June 25, 2012 - City of Olathe

Transcription

W 87TH ST
W 83RD ST
CASE LOCATIONS
PLANNING COMMISSION CASES FOR:
W 87TH ST PKWY
JUNE 25, 2012
CLARE RD
De Soto
CEDAR CREEK RD
OLATHE PLANNING COMMISSION
A
NT
SA
A
TR
FE
IL
DR
10
435
De Soto
10
35
W 103RD ST
10
435
35
WARD
WARD 2
2
COLLEGE BLVD
RZ-12-006
W 119TH ST
WARD
WARD 4
4
7
LAKESHORE DR
SU-12-007
W 135TH ST
SANTA FE ST
35
P-12-010
WARD
WARD 3
3
7
Overland Park
W 143RD ST
7
W 151ST ST
56
WARD
WARD 1
1
W 159TH ST
Olathe
Overland
Park
QUIVIRA RD
35
W 167TH ST
56
169
W 175TH ST
W 191ST ST
Lakes
Stream
WITZER RD
Highway
LACK BOB RD
ACKMAN RD
City of Olathe
RIDGEVIEW RD
Planning Cases
WOODLAND RD
W 183RD ST
W 199TH ST
Legend
Arterial Street
PFLUMM RD
BLACK BOB RD
MUR-LEN RD
RIDGEVIEW RD
Spring Hill
WOODLAND RD
LONE ELM RD
HEDGE LN
CLARE RD
CEDAR NILES RD
Gardner
Date: 06/20/2012
Author: christopherc
69
W 127TH ST
UIVIRA RD
MOONLIGHT RD
GARDNER RD
WAVERLY RD
Lenexa
PLANNING COMMISSION
MONDAY, JUNE 25, 2012 - 7:00 PM
FINAL AGENDA
CONSENT AGENDA
1. Minutes from the June 11, 2012 Planning Commission meeting - Cases: P-12-008, PR-12007, P-12-012, RZ-12-005, SU-12-006
2. P-12-010:
Request for approval of a final plat for one lot, 0.996 ± acres, for United Office
Products, Second Plat; located at 619 West Dennis Avenue.
Owner/
Applicant:James R. Hutchinson/United Office Products
Engineer: Jim Green/Green Engineering
REGULAR AGENDA
New Business
1. SU-12-007: Request for approval of a special use permit for a lodging place (Creative
Cottage) on 0.16 ± acres; located at 221 South Walnut Street.
PUBLIC HEARING
Owner/
Applicant: Lori DeWitt and Kelly Skinner
2. RZ-12-006: Request for approval of an amendment to an existing RP-3 Planned Low
Density Multi-family district on 5.32 ± acres, and revised preliminary
development plan for The Homestead Townhomes at the Homestead
Apartments; located in the vicinity of the 116th Street and Shannon Street, at
the northern end of Homestead Apartments.
PUBLIC HEARING
Owner/
Applicant:
Engineer:
Todd Bleakley/Bleakley Development Co. LLC
Jim Long/Allenbrand-Drews and Associates, Inc.
MINUTES
CITY OF OLATHE
CITY PLANNING DIVISION
CASE # P-12-008
The meeting was called to order by Vice Chairman Paul Ling, with the following
members present: John Almeida, Mike Kohler, Greg Harrelson, Jeremy Fry and
Mike Rinke. Absent was Jon Campbell.
Vice Chairman Ling read the standard ex parte statement. No Commissioner
reported having any ex parte communications.
A motion to approve Consent Agenda items 1 and 2 was made by Commissioner
Fry and seconded by Commissioner Kohler. Motion was approved 6-0.
Planner:
Dan Fernandez
Request:
Approval of a replat for eleven lots and one tract, 3.68± acres, for Red
Hawk Run, Third Plat.
Location:
Vicinity of Woodland Avenue and 121st Terrace
Owner/
Applicant:
Dan Whitney
Landmarketing, Inc.
Engineer:
Roger Norris, Allenbrand-Drews & Associates, Inc.
Acres:
3.68±
Current Zoning:
R-1
Lots:
11
Streets and Right of way:
Existing
Required
Proposed
I.
Planning Commission:
June 11, 2012
Proposed Use:
Single Family Residential
Tracts:
1
S. Langley Road
W. 121st Court
60’
60’ (total)
N/A
50’
50’ (total)
N/A
COMMENTS
This is a request for approval of a final plat of eleven lots and one tract for
Red Hawk Run, Third Plat, located in the vicinity of Woodland Avenue and
121st Terrace. The rezoning from RUR to RP-1 (RZ-28-03) for this site was
approved by the City Council on February 2, 2004. The preliminary plat for
Red Hawk Run (P-73-03) for one hundred lots and four tracts was approved
by the Planning Commission on February 23, 2004. Red Hawk Run, 1st
Plat (P-04-049) which included thirty-three lots and one tract was approved
P-12-008
June 11, 2012
Page 2
on April 12, 2004 and Red Hawk Run, 2nd Plat (P-04-151) for 43 lots and 2
tracts was approved on January 10, 2005.
The reason for the replat is to reconfigure the lots and easement at this
location.
II.
FINAL PLAT REVIEW
A. Lots/Tracts:
The final plat includes a total of eleven single family residential lots on
3.68 acres for a density of 2.99 units per acre. The average lot size is
10,150 square feet in area with an average lot width of 75 feet and an
average lot depth of 125 feet.
B. Utilities/Municipal Services:
The property is located in the Water District #1 and Johnson County
Wastewater service areas. The applicant will need to coordinate with
the respective utility providers for required water and sewer connections.
C. Streets/Right-of-Way:
Lots 77 and 78 have access to W. 121st Street, Lots 79-83 have access
to W. 121st Court and Lots 84-87 have access to W. 121st Place. The
streets meet Unified Development Ordinance (UDO) requirements for
public right-of-way. A Limits of No Access (LNA) has been placed on
the west side of Lots 77 and 78 along S. Langley Street.
D. Drainage/Open Space:
Tract B, which is approximately 1.2 acres, has been included in the plat
as an open space and drainage easement. This area will be maintained
by the home owners association. A fifteen foot (15’) tree preservation
easement (TP/E) has also been placed along the eastern boundary of
Tract B.
E. Street and Signal Excise Taxes:
Excise taxes were paid on the subject site with a previous plat so no
fees are due with this application.
III.
STAFF RECOMMENDATIONS
Staff recommends approval of P-12-008 with the following stipulations:
a.
Prior to and upon recording of the plat, a digital file of the final plat
shall be submitted to the Development Services Department. The
P-12-008
June 11, 2012
Page 3
submission of the digital plat file shall conform to the formatting
standards, layering system, and text styles of the City of Olathe
Planning Division Digital File Submittal Standards.
b.
Prior to issuance of a building permit, performance and
maintenance bonds or a letter of credit in an amount to be
determined by the City, shall be submitted in accordance with UDO
§ 18.68.390.B and 18.12.040.B to ensure that public
improvements, certain easements and related improvements will be
installed, approved, and maintained after completion of the
development.
c.
Prior to issuance of a building permit, a performance and
maintenance bond or letter of credit in an amount to be determined
by the City Engineer, shall be submitted in accordance with UDO §
18.68.390 D. to ensure that all erosion control measures and water
quality features are installed and maintained and that all of the
development’s streets and sidewalks remain free of debris during
all phases of construction.
d.
All above ground electrical and/or telephone cabinets shall be
placed within the interior side or rear building setback yards.
However, such utility cabinets may be permitted within front or
corner side yards adjacent to street right-of-way if cabinets are
screened with landscape materials.
Motion by Comm. Fry, seconded by Comm. Kohler, to approve P-12-008,
subject to the following stipulations:
a.
Prior to and upon recording of the plat, a digital file of the final plat
shall be submitted to the Development Services Department. The
submission of the digital plat file shall conform to the formatting
standards, layering system, and text styles of the City of Olathe
Planning Division Digital File Submittal Standards.
b.
Prior to issuance of a building permit, performance and
maintenance bonds or a letter of credit in an amount to be
determined by the City, shall be submitted in accordance with UDO
§ 18.68.390.B and 18.12.040.B to ensure that public
improvements, certain easements and related improvements will be
installed, approved, and maintained after completion of the
development.
c.
Prior to issuance of a building permit, a performance and
maintenance bond or letter of credit in an amount to be determined
by the City Engineer, shall be submitted in accordance with UDO §
18.68.390 D. to ensure that all erosion control measures and water
quality features are installed and maintained and that all of the
development’s streets and sidewalks remain free of debris during
all phases of construction.
d.
P-12-008
June 11, 2012
Page 4
corner side yards adjacent to street right-of-way if cabinets are
screened with landscape materials.
Motion carries unanimously.
MINUTES
CITY OF OLATHE
CASE # RZ-12-005
Sean Pendley, Senior Planner, made the following staff presentation:
Planner:
Sean Pendley
June 11, 2012
Request:
Rezoning from County RUR to RP-3 district, 7.31± acres, and
preliminary development plan for Hospice House Center.
Location:
Vicinity of Lone Elm Road and OMC Parkway.
Owner/
Olathe Medical Center, Inc., Frank Devocelle
Applicant:
Payne & Brockway, Mark Huggins
Architect:
ACI Boland, Bill Woodhouse
Acres:
7.31±
Proposed Use:
Residential Care
Current Zoning:
RUR
Proposed Zoning:
RP-3
Building Area:
Phase I
Total
11,323 sq. ft.
39,051 sq. ft.
Parking Spaces:
Phase I
Total
Required
12
48
Proposed
17
52
Existing
Required
Proposed
Lone Elm Road
OMC Parkway
Marion Street
60’ (½ Street)
60’ (½ Street)
60’ (½ Street)
50’ (½ Street)
50’ (½ Street)
50’ (½ Street)
60’ (total)
60’ (total)
60’ (total)
Land Use
Zoning
Comp. Plan Designation
Site
Undeveloped
RUR
Employment Area
North
Undeveloped/YMCA
CP-1
Employment Area
East
Undeveloped
RUR
Employment Area
South
Assisted Care
RP-4
Mixed Use Residential
West
Undeveloped
RUR
Employment Area
Platted:
No. A final plat shall be approved prior to development.
RZ-12-005
June 11, 2012
Page 2
I.
COMMENTS
A. Proposed Development:
The following is a request for a rezoning from County RUR to RP-3
district and a preliminary development plan for Hospice House Center.
The first phase will include eight beds and the plan shows future
expansions to accommodate a total of 32 beds. The Phase I building
has an approximate area of 11,300 square feet.
There is an existing farm pond on the subject property. This pond will be
dredged and replaced with a new detention basin and water quality
feature closer to Lone Elm Road.
B. Public Notice:
The applicant mailed the required public notification letters and posted
signs on the property for the rezoning according to Unified Development
Ordinance (UDO) requirements.
II.
PRELIMINARY DEVELOPMENT PLAN
A. Utilities/Municipal Services:
The property is located in the City of Olathe water and sewer service
areas. The proposed development will require an existing sanitary
sewer to be relocated to allow construction of the proposed detention
basin. A two-feed looped water main extension is also required for the
development. Fire hydrants shall be installed per Fire Department
requirements.
The property is subject to a sewer buy-in fee for Upper Cedar Creek of
$3,459.85 per acre. Effective September 1, 2012, the buy-in fee will
increase.
B. Access/Traffic:
A new public street, Marion Street, will be constructed to serve the
Hospice House Center. The street will be phased and eventually future
connections will extend north to 153rd Street and east to OMC Parkway.
Marion Street will be constructed with a temporary turnaround for trash
trucks and fire trucks for Phase I. The main driveway for Phase I will be
one-way drive that loops around the front of the building.
A traffic study was not required for the proposed development due to the
low traffic volume for Hospice House. However, a traffic impact analysis
will be required for future development proposals on adjacent properties.
C. Drainage:
RZ-12-005
June 11, 2012
Page 3
The preliminary site plan identifies a new wet bottom detention basin and
water quality feature at the corner of Lone Elm Road and OMC Parkway.
A stormwater study will be required with the final site development plan.
D. Parking:
The site plan indicates 17 parking spaces for Phase I. The requirement
for medical and residential care buildings is one (1) space for each four
(4) beds and one (1) space for each staff member. Based on the total of
8 beds and approximately 10 staff members in Phase I, the minimum
required parking is 12 spaces. The total parking with future phases is 52
spaces which also exceeds minimum parking requirements.
The preliminary site plan shows two (2) accessible parking spaces for
Phase I which meets UDO requirements for disabled parking. One (1)
additional accessible parking space is required for the proposed total of
52 parking spaces. Photometric plans for parking lot lighting shall be
submitted with the final development plan.
E. Pedestrian Access:
There are existing sidewalks along OMC Parkway and the preliminary
site plan identifies sidewalks on both sides of Marion Street. The final
site development plan shall also show a pedestrian connection from the
sidewalk to building entrance(s) per ADA (Americans with Disabilities
Act) requirements.
The site plan identifies a walking trail around the detention pond that will
serve as an amenity for family members and staff for Hospice House.
F. Landscaping:
There are existing trees at the southwest corner of the site where the
proposed detention basin will be located. The preliminary site plan
identifies a variety of new deciduous and evergreen trees around the
detention area to replace the trees that will be removed. Additional
shade trees and ornamental trees are also identified on the other
property lines per UDO requirements.
Screening (shrubs) is shown across 100 percent of all parking and
vehicular areas facing streets. The landscape plan also identifies native
plantings for Best Management Practices (BMPs) for water quality
features.
G. Architecture/Design:
The proposed center is a one-story building with a prairie style design.
The building materials include face brick and cast stone trim. The
proposed roofing consists of Timberline asphalt shingles.
The proposed building complies with the Guidelines for Multi-family
Development Design.
III.
ANALYSIS
RZ-12-005
June 11, 2012
Page 4
The following are criteria for considering applications as listed in Unified
Development Ordinance (UDO) Section 18.12.140 and staff findings for
each item:
A. The conformance of the proposed use to the Comprehensive Plan
and other adopted planning policies.
The future land use map of the Comprehensive Plan identifies the
subject property in an “Employment Area”. These areas are intended
for the development of office buildings, medical facilities and light
industrial uses.
The proposed Hospice House is compatible with the Olathe Medical
Center and is consistent with surrounding development. The proposed
use follows the goals and policies of the Comprehensive Plan.
•
Principle LUCC-8.1: “Mixture of Complementary Land Uses.
Encourage and enable a mixture of complementary land uses in
major new developments. Whenever land uses are mixed, careful
design will be required in order of ensure compatibility, accessibility
and appropriate transitions between land uses that vary in intensity
and scale.”
The proposed Hospice House is an appropriate land use in the
Olathe Medical Center and it provides a good transition between
the surrounding office buildings and existing residential
developments, including Cedar Lake Village and Hoeger House.
B. The character of the neighborhood including but not limited to:
land use, zoning, density (residential), architectural style, building
materials, height, structural mass, siting, open space and floor-toarea ratio (commercial and industrial).
The surrounding area consists of the YMCA, office buildings,
residential uses and undeveloped property. The proposed Hospice
House Center has a similar design and appearance as the Hoeger
House to the east of OMC Parkway.
C. The zoning and uses of nearby properties, and the extent to
which the proposed use would be in harmony with such zoning
and uses.
The surrounding properties are zoned RUR, CP-1 and RP-4. The
proposed RP-3 zoning district is appropriate for this area and the use
of a residential care facility is a good transition between the medical
campus and the residential development for Cedar Lake Village.
D. The extent to which approval of the application would
detrimentally affect nearby properties.
The proposed development should not detrimentally affect surrounding
properties since the RP-3 zoning provide a good transition between
commercial, office and residential uses.
RZ-12-005
June 11, 2012
Page 5
E. The extent to which the proposed use would adversely affect the
capacity or safety of that portion of the road network influenced
by the use, or present parking problems in the vicinity of the
property.
The proposed development of a residential care facility with 8-32 beds
will have minimal impact on traffic volume for the medical park and
surrounding streets.
The proposed development exceeds the minimum required parking for
medical buildings.
F. The extent to which the proposed use would create air pollution,
water pollution, noise pollution or other environmental harm.
Staff is not aware of any potential for unlawful levels of air, water or
noise pollution with the proposed development. The site includes
proper stormwater drainage and detention. The proposed
modifications to the existing pond require approval from the U.S. Army
Corps of Engineers.
G. The economic impact of the proposed use on the community.
The proposed facility will have minimal impact on economic
development. The development provides additional employment
opportunities for the community.
IV.
A.
Staff recommends approval of RZ-12-005 for the following reasons:
(1)
(2)
(3)
B.
The proposed development complies with the Goals,
Objectives and Policies of the Comprehensive Plan.
The rezoning to RP-3 district meets the Unified Development
Ordinance (UDO) criteria for considering zoning applications.
The proposed development complies with the Guidelines for
Multi-family Development Design.
Staff recommends approval of RZ-12-005 with the following
stipulations to be included in the ordinance:
(1)
(2)
Prior to publishing the zoning ordinance and within thirty (30)
days following approval by the Governing Body, a statement
that a preliminary development plan has been approved for
the subject property shall be filed in accordance with the
requirements of Section 18.12.230 of the Unified
Development Ordinance (UDO).
A final plat shall be approved and excise taxes paid prior to
issuance of a stormwater permit or building permit.
RZ-12-005
June 11, 2012
Page 6
C.
Staff recommends approval of the preliminary development plan
with the following stipulations to be completed with the final site
development plan:
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
(10)
A stormwater study and drainage calculations shall be
submitted and approved by Public Works with the final site
development plan.
A temporary construction easement and temporary
turnaround is required at the north end of Marion Street for
Phase I.
The final site development plan shall include required vehicle
turning templates for trash trucks and fire trucks.
A parking lot lighting plan, in accordance with UDO
requirements, shall be submitted and approved with the final
site development plan.
The proposed total of 52 parking spaces at full build out shall
include a minimum of three (3) accessible parking spaces
per UDO requirements.
A pedestrian connection shall be provided from the sidewalk
to building entrance(s) per ADA (Americans with Disabilities
Act) requirements.
All landscaped areas shall be irrigated.
All above ground electrical and/or telephone cabinets shall
be placed within the interior side or rear building setback
yards. However, such utility cabinets may be permitted
within front or corner side yards adjacent to street right-ofway if such cabinets are screened with landscape materials.
As required by the UDO, all exterior ground or building
mounted equipment, including but not limited to mechanical
equipment, utility meter banks and coolers, shall be
screened from public view with landscaping or an
architectural treatment compatible with the building
architecture.
All on-site wiring and cables shall be placed underground.
Following staff presentation, the Vice Chairman opened the meeting up to
questions from commissioners:
Vice Chairman Ling: Are there any questions?
Comm. Harrelson: I have one. Sean, looking at the landscape plan you showed
us, can you roughly tell us what portion of the site is developed with Phase I? It
looks like there’s a lot going on there that’s intermingled between Phase II and
Phase I and I haven’t been able to determine what portion of that – For example,
what percentage of those trees get planted Phase I?
RZ-12-005
June 11, 2012
Page 7
Mr. Pendley: I will have to defer to the applicant, but I believe most of the
perimeter landscaping will be installed with Phase I, for sure around the detention
basin. All of this will have to be constructed with Phase I, all of the detention
basin. The proposed public street will be constructed to this point. I’ll let the
applicant talk about the details on the north end of the site in this location. But I
believe all of the perimeter landscaping along OMC Parkway and to this north
and west property line will be installed. There may be some additional details to
talk about for the ultimate Phase III to the north in this location because I’m not
sure how much grading for that future development would be potentially
disturbed. I do believe, too, that all of this site will be graded with the Phase I
development, if I understand it correctly.
Comm. Harrelson: Is that something that we would want to document, that we
would mandate being Phase I?
Mr. Pendley: Yes, that is a good thing to get with the final development plan. A
separate final site development plan and final plat will be required for this
development. And I imagine that the final development plan will show the same
thing. It will show the ultimate development so that they don’t have to keep
coming back in for separate development plans. They’ll do one final development
plan, show it in phases. And we can get that kind of detail with the final
development plan, showing the extent of landscaping, especially with the street
and the turnaround, because I know there were some specific requirements on
the temporary turnaround, that will be needed in this location. Those are good
items to note for the final development plan.
Vice Chairman Ling: Any other questions? Thank you, Sean. This is a public
hearing item, so we’ll give the applicant an opportunity to speak.
Mike Jensen, Chief Operations and Development Officer, Olathe Health System,
10724 West 131st Street, Overland Park, appeared before the Planning
Commission and made the following comment:
Mr. Jensen: We appreciate this opportunity. We’re very proud with what we’re
embarking upon here. We raised funds for this development through a capital
campaign with tremendous support from our community. We’re looking forward
to moving forward. The reason for this hospice house is that there is a need for
inpatient hospice services on the Kansas side of the metropolitan area because
we do not have that service at this time. Our patients in those last days/weeks of
life who need inpatient care and are no longer able to stay at home, in a nursing
home, or wherever they might be, at this time they are transferred over to the
Missouri side, where they do a wonderful job at places like Kansas City Hospice.
However, it’s just not as convenient for the family to be there. Hospice nurses
almost become a member of the family in those very vulnerable times, so for that
family then to have to start over, so to speak, with a new hospice nurse member
RZ-12-005
June 11, 2012
Page 8
of the family is also not what’s ultimately best for them. So, we feel like it’s a real
community need and we look forward to fulfilling that.
Vice Chairman Ling: Would anybody else like to speak as a part of this
application? Hearing none, would anybody opposed to this application like to
speak? Thank you. This is a public hearing. Is there any other discussion on this
item before we take a vote on closing the public hearing?
Motion by Comm. Kohler, seconded by Comm. Almeida, to close the
public hearing.
Motion passes unanimously.
Motion by Commissioner Rinke, seconded by Commissioner Almeida, to
recommend approval of RZ-12-005, for the following reasons:
(1)
(2)
(3)
The rezoning to RP-3 district meets the Unified Development
Ordinance (UDO) criteria for considering zoning applications.
The proposed development complies with the Guidelines for
Multi-family Development Design.
Commissioner Rinke’s motion included recommending approval with the
following stipulations to be included in the ordinance:
(1)
(2)
Prior to publishing the zoning ordinance and within thirty (30)
days following approval by the Governing Body, a statement
that a preliminary development plan has been approved for
the subject property shall be filed in accordance with the
requirements of Section 18.12.230 of the Unified
Development Ordinance (UDO).
A final plat shall be approved and excise taxes paid prior to
issuance of a stormwater permit or building permit.
Commissioner Rinke’s motion included recommending approval of the
preliminary development plan, with the following stipulations to be completed with
the final site development plan:
(1)
(2)
(3)
A stormwater study and drainage calculations shall be
submitted and approved by Public Works with the final site
development plan.
A temporary construction easement and temporary
turnaround is required at the north end of Marion Street for
Phase I.
The final site development plan shall include required vehicle
turning templates for trash trucks and fire trucks.
RZ-12-005
June 11, 2012
Page 9
(4)
(5)
(6)
(7)
(8)
(9)
(10)
A parking lot lighting plan, in accordance with UDO
requirements, shall be submitted and approved with the final
site development plan.
The proposed total of 52 parking spaces at full build out shall
include a minimum of three (3) accessible parking spaces
per UDO requirements.
A pedestrian connection shall be provided from the sidewalk
to building entrance(s) per ADA (Americans with Disabilities
Act) requirements.
All above ground electrical and/or telephone cabinets shall
be placed within the interior side or rear building setback
yards. However, such utility cabinets may be permitted
within front or corner side yards adjacent to street right-ofway if such cabinets are screened with landscape materials.
As required by the UDO, all exterior ground or building
mounted equipment, including but not limited to mechanical
equipment, utility meter banks and coolers, shall be
screened from public view with landscaping or an
architectural treatment compatible with the building
architecture.
MINUTES
CITY OF OLATHE
CASE # SU-12-006
Planner:
Sean Pendley
June 11, 2012
Request:
Special use permit for a residential care facility for Hospice House
Center.
Location:
Vicinity of Lone Elm Road and OMC Parkway.
Owner/
Olathe Medical Center, Inc., Frank Devocelle
Applicant:
Payne & Brockway, Mark Huggins
Architect:
ACI Boland, Bill Woodhouse
Acres:
7.31±
Proposed Use:
Residential Care
Current Zoning:
RUR
Proposed Zoning:
RP-3
Building Area:
Phase I
Total
11,323 sq. ft.
39,051 sq. ft.
Parking Spaces:
Phase I
Total
Required
12
48
Proposed
17
52
Existing
Required
Proposed
Platted:
1.
Lone Elm Road
OMC Parkway
Marion Street
60’ (½ Street)
60’ (½ Street)
60’ (½ Street)
50’ (½ Street)
50’ (½ Street)
50’ (½ Street)
60’ (total)
60’ (total)
60’ (total)
No. A final plat shall be approved prior to development.
Proposed Use:
The following is a request for a special use permit for a residential care
facility for Hospice House Center. Residential care facilities are allowed in
RP-3 districts with a special use permit. An associated rezoning to RP-3
district (RZ-12-005) and preliminary development plan for Hospice House is
on this agenda.
The first phase of the development will include eight beds and the plan
shows future expansions to accommodate a total of 32 beds. The Phase I
building has an approximate area of 11,300 square feet.
SU-12-006
June 11, 2012
Page 2
2.
Public Notice:
The applicant mailed the required public notification letters and posted signs
on the property for the special use permit according to Unified Development
Ordinance (UDO) requirements.
3.
Conformance with Plans and Policies:
The future land use map of the Comprehensive Plan identifies the subject
property in an “Employment Area”. These areas are intended for office
buildings, medical facilities and light industrial uses.
The proposed Hospice House is compatible with the Olathe Medical Center
and is consistent with surrounding development. The proposed use of a
residential care facility is a good transition between the medical campus and
residential development for Cedar Lake Village. The proposed use follows
the adopted policies of the Comprehensive Plan.
4.
Staff Recommendations:
Staff recommends approval of SU-12-006 for the following reasons:
a.
b.
c.
The special use permit for a residential care facility meets
the Unified Development Ordinance (UDO) criteria for
considering zoning applications.
The proposed development complies with the Guidelines
for Multi-family Development Design.
Please refer to RZ-12-005 for discussion of this item.
Vice Chairman Ling: We need a motion to close the public hearing on the special
use permit also.
Comm. Harrelson: Before we do that, I have a question. Are we asking for a
special use permit because of the planned nature of the district? In other words,
are we not requiring a special use?
David Clements, Planning Manager, appeared before the Planning Commission
and made the following comment:
Mr. Clements: It’s still a special use requirement, a residential care facility.
Comm. Harrelson: So elderly care facilities always require one in Olathe? So for
every one that we have in Olathe, we’ll continue to see special use renewals?
Mr. Clements: No renewals. There’s no time limit because it’s specifically built for
this planned use.
Vice Chairman Ling: Any other questions on the special use permit?
SU-12-006
June 11, 2012
Page 3
Motion by Comm. Kohler, seconded by Comm. Almeida, to close the
public hearing.
Motion by Comm. Harrelson, seconded by Comm. Rinke, to recommend
approval of SU-12-006, for the following reasons:
a.
b.
c.
The special use permit for a residential care facility meets
the Unified Development Ordinance (UDO) criteria for
considering zoning applications.
The proposed development complies with the Guidelines
for Multi-family Development Design.
MINUTES
CITY OF OLATHE
CASE # PR-12-007
Sean Pendley, Senior Planner, made the following staff presentation:
Case Planner:
Sean Pendley
June 11, 2012
Request:
Final site development plan for QuikTrip, Ridgeview Falls.
Location:
Northeast corner of 119th Street and Lennox Drive
Owner:
RMPL Development Company, Inc., Robert Morrissey
Applicant:
QuikTrip Corporation, Kristy Perdue
Engineer:
Darla Holman Engineering, Darla Holman
Acres:
1.65±
Proposed Use:
Convenience Store/
Gasoline Station
Current Zoning:
CP-3
Building Area:
5,720 sq. ft.
Parking Spaces:
Required
23
Proposed
38
Existing
Required
Proposed
Platted:
1.
119th Street
75’ (½ Street)
75’ (½ Street)
n/a
Lennox Street
118th Terrace (Private)
45’ (total)
45’ (total)
n/a
25’ (total)
25’ (total)
n/a
A final plat for QuikTrip Store No. 219 is on this agenda.
Comments:
The following is a request for a final site development plan for QuikTrip in
the Ridgeview Falls shopping center. The proposed development consists
of a 5,720 square foot convenience store and canopy with 16 fuel
dispensers.
A rezoning to CP-3 district and preliminary development plan (RZ-12-001)
for QuikTrip was approved by City Council on April 3, 2012. At the meeting,
the City Council removed some of the stipulations previously recommended
for building design and materials. The details for the revised stipulations are
addressed under the architecture/design section.
PR-12-007
June 11, 2012
Page 2
2.
Utilities:
The property is located in the City of Olathe water service area and Johnson
County Wastewater district. The proposed water main relocation shall be
submitted as a separate Public Works plan set for review and approval.
3.
Access/Streets:
The proposed access to the site is generally the same as previously shown
on the preliminary development plan. There is an existing shared drive on
119th Street. This drive will need to be widened from 30 feet to 40 feet to
accommodate turning movements for the fuel tanker truck. The applicant
has submitted truck templates showing ingress and egress for the tanker
truck. The building permit plans shall show the complete truck route to the
underground storage tanks.
There will be a new right-in/right-out drive on Lennox Street and two access
drives on the private street to the north. Lennox Street was recently
widened in conjunction with development of the Jack-in-the-Box restaurant.
The City is currently working on modifications to the existing traffic signal at
119th Street and Lennox Street. There is a delay for southbound traffic in
the left-turn lane on Lennox Street. The Traffic Engineering Division is
reviewing options for traffic signal phasing to provide protected movements
for both north and southbound approaches.
4.
Parking/Lighting:
Based on the proposed building area, a minimum of 23 parking spaces is
required for QuikTrip. The proposed plan shows a total of 38 stalls,
including two (2) accessible parking spaces, which meets the parking
requirements for commercial developments.
A photometric plan was submitted for the parking lot lighting. The plan
shows the required light levels for the site and the lighting does not exceed
maximum foot-candles at the property lines. The plan indicates that the
light fixtures are mounted at 22 feet. The Unified Development Ordinance
(UDO) requires a maximum height of light fixtures at 20 feet when adjacent
to residential development. Therefore, the lighting plan will need to be
revised at the time of building permit.
5.
Stormwater/ Drainage:
There is an existing stormwater detention basin on the Aberdeen Village
property to the north. This basin serves a portion of the Ridgeview Falls
shopping center and it has been designed to accommodate stormwater for
the subject property. A stormwater report was submitted with the final site
development plan in accordance with the City’s stormwater management
requirements.
PR-12-007
June 11, 2012
Page 3
6.
Landscaping:
The proposed landscape plan identifies the required perimeter landscaping
as identified on the preliminary development plan. The plan also shows
foundation landscaping on the south side of the building.
At the public hearing for the rezoning, the Planning Commission
recommended changes to the landscaping around the proposed trash
enclosure to avoid potential sight distance conflicts for the cross access
drive with Jack-in-the-Box. The applicant has replaced three evergreen
trees with two honey locust trees which will improve visibility for cross traffic.
7.
Architecture/Design:
The proposed building design for the convenience store and canopy is the
same as shown with the rezoning. The City Council discussed the
proposed architecture and they removed the following stipulations as
previously recommended by staff and the Planning Commission:
•
The convenience store and fuel canopy shall not include illuminated
banding.
•
The proposed awnings shall consist of tile or slate. Back lighting of
window canopies and awnings shall not be permitted.
•
The windows shall not include interior graphics or signage.
Although these stipulations were removed from the rezoning, there were
other requirements, such as rooftop mechanical equipment screening, that
needed to be addressed with the final site development plan.
8.
Screening Materials:
The proposed screening for rooftop mechanical equipment is a black
material identified as “Poly Pro Mesh”. The applicant has provided a
sample of the proposed mesh material and a picture of another QuikTrip
store with this type of screening. The material does not appear to be
durable and staff recommends an alternative metal screen wall to comply
with the commercial design guidelines.
The Guidelines for Screening of Rooftop Mechanical Equipment
recommends “the use, design, and material of the screen should blend with
the building architecture and create a massing hierarchy that projects the
same high quality appearance as the building façade”. The proposed Poly
Pro Mesh is not consistent with any other material on the building.
The proposed gates on the trash enclosure also include Poly Pro Mesh.
Staff recommends metal gates to provide a more durable material. The
Guidelines for Trash Receptacle Screening states “screening doors on the
enclosure should be finished with a high quality material and durable finish”.
9.
Staff Recommendation:
PR-12-007
June 11, 2012
Page 4
Staff recommends approval of PR-12-007 with the following stipulations:
a.
The building permit plans shall include truck templates for the fuel
tanker with complete truck routes for ingress/egress to the
b.
A parking lot lighting plan, in accordance with UDO requirements,
shall be submitted with the building permit. The maximum height for
light fixtures is twenty (20) feet.
c.
The screening for rooftop mechanical equipment shall consist of a
black metal panel or other material to be consistent with the building.
d.
The trash enclosure shall include black metal gates to provide a high
quality durable material per the Guidelines for Trash Receptacle
Screening.
e.
Sign permits shall be approved for all wall signs and monument sign
in accordance with UDO 18.62.090.
f.
All above ground electrical and/or telephone cabinets shall be placed
within the interior side or rear building setback yards. However, such
utility cabinets may be permitted within front or corner side yards
adjacent to street right-of-way if such cabinets are screened with
landscape materials.
g.
Following staff presentation, the Vice Chairman opened the meeting up to
questions from commissioners:
Vice Chairman Ling: Any questions for Mr. Pendley? Thank you, Sean. Would
the applicant like to step forward? This is not a public hearing.
Kristy Perdue, Quik Trip Corporation, 4705 South 129th, Tulsa, OK, appeared
before the Planning Commission and made the following comment:
Ms. Perdue: I appreciate your time once again. Sean did a wonderful job as well,
explaining what we are asking for tonight. We are asking for the approval of our
final plan with the use of this material that was just passed around. We do like
this new material. We have not used it on our old-style buildings but we are using
it on our new-style buildings. The mechanical screening allows wind to go
through it so everything can breathe a little nicer inside. It is the same color as
the metal frame that we use, and also the metal canopy that is on top of the
building. It also kind of acts as that dark brick screen, that dark brick road that’s
around the building – they all at least are the same color. On the trash enclosure
doors, it is a lighter material, it is easier for employees to open and close, and
that’s why we have chosen to go with this. I’ll stand for any questions.
PR-12-007
June 11, 2012
Page 5
Vice Chairman Ling: Any questions? Thank you. Is there any discussion?
Comm. Fry: I think we should probably discuss this mesh material a little bit. I
know we all are hearing that we don’t know a lot about it, never seen it, etc., and
I don’t know if that’s necessarily a reason to automatically dismiss it. Perhaps we
should have a little more information from the applicant as far as where this has
been used in the past and what is the rationale for this material over other
materials for other buildings?
Ms. Perdue: Like I said, where it’s been used before, I personally don’t know the
answer to that question. I know we always do research and development with
any material that we choose to use in our buildings. We don’t like maintenance.
We don’t like to go out and replace things every year. You guys see our building,
they’re very well kept, and they are sturdy materials. So, I’m putting a lot of faith
in our equipment coordinators and the people that choose these materials, that
they do what’s best for Quik Trip in selecting these. It is 95 percent opaque. It is
a metal material. I looked up the specs today, and if something hits it, that weight
is dispersed, whereas, metal hits – hail damage, with dots and bumps all over it.
But this, when something hits it, it is dispersed across the entire panel of the
mesh, so it is a little more durable. If we have a huge storm it possibly could rip,
but there’s not much material that’s going to withstand a massive storm, which
we do get in the Midwest.
Comm. Fry: How many QuikTrip buildings have used this material, up to this
point?
Ms. Perdue: All of our new stores, so about 20 in development or open today. I
did talk to our coordinator in Tulsa, which was our first store that we opened, and
it does not have a mechanical screen, but it has a trash enclosure door. It’s been
opened three years and it has not been replaced.
Comm. Fry: Are you familiar with other buildings that have used this type of
material before?
Ms. Perdue: I personally am not, no.
Vice Chairman Ling: Any other questions for the applicant? Thank you. Any other
discussion on this item? Personally, from my viewpoint, I certainly have a
question about the durability of it, and I appreciate the applicant bringing up the
point that it hasn’t been a problem at other sites. But I certainly see the durability
of the trash enclosure, of somebody carrying a box or something and damaging t
as they open the door, carrying a box, or something like that. So, I question
whether it’s appropriate for the trash enclosure.
As for the screening that would act as a parapet for the equipment, I think
what staff read is that typically the screening would be of the same quality as the
rest of the building façade. We’re not putting poly pro mesh over a plastic on the
rest of the building. So, I think our expectation would be that the screening would
be of the same quality as the rest of the building façade. Does anyone else have
any other comments? Is there a motion on the final site development plan?
PR-12-007
June 11, 2012
Page 6
Motion by Comm. Harrelson, seconded by Comm. Almeida, to approve
PR-12-007, subject to the following stipulations:
a.
The building permit plans shall include truck templates for the fuel
tanker with complete truck routes for ingress/egress to the
b.
A parking lot lighting plan, in accordance with UDO requirements,
shall be submitted with the building permit. The maximum height for
light fixtures is twenty (20) feet.
c.
The screening for rooftop mechanical equipment shall consist of a
black metal panel or other material to be consistent with the building.
d.
The trash enclosure shall include black metal gates to provide a high
quality durable material per the Guidelines for Trash Receptacle
Screening.
e.
Sign permits shall be approved for all wall signs and monument sign
in accordance with UDO 18.62.090.
f.
All above ground electrical and/or telephone cabinets shall be placed
within the interior side or rear building setback yards. However, such
utility cabinets may be permitted within front or corner side yards
adjacent to street right-of-way if such cabinets are screened with
g.
MINUTES
CITY OF OLATHE
CASE # P-12-012
Case Planner:
Sean Pendley
June 11, 2012
Request:
Final plat for one lot, 1.65± acres, for QuikTrip Store No. 219.
Location:
Northeast corner of 119th Street and Lennox Drive
Owner:
RMPL Development Company, Inc., Robert Morrissey
Applicant:
QuikTrip Corporation, Kristy Perdue
Engineer:
Darla Holman Engineering, Darla Holman
Acres:
1.646±
Proposed Use:
Convenience Store/
Gasoline Station
Lots:
1
Current Zoning:
CP-3
Existing
Required
Proposed
1.
119th Street
75’ (½ Street)
75’ (½ Street)
n/a
Lennox Street
118th Terrace (Private)
45’ (total)
45’ (total)
n/a
25’ (total)
25’ (total)
n/a
Comments:
The following is a request for a final plat for QuikTrip Store No. 219 in
Ridgeview Falls. An associated final site development plan (PR-12-007) for
QuikTrip convenience store and gas station is also on this agenda.
2.
Utilities:
The property is located in the City of Olathe water service area and Johnson
County Wastewater district. The plat identifies a new waterline easement
on the east side of the property.
3.
Access/Streets:
There is an existing shared drive on 119th Street. This drive will need to be
widened from 30 feet to 40 feet to accommodate turning movements for the
fuel tanker truck. The Limits of No Access (LNA) has been revised on the
plat to show the change in access for 119th Street.
P-12-012
June 11, 2012
Page 2
There will also be access along Lennox Street and the private street to the
north. The final plat identifies the existing access easements.
4.
Excise Taxes:
The final plat is subject to a street excise tax of $0.215 per square foot of
land area. Based on the plat area, 1.646± acres, the required street excise
fee is $15,415.45.
The final plat is also subject to a traffic signal excise tax of $0.0576 per
square foot of land area. Based on the plat area, the required traffic signal
excise fee is $4,129.91. The required excise fees shall be submitted to the
City Planning Division prior to recording the final plat.
5.
Staff Recommendation:
a.
Prior to recording the final plat, the required street excise fee of
$15,415.45 shall be submitted to the City Planning Division.
b.
Prior to recording the final plat, the required traffic signal excise fee of
c.
Prior to recording the plat, a digital file of the final plat (pdf format)
shall be submitted to the City Planning Division.
Please refer to PR-12-007 for discussion of this item.
Motion by Comm. Harrelson, seconded by Comm. Rinke, to approve P12-012, subject to the following stipulations:
a.
Prior to recording the final plat, the required street excise fee of
b.
Prior to recording the final plat, the required traffic signal excise fee of
c.
Prior to recording the plat, a digital file of the final plat (pdf format)
shall be submitted to the City Planning Division.
Other Matters – Minutes from June 11, 2012 Mr. Clements: Our next meeting will be June 25th. There are several items on the Consent Agenda and we have two public hearings for the Planning Commission to consider. Vice Chairman Ling: Any discussion items by commissioners? Thank you. Have a good evening. Meeting adjourned. CITY OF OLATHE
STAFF REPORT
CASE # P-12-010
Planner:
Dan Fernandez
Request:
Approval of a final plat for one lot, 0.996± acres, for United Office
Products, Second Plat.
Location:
619 West Dennis Avenue
Owner/
Applicant:
James R. Hutchinson
United Office Products
Engineer:
Jim Green, Green Engineering
Acres:
0.996±
Current Zoning:
C-3
Lots:
1
Existing
Required
Proposed
I.
Proposed Use:
June 25, 2012
Commercial
Dennis Ave
30’ (1/2 street)
30’ (1/2 street)
N/A
COMMENTS
This is a request for approval of a final plat of one lot for United Office
Products, Second Plat, located at 619 W. Dennis Ave. In order for future
development to take place on the site, the lot must be platted. The
applicant is proposing to rebuild an existing warehouse building.
II.
FINAL PLAT REVIEW
A. Lots/Tracts:
The final plat includes a total of one lot on 0.996 acres. There are three
existing buildings on-site.
B. Utilities/Municipal Services:
The property is located in the City of Olathe water and sewer service
area and the site has existing utilities.
P-12-010
June 25, 2012
Page 2
C. Streets/Right-of-Way:
The site has access to Dennis Avenue to the north. The street meets
Unified Development Ordinance (UDO) requirements for public right-ofway.
D. Landscaping/Open Space:
The lot has green space along the north and west boundaries. There is
also a forty foot (40’) detention easement and tree preservation area
located along the south property line.
E. Drainage/Detention
Part of the lot is located in the 100-year floodplain. The property must
meet all of the requirements of the City of Olathe Unified Development
Ordinance chapter 18.50., Floodplain Zoning.
F. Street and Signal Excise Taxes:
The final plat is subject to a street excise tax of $0.215 per square foot of
land area. Based on the plat area, 0.996± acres, the required street
excise fee is $9,327.94.
The final plat is also subject to a traffic signal excise tax of $0.0576 per
square foot of land area. Based on the plat area, the required traffic
signal excise fee is $2,499.02. The required excise fees shall be
submitted to the City Planning Division prior to recording the final plat.
III.
a. Prior to and upon recording of the plat, a digital file of the
final plat shall be submitted to the Development Services
Department. The submission of the digital plat file shall
conform to the formatting standards, layering system,
and text styles of the City of Olathe Planning Division
Digital File Submittal Standards.
b. Prior to recording the final plat, the required street excise
fee of $9,327.94 shall be submitted to the City Planning
Division.
c. Prior to recording the final plat, the required traffic signal
excise fee of $2,499.02 shall be submitted to the City
Planning Division.
d. All above ground electrical and/or telephone cabinets
shall be placed within the interior side or rear building
setback yards. However, such utility cabinets may be
permitted within front or corner side yards adjacent to
street right-of-way if cabinets are screened with
e This property must meet all requirements of the City of
Olathe Unified Development Ordinance, Chapter 18.50,
Floodplain Zoning.
UNITED OFFICE PRODUCTS, 2ND PLAT
PART OF THE NORTHWEST 1/4 OF SECTION 2, TOWNSHIP 14, RANGE 23,
CITY OF OLATHE, JOHNSON COUNTY, KANSAS
LEGAL DESCRIPTION
A part of the Northwest ¼ of Section 2, Township 14, Range 23, City of Olathe,
Johnson County, Kansas, more particularly described as follows: Beginning at
the Northwest corner of Lot 1, United Office Products, a subdivision in said
Northwest ¼; thence S.00º-33'-00"E. along the west line of said Lot 1 a distance
of 393.69 feet to the Southwest corner of said Lot 1, which point is also on the
North right-of-way line of Old 56 Highway; thence S.89º-01'-46"W. along said
right-of-way line a distance of 110.00 feet to the Southeast corner of Lot 4, Block
3, Olathe Cloverleaf Addition, a subdivision in said Northwest ¼; thence N.00º33'-00"W. along the East line of said Olathe Cloverleaf Addition a distance of
395.55 feet to the Northeast corner of Lot 1, Block 3 of said Olathe Cloverleaf
Addition, which point is also on the South right-of-way line of Dennis Avenue;
thence N.90º-00'-00"E. along said right-of-way line a distance of 110.00 feet to
the Point of Beginning, containing 0.996 acres, more or less.
The undersigned proprietor of the above described property has caused the
same to be platted as shown hereon, which subdivision shall hereafter be known
as “UNITED OFFICE PRODUCTS, 2ND PLAT”.
DEDICATION
Where prior easement rights have been granted to any person, utility or
corporation on said parts of the land so dedicated, any pipes, lines, poles and
wires, conduits, ducts or cables heretofore installed thereupon and therein are
required to be relocated, in accordance with proposed improvements as now set
forth, the undersigned proprietor hereby absolves and agrees to indemnify the
City of Olathe, Kansas, from any expense incident to the relocation of any such
existing utility installations within said prior easement.
C
L DENNIS AVENUE
1947.65'
110.00'
N 90°00'00"E
POINT OF BEGINNING
30'
NW COR., NW 1/4
SEC 2-14-23
An easement or license to enter upon, locate, construct and maintain or
authorize the location, construction or maintenance and use of conduits, gas,
electrical, poles, wires, ducts and cables, and similar utility facilities, upon, over
and under these areas outlined and designated on the plat as “Utility Easement”
or “U/E” is hereby granted to the City of Olathe, Kansas, and other entities as
may be authorized by state law to use such easement for said purposes.
NW COR., NW 1/4
SEC 2-14-23
DENNIS AVE. / 143RD ST.
10' U/E
10' U/E
10' U/E
An easement or license is hereby dedicated to the City of Olathe, Kansas, to
enter upon, over and across those areas outlined and designated on the plat as
“Tree Preservation Area”. Trees shall not be removed from a tree preservation
area without the City of Olathe’s permission, unless such trees are dead,
diseased or posed a threat to the public or adjacent property. The Developer
shall not be responsible for the maintenance of the tree preservation area,
including but not limited to the removal of dead or diseased trees, or trees posing
a threat to the public or adjacent property.
NORTH
1"=200'
CONSENT TO LEVY
The undersigned proprietor of the above described land hereby consents and
agrees that the Governing body shall have to power to release such land
proposed to be dedicated for streets and roads, or parts thereof, for public use,
from the lien and effect of any special assessment and that the amount of unpaid
assessments on such land dedicated shall become and remain a lien on the
remainder of the land fronting or abutting on such dedicated road or street.
S 00°33'00" E
393.69'
151ST STREET
395.55'
N 00°33'00" W
LONE ELM ROAD
HARRISON STREET
CENTER
SEC 2-14-23
An easement or license to enter upon, locate, construct and maintain or
authorize the location, construction or maintenance and use of conduits, water
lines, storm pipes, sewer pipes, and related facilities and structures, and street
trees upon, over and under these areas outlined and designated on the plat as
“Public Utility Easement” or “Pub/E”, “Drainage Easement” or “D/E”, “Sewer
Easement” or “S/E” is hereby granted to the City of Olathe, Kansas, Johnson
County Water District, and/or Johnson County Wastewater District and other
government entities as may be authorized by state law to use such easement for
said purposes.
LOCATION MAP
EXECUTION
IN TESTIMONY WHEREOF, the undersigned proprietor has caused this
day of
, 2012.
instrument to be executed this
HUTCHINSON FAMILY PARTNERSHIP
(Owner of the East 10 feet of described property)
Notes
1. The bearings shown hereon are based on the reference bearing of N.90ºE. on
the North line of the Northwest ¼ of Section 2, Township 14, Range 23 as shown
on the plat of United Office Products, recorded in Book 91, Page 35.
2. A portion of the property included in this plat is shown as Special Flood Hazard
Area Zone AE, and Zone X (Future Base Flood) on FEMA Flood Insurance Rate
Map No. 20091C0093G dated August 3, 2009.
JAMES R. HUTCHINSON, General Partner
STATE OF KANSAS
COUNTY OF JOHNSON, SS
40' D/E & TREE
PRESERVATION AREA
110.00'
S 89°01'46" W
40' D/E & TREE
PRESERVATION AREA
1/2" x 24" rebar w/cap
#932 set in concrete
(Typical)
OLD 56 HWY. RIGHT OF WAY
day
The foregoing instrument was acknowledged before me this
of _______________, 2012, by JAMES R. HUTCHINSON, General Partner of
HUTCHINSON FAMILY PARTNERSHIP.
JAMES R. HUTCHINSON and MARGARET A. HUTCHINSON
(Owners of the described property except the East 10 feet)
________________________________
JAMES R. HUTCHINSON
_______________________________
MARGARET A. HUTCHINSON
STATE OF KANSAS
COUNTY OF JOHNSON, SS
The foregoing instrument was acknowledged before me this
of
2012, by JAMES R. HUTCHINSON
and MARGARET A. HUTCHINSON.
day
APPROVALS
Approved by the Planning Commission of the City of Olathe, Kansas, this
day of
, 2012.
Chairman -
CERTIFICATION
I hereby certify that the property shown hereon and the legal description thereof
is based on a true and accurate survey of the property completed on
, and that the details of this plat are true and correct,
to the best of my knowledge and belief.
Approved by the Governing Body of the City of Olathe, Kansas, this
of
, 2012
______________________________
Mayor - MICHAEL COPELAND
day
___________________________
City Clerk – TRACY HOWELL
CHESTNUT ST
WATER ST
HARRISON ST
RD
De Soto
Lenexa
Lenexa
K10
I35
Overland Park
Olathe
K7
TIER LN
FRON
Gardner
FLAMING RD
CI
R
FO
UN
TA
IN
T
FRON IE
DR
Olathe
Olathe
I35
US169
Spring
Hill
Spring Hill
UNITED OFFICE PRODUCTS, 2ND PLAT
User: christopherc
Date: 06/20/2012
CHESTNUT ST
CHERRY ST
KANSAS AVE
PARKER ST
LONE ELM RD
L US
DW
Y
250 500
Feet
ST
OAK ST
FL
AM
IN
G
R
0
AT
E
P-12-010
PITTMAN
ST
IP
PAN
R
SOUTH ST
Veterans
Memorial
Park
FOUNTAIN DR
PAYNE ST
ST
OTT
MA RKET ST
WEAVER ST
ED
G
PROVENCE ST
CT
Grace
United
Methodist Church
WATER ST
GRANT ST
POOR ST
DENN IS
DENNIS AVE
CHERRY
ST
SHERMAN AVE
R
OLIVE ST
OAK ST
EM
ER
E
CT
St Pauls
Catholic
Church
WEAVER ST
EDGEMERE DR
LARKSPUR PL
Little Cedar Cre ek
FERREL DR
SHERIDAN ST
GRANT TE
VIRGIN IA LN
Church
Of
God Holiness
G
H
UT
SO
DAN ST
SHERI
TROOST ST
HONEYSUCKLE DR
ALTA LN
D
V ALLEY R
HERSHEY ST
First
Presbyterian
Church
Little Ced ar Creek
TER
ASH
B
A
W
Westview
Elementary
P-12-010
Overland Park
Date: 06/20/2012
User: christopherc
UNITED OFFICE PRODUCTS
2ND PLAT
619 W DENNIS AVE
P-12-010
FINAL PLAT
CITY OF OLATHE
STAFF REPORT
CASE # SU-12-007
Planner:
Dan Fernandez
Date:
Request:
Approval of a special use permit for a lodging place (Creative Cottage).
Location:
221 South Walnut Street
Owners/
Applicants:
Lori Dewitt and Kelly Skinner
Acres:
0.16±
Proposed Use:
Building Area:
1301 square foot
Number of Lots:
1
June 25, 2012
Lodging Place
Zoning:
Land Use
Zoning
R-5
Comprehensive Plan
Designation
Site
Residential
R-5
Urban Center/Downtown
North
Residential
R-5
East
Residential
R-5
South
Residential
R-5
West
Residential
R-5
Mixed-use Residential
Platted: OLATHE LOT 11 BLOCK 58 OLC 1395
I.
COMMENTS
This is a request for a Special Use Permit to allow a lodging place for the
Creative Cottage. The proposal is to create a crafters retreat where customers
could visit and work on their crafts or hobbies such as scrapbooking, quilting,
beading and sewing. The subject site was platted in 1868 with the existing
house being built in 1900.
Per the requirements of the Unified Development Ordinance (UDO), the applicant
notified all property owners within two hundred (200) feet of this property via
certified mail. The applicant has provided staff with certified mail receipts and
staff has verified all property owners have been properly notified.
SU-12-007 Continued
June 12, 2012
Page 2
II.
DETAILS OF OPERATION
The applicants are seeking a special use permit for miscellaneous lodging at 221
S. Walnut Street. The home has been vacant since December 2010 and was
bought out of foreclosure. The house has three bedrooms and two baths and is
handicap accessible by an existing ramp. The house would be available to rent
during the day and early evenings on weekdays and there is an option for
overnight retreats on Friday and Saturdays. The bedrooms will have twin beds
for the guests and one of the applicants will stay overnight to supervise.
The proposal states that the number of customers for the retreats would be
between two and eight with an average of four to six. All activities would take
place inside the house. Guests will be allowed to use the kitchen but the
applicants will recommend using nearby restaurants and have discussed catering
options with nearby businesses.
III.
PARKING
The property has a parking area in the rear yard which includes a garage and
carport and can accommodate four cars. The existing condition of this area is a
combination of gravel and grass. Access to the parking is from a gravel alley
south of the property. On-street parking is also available. An additional two cars
can be parked directly in front of the house and two more across the street.
Staff has stipulated that a parking area shall be paved in the rear yard adjacent
to the alley for customer parking within a year of the special use approval. The
Unified Development Ordinance requires paved parking for single-family homes.
The applicants are proposing to put down gravel to keep in character with the
neighboring houses which also have gravel driveways.
IV.
NEIGHBORHOOD MEETING
The applicants held a neighborhood meeting on May 27, 2012. Six neighbors
signed the sign-in sheet. In addition, they walked around the neighborhood,
going door to door, explaining their proposal (see attached). The applicants have
not talked to anyone in the surrounding area that is against the proposal.
V.
HOME IMPROVEMENTS/LANDSCAPING
Since purchasing the home the applicants have installed a new roof, gutters and
windows. They have also planted landscaping around the house and property as
well as remove overgrown brush.
VI.
TIME LIMIT
Staff recommends an approval period of five years for the subject property with
expiration on July 17, 2017.
SU-12-007 Continued
June 12, 2012
Page 3
VIII.
STAFF RECOMMENDATION
a. Staff recommends approval of SU-12-007, for the following reasons:
(1)
The proposal conforms to the Goals, Objectives and Policies
of the Comprehensive Plan.
(2)
The proposal complies with the Unified Development
Ordinance (UDO) criteria for considering special use permit
requests.
b. Staff recommends approval of SU-12-007 subject to the following
stipulations:
(1)
The Special Use Permit is valid for a period of five years
following Governing Body approval, with a tentative expiration
date of July 17, 2017.
(2)
A parking area must be paved on-site within one (1) year of
approval of the special use permit.
Special Use Plan for The Creative Cottage Retreat
We would like to open a business called The Creative Cottage. It will be
located in a house in downtown Olathe at 221 S. Walnut Street. We would like to use
this house as a Miscellaneous Lodging Place/Short Term Dwelling Rental.
The Creative Cottage would be a place to use as a crafters retreat. Women
would come to the house and use it to craft throughout the week and/or use it as a
retreat on the weekends. We will offer an option to stay over on Friday and Saturday
nights. This is a three bedroom/two bath house and the accommodations will offer
twin beds. We might offer classes during the week to learn new crafting techniques.
Crafts such as scrapbooking, quilting, beading, stamping, sewing and drawing would
be done there. The house would be available for 2-8 people, most of the time
averaging 4-6 people. These activities are done in the house and do not consist of
any activities outside of the house. These weekends will be supervised.
There should never be more than 2-3 cars at the house on a given weekend
and two of those cars will be parked in back of the house on the property. We are
bringing in gravel to specify the parking area. We are doing this so that in the winter
months the area will not be muddy. We have chosen gravel since that is what all of
the surrounding properties and business have in place. We want to fit in with the
area and not differentiate ourselves in any way. This house is handicap accessible
with a ramp already attached. This will be a solitary business so people are not
coming and going all weekend. Most of the clientele will be mothers or women
needing space for a creative outlet/hobby. We will not be changing the structure of
the existing house in any way, only making improvements. We have added a new
roof, gutters, windows and new landscaping. The inside of the house and the
attached screened porch have been freshly painted.
The property has been in foreclosure and no one has resided there since
December 2010. The house was in desperate need of some attention, which we have
provided and it will be well cared for. We feel a new standard will be brought to the
neighborhood. There have even been comments from the neighbors stating that we
have inspired them to work on their own homes. I cannot perceive this being
bothersome to any of the neighbors as we have met several of them and they are very
excited about this endeavor. We have included a site plot plan showing where
people would park and have also included the surrounding business locations that
reside in this neighborhood.
We currently know of three businesses within 1500 feet of this residence - one
is an empty building that is for sale, one is a Pest Control business and one is a
Landscaping business out of a neighboring house.
This business will bring people both local and from out of town to Olathe to
help bring revenue into the city. Crafters will also be shopping and using restaurants
within the area. We have spoken to a few local businesses about catering for our
guests. Doughy’s restaurant is in the process of putting together some information
for us. We would also like to get involved with helping bring Arts and Crafts Festivals
to downtown Olathe to help showcase the downtown area. We have spoken to local
merchants and they have embraced having us here in Olathe. Kansas 4D
Ultrasound/Peeps, Babies & Bears Boutique has even offered to let us use one of
their street windows to advertise in.
There are similar businesses like this one in Bonner Springs, McPherson,
Topeka and Saint Louis. We have listed some website addresses for you to review
below.
www.wishesoftheheart.com
www.maplememories.com
www.craftcottagevm.com
www.walnutplaceretreat.com
www.memoriesonmarshall.com
We look forward to a business partnership with the city of Olathe and helping
bring recognition to the downtown Olathe area. WALNUT ST
WATER ST
WATER ST
WATER ST
De Soto
CHESTNUT ST
KANSAS AVE
Lenexa
Lenexa
K10
Olathe
K7
I35
Overland Park
Gardner
Overland Park
I35
US169
Spring
Hill
GRACE
TER
Olathe
Olathe
ST
Mill Creek
ELM ST
HARRISON ST
GRANT ST
SHERMAN AVE
LEE AVE
Central
Elementary
K ANS AS
AVE
TROOST ST
PINE ST
SU-12-007
Olathe
ParkingFirst
Christian Church
Garage
CEDAR ST
THE CREATIVE COTTAGE RETREAT
User: christopherc
Date: 06/20/2012
Millcreek
Center
STE V E N SON ST
500
Feet
Library
(Main)
Seven
One
One
Club
G
RA
CE
Littl e Ce dar Creek
250
WALNUT ST
ek
Cre
0
Westview
Elementary
LITTLE ST
German
Baptist Church
CEDAR ST
PARK ST
PARK ST Olathe Public
CHERRY ST
C
WILLIE ST
Pine &
Elm Park
CHESTNUT ST
PINE ST
PINE ST
TROOST ST
PA R K
CI R
Little
WABASH
TER
General Baptist
Christ
Olathe
Gospel Church Court
SU-12-007
r
CEDAR ST
ELM ST
Living
Waters Fellowship
Services
ed
a
WABASH ST
PARK ST
Olathe
Church Of
Christ
LOULA ST
Post
Office
CHERRY ST
PARK ST
Mil
re ek
rC
da
k
City
Hall
East
City Hall
West
lC
LOGAN ST
Ce
re
e
IOWA ST
LINCOLN
ST
CLINTON ST
TROOST ST
MONROE ST
tl e
SANTA FE ST
Y
C H ERR
ST
L it
Calamity Line Park
WI
S
LLIE
T
MARION ST
Park
Spring Hill
Grace
United
Methodist
Church
Date: 06/20/2012
User: christopherc
THE CREATIVE COTTAGE RETREAT
(MISCELLANEOUS LODGING PLACE)
221 S WALNUT ST
SU-12-007
SITE PLAN
CITY OF OLATHE
STAFF REPORT
CASE # RZ-12-006
Planner:
Request:
Dave Clements
June 25, 2012
Amendment to an existing RP-3 Planned Low Density Multi-family
district on 5.32 ± acres, and revised preliminary development plan for
The Homestead Townhomes at the Homestead Apartments.
Location:
The site is located in the vicinity of the 116th Street and Shannon
Street, at the northern end of Homestead Apartments.
Owner:
Homestead Apartment Homes, LLC.
Applicant:
Bleakley Development Co. LLC./Todd Bleakley
Engineer:
Allenbrand-Drews & Associates, Inc.
Acres:
5.32 acres of the 64 acre
Homestead Apartments
Proposed Use:
Multi-Family
Residential
Current Zoning: RP-3
Units:
Existing
Revised
Open Space
Area:
Required
15%
Revised
21%
696 apartments
32 townhomes
728 total units
Density
11.34 units/acre
Permitted
15 units/acre
Private Street28’width/city
standard
Land Use
Zoning
Comp. Plan Designation
Site
North
Undeveloped
Single-Family
RP-3
Mixed Use Residential
R-1 (Lenexa)
N/A
East
Vacant-future park
RP-1
Parks/Greenway
South
Apartments
West
Industrial
RP-3
M-1
Residential
Industrial
RZ-12-006
June 25, 2012
Page 2
I.
COMMENTS
A. Request and History:
This request is for an amendment to an existing RP-3 Planned Low
Density Multi-Family District and revised preliminary development plan
for Homestead Townhomes. The application was filed to allow the
construction of 32 townhome units on a 5.32 acre buffer/open space site
on the northernmost part of the Homestead Apartment site. Please see
the site location map in the upper left hand corner of Sheet 1.
The planned district for Homestead Apartment Homes was approved in
1998 (RZ-35-98). The original application included 696 apartment units
and 44 townhomes. The 44 townhomes were in the location of the 32
units proposed with this application.
Planning Commission and City Council action on the original application
is as follows:
1. July 27, 1998- Planning Commission reviews and
recommends approval of original application with 696
apartments and 44 townhomes.
2. August 18, 1998- City Council reviews Planning
Commission recommendation, and returns application for
reconsideration and redesign with specific instructions to
reduce the number of units and scope of project, traffic
and traffic signals, and buffering.
3. September 14, 1998- Planning Commission reviews and
recommends approval of a revised plan that deletes the
44 townhomes and provides a 230’ buffer along the north
property line.
4. October 6, 1998- City Council approves revised plan by
Ordinance #98-72 that includes stipulation “i” a 230’ open
space buffer shall be provided along the north property
line.
At this time, the applicant would like to amend planned district Ordinance
#98-72 to eliminate stipulation “i”, to allow the construction of 32
townhomes in the 230’ buffer/setback that was established by City
Council with the final Ordinance.
The proposed townhome development would have a 91’ setback from
the single-family homes to the north. The minimum setback of the
Unified Development Ordinance (UDO) in a RP-3 District is 15’, which
can be achieved through “innovative and imaginative site design”.
Bleakley Development believes that Homestead Apartments has been
an asset to the City, have been nicely maintained and have not had any
adverse impact on surrounding properties. The applicant believes that it
RZ-12-006
June 25, 2012
Page 3
is appropriate to consider adding the townhomes to Homestead
Apartments at this time, as was originally proposed, but with the number
of units reduced from 44 to 32.
B. Neighborhood Meeting:
The applicant held the required neighborhood meeting for the proposed
project on June 4, 2012. (Attachment 1) (Attachment 1A)
At the neighborhood meeting, the applicant discussed a letter dated
October 2, 1998 in which Bleakley Development stated that the no
structures would be built in the buffer area. (Attachment 2)
The applicant also conducted an informational meeting on February 8,
2012 with the Homestead Woods Association Board and an initial
neighborhood meeting on February 28, 2012.
C. Neighborhood Position:
Residents of Homestead Woods subdivision north of Homestead
Apartments are opposed to the proposed amendment to reduce the 230’
setback and allow the townhome development. Residents note that they
were significantly involved with the approval of Homestead Apartments
and that the 230’ buffer was a developer’s concession that was part of
the original approval.
The Board of Directors of Homestead Woods Subdivision submitted a
letter representing their membership. This letter includes an exhibit
discussing impact of the townhomes on property values. Please see
letters of opposition. (Attachments 3, 4, 5, 6, 7)
II.
PRELIMINARY DEVELOPMENT PLAN
A. Utilities/Municipal Services:
The property is located in the City of Olathe water service area and
Johnson County Wastewater service areas. A water man extension will
be required. The proposed Townhomes will utilize the City's smart-cart
system for solid waste collection per Title 6 of Olathe Municipal Code.
The applicant will be responsible to provide and maintain access from
116th Terr. (a public street) through the Homestead Apartment
development that is not a public street for solid waste collection to the
proposed townhomes. Applicant will "hold harmless" the City of Olathe
for any damage to the private drives that are not constructed to city
standards. The final site development plan shall include truck templates
for access route from 116th Terr. to the proposed Townhomes. The solid
waste route will be from the Avignon Development east of the
Homestead Apartments on 116th Terr.
RZ-12-006
June 25, 2012
Page 4
B. Access/Streets:
Access to the townhome site will be from private driveways north from
116th Street to the subject property. A private east/west street will be
constructed north of existing garages and parking areas of the
Homestead Apartments to serve the townhome units.
Oakview Drive is a stub street north of the site in Lenexa. Residents in
the adjoining single family homes have indicated a concern about
Oakview Drive being connected to the Homestead Apartments. The
physical layout of the proposed townhomes and the Homestead
Apartments would make it difficult to connect public streets in this
vicinity.
The plan also makes no provision to connect private roads or driveways
to Oakview Drive. The applicant will construct a fence at the south end
of Oakview Drive; this fence is indicated on the landscape plan and will
be part of any final plan approval.
A traffic study was prepared with the application, and reviewed and
approved by the Traffic/Engineering team. It was found that traffic from
the 32 units would be easily absorbed by the existing street network.
C. Building Setbacks:
Front setback:
Side yard:
Rear yard:
Building Separation:
Proposed- 20’
Proposed-34’
Proposed-91’+
Proposed-15’+
Required
Required
Required
Required
20’
15’
15’
15’
D. Open Space:
The RP-3 District requires a 15% common open space area. With the
proposed townhome development, the open space provided is 20.7%.
The active open space requirement is 50% of the common open space.
The active open space in Homestead includes a walking trail in the area
proposed for townhome development. This walking trail will have to be
relocated if the townhomes are constructed.
At the neighborhood meeting, residents were opposed to the walking
trail being located closer to the single family homes to the north. It was
suggested that the walking trail be routed through the new private street.
Staff would recommend the walking trail be relocated in the 91’ setback
north of the townhomes. The trail is also required as part of the open
space amenities for Homestead Apartments.
The applicant would like the walking trail to be considered an adequate
substitute for a sidewalk along the private street. An existing waterline
easement north of the townhomes would make it difficult to relocate the
townhomes in a fashion to allow a sidewalk to constructed in front of the
units.
E. Landscaping/Screening:
RZ-12-006
June 25, 2012
Page 5
There is an existing 30’ tree preservation easement along the north line
of the property. This is a heavily treed area, but certain areas within the
tree preservation easement have deteriorated.
The applicant has submitted a preliminary landscape plan for the revised
development area. The preliminary landscape plan complies with the
requirements of the UDO. The landscape plan includes 61 evergreen
trees as supplemental plantings for the tree preservation easement.
A landscape plan will be submitted with the final development plan and it
shall be sealed by a licensed landscape architect.
F. Architecture/Design:
The applicant has submitted colored perspectives and line drawings of
the townhomes, along with an architect’s narrative of the design concept
(attachment 8). The perspective generally indicates the scale of the
buildings and the colors and materials proposed for the townhomes.
Staff would note that use of decorative stone or masonry will have to be
increased to meet the 75% requirement of the multi-family design
guidelines, and this can be addressed with the final site development
plan. Building material samples will also be required with the final site
development plan.
III.
ANALYSIS
The following criteria is used for considering rezoning applications as listed
in Unified Development Ordinance (UDO) Section 18.12.140 and staff
findings for appropriate sections:
A. The character of the neighborhood including but not limited to:
land use, zoning, density (residential), architectural style, building
materials, height, structural mass, siting, open space and floor-toarea ratio (commercial and industrial).
The surrounding area consists of multi-family apartments to the south
and an established single-family neighborhood to the north. The
townhomes are introduced as a transition from the higher density
apartments to the single family homes. The townhomes are designed so
the mass and scale of the units is not significantly larger than the
adjoining single family homes.
B. The zoning and uses of nearby properties and the extent to which
the proposed use would be in harmony with such zoning and uses.
The townhomes are proposed to be developed in the existing RP-3
district, and are a permitted use. The townhome units are compatible
and in harmony with the Homestead Apartments, and it is not unusual to
find townhome units such as these used as a transition to single family
homes.
C. The suitability of the property for the uses to which it has been
restricted under the applicable zoning district regulations.
RZ-12-006
June 25, 2012
Page 6
The subject property is a suitable location for townhome development,
but it is precluded by the open space stipulation of the original
ordinance.
D. The length of time the property has remained vacant as zoned.
The Homestead Apartments were approved in 1998, and the subject site
was designated as an open space buffer with the original plan. The
property has been vacant as a result of the original stipulation of
approval. It is reasonable to assume that the site would have been
developed if the buffer had not been designated on the property.
E. The extent to which approval of the application would detrimentally
affect nearby properties.
The townhome concept at this location provides a reduction or “step
down” in density from the existing apartments and is less than the 44
units originally proposed. This density reduction is an attempt to reduce
the impact on nearby properties.
The applicant prepared an appraisal report that indicates no negative “final
effect” from construction of the townhomes. (Attachment 7-Exhibit A)
F. The extent to which the proposed use would substantially harm the
values of nearby properties.
The applicant’s appraisal report indicates that the townhome
development will have no detrimental effect on the Homestead Woods
subdivision. The report analyzes sales in Homestead Woods subdivision
in Lenexa abutting the subject site, and Homestead Creek subdivision in
Olathe, east of Homestead Woods.
G. The extent to which the proposed use would adversely affect the
capacity or safety of that portion of the road network influenced by
the use or present parking problems in the vicinity of the property.
The existing streets in Homestead Apartments and the proposed private
road for the townhomes meet the traffic needs for the proposed
development and surrounding uses. The private street is designed to city
standards with a 28’ width.
H. The economic impact of the proposed use on the community.
The proposed amendment will allow new development in Homestead
Apartments that will provide new housing opportunities and increased
real estate taxes.
IV.
STAFF RECOMMENDATION
As previously discussed, the 230’ buffer was agreed to by the developer
and stipulated as a development condition by the City Council. This
stipulation was the major factor that allowed the construction of the 696
units of Homestead Apartments. As such, the applicant needs to bring
RZ-12-006
June 25, 2012
Page 7
forward convincing information at this time in order to justify the request and
meet the objections of residents in Homestead Woods subdivision.
With the 1998 approval, the City Council, adjacent residents and developer
arrived at a compromise that remains important to residents with this current
request. Staff cannot recommend that the stipulation be changed only
because of the passage of time.
The Planning staff believes the preliminary development plan is appropriate
for this in-fill site, and meets and exceeds the requirements of the Unified
Development Ordinance, subject to a final development plan.
Staff recommends that the Planning Commission make findings as to the
appropriateness of the preliminary plan, and offer their input or
recommendation on the proposed amendment to the City Council as the
appropriate decision makers for this request, based on City Council
precedent with the original approval in 1998.
A. Planning Commission approval of RZ-12-006 can be based on the
following reasons:
(1) The revised development meets the Unified Development
Ordinance (UDO) criteria for considering zoning applications
(2) The proposed development, as stipulated, meets the development
and performance standards of the RP-3 zoning classification.
B. Planning Commission approval of RZ-12-006 can include the following
stipulations to be included in the ordinance:
(1) Prior to publishing the zoning ordinance and within thirty (30) days
following approval by the Governing Body, a statement that a
preliminary development plan has been approved for the subject
property shall be filed in accordance with the requirements of
Section 18.12.230 of the Unified Development Ordinance (UDO).
(2) The revised development plan for The Homestead Townhomes and
proposed building elevations shall comply with the development
and performance standards for RP-3 developments as outlined in
UDO Section 18.24.060, subject to exceptions granted by the
Planning Commission.
(3) The building design and materials for the townhomes shall comply
with the Guidelines for Multi-Family Development Design as to
materials.
C. Staff recommends approval of the revised development plan with the
following stipulations to be completed with the final site development
plan:
(1) Revised building elevations shall be submitted that meet the
Guidelines for Multi-Family Development Design.
(2) Building material samples for all materials shall be submitted prior
to approval of the final site development plan.
RZ-12-006
June 25, 2012
Page 8
(3)
(4)
(5)
(6)
The walking trail meets the requirement for active open space and
shall be located north of the townhomes.
A final landscape plan shall be submitted with the seal of a
registered landscape architect. All elements of the final landscape
plan shall be maintained in perpetuity.
corner side yards adjacent to street right-of-way if such cabinets
are screened with landscape materials.
(7) As required by the UDO, all exterior ground or building mounted
equipment, including but not limited to mechanical equipment, utility
meter banks and coolers, shall be screened from public view with
landscaping or an architectural treatment compatible with the
building architecture.
(8) All on-site wiring and cables shall be placed underground.
HAGAN ST
ALCAN ST
CT
Overland
I35
Park
Lenexa
Overland Park
Olathe
K7
Walnut
Grove
Elementary
Olathe
Olathe
I35
1 18TH ST
US169
RENE
ST
BRENTWOOD DR
SHANNAN ST
117TH ST
PFLUMM RD
SUM
MI
T
ST
ALDEN
ST
RD
NE
118TH
RZ-12-006
ST
1 16K10
T H T ER
Lenexa
Gardner
1 18TH TER
HOMESTEAD TOWNHOMES
User: christopherc
Date: 06/20/2012
PFLUMM RD
MULLEN R D
ACU
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OAKVIEW DR
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250 500
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118TH ST
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De Soto
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118TH ST
117TH CT
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116TH TER
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G R EE N W
112TH ST
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113
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ST
111TH TE
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Spring
Hill
Spring Hill
Overland Park
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
SITE PLAN
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
LANDSCAPE PLAN
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
ELEVATION PLAN
(DUPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
ELEVATION PLAN
(TRIPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERING 1
(DUPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERING 2
(DUPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERIN 3
(DUPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERING 4
(DUPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERING 1
(TRIPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERING 2
(TRIPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERING 3
(TRIPLEX)
Date: 06/20/2012
User: christopherc
HOMESTEAD TOWNHOMES
AMENDMENT TO RP-3
VIC OF 116TH ST &
SHANNON ST
RZ-12-006
COLOR RENDERING 4
(TRIPLEX)

June 25, 2012 - City of Olathe

Transcription

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