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Planning Commission OKs Barstow School annex, citing parking and safety changes
Summary
The Leawood Planning Commission unanimously approved a special use permit, preliminary plan and final plan for the Barstow School Annex at Leawood Plaza, allowing interior classrooms, a small green space and exterior upgrades while removing 10 parking stalls and adding ADA parking and storm shelter facilities.
The Leawood Planning Commission on Jan. 28 unanimously approved case 03-25, permitting the Barstow School Annex to expand educational services at Leawood Plaza and make exterior site modifications.
Staff recommended approval of a special use permit, preliminary plan and final plan with 18 stipulations, citing compliance with Leawood—s development standards and the city—s review of the "golden factors" for special uses.
The proposal covers an existing multi-tenant building constructed in 1986 north of 123rd Street and west of Stateline Road. The applicant, Barstow School, plans three science classrooms, three general education classrooms, a small faculty office and a new storm shelter in the annex. Exterior work includes replacement of rooftop equipment, new downspouts, a standing-seam metal roof and new TPO membrane on flat roof sections, relocation and rebuilding of a trash enclosure, improved sidewalks at the east entrance, added ADA parking stalls and a 6-foot decorative metal fence around a proposed green space. The plan removes 10 parking stalls from the site; staff said the overall development remains over-parked under the prior Leawood Development Ordinance (LDO) ratio and meets minimum zoning requirements, and a cross-access parking agreement covers the entire development.
Architect Jeff Schuessler and staff said the rooftop work is intended to match existing materials at Leawood Plaza. Schuessler said the outdoor green space is meant for daytime outdoor learning activities—"outdoor learning during the day, different activities," including botany and small-model rocketry—and that access will be provided from the existing Idea Space portion of the building. He said the new trash enclosure will be moved closer to the building to improve serviceability and clean up the area facing neighbors.
Commissioners pressed staff and the applicant on technical items. Commissioner Hoyt asked whether three outstanding items in the Leawood Fire Department marshal—s report had been cleared; staff replied the applicant would have time to address those comments prior to the governing-body meeting. Commissioner McGurn asked whether two special-use permits for the same institution could be aligned to share the same expiration date; staff said they would recommend the applicant modify dates so the permits expire together. There was also discussion of rooftop parapet height: staff initially referenced an 8-inch increase for screening, and the applicant later said the modular panel extension would be larger (the applicant described it as higher than initially characterized) to maintain panel modularity and sight-line compliance.
Staff said an interdepartmental meeting occurred on Jan. 16 and one public comment on the application was included in the packet. The commission opened and closed a public hearing with no speakers.
Commissioner Block moved approval of case 03-25; Commissioner McGurn seconded. The motion passed unanimously, 9-0. The approval was subject to the 18 stipulations in the staff report, including compliance with the Leawood Development Ordinance, meeting applicable building and fire code requirements, and resolving fire-marshal comments prior to the governing-body review.
The annex will proceed to the city council for final action as required for special use permits under the LDO. The Planning Department will administer the stipulated conditions as part of building permit and final plan review.
