Traffic on Antioch top concern of Brookridge critics, but commission moves it forward
The huge Brookridge redevelopment that’s been on the drawing boards in Overland Park for more than three years moved one step closer to construction Monday, but still faces considerable community opposition.
A divided Overland Park Planning Commission voted 7-3 to allow a rezoning for a boutique grocery, several other retail buildings and a two-level parking garage at the southeast corner of 103rd Street and Antioch.
A new 5-acre parcel would be incorporated into the previously approved mixed-use redevelopment of the Brookridge Golf Course northeast of Interstate 435 and Antioch Road.
The commission endorsed the latest plan despite city staff’s recommendation to deny it, and despite objections from nearly a dozen community members and neighbors of the affected property. They primarily fear excessive traffic, prolonged construction disruptions and increased flooding from Indian Creek, which runs through the proposed development.
“It is a hotly debated development and has been ever since Day 1,” said Planning Commissioner Steve Troester, although he still supported the new plan.
Others in support were Commission Chair Tom Robinett, Rob Krewson, Mike Flanagan, Tom Lance, Ned Reitzes and Kim Sorensen. Those opposed were Commissioners George Lund, Bob Gadd and Janie Thacker.
The entire Brookridge project, by Curtin Property Co., is envisioned as a $1.8 billion, 5 million-square-foot development., including 1.8 million square feet of office space; about 2,000 apartment units; 242,805 square feet of retail; a 3,500-seat indoor performance venue; and 550 hotel rooms.
Monday’s vote reaffirmed the overall project rezoning, including the new 5-acre parcel near the busy intersection of 103rd and Antioch. The rezoning is scheduled to go to the City Council on May 7.
The vote would allow the project to be phased in over time, to facilitate at least getting something started, with the developer providing the road improvements in stages.
City staff had objected to prolonging the roadway duration along Antioch, arguing that “the phased improvements….do not represent an acceptable, long-term solution for traffic management for the community.”
Lund and Thacker agreed with staff that Antioch is one of the city’s busiest thoroughfares, and those phased road improvements weren’t desirable.
But attorney John Petersen, speaking for the developer, noted that requiring all the improvements up front could cost $17 million and make financing the project very difficult.
He said the developer had agreed to stipulations for initial road improvements along 103rd Street, at the intersection of 103rd and Antioch, and for a new temporary signal at 104th Street and Antioch. Further road improvements would occur as the development proceeds.
“It’s not going to be perfect but people will be able to traverse the area,” he said. “It will be a good, organic growth pattern.”
No specific timeline was provided for when construction might start, or how the traffic improvements would dovetail with the construction.
Residents of the nearby Pinehurst Estates Homes Association opposed the phased approach to the infrastructure improvements. Homes association President Gerard Miller submitted a letter from the board of directors urging the commission to follow the staff’s recommendation to deny.
“Without street improvements to facilitate the increased traffic, our neighborhood will be overwhelmed by traffic during construction and into the future,” the letter said.
The neighborhood also wants more greenspace landscaping, noting “The newest plan replaces single-family structures with commercial buildings at the corner of 103rd and Antioch without sufficient buffer between the development and the surrounding residential neighborhoods.”
Former Overland Park mayoral candidate Charlotte O’Hara also argued that the project “will create a lot of headaches of traffic on Antioch.”
Bob Miller, who lives in the nearby Wycliff neighborhood, was particularly concerned that the city hasn’t required more storm water controls from the developer.
He showed pictures of last August’s rains inundating the golf course. “If Indian Creek couldn’t handle the August rain storms, how can it handle the storm water runoff of cementing over 138 acres of floodplain?” he asked.
A city engineer argued the city’s floodplain analysis shows “negligible” increase in storm water issues from the proposed project.
A commission majority said they support the Brookridge development and they didn’t want it to get bogged down with further delays by denying the rezoning. Flanagan and others urged the developer to continue to work with staff to minimize the traffic congestion impacts and other disruptions from the project.
This story was originally published April 11, 2018 at 5:30 AM with the headline "Traffic on Antioch top concern of Brookridge critics, but commission moves it forward."