NEC K-7 & Shawnee Mission Parkway

Transcription

1 FIRST TIME OFFERING 68+/- Acres of Prime Development Land For Sale: NEC K-7 & Shawnee Mission Parkway Shawnee, Johnson County, KS

2 Supporting Land Use Information & Data INTRODUCTION CONTEXT Location: The subject property address is 6615 K-7 Highway in Shawnee Kansas, an incorporated city within Johnson County. Shawnee is located within the Kansas City metropolitan area and is generally south of Kansas City International Airport and Interstate 70. The site contains approximately 68.5 acres of predominantly vacant land situated immediately east of Kansas State Highway 7 (a major truck route) and north of Shawnee Mission Parkway. Surrounding Land Use: Adjacent and nearby land uses include a mix of commercial, residential, open space and undeveloped land. Demographic: The average age of residents in this area is 37. SITE INVENTORY AND ANALYSIS OVERVIEW Land Area: The property net area is acres Land Use: The site lies adjacent to a proposed library, an aging retail strip mall and single family residential to the east, open space and residential to the north, offices and some retail to the south across Shawnee Mission Parkway, and across Kansas State Highway 7 to the west is multi-family residential and a city golf course. Zoning: The property is located in the PI & CH zone districts, a retail and industrial zone. It is considered a good location for office and retail uses. Nearby Residential Use: The proximity of this parcel next to the established single family residential development increases the need to consider buffering non-residential development on this land from the neighbors. Public Access: W. 66th Terrace is a public street that meanders through the property generally from the southeast to the northwest. Is appears to be relatively new and in good condition. HIGH LEVEL SITE INVENTORY Conditions: The site being considered for development is predominantly vacant except for a concrete pad/parking area located within Tract IV with an asphalt drive along the west portion of the property connecting to the frontage road. Vegetation: Prairie grasses dominate this property with some naturalized groupings of trees and shrub masses that are predominantly located in the southern portion of the property and following the site drainages. The vegetation appears quite heavy in some locations. Topography: The land appears to be gently sloping from south to the north with a large depression and drainage collection area near the north property border and another smaller depression located just south of W. 66th Terrace along the same drainage line. Shallow drainage swales throughout the property convey precipitation to these areas. Of significance is the difference in elevation between the property and Shawnee Mission Parkway along the southern portion of the property where the road is several feet higher than the property, impeding some visibility to the site. Utility Services: Overhead electrical lines run near the property boundaries on the south and west and street lights line W. 66th Terrace through the property. We are not aware of other utilities currently serving this property. Pedestrian Access: Detached sidewalks line W. 66th Terrace and a regional trial is located to the north (Clear Creek Recreational Trail) within a large open space corridor and parkland. Notable Features: A designated wetland is located in the low drainage area between W. 66th Terrace and the north property border where natural drainage has collected over time. Impacts to this area caused by development must be mitigated through the Corps of Engineers prescribed processes. IMPACT ON SURROUNDING LAND USE Looking north east from the Hwy 7 / Shawnee Mission Parkway Interchange Looking south from W 66th Terrace PAGE 2

3 Supporting Land Use Information & Data The southern half of the site is bordered by Highway 7 to the west, Shawnee Mission Parkway to the south and commercial development to the east. A continuation of commercial and retail uses on the property adjacent to Shawnee Mission Parkway seems appropriate without any negative impact to the commercial development to the east. The northern half of the site is bordered by Highway 7 to the west, vacant land to the north and single family residential to the east. It is expected that the single family residential may require buffering to meet the requirements in the City s Comprehensive Plan. PUBLIC SERVICES The site is within the De Soto School District and reasonably close to existing middle, elementary and high schools. Fire Station #73 is located southeast of the property. A library is proposed to be developed near the southeast corner of the property along Shawnee Mission Parkway. SITE ACCESS connects to Shawnee Mission Parkway at Hilltop Drive just to the east of this property where there is a signalized intersection. To the north it links with W. 64 th Street that serves the neighborhood to the east and continues northeast past this property where it connects with other streets, including Clear Creek Parkway, an overpass across Highway 7 to the west. Internal loop roads serving the new development should feed into this roadway providing fluid access to all parts of this property. ANALYSIS & CONCLUSIONS All direct access to this site will continue to be off of W. 66 th Terrace (frontage road). This street The land area, physical site conditions and access support a high level of development and a variety of land uses. While the current zoning (Planned Industrial/ Commercial Highway) is limited in the allowed uses, the City of Shawnee is marketing this site as one of their premier areas for commercial development and should entertain an rezoning to support a mixed-use development that focuses on commercial and retail uses. Because of the proximity to the highway, there is good visibility for retail but lacking other critical mass retail nearby, developing the synergy needed for a retail dominant development to succeed is a concern. This property seems best suited for specialty retail and restaurants on a portion of the property rather than a large shopping center. Vacant Residential Single-Family Res. Duplex or Triplex Other Residential Mobile Home General Commercial Light Industrial Heavy Industrial Vac. Comm./Indus. Agricultural Govt./Public Recreational Lake Unassigned or ROW 7 Site Monticello Rd Johnson Dr 1 Mile Woodland Dr 2 Miles Shawnee Mission Parkway 3 Miles 435 The population in the immediate area is growing and although this site is a distance away from the majority of the Shawnee population, it is considered a quick drive along Shawnee Mission Parkway and other arterials and is therefore a viable site for development. Surrounding Land Uses PAGE 3

4 City of Shawnee Guiding Documents SHAWNEE COMPREHENSIVE PLAN KEY POINTS & GOALS Population: Between the censuses, the area surrounding this property saw a gain of more than 100% growth. Residential Goal: To ensure a variety of residential living units are appropriately located throughout the community in high quality residential developments. Commercial/ Goal: The provision of a system of quality retail and office development, which provides local residents in a convenient manner, the needed goods and services, enhances the City s tax base, and capitalizes on the City s location in the county and metro area. Economic Development Goal: To encourage appropriate commercial, office and industrial development through a program that actively promotes Shawnee as a City with high expectations and high quality of life which results in increased economic benefits to its citizens. Corridor Studies: A common theme in previous corridor studies was concern over the stripping of commercial land uses along the major arterial streets. Unlike Johnson Drive or K-7 Highway where commercial development has been limited to a few small areas (with the exception of the mall site), some larger commercial sites can be anticipated along Shawnee Mission Parkway on both sides of the street. This will happen for two primary reasons. The first being the parkway s location at a point equal distant from the northern and southern City limits. This makes Shawnee Mission Parkway easily accessible to all residents. Secondly, the road is an established traffic way and is readily identifiable with improved intersections at I-35 in Merriam, Interstate 435 and Kansas Highway 7. A Regional Shopping Center is defined as: The regional shopping center will provide general merchandise, apparel, furniture and home furnishings in full depth and variety. It is built around at least one department store for major drawing power. This type of center normally requires a site area of at least 80 acres with leasable floor area of at least 350,000 square feet, although this may range to over one million square feet. The regional shopping center should be located at an intersection of two highways or one highway and one major thoroughfare. It will serve a population of over 100,000 with a trade area of up to 15-mile radius. An Complex is defined as: future needs are difficult to project, but recent trends project an increase in demand for office space in Shawnee. However, development of additional office space may be tempered by recent tax law changes and a resultant slowing of speculative buildings. The location of office sites on the Land Use Guide map are primarily based on accessibility, visibility, and surrounding land use. These criteria will ensure that adjacent neighborhoods are not seriously impacted by Shawnee s continuing development as an employment location SHAWNEE RETAIL SITE SELECTION STUDY LAND USE GUIDE Per the Land Use Guide, the south side of the site is designated for commercial/retail uses while the north side of the site is designated for office uses. If the southern 30 acres were developed as commercial/retail, this would be consistent with Shawnee s Land Use Guide. We believe that portions of the northern 30 acres would also be desirable for retail uses if the southern half is developed as retail. The primary concern for extending retail beyond the area already identified in the Land Use Guide would be how to properly buffer the more intense commercial use with the low density residential to the east. CONCLUSION Based on the location of the property, the large amount of available development acreage, good visibility and access, and similar surrounding land use, it is evident that this location would support a large scale mixeduse development. The obvious concern with a large scale commercial/retail development on this site is the lack of other critical mass retail in the area to generate a synergy. Commercial uses seem very appropriate along the road frontages and central to the site where visibility and direct access is present. The adjacency to established single family residential development on the east speaks to the need for some non-commercial transition uses between this residential and any commercial uses on the property. Our conclusion is that a mixed-use development with varied densities seems the most appropriate for this property. DEMOGRAPHICS 1 Mile 3 Miles 5 Miles 2016 Business , Employees 1,868 7,488 22, Population Current Year Estimate 2021 Population Five Year Projection Annual Population Growth Rate Annual Population Growth Rate 5,127 26,993 59,319 5,614 29,109 64, % 1.49% 1.76% 1.83% 1.52% 1.61% 2016 Daytime Population 3,847 19,653 49, Average Household Income $106,724 $119,240 $108,283 PAGE 4

5 Zoning Map PI Planned Industrial CH Commercial Highway PSF Planned Single Family PUDMR PUD Mixed Residential R-1 Single Family Residential RS Residential Suburban PUDOC PUD Commercial AG Agricultural RE Residential Estates 45 / 3 Stories Height Limit 75 Height Limit 45 / 3 Stories Height Limit 45 / 3 Stories Height Limit 45 Height Limit PAGE 5

6 City of Shawnee Land Use Guide - Dec SHAWNEE, KANSAS LAND USE STUDY PAGE 6

7 Concept Land Use Plan LAND USE PLAN Based on information obtained during the site inventory & analysis and from the Shawnee Comprehensive Plan, several different land use options were studied based on use type and density. From these, two land use plan options that seemed to be viable were developed and presented to SCLHS. The two options were based on the design intent items below: DESIGN INTENT Create a Concept Land Use Plan based on the notion of a mixed use development including residential, office, and retail/commercial. Consider existing development in the area from a use and density perspective to identify appropriate potential uses. Transition development appropriately based on surrounding established land uses. Maximize density on the property using only surface parking to support all uses. Increase the visibility to the property from Shawnee Mission Parkway by looking at raising the ground elevation along this vehicular spine. Retain and enhance the existing wetland/open space area as a functional drainage area and as an amenity to the development. Provide additional building height along Highway 7 for office visibility, while transitioning down across the site to the residential components. The proposed land use plan should be reflective of this locale and context and recommend only those land uses that are realistic and viable in this market. SUMMARY OF LAND USE PLAN OPTIONS The basis of all options was to provide a logical and appropriate transition from the existing surrounding land uses (residential, commercial) and to maximize the visibility of proposed development from surrounding roads and highways. OPTION 1 The first option focuses on a mixed-use development where office is the dominant land use, consuming 35+ acres generally in the center portion of the property. Located between W. 66th Terrace and Highway 7, this use takes advantage of visibility from the highway. Two different densities are proposed; 5-6 stories along Highway 7 and as a transition to the established single family neighborhood east of the property, 1-3 stories are proposed west of W. 66th Terrace. All parcels east and north of W. 66th Terrace adjacent to the neighborhood are residential uses including single family, townhomes and apartments. Retail/commercial covers an area of approximately 14 acres located parallel to Shawnee Mission Parkway and the ramp connecting to Highway 7. The uses in this zone might include restaurants, boutique retail and services and a hotel (budget, extended stay type) where access is provided easily from Hilltop Drive/W. 66th Terrace and an internal development loop road. This land is lower in elevation than the Parkway so to improve visibility, we suggest raising the grade in this zone by a story, increasing the building height/roof form and adding iconic building elements for visual interest. See page 11 for plan illustration. OPTION 2 The second option is similar to the first but decreases the office use (24 acres) and expands the residential density internal to the property. By placing 11.6 acres of apartments in the center of the property and adjacent to office and commercial uses, we are looking to create synergy in the development. Our thought is that the development would benefit from bringing more residents onto the site and having them in close proximity to office and commercial (most likely restaurants) uses. In the northern part of the property, townhomes that engage with the wetlands/open space are proposed. Not only is this an appropriate transition from the existing single family neighborhood to the east, it could provide buyers who want to live in this neighborhood/school district with a lower price point option. Like the first option, a 13+ acre zone of commercial/retail is located along Shawnee Mission Parkway and the ramp connecting to Highway 7. With none nearby, a hotel combined with a sit-down restaurant seems a good fit for the parcel north of W. 66th Terrace near Hilltop Drive. Not only is it visible from surrounding roadways and easy to access, it is a use that is compatible for both the nearby single family residential and the adjacent commercial. See page 12 for plan illustration. PAGE 7

8 Concept Land Use Plan FINAL LAND USE PLAN After an in-depth review and discussion of the two land use options with SCLHS, it was decided to develop a modified version of the Option 2 land use plan. All proposed Option 2 uses would remain except the 6.7 acre hotel/restaurant parcel would now support senior residential use. With the aging demographic across America, the need for senior independent and assisted living facilities is increasing. This use seems appropriate in this location adjacent to an existing single family neighborhood and with nearby convenience retail and services including a post office, grocery and future library. It also serves as a suitable transition between residential and more intense commercial uses. This final land use plan places emphasis on residential use (31.4 acres), followed by office at 24.1 acres and a retail/commercial zone of 13.4 acres. It is important to note that each of these three primary uses can expand and reduce in area as the market dictates and as the City of Shawnee desires to support their tax base. Equally flexible are the specific types of commercial uses that this property can support. While we do not feel this site is suitable for a large scale shopping center, there is ample opportunity for a variety of different size and types of retailers to serve the Shawnee community. USE ACRES UNIT / AREA PARKING Townhomes units 2.25 spaces / unit Apartments units 2.0 spaces / unit Senior Housing units 1.15 spaces / unit ,000 GSF 4 spaces / 1,000 SF Retail ,000 GSF 12 spaces / 1,000 SF See below for the Illustrative Land Use Plan for reference. See page 11 for the Final Land Use Plan. ILLUSTRATIVE LAND USE PLAN After the general mix of uses and locations were decided, numbers of housing units and square footages for all other uses were calculated based on the capacity of the allocated land areas. The density was based on being able to support all development with surface parking and adequate open space. Following is a quantitative summary for each use and the acreage they occupy on the detailed land use plan. The acreage indicated includes shared roads, storm water quality/detention and required open space. PAGE 8

9 Concept Land Use Plan - Option 1 Shawnee Golf Course 2 Story Garden Apartments Undeveloped Owned by Golf Course 7 Town-home Residential 5.9 AC 5-6 Stories 19.5 AC Wetlands / Open Space Single Family 7.9 AC 1-3 Stories 15.8 AC Commercial 8.7 AC W 66th Terrace 75 Height 45 Height 45 Height - Commercial is located adjacent to Shawnee Mission Parkway for visibility and easy access - Hotel is a use not found in this area and its location along Shawnee Mission Parkway makes it highly visible and east to access - New single family residential next to existing single family is complimentary and is a good transition to non-residential uses - Residential density increases to the west and across W. 66th Terrace where it is not directly adjacent to existing single family residential - Taller (5-6 stories) is placed along Highway 7 for visibility and as a transition from highway - Lower (1-3 stories) is located between taller office and residential uses - Wetlands/Open Space is preserved as an amenity for the new residential and greater development - A large internal loop road serves commercial and office uses Town-home Residential 4.0 AC 2.7 AC Apartments Hotel & Restaurant 5.1 AC Future Library Bar & Grill Arby s Great Clips Vision Care Bakery Hilltop Dr Existing Single Family Residential Grocery Existing Commercial W 66th Street Car Wash Day Care McDonald s Restaurant Land Use Allocations Liquor Tanning Strip Mall -Restaurant -Retail -Service Shawnee Mission Parkway Residential Acres Single Family Acres Townhomes Acres Apartments Acres Hotel Acres Acres Commercial Acres Post Gas Station Dentist Insurance Pizza PAGE 9

10 Concept Land Use Plan - Option 2 2 Story Garden Apartments Town-home Residential 5.2 AC Wetlands / Open Space Town-home Residential 7.9 AC - Commercial is located adjacent to Shawnee Mission Parkway for visibility and easy access - Hotel is a use not found in this area and is a good transition between the existing commercial and the single family development to the north - Townhomes are placed next to existing single family residential as a transition between greater development densities - Residential density increases across W. 66th Terrace where it is not directly adjacent to existing single family residential - Taller (4-6 stories) is placed along Highway 7 for visibility and as a transition from highway Land Use Allocations Residential Acres Townhomes Acres Apartments: Acres Hotel Acres Acres Shawnee Golf Course Stories 5.7 AC - Lower (2-3 stories) serves as a transition between taller office and residential uses - Wetlands/Open Space is preserved as an amenity for the new residential and greater development - A small internal loop road serves commercial and office uses as well as multi-family residential Undeveloped Owned by Golf Course 4-6 Stories 18.4 AC Apartments 11.6 AC W 66th Terrace 75 Height 45 Height Commercial 13.4 AC 45 Height Hotel & Restaurant 6.7 AC Future Library Existing Single Family Residential Bar & Grill Arby s Great Clips Vision Care Bakery Hilltop Dr Grocery Existing Commercial W 66th Street Car Wash Day Care McDonald s Restaurant Liquor Tanning Strip Mall -Restaurant -Retail -Service Shawnee Mission Parkway Post Dentist Gas Station Pizza Insurance PAGE 10

11 Final Land Use Plan 2 Story Garden Apartments Town-home Residential 5.2 AC Wetlands / Open Space Town-home Residential 7.9 AC - Commercial zone is located adjacent to Shawnee Mission Parkway for visibility and easy access; a Hotel could be located within this commercial zone along with specialty restaurants, brew pubs and other smaller, boutique retail uses and services that are not common elsewhere in the area - Townhomes are placed next to existing single family residential as a transition between greater development densities; the open space and wetlands can become an outdoor amenity for these residences - Residential density increases across W. 66th Terrace where it is not directly adjacent to existing single family residential - Senior Housing is located adjacent to the established single family neighborhood where it can be a good transition between this and the existing commercial development to the east Land Use Allocations Residential: Townhomes Acres Senior Housing Acres Apartments Acres Acres Commercial Acres Shawnee Golf Course Stories 5.7 AC - Taller use (4-6 stories) is placed along Highway 7 for visibility and as a transition from highway; a Hotel could also be located in this zone - Lower use (2-3 stories) serves as a transition between taller office and residential uses - Wetlands/Open Space is preserved as an amenity for the new residential and greater development Undeveloped Owned by Golf Course 4-6 Stories 18.4 AC Apartments 11.6 AC W 66th Terrace 75 Height 45 Height Commercial 13.4 AC 45 Height - A small internal loop road serves commercial and office uses as well as multi-family residential Senior Housing 6.7 AC Future Library Bar & Grill Arby s Great Clips Vision Care Existing Single Family Residential Bakery Hilltop Dr Grocery Existing Commercial W 66th Street Car Wash Day Care McDonald s Restaurant Liquor Tanning Strip Mall -Restaurant -Retail -Service Shawnee Mission Parkway Post Dentist Gas Station Pizza Insurance PAGE 11

12 Illustrative Land Use Plan SHAWNEE, KANSAS LAND USE STUDY PAGE 12

13 Massing SHAWNEE, KANSAS LAND USE STUDY Hwy 7 Shawnee Mission Pkwy W 66th Terrace Hwy 7 Shawnee Mission Pkwy Birds-Eye View Looking Northwest Birds-Eye View Looking Northeast Shawnee Mission Pkwy Shawnee Mission Pkwy W 66th Terrace Hwy 7 Hwy 7 Birds-Eye View Looking South/ Southeast Birds-Eye View Looking Southwest PAGE 13

14 435 Johnson Dr 3 Miles 2 Miles 7 1 Mile Site Monticello Rd Woodland Dr Shawnee Mission Parkway FOR MORE INFORMATION: CHARLES MUSSORICI chuck.mussorici@cbre.com 2017 CBRE, Inc. All rights reserved. This information has been obtained from sources believed reliable, but has not been verified for accuracy or completeness. You should conduct a careful, independent investigation of the property and verify all information. Any reliance on this information is solely at your own risk. CBRE and the CBRE logo are service marks of CBRE, Inc. All other marks displayed on this document are the property of their respective owners. Photos herein are the property of their respective owners. Use of these images without the express written consent of the owner is prohibited. PMStudio_May2017