[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6667766,"mediaKeyId","2255875-5cb85667d967836efa6da49df96222ff","parentId",2255875,"title","Overland Park Planning Commission approves multiple development plans, continues Southwind vehicle-parking request","audioSeconds",7978,"startMs",216000,"endMs",8194000,"viewUrl","/Search/View?dp=1&key=2255875-5cb85667d967836efa6da49df96222ff&start=216&end=8194","thumbnailUrl","https://assets.pipeline.soar.com/2255875-5cb85667d967836efa6da49df96222ff/thumbnail_216000.jpg","articleUrl","/articles/6667766/Overland-Park/Johnson-County/Kansas/Overland-Park-Planning-Commission-approves-multiple-development-plans-continues-Southwind-vehicle-parking-request","mediaUrl","https://secure.pipeline.soar.com/6667766-8098c250610977ff7d8269962d6c0075/orig.mp4?Expires=1771050439&Signature=nTmMZbI5ZJIshaQLbEeKqcRruIBsp5P0YuxN-taDfClTytkq6FlSBNlwNobtIg2yYs8e3ZQ8jJiia4vlApPARuSxlG7QntETbJKB5sSGvVALcIhF9rT2hlq92CwAKv4ViuGc3tspP8hR30F59LjUNQkzL1QQAbHmeTlcr~JtaRa5Cn0NZehuRQ8~kp~tnc6~NgkQHpHP6U9NKxG-PUtG62pzTh14PlZotMh4uRBvCAHtQrGRqCiMm3DnzLCpDwIzg36sBZ6zESqvO4knFjrpWlge40cVhblkpVpC~~PsNRvrOwD6evFPHBxFzPPO9RIoXol2~5xx8Y31ZljIvvp9kw__&Key-Pair-Id=KUT5TJCACFTXG","author","Overland Park","date","2025-02-10T00:00:00Z","article","The Overland Park Planning Commission met Feb. 10 and approved a series of bylaws, development plans and special-use permits while sending one high-profile parking request back for more review.

In the meeting’s most consequential actions, the commission approved updated 2024 bylaws for the Planning Commission, final development plans for a new Chase Bank at 130th and Antioch and for Hyper Energy Bar drive-through locations at Highlands Village and at 90th Street and Nieman, and granted a sign deviation for Blue Hawk shopping center. The commission voted to continue the Southwind Management special-use permit request for vehicle parking at 6300 Lamar to the March 10 meeting for additional information and to deny a final development plan amendment seeking an allowance for rooftop equipment to remain partially visible at the Overland Station DSW building (the denial vote was 6–4).

Why the meeting mattered

The commission’s continuation of Southwind Management’s request reflected sustained public concern and detailed questioning from commissioners about traffic routing, screening, the number and type of vehicles proposed to park on-site, and the long term effect on a redevelopment area that the city’s Framework OP plan calls a “local activity district.” Planning staff and the applicant agreed to pursue additional details — including a landscaping/screening plan, traffic-access options such as a potential curb cut to the frontage road, and a clear cap on how many commercial vehicles would be parked — before the commission takes a final vote.

Most important votes and outcomes

- Minutes and bylaws: The commission approved meeting minutes (Sept. 9, 2024, and Jan. 13, 2025) and adopted revised 2024 Planning Commission bylaws and standing rules (vote recorded as 10–0).

- Consent agenda: Items 1–10 and 12–14 were approved with stipulations (vote recorded 10–0). Consent agenda item 11 was approved separately (vote recorded 9–0 after a recusal).

- Final development plan, Chase Bank (DEV2024-127): Approved, subject to stipulations A–M (10–0). The one-story, 3,292-square-foot bank will provide 25 parking spaces (ordinance minimum 13); the extra spaces are offset by amenity points including bicycle racks and shared parking arrangements.

- Special-use permit, communications tower at 8500 Antioch Road (SUP2024-25): Approved for a 10-year term, subject to stipulations A–D (10–0). The application proposed a 150-foot monopole and masonry enclosure north of the Meyer & Scaife lot and included removal of two older towers.

- Special-use permit, Kaw Valley Greenhouse at Oak Park Mall (SUP2024-26): Approved for a 4-month temporary garden center with stipulations A–B (10–0). The operator will use roughly 44 parking stalls and utility access agreements with the mall for water and electrical service.

- Southwind Management special-use permit for vehicle parking at 6300 Lamar (SUP2024-27): Continued to March 10 for further information (motion to continue passed 6–4). The applicant had requested a 12‑year permit to park service vans and small trucks overnight; staff noted the Unified Development Ordinance (UDO) normally limits such permits to 10 years and remained neutral on the request. The commission asked for a more detailed landscaping/screening plan, a definitive maximum vehicle count, and further study of curb-cut access to the frontage road.

- Hyper Energy Bar (PDP/DEV for Highlands Village and for 90th & Nieman): Revised preliminary plans and final development plans for Hyper Energy Bar drive-through locations were approved (PDP2024-46 and DEV2024-115 at Highlands Village; PDP2024-48 and DEV2024-126 at 90th & Nieman), including deviations for drive-through window distances where those windows fell within 200 feet of residential parcels. Staff supported the deviations, finding screening, distance across busy streets and proposed landscaping would mitigate impacts (all votes 10–0).

- Overland Station DSW rooftop-equipment deviation (DEV2024-122): The commission denied a request to allow rooftop units to remain partially unscreened (vote to deny 6–4). Planning staff had recommended denial because the building (constructed in 2001) was originally designed with parapet screening and staff concluded a permanent architectural solution should be pursued rather than leaving units exposed.

- Blue Hawk sign deviation (DV2024-118): Approved (10–0). The developer proposed placing a combined logo/text monument (78.6 square feet total) inside an internal roundabout; the commission approved the deviation with conditions limiting the installed sign to the submitted design and the stated square footage.

Public comment and notable concerns

The meeting drew a lengthy public comment period on the Southwind Management application. Residents from Kennett Place and surrounding neighborhoods said they oppose overnight parking of service vehicles at 6300 Lamar, citing potential traffic queuing on Lamar and Shawnee Mission Parkway, noise, property-value concerns, and the visible “industrial” character created by fleets of branded vans or buses. The city of Mission’s administrator and local HOA representatives urged denial or delay, saying notified parties and protest rights may have been limited by how the applicant described the legal property area in notices. The applicant and counsel said they were willing to work on additional screening, explore a frontage-road access, and incorporate conditions; the applicant said their lease for the site is contingent on permit approval.

What the commission asked staff and applicants to do next

For the Southwind item the commission asked the applicant to provide clear, mapped-on-site parking bounds and a definitive cap on the number and types of vehicles to be stored; to prepare a conceptual landscape/screening plan (species, caliper, placement and anticipated mature height) to be reviewed with the city forester; and, where feasible, to analyze a frontage-road curb cut or alternative ingress/egress to reduce impacts on Lamar. Staff was asked to circulate guidance on how signage on company vehicles is regulated and to coordinate with public-works/traffic staff on any routing or signal-change implications.

Meeting context and calendar

The Planning Commission will reconvene March 10, 2025. Several items that were continued or that require Council consideration were noted by staff; the commission also reminded members about the upcoming American Planning Association/ABA conferences and other training opportunities.

Ending note

Most votes were unanimous or near-unanimous. The Southwind Management matter drew the meeting’s most extended debate and a split among commissioners on how to balance redevelopment of older office parks against neighborhood impacts; commissioners directed staff and the applicant to provide the additional analysis requested before returning the case for a final decision.","mediaType","Video","parentTitle","Overland Park - Planning Commission - Feb 10, 2025","oneSentenceSummary","The Overland Park Planning Commission met Feb. 10 and approved updated bylaws, several final development plans and special permits while continuing a contested request to use 6300 Lamar for overnight parking of commercial vehicles and denying a rooftop-equipment screening waiver for an Overland Station DSW building.","taxTitle","Overland Park, Johnson County, Kansas","taxId",4679,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6667756,"Planning Commission denies request to leave rooftop HVAC partially visible at Overland Station DSW",1406,10880000,12286000,"/Search/View?dp=1&key=2255875-5cb85667d967836efa6da49df96222ff&start=10880&end=12286","https://assets.pipeline.soar.com/2255875-5cb85667d967836efa6da49df96222ff/thumbnail_10880000.jpg","/articles/6667756/Overland-Park/Johnson-County/Kansas/Planning-Commission-denies-request-to-leave-rooftop-HVAC-partially-visible-at-Overland-Station-DSW","https://secure.pipeline.soar.com/6667756-20a9e59f954af10f53f0bfb1db1262f7/orig.mp4?Expires=1771050439&Signature=kgA40SKyu0z1NzkLtJV54Q6jPV8RpsbtHDp2GBbYPUSBnrOq8V~B4e7LqpvKCV4ijPO6ZRwYWKIVCYdHRxfJmlWHpa1xhV0gStJai9WkE9yeXAZPBsH7XfEtmW9k3zKnVFMBIdmeNGc7A~YCZGo1c~VcLMuiQbf~dxcF9~iVJK~bTTczVNKurFTKNgiyBHEiF0d04RhkIXsrS1owz-hZL9mIV-MD~Ln~tYH3KJlpwGmg-5qK7nxX8uL0DbSsxZGdPSiQedVQ7nzfaIHgFBHXt~8oZzqCT8~SoDeWhmHqL1IBQcjOZHWRE69LXyXbbbAPl2A6gZfgzItde-4lB1~Asw__&Key-Pair-Id=KUT5TJCACFTXG","The Overland Park Planning Commission on Feb. 10 denied a final development plan amendment that would have allowed rooftop HVAC units at the Overland Station DSW building to remain partially visible from public rights-of-way. The denial vote was 6–4.

Planning staff had recommended denial because the building, constructed in 2001, was originally designed with parapets intended to screen rooftop equipment. According to staff, the contractor who replaced a set of rooftop units in 2023 did not satisfy the screening inspection hold tied to the building permit; staff concluded that a permanent architectural screening solution should be pursued rather than leaving equipment exposed to public view.

What staff presented

Planning staff showed multiple photo simulations and field photos of the building from key public vantage points, including Lowell Avenue, the Target parking area and pedestrian approaches. From some angles — especially where public elevation rises or landscaping is not fully mature — the tops of new units project slightly above the parapet. Staff said the code requires an architectural treatment rather than reliance on plantings, and argued the owner should return with a plan for permanent screening that addresses rooftop units now and any future replacements.

What the applicant said

Representing the owner, architect Kimball Hales explained the technical and cost challenges of retrofitting rooftop screening. Hales provided two contractor bids that estimated structural rooftop screening at roughly $250,000 (bids were obtained about a year earlier and costs may have risen). He said alternatives — for example, unit-mounted screen panels — can be used but may simply resemble the equipment they are trying to hide; he also offered painting and additional landscape screening as less‑invasive mitigation steps. The owner told the commission they would work with staff to identify an acceptable permanent treatment.

Commissioners’ reasoning

Commission discussion focused on the ordinance’s intent, the age of the building (built in 2001) and the practicalities of retrofitting parapet screening. Commissioners who supported denial told colleagues that because the building was designed to screen rooftop units originally, a permanent architectural solution should be required now that equipment replacements have occurred. Commissioners opposing denial argued the visible portions were modest and that lower-cost mitigations such as painting units to match the parapet or additional landscaping could satisfy the code’s visual goals without a multi-hundred-thousand-dollar structural upgrade.

Next steps and implications

The denial directs the owner to work with planning staff on a permanent screening solution and return with a revised plan. Staff noted that the city expects to review code updates in its ongoing UDO rewrite; the rooftop‑screening issue is a common challenge as older buildings replace mechanical equipment with larger modern units.

Provenance and vote

Staff recommended denial; the commission voted 6–4 to deny Final Development Plan DEV2024‑122. Staff will advise the property owner on design and permitting options for permanent screening and report back to the commission.","Planning staff recommended denial and the commission voted 6–4 to require a permanent screening solution after owners replaced rooftop units and inspection flags indicated the units were no longer fully screened by the existing parapet.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6667761,"Planning Commission delays decision on Southwind Management’s request to park service vehicles at 6300 Lamar",6505,1695000,8200000,"/Search/View?dp=1&key=2255875-5cb85667d967836efa6da49df96222ff&start=1695&end=8200","https://assets.pipeline.soar.com/2255875-5cb85667d967836efa6da49df96222ff/thumbnail_1695000.jpg","/articles/6667761/Overland-Park/Johnson-County/Kansas/Planning-Commission-delays-decision-on-Southwind-Managements-request-to-park-service-vehicles-at-6300-Lamar","https://secure.pipeline.soar.com/6667761-24bf30c6b8eff03b2f8a66d99b8aff86/orig.mp4?Expires=1771050439&Signature=Bm0W0pcYnI2PAax01ZFfGpKDYxvZnK4CtXn52H0kw~FBi6jmk7aauo7UvWnh-7bOJCFP3d2bNXSfqVLM6YU~vw2SloAwMr13MP6CZWek-by8kTdULoTcx8j4ClS3zSsadXiCFT32cYMst7pfvohNgNS3y52BnoBBg5o3thnE1fdofxtr4EmeEA9RqBruMw6jTAWDrPlrnnrsPAR8L6i66jMr4abtiNoTt4vGtBVErOESkiD9E3D8dDau0Qbi7J50HBLjUmgvJFSczk1WNz766bhQiBLIQQjIAXjLCOKv3QjZ6vvlkDEoNj5TD6V7VlS9BLdMJpXw6Wxi5a~KSeI1Tg__&Key-Pair-Id=KUT5TJCACFTXG","The Overland Park Planning Commission on Feb. 10 continued, to its March 10 meeting, a special-use permit request from Southwind Management to park company vehicles overnight at 6300 Lamar Avenue, a parcel within a larger office campus.

The company asked for a 12‑year permit to allow an off‑street parking area for its service fleet; staff noted the Unified Development Ordinance normally allows a maximum 10‑year special‑use permit for this use. The commission voted 6–4 to continue the item and requested additional information before a final decision.

Why it was contentious

Several nearby homeowners’ associations and neighborhood residents, including representatives from Kennett Place, Walmart Homes and Mill Haven, urged denial during a lengthy public‑comment period. Concerns focused on vehicle counts, truck routing and queuing on Lamar and Shawnee Mission Parkway, the visual impact of branded service vehicles on an office‑park setting and possible negative effects on nearby residential property values. Laura Smith, city administrator for Mission, Kansas, told commissioners the city of Mission opposed the application and urged delay so jurisdictions and nearby property owners could be fully included in notice and protest rights.

What the applicant said

Joe Oakes, attorney for Southwind, described the proposal as part of a lease to bring a national headquarters and 120,000 square feet of office tenancy to the property; he said the lease is conditional on permit approval. Josh Herron, chief executive officer of Southwind, described operational details: employees would meet on-site about 6:45 a.m., service vehicles would depart in staggered waves around 7:45 a.m., and most vehicles are vans and small trucks (not semi‑trailers). Herron said the applicant requested parking for 44 vehicles overnight (the applicant also noted some larger on‑site capacity of up to 84 spaces in the legal description but said the specific request was for 44), and that all vehicles are equipped with safety and telematics systems.

The applicant argued the project would bring jobs and reduce office vacancy at a site that has been largely empty in recent years. “The lease term for Southwind… needs to coincide with the permit term,” Oakes said, explaining why the applicant sought a 12‑year permit. He added that the lease would terminate if the permit were not approved.

What commissioners and staff asked for

The commission requested that the applicant deliver:

- A definitive cap on how many commercial vehicles will be parked overnight and a clear list of vehicle types to be allowed on-site (e.g., box trucks vs. small service vans). The applicant said 44 vehicles was the target; commissioners asked for plans that fix that number in a stipulation.

- A conceptual landscaping and screening plan with species, caliper, planting locations and expected mature height; staff should involve the city forester in review.

- An analysis of alternative vehicle access, specifically whether a curb cut to the frontage road could become the primary ingress/egress to reduce truck traffic on Lamar. Public-works staff previously reviewed queueing at the Shawnee Mission/Lamar signal and provided observational data; commissioners asked for more focused input on routing options.

- Clarification of notice and protest rights tied to the legal description used in the application and whether all affected property owners were provided full notice.

Public-safety and traffic context

Planning staff and public‑works specialists said the city’s truck‑route ordinance allows trucks to travel the shortest route to a truck route when a site or destination is not itself on a designated truck route, which staff said could make Lamar an allowed short connector in many trips. Public‑works staff reviewed signal queues at Shawnee Mission Parkway and said, based on camera and field observations, that typical queue lengths usually did not extend across the frontage area; they cautioned that a full traffic study was not required by code for the request because no new building area or change of use was proposed, but the commission asked staff to revisit traffic and queuing concerns raised by neighbors.

Next steps

The commission asked the applicant to submit the requested materials in advance of the March 10 meeting so staff and commissioners — and the community — can review concrete screening plans, vehicle limits and access options. The applicant said it was willing to explore a frontage‑road access and further screening options; neighbors urged the commission to require specific, enforceable stipulations rather than open‑ended promises.

Action recorded

The commission voted to continue SUP2024‑27 to March 10, 2025 (motion passed 6–4).","The Planning Commission continued Southwind Management’s special-use permit for overnight parking of service vans and small trucks at the former Waddell & Reed site to March 10 after lengthy public comment and commissioner questions about traffic, screening and property impacts.","actionData","errors"]

Article not found

Overland Park Planning Commission approves multiple development plans, continues Southwind vehicle-parking request

Planning Commission denies request to leave rooftop HVAC partially visible at Overland Station DSW

Planning Commission delays decision on Southwind Management’s request to park service vehicles at 6300 Lamar