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Zoning board backs Countryside Baptist Church CUP amendment, notes need for turn lanes
Summary
County planning staff recommended and the zoning board approved forwarding a conditional-use permit amendment for Countryside Baptist Church to the county commissioners; staff said Phase 3 sanctuary construction will warrant both an eastbound left-turn and a westbound right-turn lane on 175th Street and recommended a 30-year CUP term with stipulations to control lighting and access.
County planning staff recommended approval of an amendment to the conditional-use permit (CUP) for Countryside Baptist Church at 14150 W. 175th St., and the zoning board voted to forward the application to the Board of County Commissioners.
Sean Pendley, county planning staff, described a three-phase site plan: the existing building in Phase 1, a roughly 21,000-square-foot classroom addition in Phase 2 and a roughly 37,000-square-foot sanctuary addition planned on the east side in Phase 3. Pendley said an updated traffic-impact study showed that Phase 3’s larger sanctuary would generate enough peak trips to warrant both “an eastbound left turn lane and westbound right turn lane” on 175th Street, and that county public works and the city of Overland Park staff reviewed and agreed with those recommendations. “So staff does recommend approval of the conditional use permit amendment with a 30 year term,” Pendley said.
Chris Bell, the project architect who said he is also a member of the church, told the board the revised layout improves interior circulation and adds parking to meet projected demand. “I’m the architect on the project also a member of the church,” Bell said, adding the applicant agrees with staff stipulations and that recent 2023 photometrics were intended to address site lighting. Board members pressed staff and the applicant about existing parking-lot wall-pack fixtures and whether a CUP condition could require retrofits; staff pointed to a recommended stipulation requiring cutoff fixtures to prevent off-site glare and said any new lighting must meet adopted standards.
Rod Richardson moved to approve the staff-recommended CUP amendment and the board voted in favor; staff noted the item will be considered by the Board of County Commissioners on Sept. 10 at 9:30 a.m. in the administration building in Olathe. The zoning board’s action is a forwarding recommendation; any required public improvement plans and city permits for turn-lane construction would be handled at the time of Phase 3 construction.
