RZ-12-03, PR ). In 2007, what is now the west portion of the campus was rezoned to BP and received plan approval for a warehouse and manufacturing expansion (RZ , PR , PR ). The campus was also platted/re-platted as Garmin Properties Phase 1 at that time (P ). In 2009, Garmin acquired the medical office building at the northeast corner of 151 st Street and Mahaffie Place, which was platted as Olathe Medical Clinic in In 2013, a final plat for Garmin Properties Phase 2 (P ) was recorded in conjunction with an expansion for a new surface parking lot to the northwest of the current buildings. Earlier this year, PR was approved for a parking lot expansion, and PR was approved for a new parking structure. Also in 2015, Garmin acquired two existing buildings on the east side of Mahaffie Circle, which are part of Gateway Business Park First Plat (platted in 1990). The entire area bounded by 151 st Street on the south, I-35 on the west, Ridgeview Road on the east, and the Mission Ridge subdivision on the north, was part of RZ-26-86, a 1986 rezoning case. Much of the area has been rezoned since 1986, but there is still a large area that retains the 1986 zoning classification and preliminary development plan, including the M-1 zoned land where Garmin proposes to build the new warehouse/office/manufacturing building as part of this application. The 1986 rezoning ordinance and preliminary development plan included a stipulation for a 75 foot wide landscape buffer adjacent to the residential area. While not stipulations, it is also documented that the owner committed to the following for the M-1 district: Installation of landscape materials within the buffer area to be planted by Spring of 1987 to allow it to begin to mature prior to development of the industrial area; An additional 65 foot building setback on top of the 75 foot buffer area, for a total of 140 feet from residential property lines (parking would be allowed within the 65 foot area, but not the 75 foot landscape buffer); No overhead doors or loading areas on the rear of any buildings which back up to residential areas; No open storage of materials or vehicles behind buildings that back up to residential areas; High quality building materials and architectural uniformity; High quality building materials on rear of buildings which back up to residential areas; No rail spurs. With this application, there are three portions of the parking lot behind the new building that would encroach into the 75 foot buffer area so as part of the preliminary development plan for the overall Garmin Campus, the M-1 portion of the plan will require a Zoning Amendment to remove the stipulation from the 1986 ordinance. It is also worth noting that the landscaping within the buffer area was not planted in 1987 as intended. Also contrary to the property owner s commitments at the time of the rezoning, the current application would place a portion of the building within the 140 foot building setback from the residential area, and would place one overhead door on the northwest side of the new warehouse, which is semi-adjacent to residential property. Building setbacks, buffers, and landscaping are discussed in more detail below.

6 Page 4 3. Public Notice: Notice of the public hearing originally scheduled for September 28, 2015 was provided in accordance with the Unified Development Ordinance (UDO) and statutory requirements. After the application was continued to the October 12 th meeting, the applicant mailed first class letters to surrounding property owners to notify them of the continuance. Some residents have stated that they did not receive those letters until after the October 12 th meeting. To ensure all surrounding property owners received adequate notice of the continuance to November 9 th, the applicant mailed certified letters well in advance of the new meeting date. Additionally, the rezoning signs posted on the property were updated to reflect the November 9 th public hearing date. 4. Neighborhood Meeting: The applicant held a neighborhood meeting on August 17, 2015 (see notes attached to October 12, 2015 Planning Commission packet). Residents expressed concerns regarding phasing, traffic, landscaping, lights, noise, and security cameras on the rear of the building. The phasing of the campus expansion is largely unknown. The loop road and traffic circulation on the east side of the campus will be constructed in conjunction with the new parking structure project, which is already underway. The timing for the new building, warehouse-to-office conversion, and future parking garage will depend on Garmin s growth and stock prices. Traffic, landscaping, and lighting are discussed in more detail below. In response to the noise concerns, the neighborhood meeting minutes indicate that Garmin offered to have a sound study done to make sure the building will not make the existing highway and train noise worse. To date, staff has not had any discussions with Garmin regarding this study or when it would be completed. In response to the question about security cameras, Garmin indicated that cameras would be used to monitor doors on the rear of the building, but they would not be aimed towards neighbors houses. 5. Comments Received / November 9 th Update: Since the October 12 th meeting, staff has received two messages regarding the Garmin Master Plan rezoning application through the City s OlatheConnect app. One of these was also received as a hard copy. These messages expressed concerns regarding traffic, noise, lighting, landscaping/buffering, and more. A copy of these comments has been provided to the Planning Commission. Several residents have also expressed frustration with Garmin associates smoking within the residential neighborhoods due to Garmin maintaining a smoke-free campus. The applicant has provided the following response: Garmin has notified their associates to not smoke on surrounding neighbor s private property and will continue to monitor the situation, but they cannot control or deny them the option to smoke on public property, which includes the public street right-of-way. Garmin has set a policy to be a smoke-free campus therefor no smoking is allowed on Garmin s private property. 6. Zoning Requirements: a. Dimensional Standards Because the portion of the site that is zoned BP is proposed to remain largely unchanged, only the M-1 dimensional standards are

7 Page 5 addressed below. The new building complies with the following regulations that apply to the M-1 District for Site Design Category 5 and Building Design Category E: a. Maximum Height i. Buildings: 12 stories / 144 feet (the proposed building is 48 feet tall at its maximum height above grade) ii. Other Structures: 100 feet (setback a distance greater than or equal to height) (three liquid nitrogen tanks located behind the building are shown to be approximately 31 feet tall) b. Minimum Front Yard = 20 feet (the building is more than 100 feet from all property lines) c. Minimum Side Yard = 10 feet (the building is more than 100 feet from all property lines) d. Minimum Rear Yard = 10 feet (the building is more than 100 feet from all property lines) e. Minimum Parking/Paving setbacks (all parking lots are set back sufficiently to meet these requirements) i. 20 feet from street right-of-way ii. 7.5 feet from property lines f. Open space = 15% of net site area (this statistic was not provided, but staff believes the amount of open space indicated on the plan would exceed 15% of the site area) 7. Composite Design Standards: The building and site design categories are determined by the site s designation on the Future Land Use Map. This property is located within an Employment Area, so it is subject to Site Design Category 5 and Building Design Category E. a. Site Design Standards: Composite Site Design (Category 5) Parking Pod Size (max. 160) Pedestrian Connections Drainage Features Buffer Area Adjacent to Other Uses Proposed Design Pods are less than 160 spaces (1 exception) Trail system to connect campus Hardscape entry monument added Increased setback and landscape buffer provided 1. Parking Pod Size With the exception of one location that already has an approved plan for a configuration that includes a parking pod greater than 160

8 Page 6 spaces (PR ), islands have been added to separate parking into pods of 160 spaces or less. 2. Pedestrian Connections A conceptual layout is shown for a new trail system throughout the campus, which will provide a number of cross-property connections to facilitate access between buildings and parking lots. 3. Drainage Features The site utilizes regional detention. The existing east basin adjacent to Ridgeview Road will be modified, with a new hardscape entry monument added. The applicable Site Design Standards option for a dry-bottom basin requires it to be maintained as extensively landscaped open space with a shallow slopes and a curvilinear shape. The plans indicate that approximately 45 existing trees will be removed around this east basin, with only 5 new trees planted. The applicant explains that removal of these existing trees is important for the redefining of the adjacent entrance as Garmin s front door since it will allow views to the new signage and parking garage to help visitors understand where to go. Furthermore, the applicant does not want to define the edges of the basin with landscaping, because it is maintained as an open lawn area and they do not want to call attention to the fact that it is a detention basin. In response to staff s comments that additional landscaping is needed to meet the above-mentioned requirement for extensive landscaping around the basin, the applicant has submitted a revised landscape plan excerpt that defines the entrance drive with Prairie Dropseed Grass and adds a row of Tam Juniper shrubs along the east edge of the basin, near the street. The landscape plan shows new trees to be planted along the edge of Garmin s portion of the west detention basin, located near the new building and I-35. These trees will also help to provide some screening of the dock doors from I Buffer Area Adjacent to Other Uses In accordance with the Site Design Standards buffer requirements, the new building is located more than 100 feet from the R-1 zoning district, and perimeter landscaping areas are more than 40 feet deep. b. Building Design Standards: The following is an analysis of the composite building design requirements for the proposed building. The development is subject to Building Design Category E standards (UDO ). The applicant has submitted a narrative to address the specific building design standards and a separate drawing is included in the packet to identify different building features (Color Elevations). The applicant has labeled the elevations as North, East, South, and West; but because the building sits at an angle, staff has chosen to refer to them as Northwest (or NW; labeled as North), Northeast (or NE; labeled as East), Southeast (or SE; labeled as South), and Southwest (or SW; labeled as West). Composite Building Design (Category E) Horizontal Articulation Proposed Design Wall offsets at multiple locations between office, manufacturing and warehouse functions. Wall notches provided through small recess between window frame and glazed portion of

9 Page 7 Vertical Articulation Focal Point Element Façade Expression building. Change in roof height between warehouse (44 ), manufacturing/loading docks (32 ) and office building (23 ). Shed-roof skylights on the SE elevation, mechanical roof screen walls on SW elevation. Main entry on SE elevation has 10 increase in roof height from office building. Change in materials between lower and upper portions of building with insulated metal wall panels, precast concrete, Kalwall (fiberglass panel) and different types of glazing. Transparent Glass (>20%) All sides of the building exceed minimum 20 percent glass requirement, including glass panels and Kalwall. Building Materials on Primary Facades (>70% Category 1; remainder from Category 2) Category 1 / Category 2 NE elevation - 84% 16% NW elevation - 99% 1% SE elevation - 94% 6% SW elevation - 74% 26% Building Materials on Secondary Facades (>50% Category 1; remainder from Category 2) Transition Standards Overhead Doors / Loading Docks N/A (all facades are primary facades) Exception requested (see explanation below) Windows above some doors; exception requested (see explanation below) 1. Horizontal Articulation Category E buildings are required to incorporate horizontal and vertical articulation every 100 feet of primary façade width. The proposed building includes wall offsets and various locations where there are changes in building function between office, manufacturing and warehouse. The warehouse portion of the building does not include wall offsets but the applicant has proposed wall notches with small separation between the window frame and glazed portion of the building. The northeast and southwest elevations include multiple breaks in the precast concrete with Kalwall (fiberglass panels) that extend the full height of the façade. 2. Vertical Articulation The building include changes in roof height between the warehouse (44 ), manufacturing/loading docks (32 ) and office building (23 ). There are shed-roof skylights on the SE elevation and mechanical roof screen walls on SW elevation. The northeast elevation, facing residential area, does not include vertical articulation over the warehouse. The applicant has indicated that this type of articulation is not possible over the warehouse building. They request that the

10 Page 8 rear elevation of the building be considered a secondary façade, which does not require vertical articulation. 3. Focal Point Element The main entry to the building on southeast elevation has a 10-foot increase in roof height from the office building. 4. Façade Expression The building includes changes in materials between lower and upper portions of building with insulated metal wall panels, precast concrete, Kalwall (fiberglass panel) and different types of glazing. 5. Transparent Glass Category E design standards require transparent glass on a minimum of 20 percent of primary facades. The proposed building includes clear insulating glass and glass panels on the office and manufacturing areas and Kalwall (fiberglass panels) and aluminum framed windows on the warehouse. Spandrel or opaque glass is allowed for a portion of Category E buildings. All sides of the building exceed 20 percent glass, including Kalwall, and the southeast elevation has 84 percent glass. 6. Building Materials The proposed building consists of precast concrete with form-liner finish, insulated metal wall panels, corrugated metal wall panels, Kalwall fiberglass panels, clear insulating glass and panelite glass. The applicant has submitted samples for the Kalwall and metal panels and these will be available for review at the meeting. All sides of the proposed building meet the definition for primary façade because they face or are visible from a public street or private drive that serves customers. The following is a breakdown of the proposed building materials and required standards. Façade (elevation) Category 1 Category 2 Northeast (faces R-1) Northwest (faces I-35) Southeast (faces Garmin) Southwest (faces RR/ Dillard s) Precast / Glass / Kalwall (84%) Precast / Glass / Kalwall (99%) Precast / Glass / Kalwall (94%) Precast / Glass / Kalwall (74%) Requirement (Category 1 / 2) Metal Panel (16%) 70% / 30% Metal Panel (1%) Metal Panel (6%) Metal Panel / Dock Doors (26%) 70% / 30% 70% / 30% 70% / 30% The metal panel is intended by the applicant to meet the definition of Category 2 s architectural metal, but may also meet the definition of corrugated metal, which would be prohibited as a Category 3 material. After examining the quality of the material sample submitted, staff is comfortable counting this material as a Category 2 architectural metal. 7. Transition Standard To meet this standard, portions of buildings within 200 feet of an R-1 or R-2 district must be no taller than 35 feet or two stories. The taller portion of the building averages 44 feet in height. The grade changes

11 Page 9 8. Parking: across the length of the building, and there is one segment of the building that will be 48 feet tall at its highest point. Due to the shape of the property line, there are portions of the 44-foot tall portion of the building that are located within 200 feet of the adjacent R-1 district. In one area, the building is only feet from the R-1 district (its closest point). The applicant requests an exception to allow the building height and setback as shown. The applicant chose to locate the building where shown in order to keep the loading docks and most of the parking spaces and activity on the opposite side of the building from the residential area. Due to the shape of the site, that placed portions of the building less than 200 feet from the residential property. However, the applicant points out that the building sits below the level of the residential lots, making the effective height of the building less than 35 feet for the affected residential lots. At its lowest point, the berm is 37.5 feet below the top of the building. To further offset this requested exception, the applicant has provided additional landscaping adjacent to the residential properties in that area. 8. Overhead Doors / Loading Docks The building includes loading docks on the southwest elevation and a small loading dock on the northwest elevation. According to UDO requirements, overhead doors visible from a public street must incorporate a canopy and/or windows in the overhead doors. The doors on the main loading dock are facing Mahaffie Circle and the smaller dock is facing I-35 Highway. The few overhead doors on the northwest elevation appear to include canopies. The applicant does not provide canopies for the doors on the main loading dock to maintain a clear view for overhead security cameras to monitor shipping operations. This façade does include aluminum framed windows along the Kalwall sections. An exception is requested to allow the overhead doors as proposed. 9. Mechanical Equipment The rooftop mechanical equipment above the loading dock will be screened by perforated metal panels to match the exterior of the new parking garage. There are metal louvers above the office (logistics) area on the southwest elevation. The louvers will be painted to match the precast concrete. The floor plan identifies three liquid nitrogen tanks on the rear of the manufacturing area (NE elevation). The applicant is proposing additional landscaping along the residential property line to provide screening for the tanks. Garmin currently has a shortage of parking on the campus, but the new parking structure (PR ) under construction will provide additional spaces to meet the current demand. The proposed new development will further increase the parking demand on the campus. Upon full buildout of the campus as shown on the preliminary development plan, more than 1,000 additional surface parking spaces will be added. The applicant calculates that 4,542 parking spaces are required by the Unified Development Ordinance. As the site plan indicates, the campus at buildout will include approximately 4,591 parking spaces, including 185 deferred parking spaces. Without the

12 Page 10 deferred parking, the plan would provide 4,406 spaces. Some additional spaces are likely be lost to accommodate the required 92 handicap stalls, which are not indicated on the preliminary development plan except for those in existing parking lots. 9. Traffic: The applicant completed a Traffic Impact Study that recommends a number of improvements along 151 st Street and Ridgeview Road. Since the campus expansion will be phased, the timing of these improvements will be tied to specific phases of development. The following image shows the locations of the improvements, corresponding to the letters used in the list below. 1. At the time that the private drive connecting Mahaffie Circle and Ridgeview Road is relocated, the developer will make the following improvements: A. On Ridgeview Road at the new/relocated private drive: i. Modify the pavement markings to provide a northbound left turn lane and one through lane in each direction; and ii. Construct a southbound right turn lane. B. On Ridgeview Road at Meadow Lane: i. Modify the pavement markings to provide a southbound left turn lane and one through lane in each direction. 2. Prior to occupancy of the new warehouse/office/manufacturing building, the developer will: C. At Ridgeview Road and the south drive/school drive: i. Install a traffic signal;

13 Page 11 ii. Construct a northbound left turn lane; and iii. Construct a second southbound through lane. D. On 151st Street at the easternmost drive into the Garmin property: i. Construct a median to restrict northbound and southbound left turn and through movements. E. On 151st Street at Brentwood Street: i. Extend the eastbound left turn lane. F. At 151st Street and Mahaffie Circle: i. Construct a second eastbound left turn lane; and ii. Modify pavement markings on the southbound approach to provide a shared left/through lane and dual right turn lanes; and iii. Construct a second southbound right turn lane. 3. There are also certain improvements recommended by the Traffic Impact Study that will be designed and constructed by the City, which means that the Governing Body will make the sole determination regarding the timing of the improvements. The developer will make a contribution toward the cost of design and construction of these improvements, as agreed upon by the Governing Body. 10. Streets: G. At the intersection of 151st Street and Ridgeview Road: i. Construct a second southbound left turn lane; ii. Extend the existing westbound right turn lane; and iii. Modify the median to improve left turn storage for northbound traffic. H. On 151 st Street: i. Construct a third westbound through lane on 151st Street (beginning 300 feet east of Mahaffie Circle, and continuing west to the I-35 northbound entrance ramp). A new cul-de-sac is shown for the terminus of Mahaffie Circle adjacent to the new building. The bulb of this cul-de-sac is required to be 96 feet in diameter (pavement width, not rightof-way), so it will need to be revised prior to construction. 11. Landscaping and Screening: Due to the size and scale of the plan, staff requested that existing trees be shown on a separate sheet in order to make it clear which ones would remain and which ones would be removed. The landscape plan would then show only those existing trees to remain and new trees to be planted. The existing tree plan shows a total of 404 existing trees to remain, and a total of 433 existing trees to be removed. The majority of the trees to be removed would be removed due to grading and construction work, reconfiguration of parking lot and drive layouts, or new pedestrian corridors to connect the buildings. The landscape plan includes an Additional Trees Summary table which indicates that only 213 existing trees are proposed to remain. The applicant will need to provide more information with final

14 Page 12 development plans and building permits to allow staff to review the plans in more detail and understand why these numbers do not match. The landscape plan shows a variety of trees and shrubs to be planted in accordance with Unified Development Ordinance requirements. The summary tables on the landscape plan show the calculations for required street frontage landscaping, landscape buffers adjacent to residential areas, and building façade/foundation landscaping. The parking lots include islands as required. Some of the parking areas include berms for screening, but some of the new or reconfigured parking lots do not show how they will be screened. The Unified Development Ordinance requires berms or shrubs to a height of three feet along 100% of any portion of a parking area that faces a street right-of-way. A stipulation is recommended to ensure that this requirement is met. A Type 5A buffer is required adjacent to the R-1 districts. The applicant has instead opted to provide a Type 6 buffer, which is wider and requires more planting material than the Type 5a buffer. Stipulations are recommended to ensure installation of landscaping within the buffer areas prior to construction of the portions of the development that are adjacent to those buffers. There is currently a series of small walls located near the northwest corner of the campus. Neither the applicant nor staff knows what the purpose of these walls is, but they were installed sometime during the 1980s as the residential areas were developing. They may have been intended to serve as a visual or sound buffer from the railroad tracks, industrial development, or I-35. The applicant proposes to remove these existing walls and provide the landscape buffer as shown. At the October 12 th public hearing, several Planning Commissioners expressed a desire to see the berms and landscaping installed immediately instead of waiting for construction of the new building to begin. This would allow the landscape buffer to begin maturing prior to construction on the site, and it would help to offset a previous developer s unfulfilled requirement for landscaping to be installed within that area in the 1980s (see Background on pages 2-3). The applicant has provided the following response to that request: 12. Lighting: The Berms will need to be constructed with the development of the project for several reasons. First, the storm sewer pipe needs to be constructed to handle the water from the residential areas. The storm can t be built until the site is developed. Secondly, the topsoil off the field will be used for the berm. If we strip off the topsoil it isn t practical to keep using it as agricultural use. Landscaping will be installed as soon as practical when the berms are developed with the project. Photometric plans have been submitted for the site and show 0.0 foot-candles at all points along the adjacent residential property line. The plans appear to comply with UDO requirements for lighting, but will be reviewed in more detail with final development plans and building permits. Light poles are restricted to 20 feet in height adjacent to residential areas, and the applicant has adjusted the lighting plan accordingly. The proposed new recreational fields and trail system will not be illuminated.

15 Page Noise: After hearing concerns expressed at the October 12 th public hearing, the applicant has provided the following response regarding the impact of the proposed development on noise levels: 14. Utilities: The operations within the proposed building are planned to replicate those currently underway in the existing manufacturing and warehouse buildings. Noise from within the existing building cannot be heard outside to the north which would be a similar orientation for the new building with the neighbors on the east. We contacted an acoustical engineer and no significant increases in noise will be projected off the building, however a letter with additional information will be forthcoming. Per Section there is a Noise Control Officer with the City. We will review our findings however we feel the development will not add any significant noise to the neighborhood. The site is within the City of Olathe water and sewer service area. This is an expansion of the existing development, so all utilities are available within the vicinity. A major gas pipeline separates Garmin s existing development from the proposed new building and Brittany Place subdivision. The applicant has provided an executed encroachment agreement with Southern Star Central Gas Pipeline, Inc. as documentation that the proposed plans have been reviewed by Southern Star for safety and compliance with regards to the pipeline and easement. 15. Stormwater: There is an existing detention basin located on the west side of the Garmin site along Mahaffie Circle. Stormwater detention will be provided through a combination of existing off-site and on-site detention facilities. A preliminary stormwater management report was submitted for the proposed development. The development is subject to Municipal Code Title 17 requirements as they relate to stormwater quality and detention. Stormwater detention shall be designed to control the one (1) year design storm to 75 percent of the existing condition and the ten (10) year design storm to existing conditions. The final site development plan shall include an updated stormwater management report and drainage plan. In response to comments voiced during the public hearing at the October 12 th meeting, the applicant s engineer has done some outreach with adjacent neighbors to discuss stormwater concerns. No information regarding these meetings has been provided to staff, but the engineer is proactively working to make sure that residents concerns are adequately addressed. 16. Rezoning Analysis: The following are criteria for considering applications as listed in Unified Development Ordinance (UDO) Section and staff findings for each item:

16 Page 14 A. The conformance of the proposed use to the Comprehensive Plan and other adopted planning policies. The future land use map of the Comprehensive Plan identifies this as an Employment Area, with a small portion near the northeast corner of the site designated as Conventional Neighborhood. This conventional neighborhood area is being considered for a change to an employment area with the 2015 Comprehensive Plan update. The proposed Garmin warehouse/office and manufacturing facility is appropriate in this Employment Area. B. The character of the neighborhood including but not limited to: land use, zoning, density (residential), architectural style, building materials, height, structural mass, siting, open space and floor-to-area ratio (commercial and industrial). The area in the vicinity of 151 st Street and Ridgeview Road is characterized by a variety of land uses. There are commercial and retail uses, public schools, warehouse facilities, and the Garmin campus. A single family neighborhood is located north of the campus. A variety of zoning districts are found in this area to accommodate this diversity of uses. There is no specific architectural style or standard of building materials for these existing conditions. The Garmin campus includes the main 8-story corporate tower, and one- and two- story manufacturing/warehousing buildings fronting on 151 st Street. The Garmin campus uses some common building materials and glass throughout the campus to provide some unity of design. C. The zoning and uses of nearby properties and the extent to which the proposed use would be in harmony with such zoning and uses. As noted, the Garmin campus includes areas of BP (Business Park) and M-1 (Light Industrial) zoning. The area of M-1 is a result of initial approvals for the Gateway Business Park along Mahaffie Circle. There is a single family neighborhood northeast of the campus. This area is zoned R-1 (Single Family Residential). The proposed zoning amendment and development would be compatible with the existing and planned zoning and uses for this area. D. The suitability of the property for the uses to which it has been restricted under the applicable zoning regulations. The vacant portions of the Garmin campus are zoned M-1. This area is suitable for development in the Employment Area of the Future Land Use map, and the proposed amendment provides a land use plan that is appropriate for the existing M-1 zoning district. E. The length of time the property has remained vacant as zoned.

17 Page 15 The property is and has been vacant since rezoning and platting of the Gateway Business Park more than twenty years ago. F. The extent to which approval of the application would detrimentally affect nearby properties. The northwest portion of the campus has been zoned M-1 and planned for light industrial uses since The original plan for this M-1 area included six individual industrial lots, whereas the proposed plan provides a new lot configuration with one large building. The single-family homes in the adjoining Brittany Place subdivision have abutted the M-1 zoning in the Gateway Business Park since the time they were constructed. Adjacent residents understandably have concerns pertaining to issues such as noise, lighting, stormwater, traffic, landscaping, and more; however, most of these concerns would exist for this M-1 district regardless of whether or not this particular plan is approved. The proposed site plan has been designed to minimize the project s impact to adjacent residential areas, and the City s codes and regulations address many of these concerns. Several stipulations have also been recommended to further mitigate the impact of the project on adjacent residential areas. G. The extent to which development under the proposed district would substantially harm the values of nearby properties. It is not expected that the proposed warehouse/office/manufacturing building would substantially harm or negatively impact nearby property values, although adjoining single-family homes might not realize the same rate of property value appreciation as those homes that do not abut the new building. The proposed amendment provides one large building instead of six smaller buildings, but there was always to be industrial development on the site that could influence the value of adjoining single-family homes. Proper landscaping and screening will help to mitigate the impact of the development on adjacent home values. H. The extent to which the proposed use would adversely affect the capacity or safety of that portion of the road network influenced by the use or present parking problems in the vicinity of the property. The campus expansion and new building will provide more employees for Garmin in the future. Road improvements are planned as noted in the staff report, and will be phased and constructed in a manner designed to meet demand and not cause adverse impact on the road network in the area. Off-street parking and parking garages are designed to provide sufficient on-site parking for employees. I. The extent to which the proposed use would create air pollution, water pollution, noise pollution or other environmental harm.

18 Page 16 The site includes proper stormwater drainage and detention, and is not expected to create excessive pollution or environmental harm. The development will follow all regulations and codes pertaining to prevention of environmental harm. Garmin has also offered to conduct a noise study to provide assurances to adjacent residents that the proposed development will not result in an increase in noise within the residential area. J. The economic impact of the proposed use on the community. The proposed development will increase employment opportunities in the city and generate new real estate taxes on land that is currently vacant. The anticipated 2,700 new employees would provide a significant boost to the local economy with a highly desirable tech-sector company. 17. Staff Recommendation: A. Staff recommends approval of RZ for the following reasons: 1) The proposed development complies with the Goals, Objectives and Policies of the Comprehensive Plan. 2) The amendment to the M-1 zoning classification meets the Unified Development Ordinance criteria for considering zoning applications. 3) The proposed development complies with the development and performance standards of the M-1 zoning classification as stipulated. B. Staff recommends approval of RZ with the following stipulation to be included in the rezoning ordinance: 1) The property shall be developed in accordance with the preliminary development plan and stipulations. C. Staff recommends approval of the preliminary development plan with the following stipulations to be completed with the final site development plan and final plat: 1) Final development plans shall be submitted for review and approval prior to issuance of building permits for the new building or any significant renovations of existing buildings that impact occupancy. 2) Prior to recording of a final plat, the applicant shall be required to pay Street and Signal Excise Fees. 3) An updated stormwater management report and drainage plan shall be submitted with the final development plan. 4) Sign permits shall be required for all signs in accordance with UDO ) All rooftop equipment shall be fully screened in accordance with Unified Development Ordinance (UDO) requirements. 6) Parking lot screening shall be provided in accordance with UDO M.2.

19 Page 17 7) Per UDO requirements, all exterior ground or building mounted equipment, including but not limited to mechanical equipment, utility meter banks and coolers, shall be screened from public view with landscaping or an architectural treatment compatible with the building architecture. 8) All on-site wiring and cables shall be placed underground. 9) Landscaping shall be provided adjacent to streets in accordance with UDO L. The landscaping adjacent to Ridgeview Road shall be installed at the time the private drive connecting Mahaffie Circle and Ridgeview Road is relocated. The landscaping adjacent to 151 st Street shall be installed at the time the south parking lots are reconfigured. The landscaping adjacent to Mahaffie Circle shall be installed at the time the new warehouse/office/manufacturing building is constructed. 10) Buffer A and Buffer B landscaping shall be installed with the adjacent private drive. 11) Buffer C and Buffer D landscaping shall be installed at or before the time of construction of the new warehouse/office/manufacturing building. 12) All water and sewer improvements, public or private, shall conform to the City of Olathe Technical Specifications and Design Criteria. 13) The liquid nitrogen tanks for the new office/warehouse/manufacturing building shall be screened. Details of the method of screening shall be provided for consideration with the final development plan. 14) The following traffic improvements will be installed in accordance with the Traffic Impact Study and City specifications: a. At the time that the private drive connecting Mahaffie Circle and Ridgeview Road is relocated, the developer shall: i. On Ridgeview Road at the new/relocated private drive: 1. Modify the pavement markings to provide a northbound left turn lane and one through lane in each direction on Ridgeview Road at the private drive; and 2. Construct a southbound right turn lane; and ii. On Ridgeview Road at Meadow Lane: 1. Modify the pavement markings to provide a southbound left turn lane and one through lane in each direction. b. Prior to occupancy of the new warehouse/office/manufacturing building, the developer shall: i. At Ridgeview Road and the South Drive/school drive: 1. Install a traffic signal; and 2. Construct a northbound left turn lane; and 3. Construct a second southbound through lane; and ii. On 151st Street at the easternmost drive into the Garmin property: 1. Construct a median to restrict northbound and southbound left turn and through movements; and iii. On 151st Street at Brentwood Street:

20 Page Extend the eastbound left turn lane; and iv. At 151st Street and Mahaffie Circle: 1. Construct a second eastbound left turn lane; and 2. Modify pavement markings on the southbound approach to provide a shared left/through lane and dual right turn lanes; and 3. Construct a second southbound right turn lane. 15) The developer will make a contribution, as agreed upon by the Governing Body of the City, toward the cost of design and construction of the following improvements which will be installed in accordance with the Traffic Impact Study and City specifications: a. At the intersection of 151 st Street and Ridgeview Road: i. Construct a second southbound left turn lane; and ii. Extend the existing westbound right turn lane; and iii. Modify the median to improve left turn storage for northbound traffic; and b. On 151 st Street: i. Construct a third westbound through lane on 151st Street (beginning 300 feet east of Mahaffie Circle, and continuing west to the I-35 northbound entrance ramp). Chairman Harrelson welcomed everyone and outlined procedures for the process this evening, including the public hearing portion of the meeting. Mr. Clements then proceeded to present the staff report. Following staff presentation, Chairman Harrelson asks the applicant to come forward and make their presentation: Dan Zeller, Gould Evans, 4041 Mill Street, Kansas City, Missouri, appeared before the Planning Commission and made the following comments: Mr. Zeller: I m going to give a brief update, a replication of the presentation we gave at our last Planning Commission meeting, basically, as a couple of neighborhood meetings we had, just to share some updated information with folks in the room. We also have Chris Voeth here, who is going to go through the specific comments that we had from our last Planning Commission meeting. Patrick Desbois is here from Garmin, as well as Teresa Reicherter. This is the updated master plan that Garmin is proposing to move forward. The reason for the updated Master Plan is to continue growth on Garmin s campus. They ve outgrown their warehouse manufacturing space. It s actually not effectively useable. The new building is actually taking the place of the existing warehouse manufacturing. The footprint of the existing warehouse manufacturing is about 475,000 square feet; our new footprint is 575,000. So, it s slightly larger than the footprint that is there today. The parking garage is under construction and the rest of the project, this loop that s continuing through here, as well as the warehouse

21 Page 19 manufacturing building on the north side of the property, along with the parking lot, is all part of this new, updated master plan. Some site amenities to walk through briefly. We are proposing a softball field as a buffer to the neighbors on the north side. There s a soccer field with some sand volleyball courts here, and there s a two-mile walking/jogging trail that circles the campus. It s important to note that there s a 50-foot gas easement that s running through the middle of the campus, which is why most of these green fields are located here, because we cannot build on the gas easement that s running through the property. So, this is a metric of the building, and I wanted to walk through the material palates. The orange area is the warehouse; the blue space is the manufacturing space, a two-story space. On the upper level along the south façade are some offices. There s a dining commons on the lower level of the smaller portion of the building on the south face. And then, one of the businesses is the reverse logistics, and that s located here. All of the truck docks are located facing I-35 and away from the neighborhood. The material palate that we have for the building, a majority of them are Class A materials according to the UDO, but this is indicating where the precast would be located across the building. We do have clerestory, so the Kalwall that s on their existing warehouse today is wrapping the perimeter of the building with clerestory, with some articulation coming down the east side to let natural light into the building. We do have some metal on the building, and that s denoted here in the blue. And we have some clear glass and clerestory that s letting light into the warehouse manufacturing space. Also, we have some views to depict what the building will look like, what it s planned to look like. This is from the southwest, the entrance to the building, with the dining commons located over here, the main entrance located here, and the offices and warehouse are on the other side. This is looking straight from campus as they continue across the site into the campus, the main entry. This is from I-35. It s hard to tell but it is back here, across this side. This is from the north side of the property if you re coming southbound on I-35. That s what the north side will look like. There is an entrance on the back, a break room and some other things for people who work in the back end of the warehouse. This is a view from the parking lot looking back towards the dock doors, which are located back here on this side, screened by evergreens and tree material. Chris Vaith, McCowan Gordon Construction, 422 Admiral, Kansas City, Missouri, appeared before the Planning Commission and made the following comments: Mr. Vaith: We had about a half-dozen varied topics that we were asked to follow up on from the last meeting. I m going to try to lead our team through the conversation. Myself and Dan will try to answer these questions, and we have other team members here who can get into more detail if required. We re going to hit traffic, height and setbacks, specifically the views from the neighbors, stormwater and drainage, the landscaping, and lighting and noise. Starting with traffic, there were questions about the improvements that would take place dealing with the new expansion. This shows the various outlets and inlets for the Garmin campus. There are three sections of improvements, which I will discuss by timeline. Group A are items that we