City of Shawnee

5700 King Apartments


General Project Information & How to Provide Comment

Project Overview
The proposed project consists of a five story, 189-unit apartment building located on approximately 2. 97 acres in the 5700 Block of King Street. The site is bounded by 57th Street on the north, Flint Street on the west, King Street on the east and the City’s Splash Cove Aquatic Facility to the south. The apartment units will consist of a mixture of studio, one bedroom, and two bedroom units ranging in size from 460 square feet to 1,528 square feet. The building will include an integrated parking garage on the first level with a variety of indoor and outdoor amenities for the residents use.

This project will require the vacation of public street right-of-way and approximately 0.9 acres of City property that is currently excess parking for the Splash Cove facility. If approved, the Applicant will be required to reconfigure public improvements within the Splash Cove parking lot.

The Applicant requests the following approvals:

  • Rezoning from R-1 (Single-Family Residential) Zoning District to TSQ (Townsquare) Zoning District, File #Z-07-20-09;
  • Preliminary Site Plan, File #SP-22-20-09; and
  • Preliminary Plat, File #PrePlat-18-20-09.

See also:

Planning Commission Meeting
At the Wednesday, September 9, 2020 the Planning Commission passed the rezoning, site plan and plat for this project. You can read the minutes from this meeting or listen to the audio here

Comments on the Project
The City Council will hear public comments from citizens in attendance at City Hall at the time of the meeting. If you’re unable to attend the meeting in-person and would like to provide comments (in support of, neutral, or in opposition to the project) to the City Council you may submit a comment via email in accordance with the instructions below. The minutes, to include all public comment, from the September 9 Planning Commission meeting will be included in the City Council memo. 

Submit a Comment to the Governing Body via Email:
Send an email to and in the subject line please fill in “5700 King Comment - Last Name” and fill in the "Last Name" portion your last name. (For example, "5700 King Comment - Smith). We request that you also include your address in your email; however, this is not required.

Process for In Person Comments at City Hall
Because of social distancing guidelines, City Council meetings are held via Zoom, therefore not all City Council members will be present in the Council Chambers. There will be a limited number of chairs available for the public in the Council Chambers and the lobby in accordance with social distance guidelines. We can currently accommodate about 30 people.  All overflow will occur out front of City Hall. Anyone in City Hall is required to have a face covering that covers their nose and mouth at all times.

City Council Meeting 
The Planning Commission's recommendations were forwarded to the City Council at the November 9 meeting. At the November 9 meeting, the City Council voted 5-4 to not rezone the property to town square district.

Please contact Mark Zielsdorf, Planner II, at or (913) 742-6221 if you have questions about this project.

Background About Downtown Shawnee

The Vision for Downtown Shawnee
Shawnee’s Downtown has been a primary commercial and residential center since the 1850s. Downtown Shawnee also holds cultural and historical significance as the early settlement area of Shawnee. Downtown Shawnee was developed as the core of the City for civic, commercial, religious and residential uses. The area was pedestrian-friendly and included a mixture of uses. As Shawnee started to grow, the downtown became more automobile centric and development occurred outside of the traditional town square. Development in the area over the years has been piecemeal and lacking of a unified vision and plan for implementation.

Since 2002, there has been a concerted effort to create long-term plans for reinvestment in the downtown area, including five major community development visioning and implementation plans. From those plans many significant public infrastructure and facilities investment have been completed, as well as changes to development policies that coincides with the established goals and priorities.

Downtown Goals and Objectives

  1. Implementation of Complete Streets
    a. Transform Nieman Road and adjacent properties into a place that is walkable with regard to safety, convenience, comfort, and access to transit, while recognizing the prevalence of and continuing need for vehicle movement.
    b. Create a better network of pedestrian and bicycle connectivity to and between nearby neighborhoods as well as within the district itself.
  2. Create more live, work and play opportunities
    a. Offer more choices for living, working and purchasing goods and services
    b. Enhance the overall economic value of businesses and properties within the downtown area.
  3. Increase the placemaking/unique components of the area
    a. Enhance the identity of the corridor as both a gateway to downtown and an extension of the downtown commercial activities.
    b. Celebrate the historical and cultural significance of the area

Key components for implementing the vision for downtown through community development efforts include:

  • Increased commercial and residential densities by limiting building setbacks, redevelopment of larger sites (infill encouraged), and accommodating high and medium density residential development.
  • Incorporation of additional residential units to contribute to density needed to support area retail, services, and entertainment uses. Residential infill is appropriate in all areas of Downtown Shawnee by employing housing diversity strategies that is contextually sensitive to existing development pattern. 
  • Allow for a mix of uses, including the vertical and horizontal mix of medium to high-density residential and commercial uses on a single site, as well as a mixture to adjacent sites.
  • Provide appropriate transitions in land use intensity, especially to single-family residences with buffering and medium density residential development.
  • New development oriented and built to the primary streets.
  • Multi-modal connectivity along the primary corridors, on-site, and to adjacent sites when complementary.
  • Incorporation of City assets, including streetscape and landscaping elements, and civic assets into site and building design.

Learn more:
Comprehensive Plan: Chapter 5 - Land Use Guide
Shaping Downtown Shawnee 2019 Presentation
Downtown Action Plan
Community Connections Visioning Report

This development will consist of approximately 189 units. Using the Institute of Transportation Engineer's Trip Generation Manual 10th Edition, this development is expected to generate approximately 64 trips in the AM peak hour and 82 trips in the PM peak hour. Given the parking layout of the site and the location of Nieman Road and Johnson Drive, the vast majority of the site traffic will travel south to Johnson Drive, then proceed east. Capacity analysis was conducted as part of the traffic impact study. It showed the proposed development will have a negligible effect on the level of service on Johnson Drive at Nieman Road and Flint Street. The surrounding roadway network is also under capacity and will be able to handle the traffic generated by this development.
There are no minimum parking requirements within the Townsquare (TSQ) Zoning District. The Planning Commission evaluates parking on a case-by-case basis based on what the development provides on-site and public parking within the vicinity. The proposed 5700 King multi-family residential development includes private parking within an enclosed garage, private parking along the east (King Street) and west (Flint Street) sides of the building, and within a private parking area south of the building. Private parking is not proposed north of the development along 57th Street.

The Applicant provided a quantity of parking spaces that they feel will adequately serve their future residents. The Applicant included a Parking Comparison analysis within Exhibit B of their Project Narrative, which compares parking information from similar residential developments in contrast with the proposed parking for the 5700 King project.

Staff believes Splash Cove will have adequate parking with the proposed reconfiguration of the parking lot. In addition to the dedicated parking lot adjacent to the pool, patrons may also utilize nearby public parking within walking distance of Splash Cove.
As of 2019, 25.3% of Shawnee’s population lives in apartment complexes. In Shawnee, apartment complexes account for 16.1% of all police calls for service (CFS). Alternatively, the overall crime data for 2019 notes that apartment properties accounted for 18.06% of crimes within the City. In comparison, single-family residential properties accounted for 31.17% of crimes in 2019.

The most recently completed apartment complex in Shawnee is the Lenox West apartment complex (formerly known as Prairie Lakes), which opened in 2003. A crime analysis of Lenox West did not conclude that this development had any attributable impact on crime in the single-family neighborhood adjacent to the complex (11.5 reports taken per year prior to the 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 reduces foreclosed properties or vacant/problem buildings, which carry a higher risk for influencing crime.

The Police Department plans to collaborate with the developer to educate on crime prevention through environmental design philosophies and provide ideas for securing the site during the construction process.
Section 8
“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 Section 8 program. The Applicant will not be participating in the Section 8 program.
This project will include an underground detention facility to ensure that the existing stormwater release rates for this site are the same pre-development and post-development. In addition, the project will install a new storm line from the project site west to Turkey Creek. This pipe will be sized to handle the run-off from the project and also accommodate any future development upstream in this watershed. Overall, the drainage patterns for this development will be similar to the existing drainage for the Wonderscope site and will have no negative impacts downstream or on adjacent properties.
Development Amenities
The project provides a centrally-located private outdoor courtyard on the second level on top of the first level parking deck. This space will include a swimming pool, greenhouse, grill areas, fire pit, outdoor games, and multiple lounge areas. At the north end of the property at ground level there will be an approximately 20,000 square foot landscaped park area with a small fenced-in dog area, walking path, and seating. The Applicant has indicated that this parklike space will be available to the surrounding community.

The Applicant is also providing approximately 8,300 square feet of interior amenities across two levels. Interior amenities include an on-site leasing office, 24-hour health and fitness center, centralized mailroom, community lounge areas, co-work spaces, private dining and event space, a storm refuge area for it residents, and a dog wash station.

The development’s location also provides excellent walkability within the downtown area.
Working with Surrounding Property Owners

The Applicant reached out to nearby residents and stakeholders to discuss the plans and work to address concerns. The plans include several modifications made in an effort to mitigate concerns.

Applicant’s Contact Information:
Sunflower Development Group, Inc.
Attn: Jason Swords
1125 Grand Boulevard, Suite 202
Kansas City, MO 64106
(816) 581-3991

North Green Space
As a result of comments received from nearby residents, the Applicant has positioned the building 50 feet further south providing approximately 80 feet of separation between the south curb line of 57th Street and the building. This shift allowed for the creation approximately 20,000 square feet of landscaped open space north of the building. This area will contain an earth berm, street trees, and massing of shrubs and ornamental grasses along the north side for added buffering.

Parking Reduction
In addition to the open space, the parking along 57th and the northern end of Flint and King was removed from original plans to lessen the impact on surrounding properties.

Building Height
The five-story structure ranges in height from 60 to 68 feet, with the highest point of 68 feet located at the southwest corner of the building. The north end of the building is stepped down two stories where the height of the building ranges between 38 to 40 feet. The graphic below shows cross sections of the proposed building in relation to nearby homes and other buildings in the area. For comparison purposes, the north/south section shows the existing Wonderscope building shaded in over the proposed apartment building. The Bluejacket Lodge Senior Living Facility, located to the southeast, is a seven-story building and is approximately 70 feet in height. The First Baptist Church of Shawnee, located to the southwest, is approximately 80 feet to the top of the spire.

5700 King

5700 King