Overland Park council sends Brookridge back to planners — again
Overland Park remains torn about the fate of a proposed mixed-use hotspot intended to replace the Brookridge Golf & Fitness Club.
At a lengthy meeting Monday night, the city council couldn’t score enough votes to either approve or deny rezoning and a preliminary plan for the 5 million square foot project, which would be built near Interstate 435 and Antioch Road. So, at 12:30 a.m. the governing body sent the project back to the Planning Commission, which will consider the project for the fifth time at its meeting in February.
Since a valid protest petition against the project, filed by angry residents who live nearby, had been approved, the rezoning and plan approval requires 10 out of 12 votes from council members.
Like at the last council meetings on the issue, both Councilman John Skubal and Mayor Carl Gerlach recused themselves from deliberations due to conflicts of interest.
Several council members expressed skepticism of the plan, citing concerns with its high density, building heights, and the fact that certain traffic improvements couldn’t be completed until the developer acquired 12 properties on the east side of Antioch, south of 103rd Street.
The upscale urban village — proposed to replace the sprawling green golf course —would feature office space, retail, multi-family units, a movie theater, a 3,500-seat indoor performance venue and a 550-room hotel. It will also feature a large park along Indian Creek.
Several changes have been made to the project in the past few months.
At the council’s request, developer Chris Curtin, of Curtin Property Company, scaled down the project.
Residential units were reduced to 2,076 units from 2,326 units and the square footage of office space was taken down to 1.95 million from 2.2 million.
Also, office buildings on the south side of the project were reduced to 10 stories from 12, setbacks were increased for apartment buildings along 103rd Street, a clubhouse was eliminated, and green space was added. Evergreen plantings are proposed along the north side of 103rd Street.
Another change is that the project is being proposed to be constructed in three phases, with certain traffic improvements required for each one.
The first phase would feature 700,000 square feet of office space, around 300,000 square feet of retail, 855 multi-family units, a 650-seat movie theater, and a 200-room hotel. It would take four to five years to build out. Traffic improvements would include turn lanes on Antioch Road and 103rd Street.
The second phase would see the addition of 300,000 square feet of office space, 738 residential units, and a 3,500-seat performance venue, plus full traffic improvements for Antioch Road, which would require all 12 lots along Antioch to be acquired.
The third phase would be the full build out of the project, also requiring an interchange upgrade.
Jack Messer, director of Planning and Development Services for the city, told the council that office use would create the biggest impact on traffic at the Brookridge development during peak hours. By cutting the amount of office space, the developer reduced potential traffic by 13 to 14 percent.
John Petersen, the legal representative for the developer, deemed the Brookridge project “first class” and “significant.”
He said the developer has secured seven of the 12 properties needed for traffic improvements, with talks in the works on the remaining five.
Petersen emphasized to the council that a lot of time and thought was put into the details of the Brookrdige project and the developer wants to be a good neighbor.
Dozens of upset residents, who live in the surrounding neighborhoods, disagreed at the notion that Curtin had their best interest at heart. Many of them think the project is too dense and out of character for the area, which is surrounded by single-family homes.
“The changes made to the Brookridge rezoning are of absolutely no consequence and don’t matter because Mr. Curtin is still putting a small city in the middle of a single-family neighborhood,” said Bob Miller, who lives west of the project in the nearby Wycliff subdivision. “Please don’t let one rich man’s greed ruin our suburban neighborhood. Not a single soul has come before you today speaking on behalf of the project besides Mr. Curtin’s lawyer.”
Traffic was a key concern.
“I have seen Antioch get more and more congested over the years,” said Jeff Lee, who lives on 101st Street. “Step out during rush hour, look south, and as far as you can see, it’s bumper to bumper both ways, and that’s without this addition. I think the density is far more than what the infrastructure will be able to carry.”
Other speakers said they wished the developer would build single-family homes or townhomes in the area instead.
Overland Park resident Jim Korinke implored Curtin to include the residents in the process of creating a new development plan for the space.
“I understand it’s not going to be a golf course any more and something will happen there,” he said. “But Mr. Curtin, if you really want to make this place special, work with the people. Bring us in as advisers to tell you what people want and what people will accept. We have great ideas, so work with us, honestly and straightforwardly.”
Many council members sympathized with the frustrated homeowners.
Councilman David White stated that he was initially under the impression that the project would boast bright, shining buildings with corporate logos along I-435, but now he’s worried that the project is too focused on putting residential near 103rd Street because of its three-tiered phasing.
“The live, work, play motto of mixed use is fine, but it looks like we’re getting apartments first and those people living there aren’t going to be working in office buildings that don’t exist and dine at restaurants that don’t exist,” he said, while the audience tittered in response. “I think this plan should be developed as a whole.”
White also insisted the project shouldn’t be considered until all 12 properties are acquired by the developer.
Councilman Jim Kite agreed the project isn’t properly designed yet, but he sees an opportunity for potential.
A few council members felt otherwise.
Councilman Terry Goodman said he saw the project as a significant one that could help the northern part of the city thrive, so he supported it.
Councilman Curt Skoog agreed, saying with a rueful smile that the audience could boo him for his opinion, but he truly felt the project would help the area in the long run.
“The reason I’m in favor of the project is that you guys live in fabulous neighborhoods and I believe deep in my heart that your neighborhoods are going to be better off with this project,” he told them.
Councilman Paul Lyons said he thought the layout of the project made sense and he likes the idea of reinvesting in the northern part of the city.
But in the end, council members had to agree to disagree. The Planning Commission will consider the item at its meeting on Feb. 8.
Jennifer Bhargava: bhargava913@gmail.com
This story was originally published December 22, 2015 at 11:06 AM with the headline "Overland Park council sends Brookridge back to planners — again."