Department: Public Works, Planning Division
Staff Contact: Emily Carrillo, Senior Planner
Subject: RZ19-0021: Request approval for a rezoning from C-2 District to D (Downtown) District, preliminary site development plan for Chestnut South, located on the southeast corner of E Park Street and N Chestnut Street. Owner: City of Olathe, Applicant: Korb Maxwell, Polsinelli, Engineer: Justin Bridges, Davidson A+E
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Item Description:
title
Consideration of Ordinance No. 19-75, RZ19-0021: Request approval for a rezoning from C-2 District to D (Downtown) District, preliminary site development plan for Chestnut South containing 1 lot on 1.82± acres; located on the southeast corner of E Park Street and N Chestnut Street. Planning Commission recommends approval 9 to 0.
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Summary:
The applicant is requesting a rezoning from C-2 (Community Center) to D (Downtown, Core) and a preliminary site development plan for Chestnut South Residential Multi-Family Building. The subject property is located at the southeast corner of E. Park and Chestnut Street, currently housing Olathe’s Public Library, Downtown Branch and adjacent parking.
Discussions with the applicant pertaining to the goals of the Envision Olathe Downtown Plan and general redevelopment efforts for commercial growth downtown have continued throughout this process. As a result, the applicant has amended their plans since the public hearing to address desires of the City for planning for the highest and best use in anticipation of the market demands resulting from both the new residential development planned by the applicant and the recent announcement by Lane4 behind Civic Center Park on Santa Fe. Specifically, the plans for this south location have increased the number of units from 170 to 228 by adding an additional story as the other location (Chestnut North) is being continued and eventually withdrawn.
Public Hearing.
A public hearing was held before the Planning Commission on October 28, 2019. During this time, eleven (11) individuals spoke expressing concern over such items as the future of the Olathe downtown library, architectural design, and parking. Information on these items is provided below and will be discussed in more depth during staff’s presentation to the Governing Body.
Downtown Olathe Library. The City remains committed to keeping a library in downtown Olathe. Services provided by the library continue to grow as our community grows which is why in 2012 the Downtown Library Master Plan recognized that there would be a future need to expand into a larger downtown space.
A recent announcement from Lane4 reveals a new state-of-the-art mixed-use project that includes a restaurant, library and office uses into a 5-story building located immediately east of Olathe City Hall on E. Santa Fe Street. The proposed project includes approximately 70,000 square feet of usable space plus indoor and outdoor common areas. The plan includes space for a signature restaurant, Class A office space with dramatic views and a rooftop patio, plus ample space for the Olathe Library. The Civic Center Park currently on the site will remain intact and be integrated into the new project to create a cohesive, welcoming space.
The City continues to collaborate with Library Director Emily Baker and her staff as plans are finalized to secure a temporary library space that will serve our downtown library patrons during construction.
Architecture. Downtown architecture and design requirements rely on traditional design guidelines established in the UDO, The City’s Downtown Design Guidelines and the vision from our Envision Olathe Downtown Plan. This takes into consideration the unique character of downtown architecture infused with modern innovation for a vibrant look and function. Buildings downtown should be constructed with features or elements not typically found in other areas of Olathe, that are unique and identifiable to typical downtown spaces such as build-to lines, higher density, increased pedestrian traffic, and provide an urban look and feel.
This proposal meets or exceeds the City’s requirements for high quality building materials on all facades through the use of glass, brick, genuine stucco and the highest quality architectural metal paneling.
The proposed application demonstrates all elevations meeting or exceeding the City’s Class 1 exterior material requirements. Additionally, the 2-building configuration is consistent with traditional design principles and character as identified for the Downtown District, and the architecture is unique and identifiable while complimenting the existing urban character.
Parking. Downtown currently utilizes shared public parking, a public garage, surface lots and on-street and angle parking, which promote walkability and pedestrian movement and activity throughout downtown.
Since the October 28 Planning Commission meeting, staff has continued to further analyze downtown parking conditions and future demands. Staff has observed usage in the public parking garage during business hours (between 8:00am-3:30pm) multiple times per day, multiple days per week. During those times, staff has observed parking availability ranging from 155 up to 282 spaces available during business hours. The parking structure accommodates a total of 718 public parking spaces, indicating a range of 22%-39% availability during peak hours and events. During evening and off-peak hours, available parking both from surface lots and on street parking to parking in the garage increases dramatically.
Staff has also performed multiple walking audits from several points in the garage to various commercial and office buildings located throughout downtown. Results indicate an average walk time of 2-3± minutes to or from available public parking to nearby commercial businesses during peak hours and events. The majority of this data was derived using the Park Cherry building as our destination from various surface parking areas as well as the parking structure.
Staff has reviewed the number of current public parking spaces against the demand being provided at full build-out and all indications provide a net gain in available spaces. There are currently 2,322 public parking spaces available in the 15-block downtown study area utilized in the Walking Parking Study and the Envision Plan. When reviewing all development activity currently in construction or under review, at completion there will be an increase in the number of available spaces gaining over 215 parking stalls. This number accounts for the development of Milhaus South (as updated), Johnson County Courthouse and Sunflower Redevelopment. These numbers do not include the on-site parking that will be provided with the Lane4 Mixed-Use Project. A full parking analysis will be provided with the staff presentation.
Updated Proposal. As mentioned previously, staff has continued working with the applicant on the proposal and uses for both this site and the site associated with RZ19-0020. Through these continued collaborations, the applicant is requesting to amend their plans for this petition now to focus all new residential at this location which furthers the City’s desire for more commercial opportunities to ensure the highest and best use for the site in anticipation of market demands. As such, the preliminary plan has been amended and is now proposed as a 5-story 2-building configuration with 228 units in lieu of the original plan for 4-stories and 170 units. Exterior building materials being proposed currently meet or exceed the City’s requirements. The proposed architecture is consistent with traditional design principles and character as identified for the Downtown District and is unique and identifiable while complimenting the existing urban style.
The original plan included 67 onsite parking stalls and provided 46 angled on-street parking stalls for a total of 113 public spaces provided. The amended plan includes 51 onsite parking stalls and still provides 46 angled on-street parking stalls for a total of 97 spaces. The loss of 16 spaces is a result of removing proposed angled parking off of the adjacent alley along the southern lot line. Additionally, 142 public on and off-street spaces will remain on the north lot until future development occurs, in addition to parking allocations being leased from the City for shared parking during off-peak hours in the adjacent parking garage.
While these plans have been updated to add an additional floor to the structure, there are no significant changes to the site layout, no changes to the zoning district and the plan is consistent with the original intent and request from the zoning application. For these reasons, it is not required to return to the Planning Commission.
Downtown Redevelopment Activities and Timing. The new Johnson County Courthouse is scheduled to open its doors in early 2021. No new employees will be added to this facility, only additional courtrooms to be phased in. If approved, the Milhaus development is anticipated to have construction started in late Spring/early Summer 2020. Coordination of construction parking for both these projects will occur in a cooperative manner with all parties. Both the Sunflower and Lane4 proposals will be submitting to the Planning Division soon to begin the review process.
In addition, the City is continuing with other initiatives such as the Millcreek Stormwater Improvement Plan, the Downtown Active Transportation Plan and the Alley Enhancement Project, all of which are expected for completion in the very near future. Also, staff is working with Johnson County and other stakeholders on the future of the courthouse square.
Pending Zoning and Associated Preliminary Development Plan. On October 28, 2019, the Planning Commission voted 9-0 to recommend approval of RZ19-0021, and the preliminary site development plan as presented. There was no protest petition filed on this site, therefore a simple majority vote is necessary for approval of the ordinance as recommended by the Planning Commission.
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Financial Impact:
None.
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Action Needed:
1. Approve Ordinance No. 19-75 for a rezoning from the C-2 District to the D (Downtown, Core) District as recommended by the Planning Commission.
2. Deny Ordinance No. 19-75 for a rezoning from the C-2 District to the D (Downtown, Core) District.
3. Return the rezoning application to the Planning Commission for further consideration with a statement specifying the basis for the Governing Body’s failure to approve or disapprove.
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Attachment(s):
A. Planning Commission Packet, Oct. 28, 2019
B. Planning Commission Minutes
C. Public Comment Letters
D. Ordinance Number 19-75