April 11, 2002
On Thursday evening, April 11, developers held a
meeting at the Blue Valley Service Center to present their proposal
for rezoning a 31 acre tract of land in the SE corner of 159th/Metcalf
from "Rural" Johnson County to PRB-3 Johnson County (Planned
Urban Neighborhood Retail. This is the most intense commercial
zoning available in the County). Approximately 25 residents and
representatives of neighborhoods surrounding this project attended
this meeting and raised objections and concerns throughout much
of the presentation. Andy Schlagel, planner for this project,
was the main presenter along with Jack Epps, the developer's
attorney. An engineer for the project also answered questions.
Blue Valley Plaza, LLC., the developers of this proposal,
is seeking to rezone this property and build a 293,000 sq. ft. development--
including a "big box" store of 174,000 sq. ft with an adjoining store
of 69,000 sq. ft. There would be 8 additional buildings and parking spaces
for 1,687 cars. (Note: SuperTarget has been recently scouting sites in this area.)
Residential Is Not The Same As Commercial
Residents continually repeated that this tract was master planned for
transition residential (with possible urban densities) not commercial.
A direct quote was read from the Blue Valley
Plan (the plan which governs this site) which stated [all bold underlying added by NeighborhoodNet for emphasis]:
"Generally, the Transition Areas should be regarded as areas that might
someday develop for residential uses at urban densities with sanitary
sewers. In the interim, the areas might be partially developed with residential uses not served by sanitary sewers, but any such development should be carefully guided
to not unreasonably obstruct urban-density residential uses in the future."
Overland Park, which jointly developed the Blue Valley Plan with Johnson County
also repeats that these areas were planned with residential in mind--but that
the form of residential might change with development patterns and that sewers
would increase "urban-density residential uses in the future."
Schlaegel Smoothly Tries To Mislead
In a typically misleading statement, Schlaegel pointed out the lot to the north of theirs was CP-3 (the most intense retail commericial allowed in Overland Park. In fact, the undeveloped tract due north consists of 3 lots totalling 15.78 acres. Of that, 11.53 acres is CP-1 (over 73%) which is the least intense commercial, 3.33 acres (21%) is CP-2, .92 acres (under 6%) is CP-3.
Another example of a misleading statement was that there was about a 200 feet between the Blue Valley Riding (BVR) "homesites" and the big box store. In fact, those are very carefully chosen words that fly in the face of buffer planning in both Overland Park and Johnson County. In zoning, buffers are ALWAYS defined in terms of properties and property lines and BVR directly abuts this property (they share a property line). So there is NO meaningful buffer. However, note the choice of the word "homesite". Schlaegel was carefully refering to the distance between the home and the store, as if the homeowner did not need to use their backyard - it was after all part of the buffer.
Finally, it was pointed out to Schlaegel that his plans had incorrectly labeled lots on the SW corner of Metcalf and 159th as PRB-3. He blamed this on the County, but neighbors immediately pointed out the County has the lots labeled correctly. But Schlaegel continued to say their drawing was based on County information (perhaps in the sense that a novel can be based on a true story).
Resident's Objections
Residents raised objections to traffic, a huge dirt-lined drainage basin which
would directly abut Blue Valley Riding neighborhood back yards and the
safety hazards for children this basin would create, noise, trailer-truck traffic immediately
next to backyards, business operations of possible tenants, etc. etc. In the end
residents came back to the same point: Nothing can be done to make this
plan acceptable--this area is master planned for transition residential and it should stay that way.
Blue Valley Riding Homes Association President, Gayle Schloemer, read a statement
apologizing that this meeting was wasting everyone's time--
that it was apparent there would be no meaningful dialog.
When Jack Epps stated that it appeared those attending were opposed to growth,
residents responded by saying they were not opposed to growth--only improper growth.
Residents support residential development on this tract.
Terri Clamons of Blue Valley Riding said that developers could not understand the
concerns of residents unless they lived out here and knew concerns first hand.
This plan is now slated to go before the Oxford Township Zoning Board on May 16
(the previous date had been April 18). After this, it will go to the Johnson County
Board of County Commissioners for their final decision.
For more information on this development, see Topic SE 159th & Metcalf.
Shirley Phillips, who attended the meeting, provided the above report.
|