Leawood planning commissioners have rejected a revised plan for a 22-acre mixed use development near 135th Street and Mission Road over concerns about traffic, detention ponds and its possible effect on a residential area and Mission Trails Elementary School to the north.
On Tuesday, the Leawood Planning Commission voted 6-2 to recommend denial of rezoning to the city council, with commissioners Christopher Frantze and Matt Block in dissent.
It was the second appearance for developer Rick Oddo and Klover Architects to change the zoning from office to mixed use, four-story maximum — a critical early step for the project.
The commission first heard the request at its Sept. 30 meeting, but at that time, city staff had recommended denial and the question was continued to Tuesday.
Planning staff supported the plan after the developer made changes that increased outdoor patio space, removed one of the four proposed drive-thrus and reduced the total square footage. But the majority of the commission continued to oppose it, saying the changes were not enough.
Mission West is bounded by Mission Road to the east, 133rd Street to the north and 135th Street to the south. Its design is derived from Oxford Promenade, a previously-approved project by the same developer just to the south, according to city documents.
More about the plan can be found in city documents here.
Commissioners want fewer drive-thrus
The revised plan discussed Tuesday called for 10 buildings — two residential/mixed use, one commercial office/retail, one stand-alone office, a residential clubhouse and five retail sites, three of which would be drive-thrus.
The earlier plan included four drive-thrus, but one was removed in response to commissioners’ comments in September.
But the number of pad sites and drive-thrus was still a concern for some planning commission members.
“I don’t think a lineup of fast food restaurants on 135th Street is consistent with my vision of what 135th really should look like,” said Commissioner Michael Fishman.
Much of the other discussion centered around the elementary school. There were several questions about the two water detention ponds planned for the corners, their sloping and whether they would be fenced off.
Oddo said the slope into the ponds is gentle enough that a person who fell in could easily get out. He also said he would put up fencing if that’s what city officials want, but would prefer not to completely encircle the ponds.
Below are a few more design renderings of the project.
Traffic safety near a school was also top of mind
A recent e-scooter crash that took the life of 10-year-old Duke Ommert of Leawood was also on the minds of some at the meeting.
Steve Durr referenced the incident and asked commissioners not to make a “premature” decision about an area that is seeing more and more pedestrians.
“In this case you have a proposed development directly across from a grade school and a heavily used park, a busy grocery store, a daycare and it’s a block away from a new development,” that could have more than 900 apartments, Durr said.
The addition of fast food restaurants and apartments on the same corner is “very scary” because of the potential for kids crossing the streets “every which direction,” he said.
Durr is a member of the Leawood Bike/Walk committee but said he was speaking for himself.
Rob Groves, the other public speaker, objected to putting four-story buildings near a school zone.
“I think this plan needs some serious work,” he said.
Oddo and Klover representative Patrick Reuter said they have been working with city staff to make their proposal more acceptable. The long-range plan for that part of the 135th Street corridor is for mixed use with a four-story maximum, according to city staff.
Frantze, who voted against the denial of the rezoning, said the developer has been trying to meet the city’s requirements in proposing a mixed use project that is similar to Oxford Promenade, which the city approved.
“I don’t think we should be putting developers in a situation where we’re telling them to do things and having conflicting directions that they can’t really follow,” he said.
But the majority said the project plan still needs changes. “To me, this is a work in progress,” said Commissioner Steve McGurren. “It has potential, but I just don’t think we’re there at this point.”
