WHERE SAM’S CLUB WAS ORIGINALLY PLANNED
Longhorn Opportunity Fund, LP received the Kansas City Plan Commission’s approval for a mix of commercial and residential developments on 31 acres located at the southwest corner of NW Old Tiffany Springs Road and North Ambassador Drive in Platte County.
The topography of the slightly sloped land has changed over time and once featured a stream. According to the City Plan Commission staff report, the eastern border of the land accumulates groundwater, and a gentle slope runs from the east to the west of the property, with a higher elevation on the west.
Adjacent tracks of land to the east are occupied by the Tiffany Springs Senior Living Community, First Watch, and the popular fast-food chain, Whataburger. To the south and west, along Northwest Skyview Avenue, is a sprawling commercial development containing JC Penney, Target, Marshalls, Chuck E Cheese, and Home Depot. Directly north is a patch of undeveloped land, extending into a residential area.
The mixed-use development plan calls for the construction of approximately 700 residential units arranged in seven buildings and nine commercial structures along the south end of the site along Northwest Skyview Avenue.
The location of the proposed new construction is on undeveloped land that was previously marked for a Sam’s Club with an adjacent fuel station and eight commercial parcels. Despite receiving the City Plan Commission’s approval on May 3, 2016, the commercial development plans fell through.
Previously, the KCI Area Plan recommended commercial development for this site, and the developer was obligated to obtain approval for a major amendment to the initial development plan for the transition to residential and commercial uses.
The currently proposed development, referred to as Tiffany Square, features five four-story multi-family structures that range from 40 to 259 residential units.
Two-story parking garages will be constructed below two of the residential buildings along Ambassador Drive. Outdoor parking stalls will wrap around one of the multi-family structures.
Two of the mixed-use structures being proposed will be 75 feet tall and exceed the maximum building standard height by 15 feet. The developer is seeking approval for the “deviation to the maximum building height.”
The infrastructure plan also consists of the construction of multiple restaurants and fast-food restaurants along the site’s south and west perimeter. A bank, convenience store, and coffee shop are among the retail stores being proposed at Tiffany Square.
Since the high-density residential area is integrated with a commercial component, planning to ensure and promote walkability is necessary. Ultimately, the idea behind this type of development is to offer everything a resident would need within a short walking distance.
After meeting with the City Planning and Development and public works staff, the applicant, Patricia Jensen with Rouse Frets White Goss Gentile Rhodes, PC, has enhanced the design of the internal streets of the proposed development plan, adding two raised intersections to provide safer travel routes for pedestrians, states the City Plan Commission staff report.
The mixed-use development design provides pedestrian connections to the residential properties and businesses. Mixed-use development patterns, similar to the one being proposed, have become increasingly popular due to the socialization aspect its design brings to the community. The design is shaped by the idea of living, working, and playing in close proximity, rather than commuting a long distance between one’s home and place of work.
Tina Chace, executive director of the Platte County Economic Development Council, said, “We’re currently seeing rapid growth and development throughout the Northland. Traditionally, retail development follows population growth which significantly adds to the diverse landscape being created here in Platte County.”
It is unknown what effect this new project will have on traffic congestion in the area, but the public works department is actively working with the developer to ensure better traffic flow.
“Public works is continuing to coordinate with the developer as to when signalization improvements will be required at the two intersections along Northwest Old Tiffany Springs Road (at NW Skyview Avenue and N. Ambassador Drive),” states the City Plan Commission report.
At a hearing before the City Plan Commission on Oct 17, the commission granted the applicant approval for a major amendment to the preliminary development for commercial and residential uses.