The controversial Metcalf Soccer Complex's journey through Johnson County's planning process last week amid continued opposition from nearby residents concerned that the use of outdoor and indoor fields would create a “traffic nightmare.” , which was approved by the county commission.
On Thursday, after more than an hour of discussion and three amendments, commissioners approved both conditional use permits and preliminary plans for the complex by 6-1 votes. The complex is planned for 67 acres east of Metcalfe Avenue by 2020-2020. Terrace and 206th Street.
In doing so, the commission recommended that the East District zoning committee tighten time limits on outdoor fields, turn off field lights by 8 p.m. or keep outdoor fields unlit, and shorten the permit period to five years. deviated from the recommendation. .
Instead, the commission-approved permit allows the outdoor field to be used seven days a week from 7 to 10 p.m. His permit is for 10 years, with a report to the county commission and public comment required after five years.
What is the developer proposing to build?
Landowners Cogent Enterprises LLC and Phelps Engineering applied for a soccer development permit last fall with the goal of providing more practice and game space for youth soccer players.
Located near Stillwell Park, the complex has four outdoor fields that are used only for practice, weather and season permitting. A 218,000-square-foot building on the site will house two additional fields that will host practices and games on weekends.
The site will also include a small playground and a concession and restroom area with 374 parking spaces.
The plans have sparked opposition from some neighbors since they began, concerned about the influx of cars, lighting from outdoor fields and the size of the building, which would clash with the rural character of the neighbourhood.
The Eastern Zoning Commission recommended denial in November 2023, but county commissioners sent it back for reconsideration in December.
The Zoning Board then developed several restrictive measures regarding business hours, lighting and screenings and sent them back to the commission with a recommendation for approval.
Three people who spoke at Thursday's public hearing cited the size of the complex, with Marlene Carter calling it a potential “traffic nightmare” and the county's traffic study “junk science.”
Amy Baugh and Kelly Hafner, who are both soccer parents, also disliked the prospect.
“It shouldn't be in our neighborhood because it's too big and too much,” Bo said.
Hafner said he can relate to the need for more fields, remembering the long drives to games. “We absolutely need it. We don't need it here,” he said.
Many of the questions from commissioners concerned traffic impacts. Several companies cited an increase of 700 cars per day, but Assistant County Manager Adam Norris said it would be closer to 400 cars per day on a weekday.
Public Works Director Brian Pettig acknowledged there will be a noticeable increase in traffic.
“A development like this is impactful and without any frills,” he said. Neighbors may see cars lining up before and after the game, and “people may have a hard time with that.”
But Pettig said the area's road infrastructure has the capacity to handle the extra traffic.
How did the committee members' opinions differ?
Commissioner Charlotte O'Hara, the only non-voter in the final vote on plans and permits, was the most vocal opponent of the complex during Thursday's meeting, sometimes using harsh words.
“The community is being raped, it really is,” she said. “This county has been run by the development community, the banking community and big law firms for the last 50 years, and that's going to continue to be the case.”
She called Stillwell a “village.” This is an idyllic type of area. ” She also objected to the size of the indoor soccer field, saying it amounted to “an extreme and strenuous use.”
Some other committee members disagreed with that assessment.
Commissioner Becky Fast noted that the area is designated for industrial use. If the soccer facility isn't built, residents will see the use of warehouses, larger buildings and large trucks, she said.
“So the choice is not a beautiful four-acre farm,” Fast said.
Commissioner Janie Huntzlik noted that the applicant had made significant concessions after previous meetings with neighbors. The number of outdoor fields was reduced from the original nine to four, landscaping was added and the development was located further south from the homes, she said.
“For me, the applicant has proven that he listens to and cares about the neighbors. At this point, I don't know what he can do other than not have a project.” she said.
Chairman Mike Kelly proposed that O'Hara meet with more residents and city leaders about the future of the entire southern Metcalfe corridor, but O'Hara rejected the idea as “window dressing.”
O'Hara asked for an amendment to add turn lanes and other road improvements paid for by the developer, but it was rejected 5-2 by commissioners who said the Department of Public Works should have spoken first. It was done.
She also asked for an amendment to remove the option to light outdoor fields, which also failed on a 5-2 vote. In both cases, Mr. O'Hara and Commissioner Michael Ashcraft were the opponents.
One of the amendments approved unanimously, proposed by Ashcraft, called for a public review of the project with public input after five years.
