DOCUMENT: Final Plan and Final Plat
SUBJECT: City Center Lenexa – The Domain at City Center
CONTACT PERSON: Beccy Yocham, Director of Community Development DATE: December 3, 2013
APPLICANT: Judd Claussen of Phelps Engineering
OWNER: City of Lenexa, owner
Land Development Strategies, purchaser ACTION NEEDED:
Approval of Final Plan and Plat PROJECT BACKGROUND:
The Domain at City Center is a 200+/- unit luxury apartment building to be located at the western limits of the City Center Development on the southwest corner of 88th Street and Penrose Lane. In response to discussions with the applicant regarding the possibility of non-residential uses on the ground floor the applicant has indicated that up to two small retail spaces may be proposed for uses such as personal training and massage therapy. As the locations for such spaces are being determined, we also ask that the applicant consider situating the spaces as to provide the opportunity for separate store fronts and customer entries. Staff views the provision of limited retail in this development as a positive for the overall City Center mixed use concept. As noted at time of Preliminary Plan review there also continues to be many opportunities for non- residential uses to be located in close proximity, such as across Penrose Lane.
FINAL PLAN RECOMMENDATION:
Staff recommends APPROVAL of the Final Plan as described in the Analysis section of the Planning Commission report.
FINAL PLAT ANALYSIS:
The plat includes Lot One, encompassing the building site for The Domain at City
Center apartments, adjacent 88th Street, 89th Street, and Winchester Street right-of-way, and Tract A, to the west of Winchester Street, which is to be owned and maintained by the City of Lenexa and contain a segment of a bike/hike trail. The plat complies with City platting standards.
CITY COUNCIL PACKET MEMORANDUM
ITEM NO. 16
INFORMATIONAL COMMENTS:
The plat is subject to Excise Tax.
FINAL PLAT RECOMMENDATION:
Staff recommends APPROVAL of this Final Plat subject to the above Informational Comments.
This item will be heard at the December 2, 2013, Planning Commission meeting. Staff will give an update on the Planning Commission proceedings to the City Council on Tuesday, December 3, 2013.
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MEETING DATE: December 2, 2013 REGULAR AGENDA ITEM: 8 a and b
PROJECT TITLE: The Domain at City Center PROJECT # / REQUEST: PL 13-09 F - Final Plan
PT 13-17 F – Final Plat
LOCATION: Approximately the southwest corner of 87th Street Parkway and Renner Boulevard, in the CC, Planned City Center Zoning District
APPLICANT: Judd Claussen of Phelps Engineering
OWNER: City of Lenexa, owner
Land Development Strategies, purchaser PROJECT HISTORY AND BACKGROUND INFORMATION:
A Preliminary Plan for this project in conjunction with additional revisions to the Concept Plan for the overall City Center Development was approved by the Planning Commission on August 26, 2013.
COMPREHENSIVE PLAN RECOMMENDATION FOR AREA: The Comprehensive Plan designates this area as City Center and describes the envisioned land uses as being a unique mixed-use development in the geographic center of Lenexa. Development should consist of greater intensity or density with public open spaces and pedestrian-friendly streets with a mix of employment, shopping, entertainment, office, retail, residential, recreation, and civic uses.
VICINITY ZONING PATTERN: VICINITY LAND USE PATTERN:
North: CC, Planned City Center Zoning District
North: Mixed Use – future civic center South: CC, Planned City Center Zoning
District
South: Mixed Use – future building for Perceptive Software
East: CC, Planned City Center Zoning District
East: Mixed Use – future development of City Center
West: RP-1, Planned Residential (Low- Density) Zoning District
West: Single-Family – Single-Family
Residential and Golf Club of Kansas FINAL PLAN ANALYSIS:
The Domain at City Center is a 200+/- unit luxury apartment building to be located at the western limits of the City Center Development on the southwest corner of 88th Street and Penrose Lane.
In response to discussions with the applicant regarding the possibility of non-residential uses on the ground floor the applicant has indicated that up to two small retail spaces may be proposed for uses such as personal training and massage therapy. As the locations for such spaces are being
determined, we also ask that the applicant consider situating the spaces as to provide the opportunity for separate store fronts and customer entries. Staff views the provision of limited retail in this
development as a positive for the overall City Center mixed use concept. As noted at time of
Report to the Planning Commission
ITEM NO. 16 EXHIBITS
Parking
Surface/on-street 43
Parking Structure 304
O ll P ki P id d 347
Preliminary Plan review there also continues to be many opportunities for non- residential uses to be located in close proximity, such as across Penrose Lane.
The following tables provide a breakdown of unit types and proposed parking:
The City Center zoning district property development regulations call for on-street parking and structured parking for higher intensity areas. Parking in the garage has been provided at a ratio to adequately meet the demands of the proposed multi-family development. All parking for guests is being provided on-street, allowing the developer to maintain a higher level of security within the garage while defining a clear separation between guest and resident parking.
This project is scheduled to break ground in the early part of spring 2014. The first phase will open within 15 months of breaking ground, with final completion expected to be approximately 18 to 20 months after the initial groundbreaking.
SITE LAYOUT:
The main elevation of the four-story building fronts Penrose Lane and wraps around three sides of a four-story (plus roof parking) garage. The main elevation includes the entry to the clubhouse which aligns with City Center Drive. Access to the parking garage is provided from 88th Street (north side of the building). The main pedestrian access to the building is provided from Penrose Lane, through the clubhouse entry. The entry portico projects out from the adjacent building
façade. In addition, a clock element has been added since the preliminary plan was approved to the main public entrance of the development. The clock element provides a strong focal point to this building at the terminus of City Center Drive.
Vehicular access for this property will come from Penrose (construction project currently underway by the City) as well as three additional streets to be constructed by the applicant in coordination with adjacent property owners, consisting of 88th Street to the north, Winchester Street to the west, and 88th Terrace to the south. Staff does note that full review of the street design was not completed with this project, and some minor tweaking of said design will likely be necessary when these construction documents are submitted to the City (such as the connection of Winchester and 88th Terrace).
However, staff is comfortable that this project as shown can be adequately served by the general street network proposed.
Stormwater requirements for this project consist of treating the water quality volume generated by the project. This will be accomplished utilizing a rain garden (in the northwest corner of the project), along with two mechanical units along Penrose Lane. With these three stormwater facilities, the applicant should meet their stormwater treatment requirements.
LANDSCAPE AND BUFFERS:
The applicant intends to design the landscape to augment the architectural finish of the building, while also defining and providing character to the numerous outdoor spaces. Outdoor spaces include an interior amenity courtyard for the residents, “front yard” spaces for ground level walk- up units, an entry plaza in front of the clubhouse, a public green space as a part of the Penrose Units
Efficiency/Studio Units 18
1-Bedroom Units 86
2-Bedroom Units 96
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streetscape, and an additional public green space which includes a rain garden as its central feature.
Public amenities such as sidewalks, benches, litter receptacles, and bike racks are also to be provided to enhance the experience and functionality of the public spaces.
ARCHITECTURAL COMPATIBILITY:
The applicant describes the general architectural theme as “urbane contemporary”. Plans comply with the City Center Design Standards and Guidelines. The design is intended to complement the building architecture established by the Perceptive Software buildings currently under construction. The exterior finish of the buildings is to consist of brick, stone, and stucco with cast stone and decorative cornices and trim. The buildings are designed to coordinate with the mixed-use of City Center while retaining a very upscale residential quality.
In order to create an appealing and pedestrian-friendly enclosure to the street, the City Center Design Standards and Guidelines include requirements for at least 75% of the building frontage on mixed use streets to conform to an approved building line between 0 and 15 feet. The guidelines do not include approved public open space areas in the percentage calculation. Along 88th Terrace the development exceeds the requirements for percentage of building constructed within the build-to range. Along Penrose Lane, 88th Street, and Winchester Street the building façade steps back or is pushed to provide open space. Some of the stepping back is due to the presence of an
underground mine. With the provision of these open spaces Penrose Lane and Winchester Street comply with the percentage of building constructed within the build-to range. The applicant has explained that the convex curvature of the street and the provision of angled on-street parking, the property line bisecting the on-street parking spaces, are all factors making it difficult to comply with the build-to guideline along 88th Street. The distance between the outside edge of the sidewalk and the building is approximately 20 feet. For the reasons o u tlin e d b y th e a p p lica n t and the fact that landscaping consisting of trees and shrubs is proposed adjacent to the building, staff is supportive of the proposed layout.
Low fences with operable gates are proposed to provide a visual and physical separation of the private entry space from the adjacent public streets and walkways.
The façades of the building have a defined base at the ground level, center (2 middle stories) and top. Select locations along the top story of the building are set back 4 to 5 feet from the façade of the lower levels creating a larger balcony for the fourth floor units. Brick is used on the lower three floors of the building. Stucco is used for the fourth floor material, further emphasizing the building “top”. Bay windows are used to break up the horizontal massing of building.
The applicant describes the parking garage as being designed using a layering effect of the materials in order to provide a more human scale at the first floor level and to add visual interest to the overall façade. The brick elements are carried through three of the four stories and stop short of the ends of the garage allowing for the stucco/concrete layer to read as one continuous plane beyond. Louvered canopies have been added to both the first floor and upper level of the garage to add more relief to the façade. Mesh/metal screens w i l l b e applied in a vertical fashion towards the center of the elevation breaking up the horizontal nature of the garage. The wall height at each floor will
address the screening of the vehicle headlights.
SIGN PROGRAM:
Plans currently suggest the placement of a monument sign at the northeast corner of the building site.
INFORMATIONAL COMMENTS:
Additional information concerning the location of the fire hydrants and water supply for fire protection is required with the building permit application. Hydrants shall be supplied by a minimum 6” water line capable of flowing 1,000 gallons per minute, with a minimum residual pressure of 20 psi. The location of the additional hydrants shall be approved by the Lenexa Fire Department. All public and private hydrants shall be shown on plans submitted for building permit.
FINAL PLAN RECOMMENDATION:
Staff recommends APPROVAL of the Final Plan as described in the Analysis section of the report.
FINAL PLAT ANALYSIS:
In order to proceed with this portion of the City Center development, this final plat is required. The plat includes Lot One, encompassing the building site for The Domain at City Center apartments, adjacent 88th Street, 89th Street, and Winchester Street right-of-way, and Tract A, to the west of
Winchester Street, which is to be owned and maintained by the City of Lenexa and contain a segment of a bike/hike trail. The plat complies with City platting standards.
INFORMATIONAL COMMENTS:
The plat is subject to Excise Tax.
FINAL PLAT RECOMMENDATION:
Staff recommends APPROVAL of this Final Plat subject to the above Informational Comments.
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SITE LIGHT FIXTURE SCHEDULE
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A New Apartment Development at Lenexa, Kansas87th Street & Renner Blvd.
October 30, 2013
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PHOTOMETRICS SITE PLAN
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