OVERLAND PARK PLANNING COMMISSION MEETING. August 13, 2001

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1 OVERLAND PARK PLANNING COMMISSION MEETING August 13, 2001 The Overland Park Planning Commission meeting was called to order at 1:35 p.m. by Mr. Bob Sanders, Chairman. The following members were present, constituting a quorum: Mr. Tom Lance; Mrs. Charlene Conrad; Mr. Tex New; Mrs. Terry Happer Scheier; Mr. David White; Mr. Edward Reitzes; Mr. Richard Collins; and Mr. David Hill. Mr. Charles W. Hunter and Mrs. Nancy Diebel were absent. Also present were: Mr. Bart Budetti, Senior Assistant City Attorney; Mr. Bob Lindeblad, Current Planning Administrator; Ms. Mary Hunter, Senior Planner; Mrs. Leslie Karr, Senior Planner; Mr. Fred Sherman, Senior Planner; Mr. Mark Stuecheli, Senior Transportation Planner; Mr. Bryan Bear, Senior Planner; Mr. David Dalecky, Senior Planning Technician; Mr. Keith Gooch, Planner; Mr. John Stone, Park Planner; Mr. Matt Laipple, Engineering Technician; and Ms. Pamela Blaszyk, Senior Recording Secretary. Approximately 20 persons were in the audience. APPROVAL OF MINUTES June 25, 2001, and July 9, 2001 Mr. Tex New moved to approve the June 25, 2001, minutes. The motion was seconded by Mrs. Terry Happer Scheier, and carried with a vote of 8 to 0 to 1, including the vote of Chairman Sanders, and with Mrs. Charlene Conrad abstaining. Mrs. Conrad moved to approve the July 9, 2001, minutes. After a second by Mr. Edward Reitzes, the motion carried with a vote of 8 to 0 to 1, with Mr. David Hill abstaining. CONSENT AGENDA (Approved Consent Agenda items A, B, C, D, E, F, H, I, K, L, M, N, and O, continued item G, and withdrew item J). A. FINAL DEVELOPMENT PLAN APPROVAL CANTERBURY PREPARATORY SCHOOL 6820 West 121st Street. Application made by Phoenix Engineering and Surveying, L.L.C. B. FINAL DEVELOPMENT PLAN APPROVAL FAIRFIELD MANOR SUBDIVISION POOL West 124th Street. Application made by Payne and Brockway, P.A. C. FINAL DEVELOPMENT PLAN APPROVAL 24 HOUR FITNESS Metcalf Avenue. Application made by Purdy and Slack Architects, P.C.

2 Page 2 D. FINAL DEVELOPMENT PLAN APPROVAL GATEWAY SHOPPING CENTER 8997 Metcalf Avenue. Application made by Atha Architecture, P.C. E. FINAL DEVELOPMENT PLAN APPROVAL EVERETT S RESTAURANT 9100 West 135th Street. Application made by Davidson Design Group. F. FINAL DEVELOPMENT PLAN APPROVAL CORNERSTONE BANK TEMPORARY BUILDING 9120 West 135th Street. Application made by Davidson Design Group. G. FINAL DEVELOPMENT PLAN APPROVAL PLAZA GARDENS SOUTH OF OVERLAND PARK 7100 West 141st Street. Application made by Plaza Gardens of Overland Park. H. FINAL DEVELOPMENT PLAN APPROVAL CINGULAR WIRELESS Metcalf Avenue. Application made by Cingular Wireless. I. FINAL DEVELOPMENT PLAN APPROVAL HIGHLANDS IV OFFICE BUILDING Vicinity of the northwest corner of I-435 and Nall Avenue. Application made by HMN Architects, Inc. J. SIGN CRITERIA TRAILWOOD SHOPPING CENTER 5201 West 95th Street. Application made by Krtek Real Estate. K. FINAL PLAT NO MASTIN SQUARE West 88th Terrace. Application made by LHE, P.A. L. FINAL PLAT NO TH STREET BUSINESS PARK THIRD PLAT 9128 West 135th Street. Application made by Davidson Design Group. M. FINAL DEVELOPMENT PLAN APPROVAL BLUE VALLEY MAINTENANCE FACILITY 6869 West 153rd Street. Application made by the City of Overland Park. N. FINAL DEVELOPMENT PLAN APPROVAL COSTCO Vicinity of the northwest corner of 123rd Street and Metcalf Avenue. Application made by Polsinelli Shalton & Welte. O. FINAL DEVELOPMENT PLAN APPROVAL - SOUTHCREEK OFFICE PARK BUILDING West 132nd Street. Application made by Dean Development, Inc. Administrator, Current Planning Bob Lindeblad indicated that item G is being continued to the August 27, 2001, Planning Commission meeting. Item J has been withdrawn. All other Consent Agenda items were ready for approval with the appropriate stipulations. Mr. New asked that item M be removed from the Consent Agenda for discussion. Mr. Reitzes moved to approve the Consent Agenda items A through O, with the exception of items G, J, and M. The motion was seconded by Mrs. Scheier, and carried with a vote of 9 to 0.

3 Page 3 Regarding item M, the Final Development Plan for the Blue Valley Maintenance Facility, Mr. New understood that one light located on the north side of the building is to stay on during the night while the rest of the lights would be off. He wanted a stipulation to be added to indicate that the rest of the lights would be on a timer to be sure that they are turned off at the designated time. Planner Keith Gooch understood that the outdoor light on the north side of the building will be on a timer. He could propose a stipulation that would indicate that all exterior lights on the east, west, and south building elevations shall use cut-off luminaries and be turned off at dusk. Mr. New replied that would be satisfactory. Chairman Sanders questioned if a stipulation is necessary. Mr. Gooch replied that he was responding to Mr. New s request for a stipulation. He asked if 9 p.m. would be an acceptable time to shut off the lights as dusk may be too early. Mr. New replied that is acceptable if the applicant agrees to that condition. Mr. Matt Laipple, Engineering Technician, City of Overland Park, 6869 W. 153rd Street, was appearing as the applicant and indicated that he is the project manager for this building for the City. The light on the north side of the building will be on a photocell. The lights on the south, east, and west sides will be turned on with a switch. They will be used at night only when there are snow plowing operations and the drivers need to see around the building. The lights on the south side will have cutoff optics installed to direct the light to the ground. Lights will not be shining on the subdivision to the south of the Blue Valley facility. Mr. New asked if a reverse photocell is available that comes on at night and turns off during the daytime. Mr. Laipple replied that he was not sure if such a device is available. If a light switch is not sufficient, they would try to find something that would satisfy the concerns. Mr. New noted that timers can malfunction and it can be days before the problem is corrected. Mr. Brian Gibson, Harris Construction, 1600 Genessee, Kansas City, Missouri, indicated that as the building is designed, a timer will not be installed on the rear lights on the south elevation. They will be turned on or off as they are needed for snow plow operations. Most of the time those lights will be off. The lights to the north do not shine at all to the south. They will be on photocells and will turn on when the sun goes down and turn off when the sun comes up. In response to an earlier question, Mr. Gibson noted that there is a switch that works the opposite of the photocell. Mr. New understood that the only lights to be on at night are those located on the north side of the building. The other lights are to be off at night even if there is a snow storm. Mr. Gibson replied that the other lights will be on only if they are needed. Mr. New asked if there will be a need to have the other lights on. Mr. Gibson replied that there may be a need to have the lights on if it is necessary for the workers to go behind the building at night when there is a snowfall. However, the lights would be turned off when they are no longer needed. Mr. New asked if staff is comfortable with the lights being turned on when needed. Mr. Gooch replied affirmatively. Staff can work with the applicant to keep the lights off most of the time at night. Mr. New wanted to be sure the lights are shielded. Mr. New moved for the approval of item M, the Final Development Plan for Blue Valley Maintenance Facility, with stipulations a through c. The motion was seconded by Mr. Reitzes, and carried with a vote of 9 to 0.

4 Page 4 MASTER PLAN HEARING Public Hearing on the 2001 Master Plan. Senior Planner Mary Hunter indicated that today s hearing is the second of two public hearings before the Planning Commission regarding this year s Master Plan update. Ms. Hunter indicated that she would not go in great detail today as she covered the proposed amendments extensively at the last public hearing and at the work shop prior to that public hearing. The Master Plan Committee has had several work shops on this topic during the last six months. The main changes proposed to the 2001 Master Plan include updates to the following Master Plan Elements: 1) Neighborhoods Element; 2) Community Resources Element; 3) Parks and Recreation Element; 4) Economic Profile Element; 5) Utilities Element. There are also updates to the Community Policy Plan Issues section of the Plan Implementation text. Map changes are proposed to the following documents: 1) Future Development Plan; 2) Future Parks Plan; 3) Greenway Linkages Plan; 4) Street Network/Official Street Map (2001); 5) Community and Neighborhood Boundaries North of 95th Street map; 6) Community and Neighborhood Facilities map. There are also recommended changes to the Future Development Map that relate to Study Area No The Master Plan Committee has met and makes a recommendation to the Planning Commission that all of the proposed changes be adopted as part of this year s Master Plan. Staff recommended that the public hearing be held on the 2001 Master Plan and that Planning Commission Resolution No. 88 be adopted, a resolution adopting the amendments to the 2001 Master Plan. There will also be two public hearings before the City Council on the Master Plan. This is not the last opportunity for the public to have input on the plan. The first public hearing before the City Council will be held on August 20, 2001, at 7:30 p.m. The second public hearing before the City Council will be held on September 10, 2001, at 7:30 p.m. Chairman Sanders opened the public hearing on the 2001 Master Plan. Mr. Don Morgan, 7534 Kay Lynn, stated that he wanted to address the changes proposed from 151st Street and Conser to 151st Street and Kay Lynn. During the last Planning Commission meeting he attended, there was a discussion regarding Aldis. His primary opposition is to Aldis being located in the vicinity. He does not mind doctor s offices or lawyer s offices in that area. He was under the impression that there have been some significant changes and some of the people along 151st Street are already having moving sales. They were not notified of the last meeting and he was present to find out what is occurring with the zoning of that site. Mr. David White replied that he Chairs the Master Plan Committee. He clarified that they are not considering a change in the zoning. It is a change concerning the future development plan land use designation of the property. They have recommended that the site to which Mr. Morgan was referring be changed so that it is classified as office. The discussion about Aldis regarded an application that was presented several years ago. There is no such proposal before the Planning Commission at this time. As no one else wished to speak, the hearing was closed.

5 Page 5 Mr. White moved to adopt Planning Commission Resolution No. 88, which incorporates the amendments to the 2001 Master Plan. Mrs. Scheier seconded the motion. Mr. White clarified that the Master Plan Committee has taken into consideration the various discussions concerning the residents in the area of 151st Street and Conser, which is their study area. They believe that the best use of the land for planning purposes is office and not commercial. They have determined that an office environment in that location would break up the commercial corridor and preserve the character of that neighborhood. It would also provide a buffer between the commercial development and the surrounding residential. While it is a compromise, it is the preferred use at this time. The motion carried with a vote of 9 to 0. OFFICIAL STREET MAP Public Hearing on the Official Street Map 2001 Ms. Hunter stated that this is the first and only public hearing before the Planning Commission on the Official Street Map The Planning Commissioners have seen the recommended changes and compliance changes to the Official Street Map as part of the Master Plan discussion. The Official Street Map is the base map for all of the Master Plan Maps. This hearing is different from the Planning Commission public hearing on the Master Plan as they only have one public hearing and there is no request for the Commission to adopt a resolution. The recommended action is for the Planning Commission to recommend to the City Council the approval of the Official Street Map There are a few compliance changes to the map that relate to the realignment of collector streets as staff has obtained better information on where they will be located through zoning and development plan approvals. There are a couple of road status changes on the Official Street Map, which show that 127th Street, between Pflumm and Quivira, is now under construction as a major thoroughfare rather than being an unimproved thoroughfare. Also, 143rd Street, between Metcalf and Nall, will be moved to the improved thoroughfare category as it is under construction. Those are the only real changes to the Official Street Map. There will one other chance for public input as the Council will hold a public hearing regarding the Official Street Map on September 10, Mr. New referred to the proposal to change the legend to add the words, to complete full interchange with the proposed half interchange symbol. He asked for clarification on this amendment. Ms. Hunter replied that at 167th Street and U.S. 69 Highway there is presently a half interchange. They have always used a symbol that just indicated there was a half interchange. The question was raised by staff whether that was misleading people to believe that the half interchange would remain unchanged. Staff wants to show that while it is currently a half interchange, they eventually want it to be a full interchange. Chairman Sanders opened the public hearing on this item. No one came forward to speak and the hearing was closed.

6 Page 6 Mr. White moved to recommend to the Council the adoption of the Official Street Map 2001, as proposed. The motion was seconded by Mrs. Scheier, and carried with a unanimous vote. SPECIAL USE PERMIT NO A Metcalf Avenue. Special use permit requested for a five-year period of time, to allow the renewal of a drinking establishment. This property is currently zoned CP-1, Planned Restricted Business District. Application made by AAY, Inc. Mr. Gooch indicated that the applicant was requesting a special use permit for a fiveyear period of time for a drinking establishment. Hikari Japanese Restaurant is located in a tenant space within the Overland Market Place Shopping Center. A special use permit for a drinking establishment was approved in 1996 in connection with this restaurant. The Unified Development Ordinance (UDO) allows for drinking establishments to be renewed for a five-year period of time. Staff is not aware of any issues or complaints related to this drinking establishment. Staff recommended approval of this application for a five-year period of time with no stipulations. Mr. Ying Ye, applicant, 9227 Nieman Road, indicated that he agreed with the five-year period of time. Chairman Sanders opened the public hearing on this item. As no one wished to speak, the hearing was closed. Mrs. Conrad moved to recommend to the Council the approval of Special Use Permit No , for a five-year period of time. The motion was seconded by Mrs. Scheier, and carried with a vote of 9 to 0. SPECIAL USE PERMIT NO Dearborn. Special use permit requested for a two-year period of time, to allow a drinking establishment for a private golf course. This property is currently zoned R-1, Single-Family Residential District. Application made by LionsGate Golf Developers, L.C. (Continued) Mr. Lindeblad noted that this item was being continued to the August 27, 2001, Planning Commission. Mrs. Conrad moved for the continuance of Special Use Permit No to the August 27, 2001, Planning Commission meeting. After a second by Mr. Reitzes, the motion carried with a unanimous vote. REVISED PRELIMINARY PLAN APPROVAL VALLEY VIEW SHOPPING CENTER 8601 West 95th Street. Application made by H-T-Paul Company, Inc.

7 Page 7 Senior Planner Leslie Karr indicated that the applicant is requesting a revised preliminary plan for the Valley View Shopping Center to reconfigure the design and location of the center s pad sites. The plan proposes to remove the existing multitenant building on Antioch Road, relocate the Pride Cleaners building and the Commerce Bank ATM, and construct a new Walgreen Drug Store. The total squarefootage proposed is 109,072 square feet, which increases the square footage currently on site by approximately 6,000 square feet. The Pride Cleaners and Commerce Bank ATM propose to use the same building design and materials as the existing facilities on site. The Walgreen Drug Store will incorporate the same brick and accent colors as the center. The orientation of the Walgreen Drug Store places the drive-through window adjacent to the Antioch Road frontage. Because this is a prominent intersection, it is staff s opinion that additional work is needed on the Walgreen s elevations to anchor the corners of the building and create more visual interest along the Antioch Road elevation. Staff has continued to work with the applicant and received some revisions that were distributed to the Commissioners. The applicant is also scheduled to meet with the Site Plan Review Committee to look at this location and another Walgreen Drug Store location at 137th Street and Antioch to discuss more specific details related to building architecture. For the most part, the proposed changes in the center are acceptable to the Transportation staff. Staff received and distributed to the Commissioners the revised site plans that addressed most of the concerns raised by the Transportation staff. The applicant is proposing to include new landscaped islands which will introduce more green space within the center, improve site distance where the drive aisles intersect, and protect cars at the end of the aisles from other cars turning at those locations. The only remaining issue with the site plan is that the proposal would remove many of the existing trees within the center. It is staff s opinion that any of the trees worth saving should be maintained. There are some trees that are dead or in poor shape. Mr. New has visited the site and indicated that there are up to four trees that are not worthy of saving. To the extent that the trees can be preserved, they should be kept on site. The proposed plan is approximately 55 parking spaces short of the required number of spaces. In reviewing the history of this center, it seems that there has been an undocumented shortage of required parking spaces at this center for some time. The applicant s proposal, while still short of the required number of spaces, is an improvement to the existing situation. Although there is more square footage proposed, the tenants that are located in the center will include fewer restaurants, which will result in a gain in terms of the parking requirements. One hundred and thirty-one of the required parking spaces are for Arcadian Hall, a private meeting facility and reception hall. The UDO indicates that in shopping centers where there are convention centers, conference centers, assembly halls, ballrooms, or other similar facilities, shared parking may be allowed due to the overlapping usage of a portion of the spaces. The applicant has provided staff with some information about the Arcadian Hall operation in a letter from Mr. Brent A. Jaynes, Leisure Real Estate Advisors. Based on that letter, staff is recommending that shared parking be allowed for a portion of the parking spaces.

8 Page 8 Staff is recommending approval of the Revised Preliminary Plan for Valley View Shopping Center with two outstanding issues. One issue regards maintaining the existing trees to the extent possible. The second issue is to continue working on the building elevations for Walgreen Drug Store. Staff has provided stipulations a through d. The Planning Commission may wish to add another stipulation regarding the maintenance of the trees. Mr. Tom Lance asked if this site is developed as it is currently proposed, would the center comply with the landscape requirements. Mrs. Karr replied that 6 percent of the site is required to be landscaped. She believed that the proposed plan would meet the requirements. Mr. Lance asked if a stipulation should be added indicating that the landscape on the site would comply with the 6 percent landscape rule. Mrs. Karr replied that since this is already a requirement, she would make sure that information is included on the plans before this item proceeds to City Council. Mr. Lance asked if the ground cover on the islands where the trees are located complies with the landscape rules. Mrs. Karr replied that staff would consider the specific landscape details with the final plans. Mr. Lance asked about the night lighting for both facilities. Mrs. Karr replied that is also a detail that is considered with the final plan. She asked the applicant what they intend to do with lighting. It is not clear if they intend to remove the light pole fixtures that have been there since the 1960s or if they intend to use those existing poles. They have been asked to specifically address this issue as a part of the final plan approval. Mr. Lance asked if trash receptacles have been discussed. Mrs. Karr replied that Walgreen Drug Store is to locate their trash receptacle to the south of their building. It is not clear if the Pride Cleaners will need a trash receptacle or if they have internal trash. Chairman Sanders observed that Staff Comments indicate that the existing center should have 75 more parking spaces. That does not seem to change with the proposed plan. Mrs. Karr replied that she asked the applicant to recount the parking spaces based on the revised plan. They are now lacking 55 parking spaces. Chairman Sanders noted that Staff Comments indicated that Arcadian Hall requires approximately 131 of those parking spaces. In stipulation d, staff is suggesting that Arcadian Hall share 65 parking spaces or half of the 131 parking spaces. He asked for staff to comment on the letter from Leisure Real Estate Advisors. Mrs. Karr replied that staff wanted to verify that most of the Arcadian Hall activities are occurring in the evenings when the retail establishments would be closed or winding down their business activity for the day. The letter substantiates that there would be an opportunity for shared parking. Mr. White recalled that there is a shopping center sign on the corner of Antioch and 95th Street. He asked if that sign would be retained with the revisions. Mrs. Karr replied that the applicant may be proposing a new monument sign. Mr. White clarified that the new monument sign would be in accordance with the UDO. Mrs. Karr replied that the sign must comply with the UDO. Mr. Howard Paul, 201 South Kansas Avenue, Topeka, Kansas, said he agrees with the staff recommendations and stipulations. Mr. White asked if the Walgreen Drug Store would be open 24 hours per day. Mr. Paul replied that at this point, they do not have plans to keep the store open 24 hours per day. However, they would have the potential of extending the hours. Mr. White asked if Mr. Paul anticipated that the lighting scheme would change if there

9 Page 9 is a continuous operation of the facility. Mr. Paul replied in the negative. Mr. White asked if Mr. Paul is aware of any complications between the Arcadian Hall and the rest of the tenants regarding the use of the Arcadian parking spaces. Mr. Paul replied that he understood the current landowner has not had any complaints from any of the tenants regarding the parking. Mr. Lance observed that the revised elevations do not indicate that there are downspouts on the south elevation. He asked if that is an oversight or if the elevation will be as it is depicted. Mr. Paul replied that the revised elevation is an accurate rendition of the plan. Mr. Paul added that they are only involved with the Walgreen Drug Store portion of the plan. There is a complicated underlying real estate transaction involved with this site. Staff raised a question about the parking directly to the east. Mr. Paul referred to the site plan and noted where the common area parking is located in the center. From that point to the east, the existing light poles would be maintained. From that point to the west, new light poles with shielding would be installed. Some of the existing poles may be replaced because all of the islands that are depicted are currently asphalt and will have to be cut in the pavement and reintroduced. He did not want to mislead anyone into believing that all of the poles would be replaced at this time. Chairman Sanders clarified that Mr. Paul is responsible only for lighting in the parking area immediately around Walgreen Drug Store. Chairman Sanders noted that staff was concerned with the Antioch elevation, which is the west elevation, as it has no fenestration with the exception of the drive through. He asked if there could be an introduction of an interesting component on the Antioch Road facade, either with windows, awnings, additional projections, or some feature to provide a human scale on that side of the building. Mr. Paul replied that some of the projections form a colonnade. However, they are still in line with the building. Chairman Sanders clarified that the projections would likely be no more than 8 inches off the facade. He explained that is not the type of component to which he was referring. He clarified that there is fenestration or glazing on the east and north elevations. If anyone compares the north elevation along 95th Street with the Antioch elevation, there is quite a difference. The 95th Street elevation looks somewhat friendly. The Antioch elevation does not. Mr. Paul replied that their architect has been working with staff on the plan. A tower was introduced on the plan late last week to try to soften the Antioch elevation. Chairman Sanders noted that a store of this kind would be in the same location for many years. It is important to attract as many customers as possible to the store so they can have a successful business. The customers would like to see an attractive building. He was trying to ensure that this plan would result in a win/win situation for the owner and the customers. Mr. Paul added that there is a problem in adjusting this specific elevation. On the interior of the store the pharmacy extends from the rear of the building through three quarters of the facility to the north. They prefer the walls to be masonry and secure because of the drugs kept within the building. They also have a drive-through lane at that location which makes it difficult to incorporate some variations. They would not be opposed to introducing a canopy on the second bay that would be similar to the east elevation, as long as they can place the canopy at a height that allows a proper clearance of vehicles through the drive-through lane. He was confident that this issue could be resolved by working with staff on the final plan. Chairman Sanders replied that he was surprised that nothing was reflected on the sketches regarding this issue in light of the fact that staff mentioned their concerns in Staff Comments. Mr. Paul

10 Page 10 explained that this is a newer sketch than the sketch that was addressed in Staff Comments. There are more columns, more relief in the masonry, and more accent stone and brick work than what was originally proposed. Chairman Sanders added that the elements mentioned by Mr. Paul are an improvement to the previous plan. Chairman Sanders asked Mr. Paul to note the concerns that were expressed regarding the Antioch elevation and make the facade more friendly. Mr. Paul replied that they would address the concerns. Mr. Hill asked if staff is comfortable with the neon sign. Mrs. Karr replied that she is not familiar with the neon sign or the sign location. Mr. Hill replied that the sign is positioned inside the entry tower immediately behind the glass. Mrs. Karr replied that as long as there is more than 48 inches behind the front facade, the City does not regulate that as a sign. It would be permitted. Mr. Paul added that the neon logo is their corporate trademark. Mrs. Karr noted that a similar entry element with a neon sign occurs at 75th Street and Metcalf. Mr. Paul added that another facility on 68th Street has a similar entry element. Mr. New asked if the existing landscape islands would remain if the plans do not specifically indicate they are to be removed. Mrs. Karr replied that is an open question at this time. It is staff s opinion that if the trees are worth keeping that they should be maintained. He noted that the landscape timbers around the islands are deteriorating. Mrs. Karr replied that with the upgrade of the site, staff anticipated that the islands would also be improved. Mr. Paul explained that the new islands would have concrete curbs. He was told that some of the existing islands have already been curbed with concrete. He would confirm that information is correct. Chairman Sanders clarified that the islands to which Mr. New referred are existing islands that need to be replaced or paved. Mrs. Happer Scheier observed that the two drive-through lanes next to the Walgreen Drug Store appear to meet in the same area. She asked about the traffic circulation with this site. Mr. Paul explained that in the area immediately to the south there is a one-story mason wall. They do not have trash receptacles. They have compactors within the building. There is also a compactor outside. The service vehicles take the trash away after it is compacted. He noted the area that houses the compactor. There is also a delivery door in line with the wall, which is nothing more than an overhead door. It is not a dock. It is built into the same building line. There is no roof over this area. A decorative wall provides a backdrop for the landscaping adjacent to the wall. They have two drive surfaces and landscaping to the south in an attempt to break up the direct circulation line that currently exists. Mr. Hill asked what is the anticipated traffic flow around the island. Mr. Paul replied that there are two lanes. There is an ATM machine located in one of the drive-through lanes. Mr. Hill clarified that eastbound traffic coming out of the lane would merge with other eastbound traffic. Senior Transportation Planner Mark Stuecheli explained that they have not discussed the plan in great detail with the applicant. However, it would be like any other driveway, although it may be possible to adjust the geometrics of the drive. There is an ATM located to the south of the proposed Walgreen Drug Store. The ATM users would enter the ATM lane from the west heading east. When they come out of the lane, they could either turn right onto the driveway to Antioch, turn left, or make a through movement into the traffic headed to

11 Page 11 the main center. Mr. Hill asked if there is a traffic stop sign at the ATM. Mr. Stuecheli explained that stop signs are not located in the shopping center. It is like a drive coming into another main drive, which is typical in shopping centers. He did not anticipate that would be a problem. ATM lanes have a low volume of traffic. The drivers would find a traffic gap and make a turn in a direction they wish to go as they would elsewhere in the shopping center. People will be at a stop at the ATM and will be driving slowly when deciding which way to turn out of that lane. Mr. Hill commented that he was uncomfortable with the traffic circulation. He believed that the configuration would be confusing to the drivers. Westbound traffic that uses the ATM and is attempting to access Antioch would veer in front of cars while they are turning onto Antioch. Mr. Stuecheli replied that in actually viewing the site, the area is totally wide open. This may have been a poor design when it was first laid out and there was a transition drive. The proposed changes will make it easier for drivers to find their way. Some adjustments could be discussed with the Site Plan Review Committee to overcome Mr. Hill s concerns. Chairman Sanders opened the public hearing on this item. No one wished to speak and the hearing was closed. Mr. Reitzes commented that historically there has been a shortage of parking spaces at this shopping center. It is possible that there will be a need in the future for a revamping of the parking situation, particularly if Arcadian Hall goes out of business or moves to another location and another tenant in that space has a different type of business. He is not sure that there is a way to avoid facing this issue again in the future if there is another tenant occupying that space. Mrs. Karr replied that any new tenant would have to meet parking requirements, based on the type of business that occupies the space. Retail has less of a parking ratio than a restaurant or a meeting facility. If the building was used for retail, staff did not anticipate a parking shortage. It would help the overall situation. If there was another restaurant in that location, they would have to consider the parking space available to be used for the facility. The number of seats would be limited. Based on what is available, Mrs. Karr believed that the high number of spaces required by the Arcadian Hall, based on their specific use of the site, is the reason staff supported shared parking in the center. If there is a different tenant, they will have to determine how much parking is available and make adjustments to the use accordingly. Mr. White moved to approve the Revised Preliminary Plan for Valley View Shopping Center, with stipulations a through d. The motion was seconded by Mr. Reitzes. Mr. White explained that he made the motion for approval as he believes that the Site Plan Review Committee can address some of the issues mentioned by Mr. Hill regarding the traffic flow. He shared some of those concerns. Over the years, there have been traffic flow problems at this shopping center. The design is going to be an improvement. He wants to make sure that they do not have the traffic conflicts off Antioch as there have always been traffic problems at that entrance. He hoped that the revisions would improve the traffic circulation in the center. Chairman Sanders was also concerned with the entrance off Antioch. It seemed that there are various possible turns and they want to make sure that the area is a safe movement zone for traffic. It seemed that Mr. Stuecheli is comfortable with the design. He hoped that the applicant would address some of the building details that were discussed.

12 Page 12 Mr. Hill asked if the plan is subject to the review of the Site Plan Review Committee. Mr. White replied that before the application is in the final plan stage, it must be reviewed by the Site Plan Review Committee as a part of the process. Chairman Sanders added that the changes discussed in the Site Plan Review Committee meeting would likely be incorporated into the final plan. The motion carried with a vote of 9 to 0. PRELIMINARY PLAN APPROVAL LIONSGATE TENNIS COURTS Dearborn. Application made by The Links at LionsGate. Senior Planner Fred Sherman indicated that the property is currently zoned R-1, Single-Family Residential District, and is being used as the site of a temporary sales office for the LionsGate development. This tract of land is directly west of the clubhouse facility. The applicant is proposing to construct two tennis courts between the main road and near an existing T box. The courts are to be heavily landscaped and screened to minimize the visual effects of the use. It is anticipated that the parking and facilities will be co-shared with the golf course clubhouse directly to the east. There are some technical issues that are being worked out in agreements with the applicant regarding a storm sewer. As noted in Staff Comments, since these facilities interfere with the City s existing easement rights, the owner will need to execute an agreement with the City, which states that the City will restore the subgrade, but the owner is responsible for restoration of the tennis court and fence in the event the storm sewer requires excavation and/or repair. The tennis courts are to primarily serve the residents of the neighborhood and the golf course patrons. Staff recommended approval of this application subject to stipulations a, b, and c. Mr. Brick Owens, landscape architect, HNTB, said he was representing the Links at LionsGate. Chairman Sanders asked if the tennis courts would be lit. Mr. Owens replied that lighting is not included in this proposal. Ultimately the courts will be owned by the Links at LionsGate Homes Association. If they want to light the tennis courts, they would have to present an application. Mr. Lance asked where the people using the tennis courts would park their cars. Mr. Owens replied that parking spaces would be provided at the clubhouse across the street from the tennis courts. Mr. Reitzes asked if there is any way to orient the tennis courts so that they are not located on top of the utility easement. Mr. Owens replied that he has looked at five different sites. A primary consideration was how well the tennis courts would fit on the site. All of the locations had their challenges. The subject site was the preferred location because of the maintenance to be provided by the country club with parking provided at the clubhouse site. On the subject site, there is no way to move the tennis courts off the easement. They have provided temporary paving on top of the easement. All structural elements are outside the easement.

13 Page 13 Mr. New understood that the fencing is a 4-foot high black vinyl chain-link fence. He asked if higher fencing is usually placed around a tennis court. Mr. Owens replied that they have incorporated a retaining wall that will allow the tennis courts to be placed into the grade to minimize the impact at the entry of the subdivision. The 4-foot fence is on top of a 5-foot retaining wall. Mr. New noted that was for the north side. He asked what fencing is to be used on the west side. Mr. Owens replied that the height of the wall and the fence on the west side total 10 feet. There is also landscaping as a buffer in addition to the fence. Chairman Sanders opened the public hearing on this item. As there was no response, the hearing was closed. Mr. Reitzes moved to approve the Preliminary Plan for LionsGate Tennis Courts, with stipulations a, b, and c. The motion was seconded by Mrs. Scheier, and carried with a vote of 9 to 0. PRELIMINARY PLAN APPROVAL BURGER KING 7530 Metcalf Avenue. Application made by Kingco Enterprises, Inc. Mr. Gooch indicated that the applicant was requesting preliminary plan approval to allow the construction of a 3,160-square-foot restaurant. The subject site is currently zoned CP-2, Planned General Business District. There is an existing restaurant on this property, which will be torn down. The proposed building will be relocated further to the south on the property. Access is provided from Metcalf and Floyd, as well as from the adjacent commercial development to the north. The cross lot access to the north is via a new driveway that will be constructed with this redevelopment. Sufficient parking is provided on the site to meet the UDO requirements. With the redevelopment of this site, an additional drive-through lane will be constructed and a sidewalk will be constructed from the public sidewalk to the newly constructed sidewalk. A trash enclosure is located along the north property line at the eastern edge of the 11 parking spaces. The applicant is proposing that the building be constructed of split face block, with a couple of rows of CMU block soldier course. The applicant is providing five feet of additional right-of-way and a five-foot sidewalk easement for the public sidewalk. The Site Plan Review Committee considered this item and recommended changes, which are displayed in the revised drawings of the site. Staff recommended approval of this plan, subject to stipulations a through e, and with added stipulation f that was distributed prior to the meeting. Mr. Reitzes asked what type of awning would be used. Mr. Gooch replied that a metal awning would be used. Chairman Sanders clarified that the suggestions provided on page Nos. 34 and 35 in Staff Comments have been incorporated in the revised plans.

14 Page 14 Mr. Hal Islitzer, applicant, 4990 West 215th Street, Bucyrus, Kansas, expressed agreement with the staff stipulations, including added stipulation f. Chairman Sanders opened the public hearing regarding this application. Mr. Gerald Altman, 7540 Floyd, stated that this is an excellent location for Burger King. On the new plans of the building, they have increased parking and the access is well designed. He did not see any trash bins for vehicles on the site. There is an agreement with the owner of the subject site and the landowner to the north, which is Walgreen Drug Store. He noted that Walgreen Drug Store has some good trash bins. They have an attendant that cleans up the Walgreen Drug Store grounds. It was Mr. Altman s opinion that the Burger King attendant should clean the full right-of-way on both sides of the sidewalks and in the parking area. Chairman Sanders clarified that Mr. Altman wanted trash receptacles that are designed to be used by people in vehicles. He wanted these trash receptacles to be located on the west and north sides of the site. He also wanted the trash to be picked up on the City right-of-way. As no one else came forward to speak, the hearing was closed. Mr. Islitzer explained that they planned on placing a trash receptacle with an extended lid near the southeast corner of the building to be used by cars pulling out of the site. They also planned to provide a trash container near the sidewalk on the north side of the building for customers walking in and out. Another trash receptacle with an extended lid was to be placed on the median near the back of the building to be used by people in cars. As an important aspect of the Burger King image, they usually send workers out every 15 minutes to pick up paper on the lot. Chairman Sanders added that Mr. Altman pointed out that the trash needs to be picked up curb to curb. Mr. Islitzer agreed that it would not be a problem to pick up trash for another five feet. Mr. White added that the additional landscaping on the west side of the property could become a trap for blowing paper. It is important for the Burger King staff to understand that they also need to pick up the trash that is captured in the vegetation. Mr. Reitzes moved to approve the Preliminary Plan for Burger King, with stipulations a through e, and with added stipulation f. The motion was seconded by Mrs. Scheier. Mr. New commented that this was one of the easiest applications that was reviewed by the Site Plan Review Committee. Burger King readily adopted the suggestions presented by the Committee. Mr. Hill also appreciated staff s assistance in working through the design issues. Mr. Lance indicated that he is not comfortable with the design of the Burger King building. He mentioned the fact that one logo sign on the east elevation should be slightly reduced. Mr. Gooch noted that Mr. Lance suggested that the 5-foot logo be reduced to 4 feet. Mr. Lance added that he was uncomfortable with the west and north elevations. Chairman Sanders asked if these issues were discussed with the Site Plan Review Committee or if these were new concerns. Mr. Lance replied that they discussed the north elevation. They only briefly discussed the west elevation. Chairman Sanders suggested that the applicant make note of the concerns expressed by Mr. Lance.

15 Page 15 The motion carried with a vote of 8 to 1, with Mr. Lance voting nay. REVISED PRELIMINARY PLAN APPROVAL TARGET INSURANCE BUILDING Oakmont. Application made by Schlagel & Associates, P.A. (Continued) As noted in Staff Comments, this item was to be continued to the August 27, 2001, Planning Commission meeting. Mrs. Scheier moved to continue the Revised Preliminary Plan for Target Insurance Building to the August 27, 2001, Planning Commission meeting. After a second by Mr. Reitzes, the motion carried with a unanimous vote. PRELIMINARY PLAT NO STONEBRIDGE Vicinity of the southwest corner of 159th Street and Antioch Road. Application made by Schlagel & Associates, P.A. (Continued) According to Staff Comments, this item was continued to the August 27, 2001, Planning Commission meeting. Mrs. Conrad moved to continue Preliminary Plat No , Stonebridge, to the August 27, 2001, Planning Commission meeting. The motion was seconded by Mr. Reitzes, and carried with a vote of 9 to 0. PRELIMINARY PLAT NO HIGHLAND CORPORATE CAMPUS Nall Avenue. Application made by Grubb & Ellis/The Winbury Group. (Withdrawn) Mr. Lindeblad commented that this application had been withdrawn. FINAL PLAT NO HIGHLAND CORPORATE CAMPUS, FOURTH PLAT, Nall Avenue. Application made by Grubb & Ellis/The Winbury Group. Mr. Sherman indicated that the applicant was requesting approval of a one-lot final plat for office development. The lot is 2.3 acres in size. Mr. Sherman explained that there is a specific zoning plan that delineates the number of buildings within this development. Typically, staff works with the developer to plat a number of tracts or the phasing of lots to provide access within an office development. They are platted to provide access for an earlier development and then they are replatted. Part of the confusion is that the shaded back of lot No. 7A did not transfer well in the reductions. Lot No. 7A does exist and provides temporary access for the buildings that are currently under construction. This tract will be eliminated when lot No. 8 is platted. This final plat conforms with the approved preliminary plat on file and there is no need to submit the previous item for a revised preliminary plat. This is part of the phasing of access drives within this development. The number of buildings will remain the same. Item I on the Consent Agenda was the request for approval of the fourth building on the tract. Staff is satisfied with the plat as shown. It is in compliance

16 Page 16 with the approved preliminary plat. Staff recommended approval of this item with stipulations a and b. Mr. New clarified that lot No. 7A was to be eliminated. He commented that there used to be a stipulation in the State of Kansas that a lot could not be platted that did not have access to a public road without noting that access on the published plat. He did not see that component on the plat. Mr. Sherman replied that if the stipulation is still being enforced, this plat will need to meet that requirement before it is filed. Typically, a lot of shopping centers and office developments have tracts of ground that are land locked and have a private access through parking lots. The applicant has been working with a number of property owners and the developer to make sure that there are the property access easements on the plat. Mr. New added that the development of plats for Executive Hills on the south side of College Boulevard were delayed 7 or 8 months until this issue was worked out with the State of Kansas and the Attorney General. Mr. Doug Weltner, applicant, Grubb & Ellis/The Winbury Group, 4520 Main, Kansas City, Missouri, indicated that this company is the developer of the tract and the adjacent tracts. He agreed with stipulations a and b. Mr. Reitzes moved to approve Final Plat No , Highland Corporate Campus, Fourth Plat, with stipulations a and b. The motion was seconded by Mrs. Conrad, and carried with a vote of 9 to 0. NONAGENDA ITEM: FINAL DEVELOPMENT PLAN APPROVAL HIGHLAND VIEW PARK SOCCER FIELDS Vicinity of the northeast corner of 151st Street and England. Senior Planner Bryan Bear indicated that the Parks and Recreation Department of the City of Overland Park was requesting approval for a temporary period of time to allow two soccer fields to be constructed on a vacant piece of property at 151st Street and England. There is an elementary school immediately to the north of this tract and a library to the east. There is a proposed community center that has not been constructed and vacant ground to the northeast of the site. The Parks and Recreation Department is making this request for a temporary period of time while construction is taking place at the Overland Park Community Park located at 135th Street and Switzer. During the construction, the parking lots there will not be usable for the soccer fields. Until the Community Park construction is complete, the Overland Park Parks and Recreation Department is requesting to use this site for soccer fields to replace the fields that will not be usable at the Community Park. The request is to allow these fields to be used until June 15, Parking for the temporary soccer fields will be available at the library site and at the elementary school site after school hours. Staff is comfortable with this request and recommended approval with stipulation a, which requires the soccer goals to be removed before June 15, Mr. White asked if parking along England is currently allowed. He feared that parents would park along the street rather than using the parking spaces at the library. Mr. Stuecheli replied that if parking along the street becomes a problem, the Parks

17 Page 17 and Recreation Department staff has the ability to use no parking signs. Mr. White asked if the goals on the soccer fields would be anchored or movable. Mr. New asked if there would be fencing around the soccer fields. Mr. Bear replied that the fields are far enough from the surrounding driveways and public streets that fencing is not required for the use of the soccer fields. Mr. Hill asked if it would be possible to orient the fields to the north and south to add more fields on the site. Mr. Bear replied that if the goals are facing north and south, the majority of the soccer balls will be kicked beyond the goals into 151st Street. Mr. Hill asked how the fields would be scheduled for practice. Mr. John Stone, Park Planner, Overland Park Parks and Recreation Department, 8500 Santa Fe, explained that the Heartland Soccer Association would be scheduling the use of the fields. These fields would primarily be used for elementary school aged children for practice. There would not be any spectator type events occurring in this location. The fields would primarily be used in the evenings and on the weekends. It was likely that the school would not be in operation when the fields are used, which would provide additional parking space on the school lot. Many of the children would be dropped off by their parents or shuttle bused to the fields. They did not feel that fences are necessary as they anticipate that there will be several adults present to supervise the practice. The soccer goals will be permanently anchored down with the posts in the ground. However, they will be removed on or before the designated date. Mr. Lance asked what would be the normal operating hours for these facilities. Mr. Stone replied that they would likely be used from 5 p.m. until dusk. Mr. Lance clarified that lighting is not planned for this location. Mr. Hill asked about the grading and construction associated with this project. Mr. Stone replied that they would be doing very little grading on the site. They would line and paint the soccer fields on the turf. If any grading occurs, that portion of the land will be sodded. Mr. White moved for the approval of the Nonagenda Item regarding the Final Development Plan for Highland View Park Soccer Fields, with stipulation a. The motion was seconded by Mr. Reitzes, and carried with a unanimous vote. As there was no further business, Chairman Sanders adjourned the meeting at 3:20 p.m. Minutes transcribed by Pamela Blaszyk. Robert Sanders, Chairman