Planning Commission OKs special use permit, site changes for Barstow School annex at Leawood Plaza

The Leawood Planning Commission on Jan. 28 voted unanimously to approve case 03-25, allowing the Barstow School Annex to operate a private school and to make exterior and site changes at a multi-tenant building in Leawood Plaza.

Staff said the proposal includes a special use permit for a private school, preliminary and final plan approvals, replacement of rooftop equipment, replacement of roof materials with standing-seam metal panels (dark bronze), new white TPO membrane on flat roof areas, a modest increase in a northwest parapet to screen equipment, a reconfigured parking area with 10 stalls removed to add green space, new ADA stalls, improved sidewalks, a new structurally integrated trash enclosure near the building, and a 6-foot decorative metal fence around the proposed green space. Staff recommended approval with 18 stipulations.

The project team said the annex will add three science labs and three general education classrooms, a storm shelter, and a small faculty office. The applicant, Jeff Schuessler of Pluribus Architectural Collaborative, said the green space is intended for daytime outdoor learning (life sciences, botany and related activities) and will be accessible from the adjacent Idea Space through a new access point. Schuessler said rooftop equipment will be replaced in roughly the current locations and that the standing-seam panels were selected to match other parts of the Leawood Plaza development.

Commissioners and staff discussed outstanding comments from the Leawood Fire Department; staff said those three items will be addressed by the applicant before the governing-body review. Commissioners also asked whether the special use permit’s time limitation could be aligned with the existing Idea Space permit; staff said they would recommend aligning expiration dates. Commissioners confirmed the proposed exterior green area is intended for daytime use only and not to be an outdoor event space; the staff stipulation on special events was described as matching the Idea Space stipulation, with gatherings concluding by 11 p.m. and indoor activities only after that time.

There was some clarification on parapet height: the staff report referenced an 8-inch parapet increase to screen rooftop units; the applicant described a slightly larger nominal extension necessary to accommodate modular standing-seam panels, and one commissioner characterized the visible increase as “about 16 inches.” The record reflects both statements; the final plans and code review at building permit stage will document exact dimensions.

The motion to approve case 03-25 was made by Commissioner Block and seconded by Commissioner McGurn. The planning commission recorded a 9-0 vote in favor; the staff report and the 18 stipulations will follow the case to the governing body for final action.

The approved changes also include specific exterior materials and manufacturers discussed in the staff report (manufacturers and colors noted in staff materials). Staff noted one public comment and an applicant-led interact meeting summary were included in the packet and that the proposal was reviewed against the LDO “golden factors.”

The applicant may proceed to the governing body and to permit review after satisfying the listed stipulations and outstanding fire-marshal comments.