B3b Constraints West of U.S. 69
1).Johnson County Executive Airport
The existing airport at Pflumm Road and 159th Street limits development in that area to uses compatible with air traffic. In March 1994, Johnson County adopted a Comprehensive Compatibility Plan for the area around the Executive Airport. Although the concept for that plan was that it mutually be adopted also by the cities of Olathe and Overland Park, the cities have not yet completed their actions to adopt the airport area compatibility plan. (Although each city has voted favorably to do so, final enactment of the airport compatibility plan is awaiting completion of joint-review and decision procedures for the drafted airport interest area zoning and subdivision regulations.)
2). Gravel Roads
These roads would require substantial work and acquisition of additional right-of-way to bring them up to urban standards.
3).Incomplete Roadway Network
Antioch Road has not been opened across Coffee Creek and 167th Street has not been opened between Switzer Road and Pflumm Road.
4).Quarry
By its nature, the quarry operation is unsightly, generates noise and dust, and has considerable truck traffic in and out of the facility.
5).Coffee and Wolf Creeks
The two creeks crossing the west side divide the area and will make connecting the various segments of the road network expensive.
6).Right-of-Way
Acquisition of the right-of-way needed to build new thoroughfares or upgrade existing thoroughfares to urban standards may be difficult and costly.
B3c Opportunities East of U.S. 69
1). Potential Greenway Systems
The floodplain of the Blue River can be used to tie the area to the Blue River Parkway in Missouri and to the city of Leawood's greenway systems, as well as to other parkland. Again, the proposed greenway linkage along the highway can help integrate the greenway system in the area.
2). Scenic Vistas
The Blue River Valley offers an excellent opportunity to develop very-low-density residential areas which integrate with the existing topography and woodlands while retaining the scenic vistas.
3). Utilities
The east side of the study area is well served by utilities with the exception of sanitary sewer services which is available only in the northeast portion of the area.
4). Employment Center
Bayer (Miles, Inc.'), Research Farm is an employment center for the area.
B3d Constraints East of U.S. 69
1). Gravel Roads
These roads would require substantial work and acquisition of additional right-of-way to bring them up to urban standards.
2). Incomplete Roadway Network
Connection of segments of the roadway network and upgrading of existing segments to thoroughfare standards will be difficult and expensive.
3). Quarry [Editor: See Neighborhood Topic Asphalt Factory]
The quarry operation is unsightly, generates noise and dust, and has considerable truck traffic in and out of the facility. In addition, this quarry east of U.S. 69 is a much more extensive facility than the one on the west side, with a greater amount of material excavated from the site.
4). Existing Zoning
Some areas in and along the floodplain and along the railroad tracks near 159th Street and Mission Road are already zoned for nonresidential uses. Some of these sites have floodplain or topography limitations which limit the range of nonresidential uses that might occur. Such existing zoning is not suited to the sites or compatible with orderly development.
5). Right-of-Way
Acquisition of the right-of-way needed to build new thoroughfares or upgrade existing thoroughfares to urban standards may be difficult and costly.
6). Large-Lot Single-Family Development
The existence of several major areas of large-lot single-family development served by private septic systems will make the extension of public sanitary sewer service [Editor: See Neighborhood Topic Sewers] to the remaining undeveloped tracts in the area more costly. Because of the dispersed housing pattern and the high cost of treatment facilities, there are few remaining areas that could be served with public sanitary sewer service without requiring sub-district participation by existing residents living in the large-lot subdivisions.
7). Railroad [Editor: See Neighborhood Topic Railroad]
The railroad (mainline of the Union Pacific System Railroad) has a considerable amount of hazardous materials traffic which presents a safety concern.
8). Topography
Areas east and south of Stanley may be expected to develop at a slower rate and at lower densities due to rugged terrain and limiting ground conditions such as a high water table or impervious soils.