Here are the results of the Task Force Meeting. These are only recommendations. They are not final. Your influence and input can still save our neighborhoods.

Commercialization Even More Intense Than Expected
(Click on map for larger image)

The Blue Valley Study Area Task Force, at its final, Tuesday night, Aug.19 meeting, produced a set of recommendations that would open up the newly annexed areas along and south of 159th street roughly between Metcalf and Pflumm, to massive commercial development: 1 million to 2 million or more square feet of commercial, with few limits on what will be done on the 100's of acres of remaining Merrill property.

The Blue Valley Study Area Task Force was created by Overland Park to examine the roughly 4 square mile area that was recently annexed. This annexed tract has a northern boundary of 159th street south to 183rd , then an eastern boundary of Metcalf west to Pflumm.

Definitions Of Commercial Expanded

In addition, at the Task Force meeting, Overland Park Planning introduced newly revised definitions for the Master Plan that allow more intense commercial development. “Community Centers” and “Regional/Super Regional Centers” can now have larger square footages and larger acreage. Both of these Centers are used in the Task Force recommendations.

Major Recommendations

1. Steck Plantation, a subdivision of 13 homes south of 159th across from the Wal-Mart on Metcalf should be designated as commercial. Individual homes could be consolidated into parcels of 7 acres before rezoning to commercial would be considered. (Note: When this was in County jurisdiction, this “spot rezoning” was not allowed.) David Peel, Principal Planner and representative for Johnson County, argued that Steck should have been designated Business/Office Park, as this is the prevailing surrounding use.

2. The entire Steck Plantation (15.36 acres) and the two nearby small lots on the southwest corner of 159th /Metcalf (4.4 acres) together total 19.76 acres. The Task Force gave this entire acreage a designation of C for Community Center. This is defined as a commercial development with up to 500,000 square feet or up to 54-acre tract, whichever is less. John Rod, Overland Park Administrator, Long-Range Planning, indicated that, in reality, this has the potential for a 200,000+ development. (Note: The nearby Wal-Mart with its garden center and gas station is just under 200,000 sq. feet.)

3. Designate the 300 acre Merrill Tract as “Proposed Commercial Mixed-Use.” The “Merrill Tract’s boundaries are 159th on the north, down to 167th , then from 69 Highway west to Antioch—basically the huge tract of land east of the new Blue Valley West High School. Acreage was indicated that would allow commercial, office, and mixed residential but the task force decided not to include exact numbers. The task force acknowledged that 55 acres here could be a Regional/Super Regional Center (defined as a MINIMUM of 500,000 square feet on a 54-acre or larger tract.) Without definite acreage, developers would be left to define their visions of a development plan. John Rod stated that there would be a “significant commercial presence” on this tract.

4. A “Neighborhood Center” commercial area was designated for the northeast corner of 167th and Switzer. A Neighborhood Center is defined as 150,000 square feet or a maximum 16-acre tract, whichever is less.

5. The North East corner of 159th and Metcalf bordering Willowbend and Wynnefield was given the new designation of Community Center, allowing up to 500,000 sq ft of commercial development. This was decided even though this parcel is outside the annexed area. Since these lots are just under 20 acres also, presumably this could be a 200,000 square foot development as on the other corners.

6. Two more "Community Centers" (150,000 to 500,000 sq ft of commercial) were designated for lots across Metcalf from Berryhill Farms. There was a push to extend office and commercial from 179th to 183rd , west of Metcalf across from Berry Hill Farms. The area for now was scaled back by half. All of us who have been involved with Overland Park know that this is only the first attempt to extend commercial.

7. In addition, in an informal discussion during a break, a member of the Task Force confirmed that the SE tract at 159th /Metcalf was still very much in play, although it is still under County jurisdiction. The Task Force did not make any recommendations on this property since it is County.

There were numerous other recommendations.

Task Force Excludes Residents Most Affected

Task Force membership has already drawn criticism, as there are 5 non-resident developers/landowners on this task force, 5 resident landowners in the annexed area, and other special representatives—including the girl scouts. However, residents contend that no attempt was made to include nearby neighborhood representatives or officials. The entire task force membership list is attached below.

Next Steps

Task Force recommendations would be used to update the Overland Park Master Plan for the annexed areas. However, these recommendations will most certainly be subject to much debate and other considerations as four upcoming public hearings will be held: two at the Overland Park Planning Commission, two with the Overland Park City Council. Overland Park has stated that it will post dates and times of these hearings on its web site: www.opkansas.org

A simple majority, 7 members, of the City Council would be needed to give final approval to any recommendations.

More Info Available

A color map of this plan and overview of this proposal can be found at Overland Park’s web site:

www.opkansas.org Click on “Business” tab near the top, when the screen turns blue, go to the “Hot topics” box. Choose “Blue Valley Area Plan.”

More on this issue will be presented in future articles published by NeighborhoodNet. Please stay tuned and involved, this is not going away any time soon.

Bob & Shirley Phillips
Reporting for NeighborhoodNet
www.nbrhd.net
August 20, 2003

cc:
Neighborhoods and Associations
Johnson County South Coalition
Johnson County Commissioners
Overland Park City Council
Local Media

*Blue Valley Study Area Task Force Membership**
*2002 Annexation Area
*City of Overland Park, Kansas**

* Terry Goodman, Chairman
* Rick Collins, Vice Chairman

*City Officials:*

* Terry Goodman, Overland Park Councilmember
* Rick Collins, Planning Commissioner

*Non-Resident Landowners:*

* Beau Browne, Browne Commercial Real Estate, Inc. Arlington, Texas
* Jim Lambie, Lambie-Geer Homes, 15102 Travis Lane, Overland Park
* Scott Merrill, Merrill Farm, 4800 Main St., Kansas City, MO
* James Mangas/Hal Reno, APAC Kansas, Inc. PO Box 23910, Overland Park
* Pete Self, City Properties. 14862 Metcalf, Overland Park

*Resident Landowners:*

* Gary Brockus, 16460 Switzer, Overland Park
* Susan Dickson, 7965 W. 172^nd Terrace, Stilwell, KS
* Richard Patterson, 17055 Metcalf Place, Overland Park
* Gary Verhaeghe, 9240 w. 167^th Street, Overland Park
* Yvonne Wood, ? W. 159^th Street, Overland Park

*Special Representatives:*

* Blue Valley School District Representative: Robert Schwarz, AICP, Planning and Demographic Research Manager
* Friends of the Arboretum: Nancy Yates, Chairperson
* Girl Scouts of Mid-Continent Council: Peter Kersten
* Johnson County Department of Planning, Development, and Codes: David Peel, AICP, Principal Planner

*Staff Support Committee:*
(*Main staff contact - John Rod)

* Mary Hunter
Senior Planner
Planning and Development Services Department
8500 Santa Fe Drive
Overland Park, KS 66212-2866
913/895-6211
913/895-5013 (fax)
mary.hunter@opkansas.org

* Roger Peterson
Director Planning and Development Services Department
8500 Santa Fe Drive
Overland Park, KS 66212-2866
913/895-6191
913/895-5013 (fax)
roger.peterson@opkansas.org

* *John Rod, AICP
Administrator, Long-Range Planning
Planning and Development Services Department
8500 Santa Fe Drive
Overland Park, KS 66212-2866
913/895-6214
913/895-5013 (fax)
john.rod@opkansas.org

* Mark Stuecheli
Senior Transportation Planner
Planning and Development Services Department
8500 Santa Fe Drive
Overland Park, KS 66212-2866
913/895-6026
913/895-5016 (fax)
mark.stuecheli@opkansas.org

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