UPDATES FROM 9/24/18

The Governing Body approved a request from the developer to extend the deadline to demolish the buildings at Westbrooke Village to August 1, 2019. You can view the agenda, listen to the meeting or read the minutes here.

UPDATES FROM 12/18/17

The Governing Body approved the following:

• TIF project
• Redevelopment agreement
• Rezoning request
• Sales tax enacted

For more information, please refer to the 12/18/2017 Special City Council Agenda.

The developer has launched a Westbrooke Green website that shows in more detail what the project will look like.

UPDATES FROM 11/14/17

• The City Council approved Ordinance No. 3201 establishing a Tax Increment Financing Redevelopment District for the proposed Westbrooke Green Project.
• There will be a public hearing on December 18, 2017 at 7:00 pm at City Hall to consider approving the Westbrooke Green Project Plan.
• There will also be a public hearing on December 18, 2017 to consider creating a Community Improvement District.

MP Westbrooke North, LLC, has entered into discussions with the Shawnee Economic Development Council and City staff to request the approval of incentives to develop a new mixed use, residential, retail and restaurant center at the northeast corner of 75th Street and Quivira Road.

The proposed project includes approximately:

• 108,500 square feet of retail and restaurant
• 530 market rate residential units with associated parking structure

The proposed timeline for the project is over a six year period from 2018 through 2024.

The public/private partnership total estimated project budget is $113.1 million. MP Westbrooke North, LLC proposes private investment from the developer of $81.3 million and requests a total of approximately $31.8 million plus interest in City participation from the following sources: 

• $10.3 million from a 1.5% Community Improvement District (CID)
• $21.5 million plus interest in Tax Increment Financing (TIF)

These project costs reflect a requested sales tax exemption on construction materials with an estimated value of $3.3 million.

October 9 Meeting (pdf)

For more information about other Private/Public Partnerships in Shawnee, click here.

 On September 11, 2017, the Governing Body approved a Funding Agreement with MP Westbrooke North, LLC. The funding agreement will require the developer to reimburse the City for costs associated with the analysis needed to work through the process up to the point of the Governing Body considering any incentives. 

On October 16, 2017, the Planning Commission voted to approve changing the area from the current commercial designation to mixed use. The City Council approved that recommendation at the October 23, 2017 meeting. 
The Planning Commission unanimously approved the rezoning requests for Westbrooke Green along with the consistency of the proposed project with the City's Comprehensive Plan. Here is the Feasibility Study related to the project plan.

 

The residential portion of the development is slightly more dense than some neighboring projects. Projects constructed in the late 1960’s and early 1970 such as Westbrooke Glen (25.66 units per acre); Haverford West (23.63 units per acre); Arbor Square (18.74 units per acre);and Carlyle (17.87 units per acre) are high density residential developments. This project has a density of 29.48 units per acre.

Yes. Buildings over two stories in height require automatic fire sprinkler systems as well as standpipes in the stairwells. These buildings will also require a robust fire alarm system. As far as apparatus, both of our aerial units are capable of reaching heights up to 90' depending on the placement of the apparatus, a five story building generally isn't over 60' tall. Johnson County has a model high rise procedure for the fire departments that identify high rise buildings and that drives a special automatic aid response from neighboring departments.

In Shawnee, apartment complexes account for 18.4% of all police calls for service. 21% of Shawnee’s population lives in apartment complexes. 81.6% of police calls for service go to locations other than an apartment complex.
An examination of the Prairie Lakes complex, opened in 2003, did not conclude that its development had any attributable impact on crime in the single-family neighborhood adjacent to the complex (11.5 reports taken per year prior to development, 13 per year taken after).

Research shows that apartment complexes influence the risk for crime in an area less than schools and retail. In fact, an apartment complex can have a positive impact on an area if it replaces foreclosed properties or vacant/problem buildings, which carry a higher risk for influencing crime.

An examination of a similar development in Lenexa, Waterside Apartments at 83rd and Quivira, showed no significant change in crime within a quarter mile area of the complex since it was developed last year:

The Police Department plans to collaborate with the developer to educate on crime prevention through environmental design philosophies, and to provide ideas for securing the site during the construction process (fencing, cameras, signage, etc.).

This development is estimated to generate around 12,600 trips on an average weekday, which includes approximately 6,300 vehicles entering the development, and the same number exiting. During the busiest hour of the day in the PM peak period, approximately 530 vehicles will enter the development, and 440 vehicles will exit. 

The developer has submitted a traffic impact study for the site. The City already had an intersection improvement project planned for 75th Street and Quivira, so City staff is partnering with the developer to construct improvements that will take into account the increased volumes from the project, and will improve traffic flow in that intersection. A signal light is also planned for the northernmost entrance/exit point on Quivira.

The shopping center currently has above ground detention to control the run-off from the site. The proposed shopping center will also have detention; however, the new detention will be below ground and utilize large underground storm vaults. The new below ground detention facilities will have the same release rate as the existing above ground system. Because the release rates will be the same, there will be no increase in the runoff generated from the site. 

Additionally, similar to other retail centers in Shawnee, Westbrooke Village is required to have stormwater treatment facilities. Two large below ground water quality units will be installed with this project. The water quality units will capture trash, sediment, oil from cars, and other debris from the site and store them in this below ground unit. The shopping center owner will be responsible for the annual maintenance of these units, which includes vacuuming and flushing them out so they continue to function properly.

This is an estimated size of the grocery. Several grocers are now constructing small stores to meet the needs of the public. Hy-Vee, Kroger and Publix are building stores with approximately 20,000 square feet. Usually these stores cater to those wanting prepared meals and foods. Generally, these grocery stores have large freezer departments, fresh meat, fruit and vegetables. There are smaller areas devoted to canned goods and packaged items. Grocers such as ALDI and Natural Grocers also have stores less than 24,000 square feet in size.

These are all just estimates, however, smaller boutique grocery stores are a current trend.

The developer and the City have kept the Shawnee Mission School District informed regarding the project. Representatives from the school district attended a public meeting sponsored by the developer. High end market rate multi-family developments generally do not generate a substantial number of children that will attend the neighborhood schools. Shawanoe elementary school is currently under capacity, and will remain under capacity after the 2018-2019 boundary changes take effect. Both Trailridge and Shawnee Mission Northwest are also under capacity at this time. Additional class room space will also be available in the event the school district moves sixth grade students into the middle schools. Prior to moving the ninth grade into high schools, the middle school buildings did contain 7-9 grades.

“Section 8” is no longer a facility based program. Section 8 is a rental subsidy program dedicated to assisting eligible tenants in units on the open market. The objective is to provide safe, decent, sanitary, and affordable housing for low income families who are holding a Voucher issued by the program. Landlords have to elect to be in the program, and the Westbrooke Village developer has indicated that they do not intend to participate. Because of the price points of the Westbrooke Village units, it is not really feasible to use a Section 8 Voucher. For more information on this program, click here.

The center has been vacant for many years. During that time the Shawnee Economic Development Council and the City, in addition to prior owners, worked to market it for a variety of uses, including retail. The feedback we heard from retailers is that the current layout of the development does not make it attractive. There is limited visibility from the street frontages on 75th and along Quivira. The size of the stores also makes it difficult to today’s retailers that are still adding new stores. Retailers are also demanding more dense populations near their store, along with higher traffic counts. That is why you see many new retailers only located along commercial highway areas such as the Shawnee Mission Parkway and Maurer area. In this new era of retail development, the amount of square footage in the center is way in excess of the retail that would find this location desirable.

The center has been vacant for many years. During that time the Shawnee Economic Development Council and the City, in addition to prior owners, worked to market it for a variety of uses, including office, satellite university classrooms, medical facilities and senior living. These were not identified as viable uses due to location, demographics, financial proforma or just no demand for those kinds of facilities.

Listowel Park is located just north of this development at 71st and Quivira Road. This park features baseball fields, picnic tables, playground, restrooms, roller hockey, sport fields, tennis court, .35 Walking Trail Loop, as well as two park shelters. 
According to the current Westbrooke redevelopment plan, there is an area that is dedicated for green space for a variety of activities, including a small amphitheater. Additionally, there will be a natural buffer and walking trails between the proposed development and the homes located to the north. 

The developer has indicated a variety of activities could be scheduled for the green space including small festivals, events, food truck fairs, and entertainment activities. Any events would have to comply with Shawnee Municipal Code including necessary permits.

The project is currently planned for 530 residential units; 305 one bedroom/studio units; 37 one bedroom+den units; and 188 two bedroom units.

Rents are estimated in the $1,100 to $1,200 per month range for a one-bedroom apartment. In a basic comparison to a single-family home with a 30 year mortgage with an interest rate of just below 4%, this would equate to a $250,000 home. That calculation does not includes taxes, insurance, or PMI nor does it consider a down payment.

This is not a gated community. The area is private space maintained by the property owner. According to the property owner, this space would be available for the public to access unless there is a private event being held. Most of the events will be public; however, there may be a special event that an individual could rent the space.

The total investment of the project is estimated at just over $113 million. The developer will front total costs of development from their own funds. The amount coming from the new property tax generated by the development and new sales tax increment, plus the additional community improvement sales tax paid by patrons is estimated at just over $31.8 million and if approved, would be used to reimburse the developer for some specific expenditures.