Focus Area: Economy, Community Development
Staff Contact: Jessica Schuller, Senior Planner
Subject: RZ24-0005: Rezoning and Preliminary Site Development Plan for Park 169; Applicant: Luke White, Blue Springs Safety Storage South, LLC
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Consideration of Ordinance No. 24-32 (RZ24-0005), requesting approval of a rezoning from the CTY PEC-3 (County Light Industrial) District to the R-1 (Single Family), R-2 (Two-Family), R-3 (Low-Density Multifamily) and M-2 (General Industrial) Districts and a preliminary site development plan for Park 169 on approximately 247.15 acres; located northeast of W. 167th Street and S. US-169 Highway. Planning Commission recommended approval 7 to 1.
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Summary:
The applicant requests a rezoning and preliminary site development plan for approximately 247 acres located northeast of 167th Street and US-169 Highway (US-169). The development consists of four zoning districts with the M-2 (General Industrial) District proposed on the west half of the site, transitioning to the R-3 (Low-Density Multifamily), R-2 (Two-Family) and R-1 (Single-Family) from west to east. A new collector roadway, Barker Road, will be constructed central to the site and will separate industrial and residential land uses. This transition of land uses also includes berming on both sides of the collector road and significant landscaping. The project will be developed in four (4) phases beginning with the four (4) industrial buildings and multifamily residential nearest 159th Street and concluding with the industrial buildings nearest 167th Street.
Roadway improvements include the construction of Barker Road, improvements to 159th Street and 167th Street including turn lanes, and a future traffic signal at 159th and Barker Road. Offsite intersection improvements will also be required at the intersection of 159th Street and US-169 Highway.
The site meets UDO requirements for landscaping, site design, and tree preservation. One waiver to architecture is requested to allow a reduction of glass from 15% to 11-13% on select industrial buildings, pertaining the side elevations facing interior to the M-2 District. In lieu of this requirement, the percentage of glass on facades facing Barker Road is increased, and added articulation is provided in several areas. Staff is supportive of the waiver request.
The site is designated as an Employment Area on the future land use map of the PlanOlathe Comprehensive Plan. The M-2 District is consistent with this land use designation, and the proposed residential land uses provide an appropriate transition to existing residential uses east of the site. The plan also complies with several policies of the Comprehensive Plan.
The public hearing was held on July 22, 2024 and four (4) members of the public spoke. Stated reasons for opposition included increased vehicular traffic and truck traffic, density and intensity of land uses, and impact on schools and community spaces. Staff recommends approval of the application, and following the public hearing, the Planning Commission voted 7-1 to recommend approval of RZ24-0005 as stipulated. Discussion by Commissioners during the meeting primarily focused on land uses, traffic improvements, the railway crossing and landscaping. Additional public comments received after publication of the July 22nd Planning Commission meeting are included as Attachment C.
After the Planning Commission meeting, 28 property owner entities filed protest petitions against the application. The protest was deemed invalid as 9.07% of the land area within 200 feet of the subject property (and 1,000 feet of unincorporated land area), is under protest. This is less than the 20% minimum threshold for valid protest petitions (Attachment D).
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Financial Impact:
None
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Action Needed:
1. Approve Ordinance No. 24-32 for a rezoning to the R-1, R-2, R-3 and M-2 Districts as recommended by the Planning Commission (4 positive votes required).
2. Deny Ordinance No. 24-32 for a rezoning to the R-1, R-2, R-3 and M-2 Districts (5 positive votes required).
3. Return the rezoning application to the Planning Commission for further consideration with a statement specifying the basis for the Governing Body’s failure to approve or disapprove (4 positive votes required).
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Attachment(s):
A. Planning Commission Packet
B. Planning Commission Minutes
C. Additional Public Comments
D. Protest Petition Summary
E. Ordinance No. 24-32