A new developer, after ownership changes in New Longview, is asking approval to build apartments along Longview Road, erecting the tallest apartments in town at four stories.
NorthPoint Development presented its plan for the “Residences at New Longview” to the Planning Commission March 11 and is to have public hearings at the city council March 20.
The same site had been approved for Hearthview at New Longview, but the ownership changed underneath that developer.
Mark Pomerenke, vice president of operations for NorthPoint, said the project will be 309 luxury apartments in seven buildings, with controlled access and lots of green space. Amenities will include granite counter tops for apartments, attached garages and storage, each with a balcony or patio and clubhouse, fitness center, a swimming pool, a theater and yoga studio.
“More a high-quality condo style,” Pomerenke said. “We feel our project brings a new level of multifamily rental to the Lee’s Summit community.”
That’s one reason why the company is asking for the height, to leave more area for a green corridor for residents within the complex, he said.
City staff said NorthPoint’s design increases the open space from 35 percent to 50 percent over the previous project on the site already approved by the city.
The seven buildings will be oriented north to south, so that the more narrow ends will face single-family housing and be less dominant. All are at the north end of the site, with lots of landscaping.
Staff recommended approval and so did the Planning Commission with several members asking for small adjustments in plant materials used in the detention basin. Planning Commission Chairman Jason Norbury noted that this proposal didn’t have the opposition that the previous plan encountered.
David Gale, the developer who started New Longview and continues to own part of the subdivision, and president of the New Longview Community Association, said he supports NorthPoint’s proposal.
He said that having a variety of housing and looks is what makes “new urbanism” neighborhoods successful. He did ask for some additional landscaping for the four-acre pond on the south end of the site.
Gale said that the luxury apartments provide density and variety that “gives what’s needed to make commercial work and the community to work.”
The council in April is scheduled to consider the use of Chapter 100 of Missouri statutes for possible tax abatement for the apartments.
Under Chapter 100, the city technically owns a property and leases it back to a developer, effectively ensuring the real estate can be exempt from taxes. The agreement can be structured so the developer makes payments instead of taxes so the abatement is only partial.
NorthPoint will construct one- and two-bedroom units with an average market value of $50,000 per unit, said Conrad Lamb, Lee’s Summit’s finance director. The developer is requesting the abatement an agreed Payment in Lieu of Taxes for the 10-year term of the abatement. In this case, Northpoint looked at four apartment complexes in Lee’s Summit and calculated what the “per door” real estate taxes were, Lamb said, which ranged from the mid $800 to $932. The city and Northpoint have negotiated a $935 per door tax with a 2.5 percent inflation factor at the end of year five which would then be the rate for the last five years of the abatement.
Residential property development was not included in the Longview TIF captures so this should not have any effect on the Longview TIF except to increase the resident population of the area, Lamb said. It does consume the maximum amount of residential permits allowed until other historic structures are rehabilitated, he said.
Councilman Bob Johnson said it is his understanding that the developers want the agreement as a way to manage property tax increases due to biannual reassessments, to stay competitive with other apartment complexes.