Planning Commission recommends denial of Mission West rezoning amid school‑safety, traffic and pond‑safety concerns

The Leawood Planning Commission on Oct. 28 recommended denial of a proposed rezoning and preliminary development plan for the Mission West mixed‑use project (Case PC 7225), citing safety and traffic concerns near Mission Trail Elementary School. Commissioner Stephen Fishman moved the recommendation for denial; the motion carried 6–2, with Commissioners Franze and Block recorded in opposition.

Planner Cameron Ewing told the commission the applicant had revised the project after an earlier continuation, removing one drive‑through, expanding outdoor patios and green space, and reducing overall square footage. “Staff does recommend approval of this application with the 30 stipulations listed in the staff report,” Ewing said, noting staff’s view that the revised plan better met the 130 Fifth Street community plan’s objectives.

But residents and several commissioners said the changes did not resolve key public‑safety questions. Resident Steve Doer urged the commission to delay action, saying, “I believe it is premature to consider approving the Mission West plan,” and pointing to heavy pedestrian and bicycle use of Mission Road and 130 Third Street near the school and park. Another neighbor, Rob Groves, told commissioners: “We’re talking about parking garages and retention, water retention ponds right across from an elementary school, and I don’t think it’s a very good idea.”

City engineering and the applicant’s team described detention‑pond design and safety features. City engineer Brian Scoville said design standards require gentle slopes so a person could exit a pond in the rare event they fell in, and described typical 3:1 and 5:1 slopes and benches in extended wet‑detention basins. Developer Rick Odo and the applicant offered to discuss additional mitigation, including landscape buffers and, if the commission requested it, fencing in limited areas.

Commission debate focused on three issues: how the traffic study apportioned site trips (staff and the applicant said the majority of traffic would be routed toward 130 Fifth Street and away from the school), the number and location of drive‑through lanes (the revised plan reduced four drive‑throughs to three), and retention‑pond safety given the site’s proximity to Mission Trail Elementary. Several commissioners asked that any final approval include explicit requirements for retention‑pond design and for measures to deter unsupervised access by children.

Commissioner Fishman moved to recommend denial. The commission recorded a 6–2 vote in favor of denial; the record shows Commissioners Franze and Block opposed the recommendation. The Planning Commission’s recommendation goes to the City Council; the council will take the final action on the rezoning and development plan.

Next steps: Because this action was a recommendation on zoning and a preliminary plan, the matter now proceeds to the governing body for consideration. Additional design details and any mitigation (for example, fencing or enhanced landscaping around ponds and revised traffic controls) would ordinarily be handled at final plan review if the council approves a proposal in some form.

Votes at a glance: Motion to recommend denial of Case PC 7225 moved by Commissioner Stephen Fishman; second by Commissioner Carleberg. Vote tally: Yes 6, No 2 (Franze, Block).