A 74-acre proposal for three- and four-story apartment buildings, villas and commercial space near 175th Street and Pflumm Road got rezoning approval from the Overland Park City Council on Monday after an extended discussion.
The development is known as Schlagel Farms, after the family who owned it, and is located on the southeast corner of that intersection. Overland Park annexed the land in 2008.
The rezoning allows developers to take the next steps toward a plan that will eventually put 300 multi-family units, 153 villa units and 128,660 square feet of commercial businesses on the site.
What’s going on the Schlagel Farms site?
The apartments are concentrated in the northeast part of the site, with three-story buildings of 32 units each and four-story buildings of 48 units each. Commercial development is planned for the northwest corner of the site with a total of 19 buildings.
The villas would occupy the southern part of the development, with 39 buildings of three, five or six units each.
Two members of the Schlagel family spoke, urging approval. Sara Schlagel of Mission assured councilmembers, “we are not land flippers.” George Schlagel of Olathe noted the changes to the area as development eats up large amounts of former farmland. He said the higher density of the apartments uses less farmland than single-family residential.
Some concerns raised about the project
Neighbor Brad Warner of Overland Park said he and others understand development is needed. But he had concerns about the traffic the development might cause on roads that are unimproved and lack gutters, sidewalks or bike lanes. He said that although most neighbors understand the need for commercial development, they are less accepting of the high-density apartments.
A few councilmembers were skeptical during discussion. Councilmember Scott Mosher doubted the area surrounded by rural land would be able to draw enough customers to keep the commercial area in business. “I think the retail will fail,” he said.
Representatives of the developers said, however, that there has been much interest in the commercial space by national retailers, five of which have sent letters of intent.
Councilmembers Jeff Cox and Scott Hamblin objected to the apartment development. Cox said he understands apartments are needed to fuel the business development, but, “the residents I represent in Ward 6 don’t want apartments. They don’t want high density. Not now. Not ever.” The multi-family developments will reduce the quality of life and “urbanize the area,” he said.
Hamblin, the other Ward 6 member, agreed. “If it’s just to add different housing, well that’s what zoning protects us against,” he said. “That’s the purpose of zoning, so that we don’t add different housing.”
Most of the council supported the entire project
However the majority of the council supported the plan. Councilmember Paul Lyons noted a lot of development is already taking place in that area. The development plan brings a variety of housing choices into the area, he said. Councilmember Holly Grummert called it a “much needed project,” saying she is excited to see the villa option become available in that area.
The council voted 7-3 in favor of the rezoning, with Mosher, Hamblin and Cox voting against. Councilmembers Faris Farassati and Melissa Cheatham were absent.
Residential/commercial project coming to 159th and Metcalf
The council also approved two other development-related items with relatively little discussion. The Metcalf Village Shops at the southeast corner of 159th Street and Metcalf Avenue, won rezoning for 40 acres for an eventual mixed-use development.
The applicant, Lux Living, proposes 906 residential units and 35,000 square feet of commercial space over 11 buildings. The development would include some vertical commercial and residential uses in some of the buildings.
The land was annexed into Overland Park in 2007. Councilmembers approved the rezoning unanimously.
City will issue bonds for Bluhawk project at 159th and U.S. 69
A majority of council members also approved issuance of Economic Development Revenue Bonds for the Bluhawk project at the southwest corner of 159th St and U.S. Highway 69.
The bonds are a sales-tax break to help the developer pay for construction materials and equipment on the ongoing multi-use commercial and entertainment district. The incentive means Bluhawk could save as much as $4.47 million, of which $552,600 would come from the city’s share of sales tax.
That item passed 9-1, with Hamblin being the only no vote.
Go deeper: Commission OKs revised Schlagel Farms plan in south Overland Park
Roxie Hammill is a freelance journalist who reports frequently for the Post and other Kansas City area publications. You can reach her at roxieham@gmail.com.
