OVERLAND PARK PLANNING COMMISSION MEETING November 8, 2004 The Overland Park Planning Commission meeting was called to order at 1:30 p.m. by Mr. Edward Ned Reitzes, Chairman. The following members were present, constituting a quorum: Mr. David Hill, Vice Chairman; Mr. Tom Lance; Mrs. Kim Sorensen; Ms. Janie Thacker; Mr. Charles Hunter; Mr. John Skubal; and Mr. George Lund. Mr. David White arrived at 1:35 p.m. Mr. Richard Collins was absent. Also present were: Mr. Bart Budetti, Senior Assistant City Attorney; Mr. Bob Lindeblad, Manager, Current Planning; Mr. John Rod, Manager, Long-Range Planning; Mrs. Leslie Karr, Senior Planner; Mr. Mark Stuecheli, Senior Transportation Planner; Ms. Mary Hunter, Senior Planner; Mr. David Dalecky, Planner; Ms. Julie Williams, Planner; Mr. Keith Gooch, Planner; Mr. Brad Munford, Planning Technician; and Ms. Pamela Blaszyk, Recording Secretary. Approximately 15 people were in the audience. CONSENT AGENDA: (Approved items A, C, D and E, and continued item B) A. FINAL PLAT NO. 2004-85 Crystal Springs Vicinity of the northeast corner of 135th Street and Pflumm. Application made by Phelps Engineering, Inc. B. FINAL DEVELOPMENT PLAN APPROVAL Prairie Center Lot 4 12010 West 135th Street. Application made by Kenneth M. Frashier. C. FINAL PLAT NO. 2004-103 Corporate Medical Plaza Second Plat Vicinity of the southeast corner of 107th Street and Nall. Application made by Henderson Engineers. D. FINAL PLAT NO. 2004-102 Crystal Springs Second Plat Vicinity of the northeast corner of 135th Street and Pflumm. Application made by Phelps Engineering, Inc. E. SIGN DEVIATION - Cohen Esrey Office Building 10955 Lowell. Application made by BlueBike Architects. As indicated in Staff Comments, Consent Agenda item B was continued to the November 22, 2004, Planning Commission meeting. Mr. David Hill moved to approve Consent Agenda items A, C, D and E, as stipulated. The motion was seconded by Mr. George Lund and carried with a vote of 8 to 0, including the vote of Chairman Reitzes. Mr. David White arrived at 1:35 p.m.
Page 2 PUBLIC HEARING 2004 Master Plan. Application made by the City of Overland Park. Senior Planner Mary Hunter indicated that today s hearing was the first of two public hearings scheduled for the 2004 Master Plan. The second public hearing was scheduled for November 22, 2004. After the second public hearing, the Planning Commission would be presented with a resolution to be considered for adoption. Ms. Hunter noted that she would highlight the proposed changes to the 2004 Master Plan that had been discussed in more detail during the two workshops that staff presented for the Commissioners. More information regarding the proposed Master Plan changes was also being provided on the City s web site for public review. Ms. Hunter stated that this year three study areas were examined in detail for future land uses. All three of the study areas are located in the southern part of the City. Two of the areas are completely within the Blue Valley Study Area that was considered last year. The third study area is partially located in the Blue Valley Study Area. Study Area No. 2004-1, regards the Steck Plantation. The Steck Plantation is located on the south side of 159th Street at Marty Lane, which is between U.S. 69 Highway and Metcalf. This is a single-family subdivision with 15 lots that are approximately one acre in size. The subdivision was developed in the early 1980s and has been shown on previous Future Development Plans as low-density residential. The recommendation last year from staff and the Blue Valley Study Area Task Force was to change the Steck Plantation zoning designation on the Future Development Plan from very-low-density residential to commercial to allow for redevelopment in the future. During last year s public hearing, there were only two property owners who spoke against changing the Steck Plantation zoning to commercial. When the Council considered this change, they voted to leave the Steck Plantation zoning as residential and asked staff to review the item again this year and to get more input from the property owners. Staff sent letters to all of the property owners and asked them for their input on the Future Development Plan. A majority of the property owners indicated that they preferred a commercial designation for the Steck Plantation on the Future Development Plan. One of the dissenting property owners wanted property to remain as very-low-density residential. Two of the property owners did not respond to the inquiry. This year, a majority of the property owners agreed with the commercial designation on the Future Development Plan. Staff also hired an appraiser to give his opinion as to the highest and best use for the property given that there are added redevelopment costs on this property because of the existing homes and septic tanks. It was staff s feeling that because of the added cost, the only viable use would be commercial. The appraiser agreed that in light of the redevelopment costs, the highest and best use for this site would be commercial. Ms. Hunter included a copy of the appraiser s report in the packet materials. Staff was recommending that Study Area No. 2004-1 be designated as commercial. Part of the staff recommendation is that if there is to be a rezoning, it should be an allor-nothing type of rezoning so that the property owners can remain there until they no longer consider the Steck Plantation to be a viable neighborhood. Study Area No. 2004-2 regards the Merrill property, which is located between Antioch and U.S. 69 Highway, from 159th Street to 167th Street. This site is approximately 300 acres in size and was previously shown on the Master Plan as low-density residential, medium-density residential, proposed mixed-use commercial, proposed
Page 3 mixed-use office and proposed elderly. That was part of the Blue Valley Study Area Task Force recommendations which were adopted last year. The Council asked staff to reexamine the Future Development Plan designations on the Merrill property for two reasons. First, some of the Councilmembers were not comfortable with the fact that the City did not have a Mixed-Use Zoning District at the same time that the mixed-use designation was indicated on the Future Development Plan. Second, during the public hearing a developer came forward with a proposal that was not in compliance with the suggested Future Development Plan. He was asking for more commercial acreage, and he was not asking for a mixed-use commercial type of project. Council asked staff to revisit the uses for this site this year. That developer is no longer interested in the site. No other developers have presented a plan that would be different from mixed-use commercial. The City now has a mixed-use zoning that allows for a mixture of commercial, office and residential in a plan setting where there could be a walkable residential area that connects to a commercial area that has multi-story buildings with commercial or office on the ground floor and office or residential on the upper levels. Staff was recommending the same uses that were included in last year s recommendation from the Blue Valley Study Area Task Force, with a couple of exceptions. Last year along Antioch there was a mixed-use office area between the stream corridor areas across from the school. Staff was recommending that the mixed-use office area be removed from the plan this year, as they do not have a zoning district that is strictly mixed-use office. The only mixed-use zoning district that they have allows commercial. They did not feel that commercial is appropriate at that location. There was another minor change at the northwest corner of 167th Street and U.S. 69 Highway, where there was an asterisk for proposed elderly development. Since elderly developments are allowed in residential areas, staff felt that there was a need to mention the use at that location. However, the elderly designation somewhat ties the hands of the developer, and he probably would not want to be that limiting. The mixed-use area is proposed for approximately 45 acres and is still shown as an asterisk, rather than with a definite outline, to allow some flexibility with the proposals that are presented. The Mixed-Use District is a planned zoning district. The ultimate configuration for the 45 acres will depend on where the developer wants the main entrances to be located and the exact mix of commercial and office that might be included. An area designated as parks, recreation and open space is located at the southeast corner of 159th Street and Antioch where there is a stream corridor. Parks, recreation and open space areas are also shown to the west of the stream corridor and to the east of Antioch to provide a buffer for the houses that face Antioch from the future development that occurs on the subject site. The third study area, Study Area No. 2004-3, is located to the south of 159th Street, between Pflumm and one-half mile to the east of Quivira. It follows the City limit lines down to 175th Street. This area is approximately two square miles in size and includes the 280 acres that the City annexed this spring to the north of 179th Street and to the east of Pflumm. The City initiated this study for two reasons. First, during last year s review of the Blue Valley Study Area Plan, a property owner to the east of Quivira and to the south of 159th Street asked that they consider higher residential densities in the area than just the low-density residential that allows one to five units per acre. Second, there has been a conflict between the City s and the county s land use plans for this area because of the Executive Airport Plan. With this study, there was an attempt to bring the City s and county s land use plans together for this area.
Page 4 Ms. Hunter referred to a map which depicted the Johnson County Executive Airport s overlay zone and the areas where there was a conflict between the City s land use plan and the county s plan. The county has the ultimate jurisdiction over the zoning in the Executive Airport ownership and interest areas. The problem with the two Master Plans had to do with the density that was allowed. The City s Master Plan for the area to the east of the airport has always been indicated as very-low-density, which allows one or more acres per lot. The county s plan required a minimum of two acres per lot, which was a conflict that staff wanted to resolve. The City and county staff met and developed some proposed changes, which have been approved by the county s planning commission. These changes will also be considered by the Johnson County Commission and the City Council. With the approval of these changes, the City and county plans will be compatible. Area A, which covers the land from 159th Street to 167th Street and from Quivira to the airport, will be shown on the plan as very-low-density residential with one dwelling unit per gross acre. This area will also have 10 percent airport related open space. Area B, which covers the inner turning zones to the east and west of the airport area, is also to be shown as very-low-density residential. In Area B, the lots must be a minimum of one acre in size if there is no related airport open space provided. As an option, if the developers want to provide airport related open space, they would be allowed to have one unit per gross acre. However, it would be necessary to have the Johnson County Airport Commissions approval to take that option. Area C is a corridor of land that is located directly to the south of the airport. This area is located to the east of Pflumm in the middle of the quarter mile and extends south of 167th Street. This area would be shown on the plan as very-low-density residential with a one-acre minimum lot size, if emergency landing areas are provided. There is also an option to have one dwelling unit per acre, if the emergency landing areas are provided and Johnson County airport approves a related open space plan. Most of the area is in the floodplain. The balance of the study area, which is to the south of 167th Street and to the east of Pflumm, would be shown as low-density residential on the Master Plan, which allows one to five units per gross acre, where an emergency landing area is provided. These changes would bring the City and county plans into compliance. On the Future Development Plan, they will not see all of these areas designated. Instead, there is going to be a reference on the Future Development Plan that would refer to the county airport s plan. Aside from the three study areas, staff was also recommending updates to three of the plan elements. The plan elements include the background text to the policy documents. There are no policy statements within the elements. The elements that were updated this year include the population element, which indicates ethnicity, age distribution and educational attainment of the residents. The age distribution data can be used by policy makers. For example, as various categories of residents age in the City, there are policy implications that might impact decisions regarding parkland, the types of housing and other services. The land use element was also updated this year based on the 2003 Existing Land Use Survey. This element provides information on how the City is actually developing, such as the percentage of the City that is residential versus commercial. The last element that was updated is the neighborhoods element. This element describes the Neighborhood Conservation Program and the neighborhoods that are a part of that program.
Page 5 The other changes to the Master Plan are related to all of the plan maps. Most people think of the Future Development Plan as the Master Plan. It is one of several maps included in the Master Plan. Every year staff looks at the compliance changes and the suggested changes. Compliance changes are made to the map because of a rezoning decision, a development plan approval or the actual building of a public facility. Suggested changes vary from year to year. Ms. Hunter indicated that she would point out several significant changes on the Future Development Plan. One major change to the Future Development Plan was to add collectors in the urban fringe area of the Blue Valley Study Area Plan that is outside of the City limits to the west of U.S. 69 Highway and to the north of 183rd Street. The county would be asked to adopt these collector locations at a future time. Staff wanted to be able to work with the county on reserving the appropriate rights-of-way for collector streets if development comes into that area prior to any annexation that might occur in the future. It is important to note that these collectors are simply recommendations to the county. Regarding Study Area No. 2004-3, a note would be added to the map referencing the executive airport study as a source of additional information on the land uses. On the back of the map, there will be a reference indicating that the actual density is going to be calculated as either gross or net, depending on the zoning district that is being applied. On the front of the map, the mixed-use category has been added to the nonresidential development categories. On the back of the map, there are references to the Mixed-Use Zoning District. On the Street Network Map, which is the base map for the Master Plan, there has been a change to show the collectors to the south of the City limits in the urban fringe area of the Blue Valley Study Area Plan. Also, on the Street Network Map there are two areas where collector streets were removed. The map previously indicated a north/south collector and an east/west collector located between 151st Street and 159th Street, between Antioch and Switzer. A zoning was approved earlier this year for a single-family subdivision. As a part of that zoning action, those collectors were removed from the map. A collector was also removed from the area to the south of 159th Street and west of Quivira. That area is shown as very-low density residential. A collector street is not necessary in that area with that density. A new Bike Route Map has been added to the Master Plan. The bike route shows designated collectors for a bike transportation system. It does not indicate that there is going to be an on-street bike route marked or that the route will necessarily be signed as a bike route. The purpose of the map is to give some information to people who are interested in using bikes as transportation. The information indicates the collectors that can be used as bike routes with the appropriate width, the type of pavement, curbs and gutters. There is one suggested change for the Greenway Linkages Plan and the Future Parks Plan, which is to move a park location. The Community and Neighborhood Facilities Map was updated to include the neighborhoods that are being organized in 2004. There are a few compliance changes for the Community and Neighborhood Facilities Map to identify public facilities. Ms. Hunter recommended that the Commission go forward with the first public hearing. She noted that the second public hearing will be held in two weeks, after which the Commission could take action on forwarding their recommendations to the Council.
Page 6 Mr. White asked about the status of the acquisition of land in Steck Plantation. He noted that a developer had been attempting to purchase land in that area. Ms. Hunter replied that she spoke with this developer two weeks ago. At that time, he owned five of the lots and had contracts on two more lots. Chairman Reitzes opened the public hearing on this item. Mr. Chris Kunzle, 15220 England, understood that there is a collector street on the Master Plan on some properties that are located between Antioch and Switzer from 151st Street to 159th Street. He asked if staff was recommending that the street be removed. Ms. Hunter replied that there are no longer plans to have a collector in the area mentioned by Mr. Kunzle. As no one else wished to speak, the hearing was closed. Chairman Reitzes clarified that the second public hearing on the 2004 Master Plan will be held at the November 22, 2004, Planning Commission meeting. REZONING NO. 2004-9 Vicinity of the northwest corner of 123rd Street and Blue Valley Parkway. Rezoning requested from CP-O, Planned Office Building District, to CP-2, Planned General Business District, to allow a retail development. Application made by Polsinelli Shalton Welte Suelthaus PC. (Continued) As indicated in Staff Comments, this item will be continued to the November 22, 2004, Planning Commission meeting. Mr. Hill moved to continue Rezoning No. 2004-9 to the November 22, 2004, Planning Commission meeting. The motion was seconded by Mrs. Janie Thacker and carried with a vote of 9 to 0. REZONING NO. 2004-26 Vicinity of the northwest corner of 135th Street and Metcalf. Rezoning requested from CP-O, Planned Office Building District, to CP-O, Planned Office Building District, to allow an office development. Application made by Polsinelli Shalton Welte Suelthaus PC. (Continued) According to Staff Comments, this item was continued to the November 22, 2004, Planning Commission meeting. Mr. Hill moved to continue Rezoning No. 2004-26 to the November 22, 2004, Planning Commission meeting. After a second by Mr. Hunter, the motion carried with a unanimous vote. REZONING NO. 2004-28 8633 Stearns. Rezoning requested from R-1, Single-Family Residential District, to R-1A, Small-Lot Single-Family Residential District, to allow small-lot single-family development. Application made by Bichelmeyer Properties, Inc. (Continued)
Page 7 As noted in Staff Comments, this item was continued to the Planning Commission meeting of November 22, 2004. Mr. Hill moved to continue Rezoning No. 2004-28 to the November 22, 2004, Planning Commission meeting. The motion was seconded by Mr. Hunter and carried with a vote of 9 to 0. REZONING NO. 2004-29 15120 Switzer. Rezoning requested from A-J, Agricultural District Johnson County, to RP-OE, Planned Open Space Estate Residential District, to allow the development of a large-lot single-family subdivision. Application made by Schlagel & Associates, P.A. (Continued) This item was continued to December 13, 2004, as indicated in Staff Comments. Mr. Hill moved to continue Rezoning No. 2004-29 to the December 13, 2004, Planning Commission meeting. The motion was seconded by Mr. Hunter and carried with a vote of 9 to 0. Mr. Hill indicated that since he is an employee of the Blue Valley School District, he would recuse himself from participating with the next two items. Mr. Hill left the room at 2:05 p.m. SPECIAL USE PERMIT NO. 2004-22 16200 Antioch. Special use permit requested for an indefinite period of time to allow sign advertising for athletic fields at Blue Valley West High School. This property is currently zoned RE, Residential Estates District. Application made by Blue Valley School District. (Approved) Planner Dave Dalecky indicated that the applicant, the Blue Valley School District, was requesting the approval of a special use permit for an indefinite period of time to allow recreational sponsored signage. This property is zoned RE, Residential Estates District. The applicant was proposing to locate sponsor signage around the various athletic fields on the school campus. The signs are primarily banners that will be between 3 feet by 5 feet and 4 feet by 10 feet in size. The signs will indicate the sponsor s name and that the sponsor is a proud supporter of Blue Valley Athletics. The signage will be located in the fields that are clustered on the site between the high school to the north, the middle school and the elementary school that is being built on the southern portion of the site. The signs will be mounted on the outfield fences of the two baseball diamonds, the soccer field and the football field to the west. These fields are between 700 and 800 feet from the adjacent property lines to the east and west. The applicant was also proposing to locate signage on the press box and concession building between the soccer field and the football field. The ordinance indicates that recreational sponsor signs shall be attached to the inside surface of the perimeter fencing. Although the applicant was proposing to locate the signs on the building, staff was still recommending the approval of the special use permit as the location of the signs are in keeping with the intent of the ordinance. The signage will only be visible or directed towards the spectators and participants on the field.
Page 8 Staff was recommending approval of Special Use Permit No. 2004-22, for a three-year period of time, with stipulations a, b and c. Mr. Lund asked about the materials that would be used to construct the signs. Mr. Dalecky replied that the applicant would answer that question. He noted that one of the stipulations indicated that all damaged signs shall be removed immediately. Mr. Lund asked what would happen with this signage after three years. Mr. Dalecky replied that if the applicant wishes to continue to have sponsor signage at these locations, the special use permit will have to be renewed. Mr. Lance observed that it would be preferable if all of the signs had the same background that was a subdued color rather than a bright yellow, red or blue. Mrs. Thacker asked what is the maximum size of the banner signs. Mr. Dalecky replied that there is not a restrictive maximum size for the signs in the ordinance. Staff anticipates that the signs will not extend beyond the fences. They have identified a maximum height for the signs on the press box and concession building that will not exceed the bottom line of the windows on that structure. Mr. Mike Slagle, executive assistant to the superintendent, Blue Valley School District, 15020 Metcalf, proceeded to respond to the questions that were asked. He anticipated that the signs would consist of a vinyl material with a white background. The signs would be mounted for the season and taken down at the end of the season. The signs would be put up again for the following seasons. Mr. White clarified that the banner signs would be permanently affixed to the fences for the duration of the season. He asked if the sign material would be a flexible vinyl. He did not want the signs to be destroyed by the wind. Mr. Slagle replied that the signs have precut slits so that the wind can pass through the material. Mr. Lance asked if the vinyl material is a thin film or if it is wrapped around a frame. Mr. Slagle replied that the signs will not have a frame. The signs will consist of a sheet of vinyl that will also have air slits. The material is like a thin sheet. Mr. Lance asked if there will be lighting on the signage. Mr. Slagle replied in the negative. Mrs. Thacker asked if the signage will be on the exterior of the football fence rather than facing into the football stadium. Mr. Slagle replied that the signage will be facing inward. Mrs. Thacker asked if the signs will be uniform in size. Mr. Slagle replied that the exact size of the sign will somewhat depend on the preference of the sponsors. They will attempt to make the signs look as attractive as possible. Mr. John Skubal asked if the applicant was sure that the fences will handle the wind loading. Mr. Slagle replied that they had a consultant look at the fences to be sure that this was a feasible option. Chairman Reitzes asked if there is a football field at this complex. Mr. Slagle replied that there is not a football field at the Blue Valley West location. There is a football practice field at this complex with a varsity track. The signs would be located there during the Blue Valley track season. Chairman Reitzes opened the public hearing on this item. As there was no response, the hearing was closed.
Page 9 Chairman Reitzes noted that the applicant was applying for a special use permit for an indefinite period of time although staff is in favor of limiting the permit to three years. He asked why staff wanted this permit to have a time limit. Mr. Dalecky replied that staff wanted to be sure that the signs will be maintained. A three-year period of time seemed to be a reasonable time frame to allow the signage on an experimental basis. This is the first time that this type of special use permit has been requested. Chairman Reitzes suggested that they might place their faith in the school district being up to the task of maintaining the signs. Mr. Dalecky replied that staff chose to err on the side of caution with this request. Mr. White stated that because this was the first time that this type of special use permit was being considered, it would be a good precedent to grant a permit for a limited period of time. Although they have faith in the school district, other entities might make this same request, and it was preferable to have this type of restriction. Mr. White moved to recommend to the Council the approval of Special Use Permit No. 2004-22 for a three-year period of time to allow sign advertising for athletic fields at Blue Valley West High School with stipulations a, b and c. The motion was seconded by Mrs. Kim Sorenson and carried with a vote of 8 to 0. SPECIAL USE PERMIT NO. 2004-23 13200 Switzer. Special use permit requested for an indefinite period of time to allow sign advertising for athletic fields at Blue Valley Northwest High School. This property is currently zoned R-1, Single-Family Residential District. Application made by Blue Valley School District. (Approved) Mr. Dalecky indicated that the subject site for this application is the Blue Valley Northwest High School complex. The applicant was requesting approval of a special use permit to allow signage around the various athletic fields at this campus. The applicant was also requesting permission to have signage located on the fences that line the sidewalks from the parking lot to the grandstand area and on the concession and press box buildings. The applicant was proposing to have signage on both of the fences along the sidewalk facing inward towards the walkway. Staff did not support signs on both of the fences but would support signage on one fence facing inward towards the playing field and the stands. Staff recommended approval of Special Use Permit No. 2004-23, with stipulations a, b and c. Mr. Dalecky noted that stipulation b limits the signage being attached to only one fence line along the sidewalks between the athletic fields and the parking lot. Chairman Reitzes clarified that one difference between this application and the previous application was that the applicant was requesting the approval of signage on the fences that are located along the sidewalks from the ticket booths to the grandstand area. Mr. Mike Slagle, executive assistant to the superintendent, Blue Valley Schools, 15020 Metcalf, indicated that he agreed with staff s presentation, with the exception that he wanted the Commission to consider approving signage on both of the fences that are located along the sidewalks from the parking lot to the grandstand area. He noted that the walkway is approximately 250 feet in length. The signs would be mounted on those fences and they would not be visible from any streets or nearby homes. They would be oriented towards entering and exiting spectators. At one point
Page 10 the district asked to be allowed to have signage on portable sandwich boards. After some discussion with staff, that request was discarded. Now they were asking to be allowed to have signage along the fences that are located along the sidewalks from the parking lot to the stadium venues. Mrs. Thacker noted that some of the fences are 8 feet in height. If the signage covered the entire fence, it would look like a solid wall. She asked if Mr. Slagle would be willing to limit the height of the signage to 4 feet. Mr. Slagle replied that the fence that separates the parking lot from the slope going down into the football field is quite a distance from the grandstands. A sign that is 4 feet in height would severely limit the marketability of that fence line for advertising purposes. Chairman Reitzes clarified that the applicant is entitled to have a sign that is as high as the fence. Chairman Reitzes asked what is the distance of the sidewalk that extends from the ticket booths to the grandstand area. Mr. Slagle replied that sidewalk was from 150 feet to 200 feet in length. Chairman Reitzes opened the public hearing on this item. There was no response, and the hearing was closed. Mr. White moved to recommend to the Council the approval of Special Use Permit No. 2004-23 for a three-year period of time with stipulations a, b and c. The motion was seconded by Mrs. Sorenson. Mr. White added that he was supporting the staff s recommendation because they have a three-year period of time to consider the visual effect of having banners for 150 feet located along the sidewalk. If the Blue Valley School District has sponsors that want to buy more space, they can consider this issue once again in three years. Mr. Lance agreed with those comments. He noted that the people who are walking to and from the stadium will not be able to read the signage that is mounted on the fence because of the crowd. Chairman Reitzes said that he was in favor of allowing the signage along both sides of the walkways from the ticket booths to the grandstand area. The signage can only be seen by the spectators. The motion carried with a vote of 7 to 1, with Chairman Reitzes voting nay. Mr. Hill returned to the meeting at 2:25 p.m. SPECIAL USE PERMIT NO. 2004-33 10034 West 151st Street. Special use permit requested for a five-year period of time to allow a communication tower. This property is currently zoned RR-J. Application made by Sprint PCS. (Continued) As noted in Staff Comments, this item was being continued to the November 22, 2004, Planning Commission meeting.
Page 11 Mr. Hunter moved to continue Special Use Permit No. 2004-33 to the November 22, 2004, Planning Commission meeting. The motion was seconded by Mrs. Thacker and carried with a vote of 9 to 0. REVISED PRELIMINARY PLAN APPROVAL The Fountains Shopping Center Vicinity of the southeast corner of 119th Street and Glenwood. Application made by 360 Architecture. (Continued) According to Staff Comments, the applicant was requesting that this item be continued to the November 22, 2004, Planning Commission meeting. Mr. Lance moved to continue the Revised Preliminary Plan for the Fountains Shopping Center to the November 22, 2004, Planning Commission meeting. After a second by Mr. Hill, the motion passed by a vote of 9 to 0. REVISED PRELIMINARY PLAN APPROVAL Shawnee Mission South High School Baseball Field 5800 West 107th Street. Application made by Raider Baseball Booster Club. (Approved) Mr. Dalecky indicated that the Raider Baseball Booster Club is the applicant for this request. The subject site is zoned R-1, Single-Family Residential District. The applicant is requesting revised preliminary plan approval to construct new dugout structures at the existing baseball field at the corner of Lamar Avenue and 107th Street. He noted that the dugouts are currently benches behind a fence line of the baseball field. The applicant is proposing to make several other improvements to the baseball fields including a new outfield perimeter fence, new fencing along the first base and third base lines to incorporate the dugouts and a new scoreboard. The outfield fence will be approximately 24 feet in height and 400 feet long and will be known as the green monster. A new backstop will also be constructed. The dugout structures will be approximately 9 feet tall by 40 feet long. The applicant is proposing to paint these structures dark green. Staff has not typically supported the painting of masonry blocks for any uses or buildings. In this case, staff is supportive of painting the blocks this color. The green painted dugout structures will blend into the field much better than if they are painted a color that contrasts with the turf. Therefore, staff was recommending approval of the Revised Preliminary Plan for the Shawnee Mission South High School baseball field, with stipulations a and b. Mr. White asked if this project is required to go through a building permit process. He wanted to be sure that the City will be interested in the dugouts having proper drainage so that they do not collect water. Mr. Dalecky replied in the affirmative. Mrs. Thacker asked if the entire dugout will be visible from 107th Street. Mr. Dalecky replied that the level of the field is lower than both Lamar and 107th Street. It was staff s opinion that the entire dugout structure will not be visible from either street.
Page 12 Mr. Skubal clarified that the applicant intended to paint a logo at the end of the dugout buildings on the short side. Mr. Dalecky explained that the logo would be a baseball with the school initials superimposed on the baseball. Mr. Carl Brandt, applicant, 7709 West 101st Street, indicated that he is the chairman of the Raider Baseball Booster Club. Mr. Brandt indicated that these dugout structures will not be visible from 107th Street and Lamar because of the change in elevation between the corner and the lower grade of the baseball field. Traffic that is driving south on Lamar can see the end of the dugout because of the way the land slopes. Also, the dugout is visible for traffic going east on 107th Street. From the corner of 107th Street and Lamar, only the top part of the dugout will be visible. The front of the dugout will be on grade with the baseball field. The logo will be placed on the east side of the home dugout. The logo will include a baseball outlined in yellow with SMS or Raider in the middle. The same logo will be placed on the inside of the visitor s dugout which is located along the third base line. The logo will be painted in yellow. He noted that the school s colors are green and yellow. Mr. Lance stated that the drawing in Staff Comments does not indicate that the dugout is below grade. Mr. Dalecky replied that the dugout structure will be above grade. Because of the abrupt descent of the slope from 107th Street and Lamar, the dugout will appear to be below grade when it is viewed from the street level. Mr. Lance asked if there will be drainage behind that building. Mr. Dalecky replied that staff will ensure that the grades will be finished properly so that the water drains. Mr. Brandt added that he was also interested in making sure that the water drains properly so they can have baseball games after it rains. He noted that they will be improving the drainage of the entire field. Mr. Lance asked about the hardboard material that was referenced in Staff Comments. Mr. Dalecky replied that the hardboard material is similar to the composite material that is often used for construction. It will be used as a narrow strip where the roof of the dugout tapers to allow for drainage from the roof. The hardboard will be used to finish the roof and it will be painted green. Mr. Lance asked if the green will wrap around into the inside of the structure. Mr. Brandt replied in the affirmative. Mr. Lance asked if there is any lighting of the roof. Mr. Brandt replied in the negative. He explained that staff suggested that the roof be brown. Mr. White indicated that he wanted to be sure that the outfield wall will not be used for advertisements. Mr. Brandt replied that the school district will be applying for a special use permit in the future to allow signage that is similar to what the Blue Valley School District requested. Mr. White clarified that the approval of this item is not an approval for signage. Mr. Lance asked who is providing the funds for this project. Mr. Brandt replied that his company has donated to this project. The Loch Lloyd Country Club is providing $15,000. Other businesses in the community are also funding the project. Mr. Hill asked where spectators would watch the game. Mr. Brandt replied that the spectators will sit on the slope behind the backstop. Some people will also sit near the first base line where the slope is not as severe. Mr. Hill clarified that no bleachers are provided. Chairman Reitzes opened the public hearing regarding this item. As no one wished to speak, the hearing was closed.
Page 13 Mr. Skubal asked if a special use permit is required for the school to use the logo. Mr. Dalecky replied that a logo for a high school organization has not typically been considered to be a sign. A lot of public schools in the City have an emblem or a logo that identifies the school or the school mascot and is placed on their athletic fieldrelated facilities. The City has not taken a strict approach to regulating these images. In this case, the logo is not considered to be a sign. Mrs. Thacker asked about the height of the score board. Mr. Dalecky replied that the score board will not be any taller than the green monster wall, which is 24 feet in height. Mr. Hill asked for clarification regarding stipulation b, which indicated that the outfield fence will be no closer than 2 feet from the back of the curb. He observed that the drawing did not match this stipulation. Mr. Dalecky replied that the drawings were done pro bono and he doubted that there had been a survey of the site. They expected the edge of the field to be 2 feet back from the curb along the parking area that is located to the east of the baseball diamond. That parking area was improved a few years ago. They would not expect the school district to remove that parking to facilitate the baseball field. Mr. Hill asked if that stipulation is limiting what the applicant wants to do with the field. Mr. Brandt replied that the dimensions of the right field are quite shallow because of the parking lot. They plan on having enough space between the parking lot and the green monster fence by moving the fence in and then raising it higher. Mr. Hill clarified that Mr. Brandt was comfortable with both of the stipulations. Mr. Hill moved to approve the Revised Preliminary Plan for the Shawnee Mission South High School Baseball Field with stipulations a and b. The motion was seconded by Mr. Lund and carried with a vote of 9 to 0. Mrs. Sorenson left the meeting at 2:40 p.m. FINAL DEVELOPMENT PLAN APPROVAL Shawnee Mission South High School Baseball Field 5800 West 107th Street. Application made by Raider Baseball Booster Club. (Approved) Mr. Dalecky stated that this is the companion final development plan for the previous agenda item regarding the new dugout and improvements for the baseball field at Shawnee Mission South High School. Mr. Carl Brandt, applicant, 7709 West 101st Street, clarified that there will be a logo and dates for state or conference championships on the green monster fence. Mr. White moved to approve the Final Development Plan for the Shawnee Mission South High School baseball field with stipulation a. The motion was seconded by Mr. Hill and carried with a vote of 8 to 0. REVISED PRELIMINARY PLAN APPROVAL LionsGate Office Centre 14221 Metcalf. Application made by Polsinelli Shalton Welte Suelthaus PC. (Approved)
Page 14 Mrs. Karr indicated that the applicant is requesting approval of the Revised Preliminary Plan for the LionsGate Office Centre. The purpose of this application is to reallocate square footage within the development. She noted that Buildings A and C are currently under construction and are not proposed to change. The square footage of Building B is proposed to be increased from 5,100 square feet to 12,700 square feet and to be increased in height from one story to two stories. Building D is proposed to be decreased in square footage from 35,000 square feet to 27,400 square feet. This building will continue to be two stories. The overall square footage for the development will remain unchanged at 65,100 square feet. Some additional parking is proposed near the southeast corner of Building D. Otherwise, the plan maintains the character of the approved plan. The building architecture is consistent with the approved plan, and the building materials will include stone veneer, EIFS and concrete tile roofs. Building B will feature a tower element at the corner that is near the intersection of 143rd Street and Metcalf. A preliminary Storm Water Management Study has been completed for this site. The proposed redistribution of building square footage will not have any impact on the result of that study. Staff recommended approval of the Revised Preliminary Plan for the LionsGate Office Centre with stipulations a through e. Mr. Curtis Holland, attorney for the applicant, 6201 College, Suite 500, indicated that he was representing the developer, Merrill Companies. Mr. Holland noted that this project is located at the northeast corner of 143rd Street and Metcalf. The LionsGate Office Centre project has four buildings. Buildings A and C are already completed and they have received Certificates of Occupancy for those two buildings. They are requesting the approval of a revised preliminary plan to be able to move forward with their final plan for Building D, which is the interior building. They want to transfer 7,600 square feet from Building D to Building B, which is proposed to be a bank. Given what is occurring in the banking industry, they would like to add a second story to Building B to allow for some additional office space. The rest of the plan is identical to what has already been approved. Mr. Holland indicated that he agreed with all of the stipulations. Mr. Lance complimented the architect on the plans for this project. He referred to the site plan and noted that the handicapped parking in the front of the building is located at the sidewalk line. He asked the architect to comment on the steps leading to the front door, in terms of handicapped access. Mr. Jeff Degasperi, architect, 6240 West 135th Street, indicated that with the final development plan, the handicapped spaces will probably be moved up approximately five spaces to the north. There are two incline ramps around the sides where there would be handicapped access to the building. Mr. Lance clarified that there would be arches at the front and back doors, which are the main entry points. He asked if there would be any ground transformers. Mr. Degasperi replied that the transformers were installed with the phase I development. They were screened with landscaping during the first phase of construction. Mr. Lance clarified that Mr. Pete Oppermann is the landscape architect for this project. Mr. Lance also observed that the roof
Page 15 mounted equipment is in a depression at the top of the building. Mr. Degasperi replied that the roofs create a 6-foot valley on the back side to hide the equipment. Chairman Reitzes opened the public hearing on this item. There was no response, and the hearing was closed. Mr. Hill moved to recommend to the Council the approval of the Revised Preliminary Plan for the LionsGate Office Centre with stipulations a through e. The motion was seconded by Mr. Lance and carried with a vote of 8 to 0. REVISED PRELIMINARY PLAN APPROVAL Highlands Corporate Campus 10720 Nall. Application made by HMN Architects, Inc. (Approved) Planner Julie Williams indicated that the applicant was requesting the approval of the Revised Preliminary Plan for Highlands Corporate Campus. She noted that this property is currently zoned CP-O, Planned Office Building District. The applicant was requesting the approval of a revised preliminary plan for a 47,000-square-foot, threestory office building, shown as Building F, and a 60,000-square-foot, three-story office building, shown as Building D. The existing approved preliminary development plan shows two, 2-story buildings totaling 65,000 square feet in place of the proposed Building F. Building D is shown on the approved preliminary development plan as a 42,000-square-foot, 3- to 4-story building. The proposed changes result in no net gain or loss to the overall square footage of the development. The buildings will be constructed primarily of brick, natural stone and glass with metal roofs. The revised plan does not change the overall layout of the office campus. The revised plan shows two entrances to the parking lot for Building F off the main circulation drive, while the existing approved plan shows only one. Staff recommended approval of the Revised Preliminary Plan for Highlands Corporate Campus with stipulations a through d. Mr. Hill asked if staff had any drawings of the previously approved elevations. Ms. Williams replied that the drawings were not provided in the packet. However, the proposed changes are consistent with what was previously approved for this project. Mr. Doug Weltner, applicant, 4520 Main, Suite 1000, indicated that he is the developer and representative of the ownership group. He noted that the regional headquarters for the National Bank of Kansas City, formerly known as the Horizon Bank, will be located at this site. Mr. Lance asked if the bank will be using an ATM. Mr. Weltner replied in the affirmative. He explained that there will be three drive-through lanes at the bank. There will be two lanes for the commercial windows and one lane for the ATM. Mr. Lance asked about exposed downspouts, the location of the trash enclosure and if there would be ground mounted transformers. Mr. Weltner replied that they do not have plans for exposed downspouts. The trash enclosure could be located at the northwest corner of the building. The location of the ground mounted transformers will be included in the final development plan. Mr. Lance asked for a stipulation to be added for this project to be considered by the Site Plan Review Committee before the
Page 16 final development plan approval. Ms. Williams clarified that the Site Plan Review Committee will be considering the design of the buildings. Chairman Reitzes opened the public hearing on this item. As no one wished to speak, the hearing was closed. Mr. Hunter moved to recommend to the Council the approval of the Revised Preliminary Plan for the Highlands Corporate Campus with stipulations a through d and with added stipulation e to indicate that this item will be reviewed by the Site Plan Review Committee prior to the final development plan approval. The motion was seconded by Mrs. Thacker and carried with a vote of 8 to 0. PRELIMINARY PLAT NO. 2004-100 Bucks Crossing First Plat 15120 Switzer. Application made by Schlagel & Associates, P.A. (Continued) According to Staff Comments, this item was being continued to the December 13, 2004, Planning Commission meeting. Mr. Hill moved to continue the Preliminary Plat No. 2004-100, Bucks Crossing First Plat, to the December 13, 2004, Planning Commission meeting. The motion was seconded by Mr. Hunter and carried with a vote of 8 to 0. FINAL PLAT NO. 2004-98 UMB Subdivision First Plat 11101 West 87th Street. Application made by United Missouri Bank. (Continued) As noted in Staff Comments, this item was continued to the December 13, 2004, Planning Commission meeting. No motion was required. SIGN DEVIATION Fidelity Investments 5400 College. Application made by Site Enhancement Services. (Denied) Mr. Dalecky indicated that the subject site is currently zoned CP-O, Planned Office Building District. The applicant, Site Enhancement Services, is requesting the approval of a sign deviation request for Fidelity Investments to have two wall signs along the west façade of the building that is located at the immediate intersection of College and Nall. The applicant has provided a response to the five criteria of the Unified Development Ordinance that must be met for a deviation to be granted. However, staff did not believe that the applicant has met the five criteria. Historically, staff has not recommended the approval of an additional wall sign on an office building. The applicant is proposing to locate a new Fidelity Investment sign at the immediate corner of the building along the west façade. There is an existing sign for a real estate office that occupies the northern tenant space in the building. There are several multi-tenant office buildings in the City. For the most part, those other office buildings adhere to the ordinance restricting signage to one sign per office building