Applicant Submittal I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL PREPARED APRIL 2017

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1 I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL PREPARED APRIL 2017 KEVIN SLOAN STUDIO HighPerformanceLandscapes

2 TABLE OF CONTENTS PROJECT DESIGN MANUAL 1 EXECUTIVE SUMMARY 2 ZONING ANALYSIS 3 REGULATING PLAN 4 BUILDING TYPES 5 THOROUGHFARE STANDARDS 6 LANDSCAPE PLAN AND STANDARDS 7 ARCHITECTURAL STANDARDS 8 PHASING DIAGRAM 9 UNIT COUNT 10 PRELIMINARY GRADING 11 STORMWATER MANAGEMENT 12 UTILITY LOCATION STRATEGY 13 ILLUSTRATIVE PLAN 14 PARKS, OPEN SPACE, BLOCK PATTERN, AND STREET NETWORK PEDESTRIAN SHEDS 83

3 TABLE OF CONTENTS APPENDIX A: PRELIMINARY STORMWATER DRAINAGE STUDY APPENDIX B: PLAN SHEETS APPENDIX C: TRAFFIC IMPACT STUDY REPORT

4 CHAPTER 1: EXECUTIVE SUMMARY

EXECUTIVE SUMMARY OVERVIEW The Brookridge Development Plan proposes a mixed-use density-driven development that is arranged to produce a walkable environment for most individuals.

The experience of the development will be a cohesive mixed-used neighborhood with attractive degrees of variation.

Existing elements are currently within the creek channel, such as stone gabions for erosion control, revetments for embankment retainage and dense brush thickets of native plantings will remain.

5 EXECUTIVE SUMMARY OVERVIEW The Brookridge Development Plan proposes a mixed-use density-driven development that is arranged to produce a walkable environment for most individuals. The proposed master plan includes a walkable retail, office and residential center, potentially two to three executive hotels, and approximately 2,000 residential apartment units. The experience of the development will be a cohesive mixed-used neighborhood with attractive degrees of variation. OUTDOOR GATHERING SPACE For this submittal, Indian Creek will largely remain unaltered. Existing elements are currently within the creek channel, such as stone gabions for erosion control, revetments for embankment retainage and dense brush thickets of native plantings will remain. The benefits to Overland Park will have an impact at three incremental scales. Locally, the new urban quarter will provide high quality, high value services to the existing community. Vehicular access to I-435 heightens the economic and cultural impact of the project by making it readily available to the entire KC metropolitan region by motor vehicle. The civic program of public spaces taken with tightly knit neighborhoods in walking distance to Class A Office will develop a talent draw from local WATER FEATURE universities including Kansas State University and The University of Kansas, and attract tourists from the entire state of Kansas and multi-state region. LONG VISTA THROUGH PARK 2

THE RETAIL AND COMMERCIAL DISTRICT The northern portion of the development is planned as a walkable retail and commercial district at street level.

Restaurants form a western edge to fountains, shade and multi-use green space for special and holiday events.

6 THE RETAIL AND COMMERCIAL DISTRICT The northern portion of the development is planned as a walkable retail and commercial district at street level. The retail and commercial district is organized around a 2 acre urban park that is an anchor to activities and the brand image of the place. Restaurants form a western edge to fountains, shade and multi-use green space for special and holiday events. Pedestrian lighting, bridges, sidewalk pavers, repeating lines of shade trees and dressed stone and masonry walls knit the streets of the district with the park landscape architecture. Valet drop offs are interspersed throughout the district for customer and visitor convenience to parking garages that are positioned in easy-to-find locations for tourists who arrive from afar. SYCAMORE ALLEE The residential, retail and commercial quarter that is south of Water Street is shaped into a continuous curved panorama to Indian Creek. This particular characteristic keeps the development out of the flood plain, while accomplishing views from the residential and office to nature, water and the park. Pedestrian access from the commercial district to the creek is virtually continuous along this edge. The retail and commercial quarter also establishes an edge to a future 42-acre park that will be fashioned out of the former golf course landscape and compliance with a flood plain. The curved edge formed by Village Parkway contains office, hotel and ground-floor retail and potential restaurants that will savor views and convenient access to the future park. WETLAND THE RESIDENTIAL NEIGHBORHOOD The area between Indian Creek and 103rd Street is master planned as a mixed-use housing enclave on a street grid that undulates with the natural topography. A variety of housing types and products proceed from a residential scale along 103rd Street to taller planned blocks that form an urban fabric along Indian Creek. Resident parking will be accomplished in accordance with the respective housing building. Wood frame wrap around a concrete parking garage will handle the parking for the residential blocks. Typical streets that form the residential grid will be lined with on-street parallel parking spaces on both sides. PRAIRIE GRASSES 3

visible to the multitude of passing cars on the Interstate. The planning configuration concentrates the relationship of office building and Indian Creek.

7 THE CORPORATE OFFICE QUARTER The area between Indian Creek and Interstate-435 is master planned as a class A office district. Where typical developments handle each building singularly, this enclave is planned so that the building arrangement will transfer the curving edge of the park into a curved skyline that will be visible to the multitude of passing cars on the Interstate. The planning configuration concentrates the relationship of office building and Indian Creek. No building is more than a street crossing or one block away from public amenities. The southwest corner of the corporate office quarter is a privilege and strategic location. The building occupying this corner is a OFFICE BUILDING landmark that gives motorists an anticipatory marker for the exit from I-435 to Antioch. Traveling east along I-435, a preceding highway segment is a straight-line vista that terminates to the same site. The master plan takes into account the potential for this site to be reserved for a signature building that is an icon for the tenant and the I-435 Mixed-Use Redevelopment. HOTELS AND HOSPITALITY The master plan also considers the potential that alternative office sites at the southwest corner and adjacent to the public performance venue could also be a desirable location for Class A hotels. This use could be vertically stacked and integrated with office or residential. MULTIFAMILY WITH RETAIL STREETSCAPE 4

THE ECOLOGICAL POTENTIAL OF THE STREET GRID AND INDIAN CREEK Refer to street sections for typical dimensions and

Landscaping for the medians will explore ecological potential of using these areas to capture and harvest stormwater

8 THE ECOLOGICAL POTENTIAL OF THE STREET GRID AND INDIAN CREEK Refer to street sections for typical dimensions and cross sections. Landscaping for the medians will explore ecological potential of using these areas to capture and harvest stormwater run-off into bioswales and biofiltering landscape systems that may also incorporate / include, low water use native plants and ornamental prairie grasses. Much like the wetland accomplished fourteen years ago at the Sprint World Headquarters Campus, the ecological intent of the landscape would be to produce a zero water landscape that avoids using the municipal water supply for landscape. BIOFILTERING LANDSCAPE STREET DRAINS TO BIOSWALE WALK ALONG BIOSWALE 5

9 CHAPTER 2: ZONING ANALYSIS

ZONING NARRATIVE Rezoning of the subject property is being sought for the following reasons.

The proximity to Interstate 435 makes single family residential development of the southern portions of the property unlikely due to noise; single family residential development along the eastern

The property best lends itself to a variety of uses, and the applicant is therefore requesting rezoning to MXD.

10 ZONING NARRATIVE Rezoning of the subject property is being sought for the following reasons. Currently the property is zoned RP-6, high rise residential as well as R-1, residential, and is used as a golf course with related amenities. The proximity to Interstate 435 makes single family residential development of the southern portions of the property unlikely due to noise; single family residential development along the eastern portions of the property is also unlikely due to the existence of two large apartment complexes; some form of transitional zoning would be necessary to buffer single family homes. The property best lends itself to a variety of uses, and the applicant is therefore requesting rezoning to MXD. Generally speaking, WATER TABLE the property would be developed as follows: Northwest corner: high-end retail shops and restaurants at street level with office and residential above. North-central and Northeast portions to East property line: multiple family medium high rise and park. South Business district: high rise office and parking. Central: recreation venues, including performance venue; public parks. A state-or-the-art bike and trail system will connect to each quarter of the development plan, the urban park in the commercial district and throughout and across the 42-acre future park along the creek. MONUMENT PROMENADE MXD zoning is uniquely suited for the subject property due to its size and the foregoing practical restraints on traditional single family residential development. The MXD zone will permit a live, work, play environment unique to the Kansas City metropolitan area, and is expected to attract residents, shoppers, workers and tourists. GROTTO FOUNTAIN 7

11 CHAPTER 3: REGULATING PLAN

12 LEGEND B A D C A B C D Core Subzone Center Subzone General Subzone Civic Subzone REGULATING PLAN 0 250' 500' 1000' 9

13 CHAPTER 4: BUILDING TYPES

14 GENERAL SUB-ZONE BUILDING TYPES 11

15 CIVIC SUB-ZONE BUILDING TYPESApplicant Submittal 12

16 CENTER SUB-ZONE BUILDING TYPESApplicant Submittal 13

17 CORE SUB-ZONE BUILDING TYPESApplicant Submittal 14

18 IMAGES ARE EXAMPLES FOR ASPIRATIONS, AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 15

19 IMAGES ARE EXAMPLES FOR ASPIRATIONS AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 16

20 IMAGES ARE EXAMPLES FOR ASPIRATIONS AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 17

21 IMAGES ARE EXAMPLES FOR ASPIRATIONS AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 18

22 IMAGES ARE EXAMPLES FOR ASPIRATIONS AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 19

23 IMAGES ARE EXAMPLES FOR ASPIRATIONS AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 20

24 IMAGES ARE EXAMPLES FOR ASPIRATIONS AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 21

25 IMAGES ARE EXAMPLES FOR ASPIRATIONS AND MATERIALS OF THE FUTURE DEVELOPMENT. IMAGES ARE NOT OF BUILDINGS THAT HAVE YET BEEN DESIGNED FOR THE PROJECT. 22

26 CHAPTER 5: THOROUGHFARE STANDARDS

27 SEE C1-09 AND C1-10 OF FULL SIZE DOCUMENTS ACCOMPANYING THE PROJECT MANUAL FOR ADDITIONAL DETAIL 0 10' 20' 40' 24

28 0 10' 20' 40' 25

29 0 10' 20' 40' 26

30 0 10' 20' 40' 27

31 *Slip Road section dimensions are for proposed conditions on 103rd Street 0 10' 20' 40' 28

I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL S t n a il c p p SPEED TABLES l ta b u t i m Emphasizing the pedestrian and mixed-use focus of Brookridge, the master plan envisions utilizing speed tables

"Speed tables" are structures that essentially raise a crosswalk and intersection area up to the level of the adjacent walkways of an intersection.

32 I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL S t n a il c p p SPEED TABLES l ta b u t i m Emphasizing the pedestrian and mixed-use focus of Brookridge, the master plan envisions utilizing speed tables throughout the street system to strengthen the walkability A of the infrastructure and mixed-use. "Speed tables" are structures that essentially raise a crosswalk and intersection area up to the level of the adjacent walkways of an intersection. This calls greater visual attention to the pedestrian crossing area. It allows for the speed table area to become akin to a speed bump for the automobile. Speed tables already exist and have a safe track record in Overland Park, having been extensively utilized around the internal loop road of the Spring World Headquarters Campus. They were the result of a planning objective to position the garages on the outside edge of the internal loop road and safely convey employees back and forth to the office building complex on the inside. Speed tables require an intricate level of pavement and storm water management design, so final location of any speed tables are determined with the construction development of the infrastructure. For purposes of this Design Manual they are illustrated as a typical condition. 29

BICYCLE NETWORK The Brookridge Plan incorporates a state of the art bike network within the array of the surface streets and also through the park in order to cross Indian Creek.

33 BICYCLE NETWORK The Brookridge Plan incorporates a state of the art bike network within the array of the surface streets and also through the park in order to cross Indian Creek. The bike path will be specifically designated with signage in order to provide a safe and practical separation of cyclists and pedestrians. Depending upon the particular street, the location of the bike path responds to the existing terrace along Village Parkway and Crescent. This type of urban bike trail is groundbreaking for Overland Park, with clear and simple separation of cyclists and pedestrians making it easy for everyone to understand, master and use. Please refer to the illustrative street sections for the bike path. 30

34 CHAPTER 6: LANDSCAPE PLAN AND STANDARDS

35 LANDSCAPE PLAN. REFERENCE APPENDIX B FOR PLAN AT FULL SIZE. 32

36 0 120' 240' 480' 33

37 0 15' 30' 60' 34

38 0 15' 30' 60' 35

I-435 MIXED-USED REDEVELOPMENT MASTER PLAN LANDSCAPE GUIDELINES Unless noted below Overland Park Mixed-Use District Guidelines and Site Design Standards are to be followed. LANDSCAPE (ref 4.1.

4.5) Retaining walls will be as indicated on sections in Thoroughfare Standards (Chapter 5) and Landscape Illustrations (Chapter 6). (ref 4.10.

Small deciduous ornamental trees BRIDGE OF SIZE shall be two and one-half (2-1/2) inches to three (3) inches caliper at planting. (ref 4.15.

39 I-435 MIXED-USED REDEVELOPMENT MASTER PLAN LANDSCAPE GUIDELINES Unless noted below Overland Park Mixed-Use District Guidelines and Site Design Standards are to be followed. LANDSCAPE (ref 4.1.3) Floodplains and surface drainage channels may be enhanced and modified in accordance with Master Plan. (ref 4.4.5) Retaining walls will be as indicated on sections in Thoroughfare Standards (Chapter 5) and Landscape Illustrations (Chapter 6). (ref ) Large deciduous canopy trees shall be four (4) inces caliper minimum at planting. Small deciduous ornamental trees BRIDGE OF SIZE shall be two and one-half (2-1/2) inches to three (3) inches caliper at planting. (ref ) Project identification signage will be incoporated into building facade or similar means. Monument signs typical of shopping centers are excluded from project. (ref 5.2.3) Focal points can include a monment promenade, bridge of sighs, neighborhood pavilion, and grotto. (ref 5.7.2) Amenity options include a monument promenade, bridge of sighs, neighborhood pavilion, and grotto. (ref ) Several streets in project will be less than 28 feet wide. Requirement of 28 feet width is a suburban standard and not approprite to this project. Coordination will occur with Overland Park Fire Department. GROTTO GROTTO AT NIGHT 36

40 STREET TREE SCHEDULE A. Acer ginnala Maple, Amur B. Acer saccharum Maple, Sugar Caddo, John Pair C. Acer saccharum Maple, Sugar D. Acer truncatum Maple, Shantung Green Mountain, Legacy, Commemoration E. Amelanchier x grandiflora Serviceberry (single trunk) Autumn Brilliance, Princess Diana F. Cercis canadensis Redbud/Whitebud G. Ginkgo biloba Ginkgo H. Ginkgo biloba Ginkgo Princeton Sentry Autumn Gold I. Gleditsia triacanthos inermis Thornless Honeylocust Shademaster, Skyline J. Metasequoia glyptostroboides Dawn Redwood K. Malus spp. Crabapple L. Nyssa sylvatica Black Gum M. Platanus x acerifolia London Planetree Royal Raindrop, Adirondack, Velvet Pillar Bloodgood, Exclamation A. MAPLE, AMUR D. MAPLE, SHANTUNG G. GINKGO J. DAWN REDWOOD B. MAPLE, SUGAR E. SERVICEBERRY H. GINKGO C. MAPLE, SUGAR F. WHITEBUD I. THORNLESS HONEYLOCUST K. CRABAPPLE L. BLACK GUM N. Quercus acutissima Oak, Sawtooth M. LONDON PLANETREE N. OAK, SAWTOOTH 37

41 STREET TREE SCHEDULE (CONTINUED) O. Quercus alba Oak, White P. Quercus bicolor Oak, Swamp White Q. Quercus coccinea Oak, Scarlet R. Quercus imbricaria Oak, Shingle S. Quercus macrocarpa Oak, Bur T. Quercus muehlenbergii Oak, Chinkapin U. Quercus palustris Oak, Pin V. Quercus phellos Oak, Willow W. Quercus robur Oak, English X. Quercus rubra Oak, Northern Red Y. Quercus shumardii Oak, Shumard Z. Taxodium distichum Baldcypress U. OAK, PIN V. OAK, WILLOW W. OAK, ENGLISH AA. Tilia americana Linden, American American Sentry, Continental Appeal, Legend AB. Ulmus parvifolia Allee Lacebark Elm AC. Zelkova serrata Zelkova, Columnar Musashino O. OAK, WHITE R. OAK, SHINGLE P. OAK, SWAMP WHITE S. OAK, BUR Q. OAK, SCARLET T. OAK, CHINKAPIN X. OAK, Y. OAK, SHUMARD Z. BALDCYPRESS NORTHERN RED AA. LINDEN, AMERICAN AB. ALLEE LACEBARK ELM AC. ZELKOVA, COLUMNAR 38

42 CHAPTER 7: ARCHITECTURAL STANDARDS

I-435 MIXED-USE REDEVELOPMENT MASTER PLAN ARCHITECTURAL GUIDELINES OUTLINE The architectural character of the Brookridge Master Plan will vary by district to address both the unique program of each

A common material and color palette of masonry (precast concrete, stone, and brick), stucco, and glass and will be used throughout entire project.

The distinct patterning of windows, balconies, porches, and stoops common to urban neighborhoods combined with a traditional architectural language will differentiate it from the West Retail Village

43 I-435 MIXED-USE REDEVELOPMENT MASTER PLAN ARCHITECTURAL GUIDELINES OUTLINE The architectural character of the Brookridge Master Plan will vary by district to address both the unique program of each district and the surrounding context. These identities will be reinforced by the use of consistent building typologies. A common material and color palette of masonry (precast concrete, stone, and brick), stucco, and glass and will be used throughout entire project. The North District s architecture will be unified by its residential program and the five story datum created by the buildings height. The distinct patterning of windows, balconies, porches, and stoops common to urban neighborhoods combined with a traditional architectural language will differentiate it from the West Retail Village and the South Office District. MIXED-USE The West District s architecture will be transitional in style, taking cues from traditional architecture adapted to meet the needs of a commercial environment. Reflecting the mixed nature of the program, the architecture will be more varied than either the South or North District. The street level will be characterized by glassy retail storefronts, while upper floors might be residential, office or hotel uses, each use requiring their own patterning. The South District is primarily composed of office towers with strategically located ground floor retail. The large scale of these buildings and the high degree of floor to ceiling glass lend the buildings to be more contemporary in style. The consistent MIXED-USE relationship of the towers to the serpentine Crescent Drive further unifies the buildings within the South District. Tying all the districts together is the Park District. The primary building located in this district and the performance hall should be of a signature design, with a marked stylistic contrast to the other districts, yet still respecting the material palette of the Brookridge Master Plan. MIXED-USE 40

I-435 MIXED-USE REDEVELOPMENT MASTER PLAN ARCHITECTURAL GUIDELINES OUTLINE Unless noted below Overland Park Architectural Design Standards are to be followed. NORTH ( RESIDENTIAL DISTRICT) (ref 5.2.

Buildings over 300 long should be articulated to suggest shorter buildings. (ref 5.13.1) All ground floor units should have, stoops, yards, patios, or porches.

44 I-435 MIXED-USE REDEVELOPMENT MASTER PLAN ARCHITECTURAL GUIDELINES OUTLINE Unless noted below Overland Park Architectural Design Standards are to be followed. NORTH ( RESIDENTIAL DISTRICT) (ref 5.2.1) Apartment buildings over 3 stories shall give the appearance of urban housing typologies, not single family typologies. (ref 5.5.2) The maximum building length is 560. Buildings over 300 long should be articulated to suggest shorter buildings. (ref ) All ground floor units should have, stoops, yards, patios, or porches. WEST AND SOUTH DISTRICT ( COMMERCIAL MIXED-USE DISTRICT) A district wide datum located between 40 and 60 is to be reflected throughout the west and south districts. This datum can be reflected through massing or material changes. (ref & 4.2.3) Feature buildings can be of dissimilar materials and detailing to the surrounding development (ref 4.9.1) Buildings over 8 stories are exempt from the requirement of a base, middle and top. (ref 4.9.3) Buildings larger than 50,000 sq.ft. are not required to include both pitched and flat roofs. RETAIL ALONG WATER (ref ) Exposed Gutters for flat roofs are allowed when not visible to a R.O.W or Pedestrian Plaza (ref Downspouts shall be allowed as needed including outside corners. (ref ) Internal circulation may exist outside of the building envelope. (ref ) Windows may be horizontally proportioned. (ref 4.17) Shade devices(canopies, awnings, colonnades, etc ) are required at glazing locations on ground floor retail facing South and West. OFFICE (ref ) Building may be lit by ground mounted or building mounted fixtures. MULTIFAMILY ALONG WATER 41

45 CHAPTER 8: PHASING DIAGRAM

46 PRELIMINARY PHASING PLANApplicant Submittal 43

LEGEND 1 2 Active Golf Public Park Improvements 1 4 3 2 2 4 1 3

47 LEGEND 1 2 Active Golf Public Park Improvements Grotto Foundtain Dedicated Cart Path Connection 4 PHASE ONE PLAN 44

48 LEGEND 1 2 Golf Cart Path Connection Grotto Fountain 1 7 Bike Trail Bridge Public Pavilion Terraced Park 6 Preserved Trees Proposed Trees Park Lighting PHASE ONE PARK IMPLEMENTATION 45

49 CHAPTER 9: UNIT COUNT

51 200 W 100 S 400 W West 100 N 300 W 500 N 200 S 200 N North 600 N 700 N Park 300 P South 300 S 400 S 400 N 100 P 800 N 500 S 2015 WDG Architecture Dallas, PLLC All Rights Reserved DISTRICTS AND BLOCKS 48

52 400 W 100 N 200 W 300 W 500 N 100 S 200 S 200 N 600 N 700 N 300 P 300 S 400 S 100 P 400 N FUTURE DEVELOPMENT FUTURE DEVELOPMENT Submittal *1836 Rental Units and 240 Condo Units 2015 WDG Architecture Dallas, PLLC All Rights Reserved MASTER PLAN PROGRAM Applicant 49

53 100N G Spaces 6 Levels 100N Units 4 Levels 500N GA 700 Spaces 6 Levels 510N 325 Spaces 7 Levels 500 N B 200 Keys 5 Levels 200N - GA 355 Spaces 6 Levels 600N - GA 630 Spaces 6 Levels 200N - A 241 Units 4 Levels (5 LEVELS ON SOUTH) 600N - A 600N - B* 243 Units 120 Units 5 Levels 10 Levels 400N - A 254 Units 4 Levels (5 LEVELS ON SOUTH) 400N - GA 350 Spaces 5 Levels 700N - GA 630 Spaces 6 Levels 700N - B* 700N - A 120 Units 243 Units 10 Levels 5 Levels FUTURE DEVELOPMENT AREA *The residential units in 600N-B and 700N-B are condominiums. *Building heights are omitted when the program is not the primary use within the structure. North 2015 WDG Architecture Dallas, PLLC All Rights Reserved NORTH DISTRICT 50

54 250W - 10 Levels 210W - 3 Levels 200W G Spaces 8 Levels 410 w 1 Levels 420 W 1 Levels 430 w 1 Levels 310W - 10 Levels 340W Keys 10 Levels 330 W 230 Units 11 Levels 300W G2 320W -300W G1 310 Spaces 3 Levels 1519 Spaces 5 Levels 9 Levels *Building heights are omitted when the program is not the primary use within the structure. West 2015 WDG Architecture Dallas, PLLC All Rights Reserved WEST DISTRICT 51

55 100P 300P 300P - GA 550 Spaces 3 Levels 300P - B RETAIL Performance Hall *Building heights are omitted when the program is not the primary use within the structure. **Garage is below grade. Park 2015 WDG Architecture Dallas, PLLC All Rights Reserved PARK DISTRICT 52

56 100S - A 10 Levels 100S - GA 1300 Spaces 5 Levels 200S - A 10 Levels 200S - GA 1200 Spaces 5 Levels 200S - B 10 Levels 10,000 Sq Ft Maintenance Facility 300S - A 10 Levels 300S - GA 400S - GA 1450 Spaces 1450 Spaces 9 Levels 9 Levels 400S - A 10 Levels FUTURE DEVELOPMENT *Building heights are omitted when the program is not the primary use within the structure. 200S - GB 1200 Spaces 6 Levels South 2015 WDG Architecture Dallas, PLLC All Rights Reserved SOUTH DISTRICT 53

57 200W 100S 400W 100N 200N 400N 300W 500N 200S 600N 300S 100P 300P 400S 700N FUTURE DEVELOPMENT FUTURE DEVELOPMENT OFFICE OVER RETAIL HOTEL OVER RETAIL RESIDENTIAL OVER RETAIL GARAGE OVER RETAIL Submittal 2015 WDG Architecture Dallas, PLLC All Rights Reserved MASTER PLAN PROGRAM Applicant 54

58 Fairway Fairway 8'x10' RCB 9"-P 9"-P 18" 26" 14" 30" 11"-P 17" 16"-P 12"-P 25" 12"-P 20" 12"-P 28" 28" 30" 10" 17"-P 30" 20"-P 36" 5"-P 5"-P 5"-P 36" 8"-P 6"-P 16"-P 6"-P 6"-P 36" 14"-P 28"-P 16"-P 16" 22"-P 17"-P 22" 16"-P 12" 16"-P 18" 7"-P 7"-P 22" 16"-P 16"-P 29" 38" 36" 5"-P 38" 5"-P 5"-P 19" 14"-P 24" 16" 28"-P 18"-P 12" 24" 10" 10" 10" 10" 22" 38" 34" 28" 12"-P 18" 28" 30" 6"-P 6"-P 6"-P 16" 22" 22" 10"-P 38" 32" 38" 14"-P 14"-P 14"-P 24" 24" I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL Tee Box #1 Triple Cell 200W 100S 400N 100N 200N 400N 300W 500N 200S 600N 300S 100P 300P 700N 400S Below Grade Parking Exhibit Brookridge Master Plan DA14005 FUTURE DEVELOPMENT FUTURE DEVELOPMENT Overland Park, KS 04/17/17 BELOW GRADE PARKING 2015 WDG Architecture Dallas, PLLC All Rights Reserved BELOW GRADE PARKING 55

59 200W-G OFFICE RETAIL 100S-GA OFFICE 100N-GA RESIDENTIAL RETAIL OFFICE RETAIL HOTEL 300W-G 200S-GA OFFICE RETAIL 500N-G1 RESIDENTIAL RETAIL 500N-G2 HOTEL RETAIL RESIDENTIAL RETAIL 200S-GB OFFICE RETAIL 200N-GA RESIDENTIAL 600N RESIDENTIAL 300S-GA OFFICE RETAIL 300P-GA RETAIL PERFORMANCE VENUE 400N-GA RESIDENTIAL 700N RESIDENTIAL 400S-GA OFFICE RETAIL GARAGE USE RESIDENTIAL OFFICE MIXED USES 2015 WDG Architecture Dallas, PLLC All Rights Reserved GARAGE USE EXHIBIT 56

ANTIOCH ROAD FFE 910' TOS 928' EXISTING HOUSE FFE 916' TOS 944' FFE 907' TOS

FRONTAGE PLAN CONE OF VISION CONE OF VISION SECTION C FFE 914' TOS 942'

941' FFE 929' TOS 957' 280' - 0" OBSTRUCTED LINE OF SIGHT FFE 930' TOS 958'

TOS 958' 21' - 0" PROPERTY LINE PROPERTY LINE OBSTRUCTED LINE OF SIGHT FFE 918'

0" 85' - 0" HEMLOCK DRIVE 103RD STREET FFE 899' TOS 927' COURTYARD FENCE FFE

920' TOS 982' FFE 920' TOS 982' FFE 908' TOS 970' FFE 890' TOS 915' FFE 886'

EXISTING APARTMENTS FFE 884' TOS 922 LOWELL AVENUE FFE 881' TOS 909' EXISTING

(ESTIMATED) TOS = TOP OF STRUCTURE (ESTIMATED) 2015 WDG Architecture Dallas,

60 ANTIOCH ROAD FFE 910' TOS 928' EXISTING HOUSE FFE 916' TOS 944' FFE 907' TOS 935' EXISTING HOME EXISTING HOME SECTION D FENCE FFE 906' TOS 924' 103RD STREET FRONTAGE PLAN CONE OF VISION CONE OF VISION SECTION C FFE 914' TOS 942' PROPERTY LINE FFE 918' TOS 946' PROPERTY LINE FFE 920' TOS 938' FFE 924' TOS 941' FFE 929' TOS 957' 280' - 0" OBSTRUCTED LINE OF SIGHT FFE 930' TOS 958' 103RD STREET 304' - 0" 103RD STREET FFE 930' TOS 958' SECTION C FENCE FFE 930' TOS 958' 21' - 0" PROPERTY LINE PROPERTY LINE OBSTRUCTED LINE OF SIGHT FFE 918' TOS 946 FFE 913' TOS 941' SLIP ROAD FFE 909' TOS 937' SLIP ROAD 85' - 0" 112' - 0" 85' - 0" HEMLOCK DRIVE 103RD STREET FFE 899' TOS 927' COURTYARD FENCE FFE 900' TOS 928' MULTI-FAMILY RESIDENTIAL FFE 896' TOS 924' FFE 894' TOS 922' FFE 920' TOS 982' FFE 920' TOS 982' FFE 908' TOS 970' FFE 890' TOS 915' FFE 886' TOS 948' MULTI-FAMILY RESIDENTIAL SECTION D FFE 891' TOS 919' FFE 893' TOS 921' EXISTING APARTMENTS FFE 884' TOS 922 LOWELL AVENUE FFE 881' TOS 909' EXISTING APARTMENTS FFE 884' TOS 922' ABBREVIATIONS FFE = FINISHED FLOOR ELEVATION (ESTIMATED) TOS = TOP OF STRUCTURE (ESTIMATED) 2015 WDG Architecture Dallas, PLLC All Rights Reserved *Dimensions are with existing conditions of 103rd Street RESIDENTIAL SECTIONS 57

61 PARKING COMPLIANCE 58

62 PARKING COMPLIANCE 59

63 PHASE 1 DETAILED PROGRAMApplicant 250W - 10 Levels 210W - 3 Levels 200W G Spaces 8 Levels 100S - A 10 Levels 100S - GA 1300 Spaces 5 Levels 410 w 1 Levels 420 W 1 Levels 430 w 1 Levels 310W - 10 Levels 340W Keys 10 Levels Phase 1 Program Summary 100N G - 100N Units 550 Spaces 4 Levels 6 Levels 500N GA 700 Spaces 6 Levels 510N 325 Spaces 7 Levels 500 N B 200 Keys 5 Levels 330 W 230 Units 11 Levels 300W G2 320W - 300W G1 310 Spaces 3 Levels 1519 Spaces 5 Levels 9 Levels Phase 1 Detailed Program Submittal 2015 WDG Architecture Dallas, PLLC All Rights Reserved 60

64 PHASE 2 DETAILED PROGRAMApplicant 600N - A 243 Units 5 Levels Phase 2 Program Summary 600N - GA 700N - GA 630 Spaces 630 Spaces 6 Levels 6 Levels 600N - B 120 Units 10 Levels 300P - GA 550 Spaces 3 Levels 300P - B 300P - A 2 Levels 300S - A 10 Levels 300S - GA 1450 Spaces 9 Levels 700N - B 120 Units 10 Levels 700N - A 243 Units 5 Levels Phase 2 Detailed Program Submittal 2015 WDG Architecture Dallas, PLLC All Rights Reserved 61

65 PHASE 3 DETAILED PROGRAMApplicant 200S - A 10 Levels 200S - GA 1200 Spaces 5 Levels 200S - GB 6 Levels 200N - A 241 Units 4 Levels 200N - GA 355 Spaces 6 Levels (5 LEVELS ON SOUTH) 200S - GB 1200 Spaces 6 Levels 400N - A 254 Units 4 Levels 400N - GA 350 Spaces (5 LEVELS ON 5 Levels SOUTH) 400S - A 10 Levels 400S - GA 1450 Spaces 9 Levels Phase 3 Program Summary Phase 3 Detailed Program Submittal 2015 WDG Architecture Dallas, PLLC All Rights Reserved 62

66 Tee Box #2 Green #1 Green #9 Fairway Fairway 8'x10' RCB 9"-P 9"-P 18" 26" 14" 30" 11"-P 17" 16"-P 12"-P 25" 12"-P 20" 12"-P 28" 28" 30" 10" 17"-P 30" 20"-P 36" 5"-P 5"-P 5"-P 36" 8"-P 6"-P 16"-P 6"-P 6"-P 36" 14"-P 28"-P 16"-P 16" 22"-P 17"-P 22" 16"-P 12" 16"-P 18" 7"-P 7"-P 16"-P 22" 16"-P 29" 38" 36" 5"-P 38" 5"-P 5"-P 19" 14"-P 24" 16" 28"-P 18"-P 12" 24" 10" 10" 10" 10" 22" 38" 34" 28" 12"-P 18" 28" 30" 6"-P 6"-P 6"-P 16" 22" 22" 10"-P 38" 32" 38" 14"-P 14"-P 14"-P 24" 24" I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL Tee Box #1 Triple Cell 400 W 100 N 200 W 300 W 500 N 100 S 200 S 200 N AC APARTMENT AREA 600 N 700 N 0.51 AC CONDO AC OFFICE AREA 300 P 0.51 AC CONDO 300 S 400 S 100 P 400 N FUTURE DEVELOPMENT FUTURE DEVELOPMENT USE LAND AREA DEVELOPMENT APARTMENT AC 1848 UNITS DU/AC OFFICE AC 1,844, F.A.R WDG Architecture Dallas, PLLC All Rights Reserved DENSITY AREAS Brookridge Master Plan DA14005 Overland Park, KS 04/17/17 63

The larger footprint buildings associated with active, walkable mixed-use communities are best reduced in scale through the use of multiple facade expressions or styles.

67 The larger footprint buildings associated with active, walkable mixed-use communities are best reduced in scale through the use of multiple facade expressions or styles. The example elevation below shows how multiple expressions can be used to create the apprearance of different buildings. 103RD STREET FACADE STRATEGYApplicant The plan below illustrates one strategy for applying multiple expressions to the buildings fronting 103rd Street. 100N - A 325 Units 4 Levels FACADE EXPRESSION A FACADE EXPRESSION B FACADE EXPRESSION C Existing Golf Clubhouse 103rd St Facade Strategy 200N - A 241 Units 4 Levels Brookridge Master Plan DA N - A 254 Units 4 Levels Overland Park, KS 03/28/16 Submittal 2015 WDG Architecture Dallas, PLLC All Rights Reserved 64

68 CHAPTER 10: PRELIMINARY GRADING

69 I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL S t n a il c p p A l ta b u t i m PRELIMINARY GRADING PLAN - SEE FULL SIZE DOCUMENTS ACCOMPANYING THE PROJECT MANUAL 66

70 CHAPTER 11: STORMWATER MANAGEMENT

71 FOR STORMWATER MANAGEMENT, REFERENCE APPEDNIX A. 68

72 CHAPTER 12: UTILITY LOCATION STRATEGY

73 UTILITY STRATEGY PLAN All proposed utilities on site will be underground and generally follow the streets. Existing aerial utilities along Antioch and 103rd are expected to remain in place. With limited green space, particularly within the retail areas and in the most dense portions of the residential blocks, wire utilities such as electrical service and telecommunications are expected to be contained within subsurface vaults. The less dense residential areas and office buildings are expected to accommodate surface equipment. The project lies within the Johnson County Wastewater (JCW) district. All new sanitary sewers, and any relocations required will meet all applicable JCW requirements. Existing sanitary sewers will be left in place to the greatest extent possible, however, some portions will require relocation. New sewers will be required to be installed along many of the proposed streets. Existing sanitary sewers are as large as 36. New sewers are expected to be no greater than 10. A 10 minimum separation will be maintained between the sanitary and water lines per KDHE requirements. Water District Number One of Johnson County (WaterOne) will provide water service for the site. The primary mains that are expected to provide water service are along Antioch and 103rd street. WaterOne provides the sizing and design for the water mains, we will coordinate their plans with the rest of the utilities to ensure that no conflicts occur. 8 to 12 water mains are expected to serve the development. A minimum of 42 of cover will be provided for these mains. Gas service will be provided by Kansas Gas Service. Gas lines exist along Antioch and 103rd, with additional smaller lines serving the surrounding apartment buildings. Gas lines will connect to these surrounding lines to serve the development. Gas line sizes are expected to be

74 I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL S t n a il c p p A l ta b u t i m PRELIMINARY UTILITY PLAN - SEE FULL SIZE DOCUMENTS ACCOMPANYING THE PROJECT MANUAL 71

75 I-435 MIXED-USE REDEVELOPMENT DESIGN MANUAL S t n a il c p p A l ta b u t i m PRELIMINARY UTILITY PLAN - SEE FULL SIZE DOCUMENTS ACCOMPANYING THE PROJECT MANUAL 72

76 PRELIMINARY STREET UTILITY SECTION - SEE FULL SIZE DOCUMENTS ACCOMPANYING THE PROJECT MANUAL 73

77 CHAPTER 13: ILLUSTRATIVE PLAN

78 ILLUSTRATIVE PLAN. REFERENCE APPENDIX B FOR PLAN AT FULL SIZE. 75

79 CHAPTER 14: PARKS AND OPEN SPACE BLOCK PATTERN AND STREET NETWORK

80 LEGEND A Village Park F D B C C D A E B E F Water Street Streetscape Promenade Amenity Center Central Park Frontage Greenspace PARKS AND OPEN SPACE 0 250' 500' 1000' 77

81 LEGEND A A B Belvedere Terrace Existing Terrace G I C I E B D F E B G J H C D E F G H I J Grotto Fountain Pedestrian Bridge of Sighs Board Walk Sloped Lawn Indian Creek Waterway Ecological Meadow Shade Arbors Sports Field CENTRAL PARK ENLARGEMENT 0 100'' 200' 400'' 78

82 LEGEND G F A D B A B C E C D E F G Village Park Water Street Streetscape Promenade Amenity Center Arts Plaza Frontage Greenspace 9-Hole Golf Course PARKS AND OPEN SPACE OVERALL 0 400' 800' 1600' 79

83 FOR BLOCK PATTERNS, REFERENCE CHAPTER 9: UNIT COUNT. REFERENCE "DISTRICTS AND BLOCKS" AND "MASTER PLAN PROGRAM". BLOCK PATTERNS 80

84 NOTE Street names are preliminary and will be coordinated with Johnson County Med-Act. STREET NETWORK 0 250' 500' 1000' 81

85 LEGEND Public Street Private Street STREET NETWORK 0 250' 500' 1000' 82

86 CHAPTER 15: PEDESTRIAN SHEDS

87 LEGEND A D 1/4 MILE RADIUS (5 MINUTES) B C A B C D Water Street Center Grotto Center Arts Plaza Office Crescent PEDESTRIAN SHEDS 0 250' 500' 1000' 84

88 APPENDIX A STORMWATER REPORT

89 APPENDIX B PLAN SHEETS

The Village. Chapter 3. Mixed Use Development Plan SPECIFIC PLAN

The Village. Chapter 3. Mixed Use Development Plan SPECIFIC PLAN The Village SPECIFIC PLAN Chapter 3 3.1 INTRODUCTION 3.1.1 Purpose This Chapter describes the development regulations applicable to the Mixed-Use and Transit Center Planning Areas. These form-based regulations