7. Ordinance authorizing the acquisition of lands or interests therein by condemnation for the construction of the 83rd Street Improvements - Gleason to Clare Project

[7. Ordinance authorizing the acquisition of lands or interests therein by condemnation for the construction of the 83rd Street Improvements - Gleason to Clare Project ]

GLEASON TO PROJECT. GOOD EVENING TIM. GOOD EVENING, CITY COUNCIL.

TIM GREEN, CITY ENGINEER. I'VE GOT A FEW SLIDES HERE.

LET ME PULL IT UP. THANK YOU. I THOUGHT I WOULD PROVIDE JUST A QUICK UPDATE ON THE STATUS AND WHERE WE STAND, AND KIND OF WHAT ARE THE STEPS TO LEAD TO A CONDEMNATION AND WHAT IS CONDEMNATION? GOING BACK ON THE PROJECT ITSELF, THE 83RD STREET GLEASON TO CLARE, WE HAD A TOTAL OF 37 PARCELS THAT WE NEED TO ACQUIRE RIGHT AWAY OR EASEMENTS FROM.

WE'VE ACQUIRED EIGHT OF THOSE. WE HAVE 29 REMAINING OF THOSE TALKING WITH OUR PROJECT MANAGER AND WITH OUR ACQUISITION AGENT JOE ERSKINE. WE HAVE 15 THAT WE'RE VERY CLOSE ON.

WE EXPECT TO SETTLE WITH THOSE WITHIN THE NEXT SEVERAL WEEKS.

WE HAVE NO CONTACT OR CLOUDED TITLE ON FOUR I'LL TALK ABOUT WHAT THAT IS IN A LITTLE WHILE.

BUT WE HAVE FOUR. SO WE ANTICIPATE WE'LL HAVE ABOUT TEN PARCELS THAT WILL PROBABLY TAKE IT ALL THE WAY THROUGH CONDEMNATION.

AND THE SCHEDULE AND WHY WE'RE BRINGING THIS TO YOU TONIGHT, IF YOU CAN LOOK.

OUR GOAL IS TO START CONSTRUCTION BY MAY OF 2027.

TO GET THERE, WE'VE GOT TO GET UTILITIES RELOCATED.

AND BY CITY ORDINANCE, THE UTILITIES HAVE 180 DAYS FROM THE DAY WE NOTIFY THEM OR THAT WE HAVE RIGHT OF WAY ACQUIRED TO COMPLETE THEIR RELOCATION.

SO IF YOU WORK YOUR WAY BACK, YOU'LL SEE WE HIT THIS DATE AROUND NOVEMBER 1ST IS WHAT WE NEED TO HIT SO THAT WE CAN GET UTILITIES MOVED, BID AND START CONSTRUCTION IN EARLY MAY, WHICH WILL ALLOW US TO GET THE MAJORITY OF THE CONSTRUCTION COMPLETE IN 2027.

AND THEN WORKING BACK 90 DAYS, WHICH IS TYPICAL PROCEEDING LENGTH FOR CONDEMNATION.

IT LEADS US TO AROUND THE 1ST OF AUGUST. AND THAT'S WHY WE'RE HERE TONIGHT.

JUST REALLY QUICK ON THE CITY'S ACQUISITION PROCESS ITSELF.

OF COURSE WE GO THROUGH PRELIMINARY DESIGN. HNTB IS OUR DESIGNER ON THIS PROJECT.

WE HAVE A SECOND PARTY APPRAISED THE PROPERTY AND IN THIS CASE IT WAS VALBRIDGE DID THE APPRAISALS ON THE PROPERTY, THE CITY AND OUR APPRAISER, OUR HIRED APPRAISER ORRICK AND ERSKINE, WE GO THROUGH THOSE APPRAISALS,

[00:05:05]

MAKE SURE THEY ALL LOOK FINE. THEY'RE NOT MISSING ANYTHING.

AND THEN WE PRESENT A WRITTEN OFFER TO THE PROPERTY OWNERS.

AFTER THAT POINT, THEN NEGOTIATIONS BEGIN. THERE'S TIMES WHERE PEOPLE WILL SIGN.

SOMETIMES THERE'S NEGOTIATIONS ON, HEY, YOU'RE TAKING OUT MY FENCE.

CAN YOU REPLACE IT? OR I NEED A TEMPORARY FENCE UP DURING CONSTRUCTION, JUST THOSE TYPE OF THINGS.

AND SO WE'LL NEGOTIATE. AND THEN ONCE WE REACH AN AGREEMENT, THE PROPERTY IS PURCHASED.

IF WE DON'T REACH AGREEMENT WE'LL MOVE FORWARD WITH CONDEMNATION.

AND JUST REAL QUICK ON THE CONDEMNATION PROCESS ITSELF THE CITY COUNCIL FIRST AUTHORIZES THE FILING OF THE CONDEMNATION PETITION WITH THE COURTS. THE PETITION IS FILED WITH JOHNSON COUNTY DISTRICT COURT.

THE JUDGE THEN WILL APPOINT THREE INDEPENDENT APPRAISERS TO THE PROJECT.

THOSE APPRAISERS WILL REVIEW ALL THE DATA. THEY'LL MEET WITH THE PROPERTY OWNERS.

THEY'LL MEET WITH THE CITY. EVERYONE PRESENTS THEIR SIDE.

ANYTHING THAT MAY HAVE BEEN MISSED OR ANY OF THAT GO INTO THE DECISION, THE APPRAISERS THEN AS THE THREE GET TOGETHER, DETERMINE WHAT THE JUST COMPENSATION IS AND THEY'LL FOLLOW THEIR AWARD WITH THE COURT.

ONCE THAT'S FILED, THE CITY WILL DEPOSIT THAT AMOUNT THAT THEY DETERMINE IN THE COURT.

AND THEN IF THERE'S A DISAGREEMENT WITH A PROPERTY OWNER, THEY ALWAYS HAVE THE RIGHT TO APPEAL THE APPRAISERS AWARD.

THE CITY KEEPS THE INTEREST IN THE LAND, BUT THEN IT COULD GO TO A TRIAL COURT OR FURTHER NEGOTIATIONS IF THAT WAS THE CASE.

AND THAT WHOLE PROCESS TYPICALLY TAKES ABOUT 90 DAYS ONCE YOU FALL CONDEMNATION.

AND SO A LOT OF TIMES QUESTIONS COME UP ON WHY IT MAY BE NECESSARY.

THERE'S FOUR LARGE REASONS, I GUESS. TYPICALLY THE PARTIES DISAGREE ON THE PRICE AND IT'S TYPICALLY JUST A VALUE.

SOMEONE THINKS THEIR LAND IS WORTH MORE THAN WHAT THE APPRAISER DID. SO THAT'S WHERE THE NEGOTIATIONS COME IN.

A LOT OF TIMES WE HAVE OWNERSHIP ISSUES THAT CAN'T BE RESOLVED.

IN THIS CASE, I THINK WE HAVE A COUPLE HOUSES THAT HAVE INDIVIDUALS WHO ARE DECEASED.

AND SO THE LAND SO THE ONLY WAY TO GET THAT CLEAR TITLE AND GET IT WORKED OUT IS TO TAKE IT TO CONDEMNATION.

OFTENTIMES THERE'S MULTIPLE INTEREST IN A PROPERTY, MAYBE LIENS AGAINST IT, PROPERTY OWNERS, DIFFERENT INTEREST IN THE LAND. AND THEN A LOT OF TIMES IT'S PROJECT SCHEDULE, WE CAN NEGOTIATE FOREVER.

AT SOME POINT WE HAVE TO STOP AND JUST SAY, OKAY, LET A THIRD PARTY OR THREE INDEPENDENT APPRAISERS MAKE THIS DECISION.

TIM DOES IT GET STUCK IN PROBATE IF THE PROPERTY OWNERS ARE DECEASED? THE CONDEMNATION PROCESS WILL CLEAR THE TITLE FOR US.

SO THAT'S PART OF WHY IF THEY'RE DECEASED, THE CONDEMNATION IS SORT OF OUR ONLY OPTION.

THANK YOU. THANK YOU. AND I WANT TO MAKE A SPECIFIC POINT ON EVERY PROJECT, NOT JUST THIS PROJECT.

WE CONTINUE TO NEGOTIATE THROUGH THE WHOLE 90 DAY PERIOD THAT IT'S IN CONDEMNATION.

WE CAN REMOVE OR DISMISS A PROPERTY AT ANY TIME DURING THAT PROCESS.

SO OUR HOPE IS WITHIN THE NEXT 90 DAYS, WE COULD NEGOTIATE WITH EVERYONE.

WE KNOW THERE'S A FEW WE WON'T BE ABLE TO, BUT WE WILL CONTINUE THOSE NEGOTIATIONS AND REMOVE ANYONE WHO WE SETTLE WITH.

AND I WOULD STAND FOR ANY QUESTIONS. QUESTIONS FOR TIM.

OKAY. SEEING NONE, I WILL ENTERTAIN A MOTION TO PASS THE ORDINANCE AUTHORIZING THE ACQUISITION AND LANDS AND INTERESTS FOR CONDEMNATION FOR THE CONSTRUCTION OF 83RD STREET IMPROVEMENTS. MOTION BY BILL, SECOND BY AVERY.

ALL THOSE IN FAVOR? AYE. THOSE OPPOSED? MOTION PASSES.

THANK YOU. THANKS, TIM. ITEM NUMBER NINE

[9. Consideration of economic development incentives associated with the Solera Retail Development ]

IS A CONSIDERATION OF ECONOMIC DEVELOPMENT INCENTIVES ASSOCIATED WITH SOLERA RETAIL DEVELOPMENT.

ITEM 9A IS PUBLIC HEARING TO CONSIDER ESTABLISHING THE SOLERA RETAIL CENTER COMMUNITY IMPROVEMENT DISTRICT.

ITEM 9B IS AN ORDINANCE ESTABLISHING THE SOLERA CENTER CID.

ITEM 9C IS APPROVAL OF THE CID DEVELOPMENT AGREEMENT WITH INTREPID LENEXA, LLC.

ITEM 9D IS A RESOLUTION DETERMINING THE INTENT OF THE CITY TO ISSUE UP TO $77 MILLION IN INDUSTRIAL REVENUE BONDS TO HELP ACQUIRE, CONSTRUCT AND EQUIP THE SOLERA RETAIL CENTER PROJECT SEAN.

GOOD EVENING, MAYOR AND COUNCIL SEAN MCLAUGHLIN CITY ATTORNEY.

I'M HERE TO PRESENT ON THE PROPOSED INCENTIVES FOR THE SOLERA RETAIL AND RESIDENTIAL MIXED USE PROJECT.

SO A BIT OF HIGH LEVEL BACKGROUND ON THE PROJECT.

AS YOU CAN SEE ON THE MAP, IT'S AT THE CORNER OF PRAIRIE STAR PARKWAY AND K-7.

IT'S A 75 ACRE MIXED USE PROJECT WITH ROUGHLY THE NORTH 20 ACRES BEING THE RETAIL COMPONENT AND THE SOUTH 55 ACRES BEING A MIX OF MULTIFAMILY

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TOWNHOMES AND DUPLEXES. AS A REMINDER, THIS WAS APPROVED.

THE PLANS AND REZONING WERE APPROVED IN JUNE OF LAST YEAR.

SO ALONG WITH THIS DEVELOPMENT COMES SOME FAIRLY SIGNIFICANT PUBLIC AND PRIVATE INFRASTRUCTURE.

AND I'VE HIGHLIGHTED THE CONTINUATION OF WOODSONIA DRIVE SOUTH OF PRAIRIE STAR PARKWAY TO WHAT WILL BE KNOWN AS 99TH STREET.

AND VISUALLY, 99TH STREET WILL ESSENTIALLY RUN PARALLEL ALONG THAT SOUTHERN BORDER LINE OF THE RED ON THE MAP THERE.

SO AND THAT THAT OR THE WOODSONIA IS A COLLECTOR AND A 99TH IS PLANNED TO BE AN ARTERIAL, SO MUCH BIGGER ROADS THAN GENERALLY WE'RE SEEING IN A LOT OF OUR DEVELOPMENTS, AS WELL AS OTHER UTILITIES AND ASSOCIATED SITE WORK.

THE PROJECT WILL BE DEVELOPED IN PHASES OBVIOUSLY WITH ALL DIFFERENT FORMS OF THE RESIDENTIAL AND RETAIL COMING IN AT DIFFERENT TIMES.

AND JUST AS A HEADS UP ON THIS ONE, THE CITY WILL CONSIDER USING AN SBD FOR THE ARTERIAL AND THE COLLECTOR OF WOODSONIA 99TH.

AND THAT SHOULD BE CONSIDERED AT A LATER DATE THIS YEAR SOMETIME AFTER SEPTEMBER IN SEPTEMBER.

SO SPECIFICALLY, WE'RE GOING TO TALK ABOUT FIRST THE RETAIL CENTER, CID.

THE CENTER, THE CID COVERS THAT SPECIFIC PORTION OUTLINED IN RED THERE, INCLUDING THE ROADS WHICH CAN BETTER BE HIGHLIGHTED HOW THE ROADS WILL LINE UP IN THE PROJECT. THE PRO CID IS A 1% SALES TAX FOR 22 YEARS, WITH A MAXIMUM REIMBURSEMENT OF 10.4 MILLION WITH A TOTAL RETAIL CENTER INVESTMENT OF APPROXIMATELY 34.5 MILLION.

THE IMPROVEMENTS INCLUDE APPROXIMATELY 70,000FT² OF RETAIL, PUBLIC STREETS, PARKING AND SITE DEVELOPMENT.

AS PART OF THE POLICY, THE CID WILL PROMOTE RETAIL DEVELOPMENT THE K7 CORRIDOR AND ENHANCE THE CITY'S ECONOMIC BASE AND HELP CONSTRUCT THOSE PUBLIC STREETS THAT I'VE IDENTIFIED IN THE PROJECT. ANY QUESTIONS ON THE CID SO FAR? OTHERWISE, I'LL MOVE RIGHT ON TO THE IRB AND YOU CAN ALWAYS ASK QUESTIONS AFTER THAT.

OH, MARK. SEAN, THANKS. YOU ASKED YOU SAID SOMETHING ABOUT THE FUTURE SPD AS AS BEING CONSIDERED FOR WOODSONIA. YES. BUT THEN THIS ALSO AREA FOR THE ID IS ALSO INCLUDING WOODSONIA.

IS THAT TO THAT SOUTH PROPERTY LINE OF THAT OR IS SPD GOING TO DO.

YES. WE WILL COVER ALL OF THE PROPERTY INCLUDING THE RESIDENTIAL.

AND THE CID WILL HELP THE 1% SALES TAX WILL HELP PAY THE ASSESSMENTS THAT WILL BE LEVIED WITH THE SPD.

THE SPD IS A PUBLIC IMPROVEMENT TOOL, BUT WE WILL STILL BE ASSESSING THOSE PUBLIC IMPROVEMENTS AGAINST THE LAND WITHIN THE DISTRICT ITSELF.

SO THEY'LL STILL BE RESPONSIBLE FOR THE PAYMENT OF THOSE ASSESSMENTS, AND THE CID WILL HELP TO OFFSET THAT COST.

OKAY. ALL RIGHT. THANK YOU. JUST TO KEEP ME HONEST HERE.

BUT AGAIN, 1% AGAINST THE 10.4. WE HAD A SIMILAR QUESTION ON A PREVIOUS CID.

OVER THE 22 YEARS THAT'S SOMEWHERE CLOSE TO AN ESTIMATED ABOUT $1 BILLION IN ESTIMATED SALES THAT THIS YES. GOT IT. SO TO PUT THAT INTO PERSPECTIVE FOR WHAT THAT WOULD MEAN TO OUR SALES TAX REVENUES, IF WE WERE TO MAINTAIN OUR EXISTING SALES TAX, THAT'S ROUGHLY $650,000 AT THE 1.375%.

I KNOW I'M JUST SWAGGING MATH HERE, BUT REALISTICALLY SPEAKING AGAIN, THIS WOULD GENERATE A NET SALES TAX CONTRIBUTION TO OUR BUDGET.

YES, IT WOULD TO THE GOALS IT WOULD INCREASE OUR SALES TAX BASE AS WELL, IN ADDITION TO THE CID ITSELF, BECAUSE IT'S REASONABLE TO ASSUME THAT THIS PIECE OF LAND TODAY GENERATES ZERO SALES TAX.

RIGHT? THAT'S CORRECT. OKAY. JUST WANTING TO MAKE SURE THAT'S IN PERSPECTIVE.

SO I'LL MOVE ON TO THE IRB. AND JUST FOR SIMPLICITY AND CLARIFICATION, IRB DOES COVER BOTH THE RETAIL AS WELL AS THE PROPOSED RESIDENTIAL PHASES THAT WILL COME ONLINE. HENCE THE MAP. THE MAP. THE CID ONLY COVERS THAT RETAIL COMPONENT AND THE ROAD, WHEREAS THIS ONE COVERS THE ENTIRE PROPOSED MIXED USE DEVELOPMENT.

THIS IS AN IRB. IT HAS NO TAX ABATEMENT ASSOCIATED WITH IT.

IT'LL ONLY BE USED FOR THE TAX EXEMPTION SALES TAX EXEMPTION ON THE CONSTRUCTION.

AGAIN THOSE WILL HELP THE RESIDENTIAL, THE COMMERCIAL, THE, PUBLIC STREETS AND THE ASSOCIATED INFRASTRUCTURE. WITH THAT, STAFF RECOMMENDS APPROVAL OF THE CID, THE DA AS WELL AS THE IRB.

I'M HAPPY TO ANSWER QUESTIONS NOW. I BELIEVE I KNOW THE APPLICANT IS ALSO GOING TO PROVIDE A BRIEF PRESENTATION, SO WE CAN MOVE RIGHT INTO THAT AS WELL. AND THERE IS A PUBLIC HEARING AS A REMINDER.

ANY FINAL QUESTIONS BEFORE WE HEAR FROM THE APPLICANT? OKAY. THANK YOU. HI THERE. IF YOU WOULD PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD BEFORE YOU START,

[00:15:03]

PLEASE. GOOD EVENING, MAYOR COUNCIL KURT PETERSON, 900 WEST 48TH PLACE, KANSAS CITY, MISSOURI.

HERE ON BEHALF OF THE APPLICANT, INTREPID LENEXA, LLC.

SEAN DIDN'T LEAVE ME TOO MUCH TO SAY, WHICH IS GOOD. SO I WILL BE BRIEF.

AND THEN SEAN. LET'S SEE. YOU GOT ME. THANK YOU.

AS SEAN POINTED OUT, 75 ACRES ARE LOCATED AT THE SOUTHEAST CORNER OF K SEVEN AND PRAIRIE STAR PARKWAY.

THIS IS A MAP THAT GIVES YOU A LITTLE DIFFERENT VIEW. I KIND OF LIKED IT BECAUSE YOU CAN GET A SENSE FOR THE MIX OF USES IN HERE BY THE COLORS. THIS IS THE ZONING THAT YOU ALL APPROVED LAST YEAR, AS SEAN SAID. AND YOU CAN SEE IN YELLOW THE 70,000, APPROXIMATELY A SQUARE FOOT OF PLANNED COMMERCIA.

UP IN THE NORTH SIDE. YOU CAN SEE IN THE RED AND GREEN DIFFERENT SORT OF TOWNHOUSE PRODUCTS, A LITTLE MIX OF DIFFERENT SORTS OF HOUSING FOR FOLKS.

AND THEN PURPLE IS THE MORE TRADITIONAL MULTIFAMILY.

THEN WHEN YOU MOVE TO THE NEXT SLIDE, WE JUST TURN IT INTO MORE SITE PLAN MODE AGAIN TO MAKE IT POP.

AND REALLY, THE MAIN REASON I WANTED YOU TO SEE THIS IS YOU CAN START TO SEE THAT COLLECTOR NORTH SOUTH AND THAT ARTERIAL EAST WEST.

AND AS YOU ALL KNOW, THESE ARE, YOU KNOW VERY WELL AS WE MOVE WEST, THESE ARE VERY, VERY EXPENSIVE TO GIVE YOU AN ORDER OF MAGNITUDE, JUST THE PUBLIC INFRASTRUCTURE, THE NORTH SOUTH AND THE EAST WEST AND SOME ASSOCIATED OTHER UTILITIES IN THE RIGHT OF WAY, MORE THAN $10 MILLION THAT THIS PROJECT OTHERWISE HAS TO CARRY.

THAT DOESN'T EVEN INCLUDE ALL THE PRIVATE INFRASTRUCTURE THAT YOU HAVE TO PUT IN. SO, AS SEAN SAID, AGAIN, WON'T DWELL ON IT TOO HARD. BUT WHAT MAKES THIS POSSIBLE TO CARRY THAT TYPE OF PUBLIC INFRASTRUCTURE THAT SETS THE TABLE FOR ALL THIS? I'M GLAD THAT QUESTION WAS ASKED ABOUT CITY SALES TAX.

HUGE CITY SALES TAX. CID HELPS THE INFRASTRUCTURE.

CITY WINS PUBLIC WINS BY HAVING MORE COMMUNITY RETAIL AND RESTAURANTS.

AND WE MIGHT GET A HOTEL. THERE'S ALL THESE POSSIBILITIES, BUT NONE OF IT CAN HAPPEN WITHOUT THE THIS SORT OF PUBLIC PRIVATE PARTNERSHIP.

SO THE 1% ADD ON SALES TAX AND THEN ALSO THE SALES TAX EXEMPTION ON CONSTRUCTION MATERIALS FOR THE WHOLE PROJECT.

AND THEN, LIKE I SAID, DON'T WANT TO GET AHEAD OF OURSELVES. THAT'S NOT THE PUBLIC HEARING TONIGHT FOR THE SPECIAL BENEFIT DISTRICT. BUT HERE IN A FEW MONTHS, WE'LL BE BACK JUST TO HOPEFULLY FINISH THIS OFF AND LOOK FOR YOUR SUPPORT FOR THAT. SO WITH THAT, WE ARE THRILLED TO SEEK YOUR APPROVAL TONIGHT AND MOVE FORWARD WITH THIS PROJECT. AND I LOVE NOW OR LATER, MAYOR, TO ANSWER ANY QUESTIONS THAT THE COUNCIL HAS. ANY QUESTIONS AT THIS POINT? AVERY.

OVER 22 YEARS, ABOUT $1 BILLION IN SALES. TELL ME KIND OF WHAT YOU USED TO DRIVE THAT OR WHAT THE CALCULUS WAS THERE.

LIKE, WHAT WERE THE TYPES OF BUSINESSES JUST LIKE TO KIND OF GET A FEEL TO UNDERSTAND HOW THAT NUMBER HAS COME.

ABSOLUTELY. AND IF I WAS REALLY SMART, WHICH I DO EVERY NIGHT THAT I GET THE PRIVILEGE OF GIVING PRESENTATIONS LIKE THIS, I BRING OUR MODELING BECAUSE, YOU KNOW, WE HAVE ALL AND STAFF HAS SEEN IT. WE HAVE ALL THE FINANCIAL MODELING GOES BEHIND THIS. WE MAKE ASSUMPTIONS ON EACH BUILDING. WE LOOK AT PER SQUARE FOOT BASED ON WHAT WE THINK WILL BE THERE. WHAT WILL THE SALES BE? AND RIGHT WHEN YOU'RE ASKING GREAT QUESTIONS, I WAS LOOKING THROUGH MY NOTEBOOK TO SEE IF I BROUGHT THAT. AND IF I DIDN'T, I'M GOING TO WING IT BECAUSE WE DO THIS EVERY DAY.

SO IN GENERAL AND I CAN SEE YOU'RE DOING MATH IN YOUR HEAD, BUT WHEN YOU TAKE APPROXIMATELY 70,000FT², WE SHOW ON THERE RIGHT NOW, WHICH IS ALL PROJECTED. WE'RE GETTING READY. WE HAVE TO GET THIS APPROVED. AND NO, WE'RE NOT GOING TO FAKE OUT THE MARKET AND NOT HAVE A PROJECT. BUT LITERALLY AFTER WE GET THIS APPROVAL, WE CAN GO OUT TO THE MARKET AND SEEK THE HIGHEST AND BEST USERS.

SO WHAT WE SHOWED RIGHT NOW ON THE SCREEN, IN FACT, I'LL PUT IT BACK FOR YOU SO YOU CAN DO THE MATH WITH ME.

THAT'S A TOTAL. AND THAT AGAIN, GET YOUR BEARINGS.

IT'S THAT YELLOW AREA. GO BACK TO THE SITE PLAN.

SO THOSE WHITE BOXES YOU SEE NEAR THE TOP, WHICH IS MAINLY SHOWN AS INLINE THERE, AND THEN A BIGGER BOX, WHICH AGAIN, WE DON'T HAVE A USER FOR THAT, BUT WE HAVE SOME IN MIND. WHAT WE WOULD GO IN AND DO.

WE'D SAY WE'D TAKE THE SQUARE FOOTAGE OF EACH ONE AND WE'D SAY, OKAY, AN INLINE, AND THIS IS WHERE I'M GOING TO WING IT, BUT IT'S CLOSE FOR INLINE RETAIL.

YOU WOULD LOOK AT MAYBE CONSERVATIVELY, $300 PER SQUARE FOOT.

YOU GO INTO RESTAURANT, YOU CAN GET HIGHER JUST DEPENDING ON HOW YOU WANT TO PROJECT IT, 350 TO 400 AND THEN FOR A BIGGER BOX, IT'S BIGGER. SO YOU USUALLY DROP IT DOWN DEPENDING ON THE USE.

SO, WE DID NOT WOULD HAVE WE LITERALLY DID THAT.

AND I HAVE ALL THE MODELING. AND IT LEADS TO THE PROJECTIONS.

IN FACT, THE EXACT NUMBER YOU SEE THE 10 MILLION IN CHANGE IS THE GROSS NUMBER WITH A.

WE USUALLY DO ONE AND A HALF TO 2% GROWTH PER YEAR, JUST LIKE THE CITY DOES WITH ITS BUDGET.

WE DO WHAT I JUST SAID. WE RUN IT FOR 22 YEARS AND WE TOTAL IT.

AND WHAT I CAN TELL YOU WITH CERTAINTY IS IT TOTALS TO THE THE 10 MILLION AND CHANGE NUMBER.

YES, SIR. ANYTHING ELSE BEFORE WE OPEN THE PUBLIC HEARING? OKAY. WE'LL NOW OPEN THE PUBLIC HEARING. IF ANYONE PRESENT WOULD LIKE TO SPEAK ON THIS ITEM, PLEASE COME FORWARD TO THE PODIUM SIGN IN AND STATE YOUR NAME AND ADDRESS FOR THE RECORD. AS A REMINDER, WE ALLOW THREE MINUTES FOR ALL PUBLIC HEARINGS.

THANK YOU. MY NAME IS SHARON LABBE. I LIVE AT 8844 HOUSTON, AND I JUST WANT TO MAKE A COMMENT ABOUT THE MASSIVE NUMBER OF CIDS AND TAX

[00:20:10]

INVESTMENT THAT THE CITY MAKES, BECAUSE IT IS MADE ON MY BACK AND ON MY CITY, MY FELLOW CITIZENS BACK.

EVERY TIME YOU PUT A CID, IT'S A 1% ADDITIONAL SALES TAX IF I GO TO THAT STORE.

THESE ARE ALL LOCATIONS THAT WE WOULD USE, JUST LIKE WEST CHESTER, WHICH WAS APPROVED LAST WEEK.

SO NOW ALL OF MY EXPENSES, IF I CHOOSE TO GO TO THOSE STORES, WILL GO UP 1%.

AND PROPERTY TAXES CONTINUE TO GO UP BECAUSE WE HAVE BONDS AND EVERYTHING ELSE.

AND I KNOW WE CAN LOOK AT IT ALL DIFFERENT WAYS, BUT AT THE END OF THE DAY, MY TAXES GO UP, MY COSTS GO UP. AND IF I WANT TO SHOP OUTSIDE OF MY AREA, I HAVE TO DRIVE FURTHER.

AND I KNOW YOU'RE NOT RESPONSIBLE FOR GAS COSTS, BUT THEN I HAVE TO PAY MORE GAS.

SO I THINK WE NEED TO LOOK VERY CLOSELY AT HOW WE ARE SUPPORTING PRIVATE BUSINESSES IN OUR COMMUNITY.

THANK YOU. ANYONE ELSE? PUBLIC HEARING ON CID.

DAN, YOU CAN COME TO THE MIDDLE AND SIGN IN AFTER. YEAH.

DAN [INAUDIBLE] 24776 WEST 90TH STREET. LENEXA.

GOOD EVENING, COUNCIL AND MAYOR. I URGE THE COUNCIL TO DENY THE PROPOSED COMMUNITY IMPROVEMENT DISTRICT FOR THE SOLERA RETAIL DEVELOPMENT.

THE CITY IS BEING ASKED TO IMPOSE AN ADDITIONAL 1% SALES TAX ON CUSTOMERS SHOPPING WITHIN THE DISTRICT FOR UP TO 22 YEARS.

SO THE DEVELOPER CAN BE REIMBURSED THE PROJECT COST.

THE PROJECT IS LOCATED IN ONE OF THE MOST DESIRABLE COMMERCIAL INTERSECTIONS IN WESTERN LENEXA AT PRAIRIE STAR PARKWAY AND K SEVEN.

AT THE SAME TIME, THE DEVELOPER IS REQUESTING INDUSTRIAL REVENUE BONDS THAT WOULD PROVIDE SALES TAX EXEMPTIONS ON CONSTRUCTION MATERIALS.

THE QUESTION IS SIMPLE. WHY DOES THE DEVELOPMENT OF A PRIME COMMERCIAL LOCATION REQUIRE BOTH TAX INCENTIVES AND SPECIAL SALES TAX PAID FOR BY FUTURE CUSTOMERS? SUPPORTERS OFTEN ARGUE THAT THESE INCENTIVES ARE NECESSARY TO MAKE THE PROJECTS POSSIBLE.

BUT IF A RETAIL DEVELOPMENT CANNOT SUCCEED AT ONE OF THE COMMUNITY'S PREMIER COMMERCIAL LOCATIONS WITHOUT MULTIPLE LAYERS OF PUBLIC ASSISTANCE THAT RAISES SERIOUS QUESTIONS ABOUT WHETHER THE SUBSIDY IS JUSTIFIED IN THE FIRST PLACE.

EVERY CID APPROVED BY THE CITY SHIFTS COST AWAY FROM DEVELOPERS AND ONTO CUSTOMERS.

WHILE THESE TAXES ARE OFTEN DESCRIBED AS VOLUNTARY, MANY SHOPPERS HAVE NO IDEA THEY ARE PAYING THEM UNTIL THEY SEE THE RECEIPT.

ONCE APPROVED, THESE TAXES CAN REMAIN IN PLACE FOR DECADES.

RESIDENTS ARE ALREADY FACING HIGHER COSTS FOR HOUSING, FOOD, UTILITIES AND EVERYDAY NECESSITIES.

THE COUNCIL SHOULD BE LOOKING AT WAYS TO REDUCE COSTS, NOT CREATE ANOTHER SPECIAL SALES TAX DISTRICT.

I WANT TO BE CLEAR I'M NOT AGAINST ANY DEVELOPMENTS.

DEVELOPMENT SHOULD OCCUR. BUSINESSES SHOULD INVEST IN LENEXA, BUT TAXPAYERS AND CONSUMERS SHOULD NOT BE EXPECTED TO SUBSIDIZE EVERY PROJECT THAT COMES FORWARD. PRIME COMMERCIAL PROPERTY SHOULD NOT NEED TAXPAYER SUPPORTED INCENTIVES AND SPECIAL TAXES TO SUCCEED.

IF THIS PROJECT CAN STAND ON ITS OWN MERITS, APPROVE THE PROJECT AND DENY THE CID.

THANK YOU. ANYBODY ELSE ON SOLERA? MAYOR. COUNCIL. MY NAME IS DAVID HANKS. I LIVE AT 22635 WEST 89TH WATERCRESS LANDING SUBDIVISION, WARD ONE. I WANT TO MAYBE TONIGHT'S SPEECH OR TALK WOULD BE ONE OF SEMANTICS AS OPPOSED TO A POSITION, BUT I'M LOOKING AT THE JULY 7TH, THE WESTCHESTER SHOPPING CENTER CID, AND HERE IT'S LISTED BUILDING FACADE IMPROVEMENT, BUILDING INTERIOR IMPROVEMENT, PARKING LOT AND ACCESS DRIVE IMPROVEMENT, SIDEWALK CURB, STORMWATER LANDSCAPING IMPROVEMENT SITE WORK AND INFRASTRUCTURE IMPROVEMENT.

AND THEN I WROTE TO THE CITY THEREAFTER, SAYING THAT I AM IN FAVOR OF ECONOMIC DEVELOPMENT, ESPECIALLY FROM THE PERSPECTIVE OF ABATING THE POTENTIAL FOR BLIGHT IN THE REFERENCE PROJECT LOCATION.

WESTCHESTER. THIS SITE IS UNDEVELOPED. I WOULD REQUEST THAT INSTEAD OF TERMING OR TERMINOLOGY USING A COMMUNITY IMPROVEMENT DISTRICT, LET'S CALL IT WHAT IT IS A COMMUNITY DEVELOPMENT DISTRICT, BECAUSE THAT'S WHAT'S HAPPENING HERE. IT'S DEVELOPING. IT'S NOT IMPROVING ANYTHING UNLESS YOU LOOK AT IT FROM THE STANDPOINT OF BARREN AGRICULTURAL LAND WHERE NOTHING IS BUILT.

SO WITH THAT, I'LL JUST SAY THANK YOU FOR THE OPPORTUNITY TO SPEAK TONIGHT.

THANK YOU. FINAL CALL. PUBLIC HEARING.

[00:25:09]

GAYLENE VANHORN 8131 ROSEHILL ROAD. LENEXA. MAYOR, COUNCIL.

I READ CITY AGENDAS, ASK QUESTIONS, ATTEND AND SPEAK AT THESE MEETINGS IN ATTEMPT TO KNOW AND UNDERSTAND THE WORKINGS OF THE CITY, AND PARTICULARLY HOW MY HARD EARNED DOLLARS ARE BEING SPENT.

I BELIEVE THIS BECOMES LENEXA 23RD CID. FURTHER, I'M FULLY AWARE THAT THIS DEVELOPMENT IS NOT ONE THAT I WOULD LIKELY FREQUENT, AND I'M FULLY AWARE THAT IT IS TOTALLY AT MY DISCRETION TO MAKE PURCHASES IN ANY CID.

I WOULD AGREE WITH COUNCILMAN HANDLEY, WHO STATED A COUPLE OF WEEKS AGO THAT IT WOULD BE WISE TO PROVIDE A GUIDE FOR RESIDENTS SO THAT THEY ARE CLEARLY AWARE OF HOW OF THE MANY CID DISTRICTS IN LENEXA, AND THEY KNOW WHERE AND HOW THEY'RE SPENDING THEIR MONEY.

THIS WOULD ALLOW THEM TO DECIDE IF THEY DESIRE TO MAKE PURCHASES IN THESE DISTRICTS.

I WOULD AGREE WITH SOME OF THE OTHER SPEAKERS.

THIS IS A NEW DEVELOPMENT. THE CID FOR WESTCHESTER SEEMED COMPLETELY DIFFERENT THAN THIS.

I'M UNCERTAIN WHY A NEW DEVELOPMENT WOULD NEED A CID.

I WOULD ALSO LIKE TO REQUEST FROM THE ATTORNEY.

DID I UNDERSTAND CORRECTLY THAT THERE WILL BE NO ADDITIONAL PROPERTY TAX ABATEMENTS AND OR SALES TAX EXEMPTIONS FOR SOLERA.

THANK YOU. FINAL THOUGHTS PUBLIC HEARING. ENTERTAIN A MOTION TO CLOSE THE PUBLIC HEARING. OH, OKAY.

GOOD EVENING. MY NAME IS NED SMITH. I LIVE AT 9709 CARBONDALE.

I DIDN'T COME TO SPEAK ON THIS TOPIC, BUT I WOULD SPEAK IN SUPPORT OF THE CID.

WE LIVE IN THE CEDAR CREEK AREA WEST OF K SEVEN, WHICH IS SOMEWHAT ISOLATED, SOMETHING WE'RE GOING TO TALK ABOUT HERE IN A FEW MINUTES ON THE NEXT AGENDA ITEM. BUT I'M IN SUPPORT OF A CID ON THIS WE HAVE ONE GROCERY STORE IN LENEXA WITHIN ABOUT FOUR MILES OF US AT WOODLAND. OTHERWISE WE ARE GOING AND SPENDING OUR MONEY IN SHAWNEE OR IN OLATHE FOR GROCERIES.

SO THE OVERALL BENEFIT OF THIS AND THE TAX AND JUST PROVIDING BENEFITS TO YOUR CITIZENS IS SOMETHING THAT I THINK A CID IS MADE FOR AS A COMMUNITY IMPROVEMENT DISTRICT. WE CAN TALK ABOUT SEMANTICS, BUT THAT'S THE DEFINITION AND IT IS USED.

THE MATH SHOWED IS USED TO PUT IN YOUR INFRASTRUCTURE, YOUR ROADS, YOUR WATER, YOUR ELECTRIC, ALL YOUR UTILITIES. SO THAT'S WHAT THE DEVELOPER IS ASKING FOR.

I HAVE NO CONNECTION WITH THE DEVELOPER. I DON'T KNOW WHO THE DEVELOPER IS, BUT THOSE ARE WHAT IT'S USED.

AND THEN THEY'RE GOING TO PUT UP $34 MILLION TO BUILD THIS THING.

AFTER THAT, THE COMMUNITY IS GOING TO BE TO OUR BENEFIT.

WE PAY 1% ON OUR GROCERIES GOING FORWARD OR WHATEVER THEY PUT IN THERE, AND WE DO.

AS THE LADY SAID, WE HAVE THE OPTION TO SHOP THERE OR NOT SHOP WITHIN A COMMUNITY IMPROVEMENT DISTRICT.

SO I JUST WANT TO SPEAK IN SUPPORT. THANK YOU.

THANK YOU. OKAY. FOR REAL? OKAY. ENTERTAIN A MOTION TO CLOSE THE PUBLIC HEARING. SO MOVED. MOTION BY AVERY.

SECOND BY MARK. ALL THOSE IN FAVOR? AYE. PUBLIC HEARING IS CLOSED.

ANY FURTHER DISCUSSION, JOHN MICHAEL? YEAH, I THINK I THINK THERE WERE A COUPLE OF QUESTIONS THAT ARE WORTH DIGGING INTO.

ONE OF THE QUESTIONS WAS ABOUT ADDITIONAL PROPERTY TAX ABATEMENT.

IS THE APPLICANT AWARE OF ANY FURTHER ABATEMENTS THAT WILL BE APPLIED FOR, FOR PROPERTY TAXES OUTSIDE OF THE SPECIAL BENEFITS DISTRICT.

THERE ARE NO PROPERTY TAX ABATEMENTS BEING APPLIED FOR IN THIS SITUATION.

I DON'T THINK YOU COULD GET ANY OUTSIDE OF THE CITY OFFERED ONES. THE IRB WILL BE USED FOR THE SALES TAX EXEMPTION, BUT IT WILL NOT BE USED FOR TAX ABATEMENT. TAX ABATEMENT.

APPRECIATE IT. AND MAYBE MAYBE TO THE APPLICANTS REP.

GAYLENE RAISED A REALLY GOOD POINT ABOUT PROPERTY TAXES AS WELL.

HAVE YOU ALL DONE ANY MATH OR ESTIMATION ON EXPECTED PROPERTY VALUES COMPARED TO TODAY'S PROPERTY VALUES? ARE YOU THINKING COUNCILMAN OF ADJACENT PROPERTIES OR ARE YOU THINKING OF WHAT WILL THE PROPERTY BEYOND.

JUST YOURS? WHAT WE'RE BUILDING. JUST YOURS. TODAY NOTHING BUILT ON IT VERSUS ASSUMING YOU NEED THIS TO GO THROUGH.

THIS GOES THROUGH YOU BUILD. I'LL SPARE YOU. I'M ALMOST TEMPTED BECAUSE I'M A NUMBERS REAL ESTATE FINANCE GUY.

COULD PROBABLY SIT HERE AND DO THIS WITH YOU. BUT I WILL JUST SAY, AS YOU THINK THROUGH, I GUESS MY SLIDES ARE UP, WHICH IS FINE. AS YOU LOOK AT ALL THE 70,000FT OF COMMERCIAL AND THEN THREE PHASES OF VARIOUS TYPES OF, OF HOUSING FOR PEOPLE JUST KNOWING OFF THE TOP OF MY HEAD, EVEN JUST, JUST START PICKING ON, LET'S PICK ON THE APARTMENTS BECAUSE IT'S IN MY HEAD.

HUGE SWAG OF A NUMBER, BUT IT'S NOT ORDER OF MAGNITUDE WRONG.

[00:30:01]

FOR SOMETHING LIKE THAT YOU'RE TALKING PER YEAR IN TAXES, ROUGHLY, AND IT CAN BE THREE, FOUR, $500,000 A YEAR. JUST GIVING YOU A SENSE, I'M BEING CONSERVATIVE WHEN I SAY THAT IT CAN ACTUALLY BE TWICE THAT I'M NOT EVEN THINKING OF THE NUMBER OF UNITS, BUT START MULTIPLYING THAT NOW AS YOU WALK AROUND, WE'RE TALKING MASSIVE PROPERTY TAX.

AND LIKE SEAN SAID, NO PROPERTY TAX ABATEMENT OR ANYTHING LIKE THAT.

IS THAT STARTING TO GO WHERE YOUR MIND IS? IT'S A HUGE AMOUNT OF TAXES.

TYPICALLY WHEN WE SEE SOMETHING LIKE THIS, SEAN WILL TELL US, CURRENTLY THIS PROPERTY IS PAYING $0.10 PER ACRE.

AT THE END OF CONSTRUCTION, IT WILL BE PAYING $500,000.

IT'S VIRTUALLY NOTHING RIGHT NOW IS THE ANSWER. CORRECT? OKAY, OKAY. APPRECIATE THAT.

I'M GOOD FOR NOW. OTHER QUESTIONS? COMMENTS, MARK.

THIS ONE'S FOR SEAN. SEAN IS IT FAIR TO SAY THAT IF WE DIDN'T HAVE ANY OF THESE, WE'D BE AS A CITY TRYING TO FIGURE OUT HOW TO COME UP WITH FUNDS TO PAY FOR SOME OF THESE ROADS TO THEN KIND OF INITIATE DEVELOPMENT.

AND SO IT'S, KIND OF WHICH COMES FIRST? IS THAT A FAIR STATEMENT? KIND OF LIKE RIDGEVIEW. WE BUILT RIDGEVIEW TO HOPE THAT SOMETHING COMES DOWN THE ROAD.

THAT KIND OF SOME OF THE STUFF WE HAVE TO BATTLE AS A CITY OF.

I THINK THAT'S A FAIR STATEMENT. COUNCIL MEMBER CHARLTON.

I THINK RIDGEVIEW IS A GREAT EXAMPLE. IT'S I THINK CERTAIN AREAS, BECAUSE OF THE COST ASSOCIATED WITH ARTERIALS AND COLLECTOR ROADS, WHICH ARE SIGNIFICANT. RIDGEVIEW ALONE WAS IN THE 20S OF MILLIONS OF DOLLARS.

SO OFTEN IT TAKES SOME SORT OF ACTION, WHETHER THAT BE THE CITY ON ITS OWN, FUNDING IT TO INCENT OR THESE INCENTIVES WE'RE TALKING ABOUT TONIGHT, THAT THE FUNDAMENTAL PART OF ECONOMIC DEVELOPMENT RIDGEVIW, YOU CAN BE CONSIDERED A FORM OF ECONOMIC DEVELOPMENT. WE JUST KIND OF BORE THAT BURDEN IS THE CITY ITSELF THROUGH THAT TIF ZONE.

BUT THIS IS JUST A VERSION OF THAT, THAT, YES, THESE ROADS WOULD HAVE TO BE BUILT, AND MAYBE THE DEVELOPER COULDN'T DO IT, AND WE WOULD EVENTUALLY TAKE THAT TASK TO DEVELOP THIS AREA IN THIS CORRIDOR.

AND THEN ALONG THAT, LIKE WOODSONIA FROM 83RD TO PRAIRIE STAR, THAT HAD A LOT OF DIFFERENT OWNERSHIP.

AND SO IT WAS A LOT MORE CUMBERSOME PROCESS OVER THE YEARS TO TRY AND GET THAT, GET EVERYBODY ALIGNED WITH THAT.

CORRECT. YEAH, ABSOLUTELY. THAT'S EXACTLY WHAT I WOULD SAY. THIS IS SUPPOSING WHEN YOU CONSIDER THE SBD OR THESE THINGS, THIS IS 100% OWNED DISTRICT BY ONE SINGLE DEVELOPER, IT'S MUCH EASIER TO WORK THROUGH THE NEGOTIATIONS AND THE LOGISTICS AND TECHNICALITIES OF THOSE SITUATIONS. WHEREAS WHEN YOU HAVE A SITUATION WHERE WOODSONIA NORTH OF PRAIRIE STAR WAS UPWARDS OF 7 TO 8, NINE OWNERS OVER A LONG PERIOD OF TIME, IT IS HARD TO GET EVERYONE ON THE SAME PAGE TO MOVE THOSE THINGS FORWARD.

I THINK WE WERE VERY LUCKY TO GET THAT IN AND DONE AND MOVING, AND I BELIEVE THERE ARE MOVING EVEN MORE OUT THERE.

SO YEAH, BUT THAT THAT WOULD BE THE EXACT REASON WHY THAT WAS JUST A MORE DIFFICULT LIFT, IF YOU WILL.

OKAY. THANK YOU. JOHN MICHAEL. QUICK QUESTION FOR YOU, SEAN.

IS THE IRBS IS THE 77 CAP APPLIED TO PURCHASES OR IS THAT APPLIED TO SALES TAX EXEMPTED? CAN YOU REPEAT THAT? YEAH. THE 77 MILLION IN IRBS IS THAT CAP APPLIED TO LIKE SOLD MATERIALS I GUESS IS THE QUESTION OR IS THAT 77 MILLION IN ABATED SALES TAXES? NO, THAT'S THE CAP OF WHAT THEY WOULD PURCHASE OFF.

AND THAT'S THE ISSUANCE OF BONDS WHICH THEY WOULD USE TO PURCHASE.

AND THEN THAT WOULD ENABLE THEM TO GET THE SALES TAX.

THAT NUMBER WOULD BE A GUESS ON OUR PART, WOULDN'T BE KNOWN UNTIL AFTER THE PROJECT WAS DONE.

GOTCHA. THANK YOU. OKAY. ANYTHING ELSE? I WOULD KIND OF PUT A PIECE OF PUNCTUATION ON MARK'S POINT TO SAY ALTHOUGH WE DO HAVE A LOT OF CID'S IN THE CITY THIS ONE IS THE TYPE OF PROJECT WHERE AS A DEVELOPER SAID, WE END UP WITH A $10 MILLION ROAD THAT DOESN'T END UP IN OUR CIP WHICH IS DIRECTLY PAID FOR BY PROPERTY TAXES.

SO WE YES, HAVE A LITTLE BIT OF EXPENSE AT THE RETAIL LEVEL, BUT THEN IT DOESN'T END UP COMING ON TO THE CITY'S BUDGET IN THE FORM OF A CIP PROJECT. SO AND LIKE MR. SMITH SAID THIS AREA IS RIPE FOR DEVELOPMENT.

PEOPLE WANT TO SEE ACTION HERE. SO SUPPORT THE PROJECT AND THINK THAT IT'S A SMART MOVE GOING FORWARD.

WITH THAT, I'LL ENTERTAIN A MOTION TO PASS THE ORDINANCE ESTABLISHING THE SOLERA RETAIL CENTER CID.

SO MOVED. MOTION BY AVERY. SECOND BY CRAIG. ALL THOSE IN FAVOR?

[00:35:03]

AYE. THOSE OPPOSED. MOTION PASSES. ITEM NUMBER.

THE NEXT ONE IS. I'LL ENTERTAIN A MOTION TO APPROVE THE CID DEVELOPMENT AGREEMENT WITH INTREPID LENEXA, LLC. SO MOVED. MOTION BY AVERY, SECOND BY BILL.

ALL THOSE IN FAVOR? AYE. THOSE OPPOSED? ENTERTAIN A MOTION TO ADOPT THE RESOLUTION DETERMINING THE INTENT OF THE CITY TO ISSUE UP TO $77 MILLION IN INDUSTRIAL REVENUE BONDS TO HELP ACQUIRE, CONSTRUCT AND EQUIP THE SOLERA RETAIL CENTER DEVELOPMENT.

SO MOVED. SECOND MOTION BY AVERY, SECOND BY BILL.

ALL THOSE IN FAVOR? AYE. THOSE OPPOSED? MOTION PASSES.

THANK YOU VERY MUCH. ITEM NUMBER 10 IS A CONSIDERATION OF A REZONING AND PRELIMINARY PLAN KNOWN AS PRAIRIE STAR PARKWAY CENTER FOR COMMERCIAL DEVELOPMENT ON PROPERTY LOCATED SOUTH

[10. Consideration of a rezoning and preliminary plan known as Prairie Star Parkway Center for a commercial development on property located south of Prairie Star Parkway between Gleason Road and Dunraven Street ]

OF PRAIRIE STAR PARKWAY BETWEEN GLEASON AND DUNRAVEN.

ITEM 10A IS A CONSIDERATION OF REZONING PROPERTY FROM AGRICULTURAL TO CP 2 PLANNED COMMUNITY COMMERCIAL DISTRICT.

ITEM 10B IS CONSIDERATION OF A PRELIMINARY PLAN AND PLAT FOR PRAIRIE STAR PARKWAY CENTER.

BEFORE STEPHANIE BEGINS, I'D LIKE TO ASK EACH MEMBER OF THE COUNCIL TO DISCLOSE ANY EX PARTE COMMUNICATIONS OR CONTACTS THEY'VE HAD REGARDING THIS APPLICATION.

WE'LL START WITH JOHN MICHAEL. YEAH, I'VE GOTTEN ONE EMAIL WHICH I FORWARDED TO THE PUBLIC RECORD, I BELIEVE YESTERDAY OR SUNDAY. OKAY. I'VE HAD THREE MEETINGS WITH THE DEVELOPER, ONE INITIAL AT A COFFEE SHOP AND THEN ANOTHER ONE WHERE I ATTENDED A MEETING AT SAINT JAMES TO SEE MEET WITH DIFFERENT NEIGHBORHOODS AND SEE WHAT THEIR VIEWS ON THIS PROJECT WAS. AND THEN I HAD A FOLLOW UP MEETING OR A CONFERENCE CALL LAST WEEK TO TALK ABOUT THE PROJECT AS WELL.

THANK YOU MARK. BILL. I HAD A MEETING WITH THE APPLICANT IN APRIL.

THANK YOU. AVERY. I'VE HAD NO MEETINGS. I DID RECEIVE SOME EMAILS ON THIS, BUT THOSE ARE ALSO FOR THE RECORD.

GREG. NO MEETINGS. ONE EMAIL FROM CURTIS HOLLAND TODAY.

WELL, I READ IT TODAY. IT MIGHT HAVE COME YESTERDAY. THANK YOU CHRIS.

NO MEETINGS. A COUPLE OF EMAILS AND SAME FOR ME.

JUST ONE EMAIL FROM. THAT WAS ALSO CAPTURED HERE.

GO AHEAD STEPHANIE. THANK YOU, MAYOR AND COUNCIL.

I'M STEPHANIE SULLIVAN WITH THE COMMUNITY DEVELOPMENT DEPARTMENT. AS MENTIONED, ITEM TEN IS CALLED PRAIRIE STAR PARKWAY CENTER.

IT'S LOCATED SOUTH OF PRAIRIE STAR PARKWAY BETWEEN GLEASON AND DUNRAVEN, AND THE APPLICANT IS REQUESTING APPROVAL OF A REZONING AND A PRELIMINARY PLAN/PLAT.

BOTH STAFF AND THE PLANNING COMMISSION RECOMMEND DENIAL OF THIS PROJECT.

NOW YOU CAN SEE ON THE SCREEN THE MUNICIPAL BOUNDARY OF LENEXA OUTLINED IN BLACK WITH THE PROJECT LOCATION.

DON'T EXCUSE ME. SIGNIFIED BY THE BLUE STAR HERE.

THE PROPERTY IS GENERALLY LOCATED WEST OF K SEVEN AND SOUTH OF PRAIRIE STAR PARKWAY.

THIS IMAGE HERE SHOWS AN AERIAL OF A CLOSER VIEW OF THAT SUBJECT SITE.

IT IS OUTLINED IN RED. IT'S CURRENTLY FOUR PARCELS AND AGAIN SOUTH OF PRAIRIE STAR PARKWAY BETWEEN GLEASON ON THE WEST AND DUNRAVEN ON THE EAST. THERE'S UNDEVELOPED LAND TO THE SOUTH, AND YOU CAN SEE SORT OF THE MIXTURE OF AG LAND TO THE WEST, SOME DEVELOPMENT TO THE NORTH AND THE HOSPITAL TO THE EAST.

THERE'S ALSO AN ELEMENTARY SCHOOL TO THE SOUTHWEST AT THE BOTTOM OF THE SCREEN.

ON THE LEFT SIDE OF THE SCREEN, YOU CAN SEE OUR CURRENT ZONING MAP.

THE PROPERTY, AGAIN OUTLINED IN RED, IS CURRENTLY ZONED AG, WHICH IS AGRICULTURAL.

THIS IS KIND OF A DEFAULT ZONING FOR PROPERTY AS IT'S ANNEXED INTO THE CITY.

THE PROPERTY HAS BEEN UNDEVELOPED SINCE THE TIME OF ANNEXATION.

AND THE APPLICANT IS PROPOSING A DEVELOPMENT PLAN THIS EVENING ALONG WITH THE REZONING REQUEST.

THE COMPREHENSIVE PLAN CLASSIFIES THE SITE AS OFFICE AND EMPLOYMENT CENTER WITHIN THE FUTURE LAND USE MAP.

AND YOU CAN SEE AROUND THIS PARTICULAR AREA, THERE ARE SOME OFFICE RESEARCH AND DEVELOPMENT AT THE ADVENT HOSPITAL SITE TO THE EAST, AS WELL AS TO THE SOUTH ON UNDEVELOPED PROPERTY.

THE SCHOOL IS INSTITUTIONAL. THERE'S SOME SURROUNDING SUBURBAN DENSITY RESIDENTIAL, WHICH IS TYPICALLY SINGLE FAMILY.

WE HAVE SOME DUPLEXES OVER TO THE WEST HERE THAT ARE NEWER CONSTRUCTION.

THIS LAND TO THE WEST IS CURRENTLY A AG PROPERTY, BUT IT'S GOT A RESIDENTIAL DWELLING ON IT.

WE HAVE A FIRE STATION IN THE VICINITY AS WELL ON GLEASON AND THEN SOME REGIONAL COMMERCIAL.

WITH THE CASEY'S DEVELOPMENT AND SOME OF THE SURROUNDING SITES, AS WELL AS SOME NEIGHBORHOOD COMMERCIAL TO THE NORTHEAST.

[00:40:09]

THE REQUESTED APPROVALS TONIGHT AND A LITTLE BIT MORE DETAIL IS A REZONING FROM AG TO CP TWO.

CP-2 IS A COMMUNITY COMMERCIAL TYPE ZONING DISTRICT, AND THE APPLICANT REQUESTS A PRELIMINARY PLAN APPROVAL.

AS YOU CAN SEE ON THE RIGHT SIDE OF THE SCREEN, THERE ARE NINE PAD SITES WITH COMMERCIAL USES OF VARYING FORMS, AND ACCESS IS FROM PRAIRIE STAR PARKWAY AT THE NORTH, GLEASON TO THE WEST AND DUNRAVEN TO THE EAST.

THE PRELIMINARY PLAT CALLS FOR NINE LOTS, ONE FOR EACH PAD, AND THEN TWO TRACKS AND THE TRACKS ARE COMPOSED OF THE ACCESS DRIVES INTERNAL TO THE SITE, BOTH NORTH SOUTH AND EAST WEST, AND THEN THE DETENTION AREA IN ANOTHER TRACT.

NOW ON THE SCREEN, YOU'LL SEE A SIDE BY SIDE OF THE REZONING REQUEST.

ON THE LEFT SIDE OF THE SCREEN IS THE SAME IMAGE I SHOWED YOU A COUPLE SLIDES AGO WITH THE CURRENT ZONING, AND THEN THE PROPOSED REZONING SHOWS THAT PARTICULAR PROPERTY REZONED TO CP-2.

YOU CAN SEE THERE IS ONE OTHER SITE ZONED CP-2 IN THE VICINITY CLOSER TO THE K SEVEN AND PRAIRIE STAR PARKWAY INTERCHANGE.

OTHER PROPERTIES IN THE VICINITY ARE ZONED FOR AG, RP-1, R-1 AND CPO WITH SOME NPO AND OTHER RESIDENTIAL TYPE ZONING RS TO THE NORTHWEST.

AS ALWAYS, WHEN WE HAVE A REZONING APPLICATION, WE GO THROUGH THE 13 CRITERIA FOR REZONING.

EACH ONE OF THESE CRITERIA ARE RESPONDED TO IN DETAIL WITHIN THE PLANNING COMMISSION STAFF REPORT IN YOUR PACKET TONIGHT FOR MY PRESENTATION, I'M GOING TO FOCUS ON NUMBER SIX AND NUMBER EIGHT.

NUMBER SIX IS THE SUMMARIZED AS THE POTENTIAL GAIN TO THE PUBLIC BY DENYING THE APPLICATION.

AND NUMBER EIGHT IS CONFORMANCE WITH THE COMPREHENSIVE PLAN.

FOR CRITERIA SIX, STAFF WOULD LIKE TO HIGHLIGHT THAT BY DENYING THE APPLICATION, IT MAINTAINS THE PROPERTY'S OPPORTUNITY FOR OFFICE AND EMPLOYMENT CENTER USES AS CLASSIFIED IN THE COMPREHENSIVE PLAN, AND IT MEETS GOAL AND IT WOULD OFFER THE ABILITY TO MEET GOALS RELATED TO ECONOMIC GROWTH WITHIN THE CITY.

DENIAL WOULD LESSEN THE IMPACT OF VEHICLE TRAFFIC BECAUSE THE PROPOSED AUTO ORIENTED USES TYPICALLY INCLUDE EXPANDED HOURS OF OPERATION AND GENERATE MORE TRAFFIC THAN AN OFFICE DEVELOPMENT MIGHT. AND THE OTHER BULLET I HAVE ON THIS SLIDE IS THAT DENIAL WOULD SUPPORT THE VIABILITY OF THE EXISTING AND PLANNED AUTO ORIENTED COMMERCIAL AREAS NEAR THE HIGHWAY INTERCHANGES THAT ARE REFLECTED IN THE COMPREHENSIVE PLAN.

FOR CRITERIA EIGHT. I'D LIKE TO HIGHLIGHT SOME POINTS ON THE CONFORMANCE WITH THE COMPREHENSIVE PLAN.

THE PROPERTY IS CLASSIFIED FOR OFFICE AND EMPLOYMENT CENTER ON OUR FUTURE LAND USE MAP WITHIN THE COMPREHENSIVE PLAN.

AGAIN, I'D LIKE TO HIGHLIGHT THAT THE COMPREHENSIVE PLAN WAS ADOPTED ALMOST EXACTLY TWO YEARS AGO.

IT WAS EARLY JULY OF 2024. AND THE CITY DOES REVIEW THE COMPREHENSIVE PLAN ANNUALLY, TYPICALLY AT THE END OF EACH YEAR.

THE CORRESPONDING ZONING THAT WOULD BE IMPLEMENTING THAT CLASSIFICATION OF OFFICE AND EMPLOYMENT CENTER IS CPO AND NPO, NOT CP-2 AS REQUESTED. THE COMPREHENSIVE PLAN IS AN ADOPTED POLICY FRAMEWORK THAT'S MEANT TO GUIDE DECISIONS UNLESS THERE IS A COMPELLING REASON TO DEPART FROM IT. AND YOU CAN SEE ON THE SCREEN HERE AN EXCERPT FROM BOTH THE MAP AND THE ACTUAL COMPREHENSIVE PLAN LANGUAGE.

I JUST WANT TO HIGHLIGHT A COUPLE OF THINGS FROM THIS EXCERPT ON THE RIGHT SIDE OF THE SCREEN.

AN OFFICE DEPLOYMENT CENTER ACCOMMODATES BUILDINGS USED FOR CONDUCTING BUSINESS WHERE LITTLE TO NO SALES, MANUFACTURING, OR WAREHOUSING OCCUR. OFFICE AND EMPLOYMENT CENTERS MAY INCLUDE CAMPUS TYPE DEVELOPMENT AS WELL AS STANDALONE BUILDINGS, AND COULD INCLUDE SINGLE OR MULTIPLE TENANTS.

PRIMARY USES TEND TO BE OFFICE OR MEDICAL. IN CONTRAST, THE APPLICANT IS REQUESTING CP-2 ZONING, WHICH CORRESPONDS TO THE CLASSIFICATION OF COMMUNITY COMMERCIAL WITHIN THE FUTURE LAND USE MAP OF THE COMPREHENSIVE PLAN.

THE SITE IS NOT CLASSIFIED FOR COMMUNITY COMMERCIAL CURRENTLY IN THE COMPREHENSIVE PLAN.

SO THERE IS A CONFLICT THERE BETWEEN THE CURRENT CLASSIFICATION AND THE PROPOSED ZONING.

IF THE SITE WERE REZONED TO CP-2, THERE IS NO MECHANISM TO RESERVE A CERTAIN PORTION OF THE SITE EXCLUSIVELY FOR OFFICE USES.

DEVELOPMENT PLANS CAN CHANGE OVER TIME, BUT THE ZONING IS GOING TO REMAIN REGARDLESS OF HOW THIS PLAN MAY EVOLVE INTO FINAL PLAN AS IT PROGRESSES, IF APPROVED. AND THE ONLY WAY TO ESSENTIALLY GET BACK SOME OF THAT OFFICE RESERVATION OF LAND USE IS TO REZONE IT BACK AGAIN.

[00:45:04]

IN CONTRAST TO WHAT WE SAW ON THE PREVIOUS SLIDE FROM THE COMPREHENSIVE PLAN, COMMUNITY COMMERCIAL CENTERS ARE LARGE SCALE COMMERCIAL DEVELOPMENTS THAT INCLUDE A MIX OF GOODS AND SERVICES THAT ARE PRIMARILY ACCESSED BY CAR.

COMMUNITY COMMERCIAL CENTERS OFTEN HAVE TWO OR MORE ANCHOR TENANTS, WHICH COULD INCLUDE A DISCOUNT STORE, SUPERMARKET OR LARGE SPECIALTY STORE, AND ARE DEVELOPED ON LAND 10 TO 40 ACRES IN SIZE.

THE PRIMARY USES ARE COMMERCIAL, RETAIL SERVICE, FOOD AND DRINK AND ENTERTAINMENT, AND CULTURAL.

SO THERE IS A DISTINCT DIFFERENCE BETWEEN THE TWO TYPES OF CLASSIFICATIONS.

I CREATED A LITTLE TABLE HERE JUST TO GIVE YOU SOME SIDE BY SIDE, SIMPLE TERMS AND DIFFERENCES BETWEEN THE REQUESTED CP-2 ZONING THAT THE APPLICANT IS LOOKING FOR ON THE LEFT. AND THEN THE COMPREHENSIVE PLAN WOULD CALL FOR EITHER CP OR NPO TYPE ZONING TO CARRY OUT THE CURRENT CLASSIFICATION OF OFFICE AND EMPLOYMENT CENTER. SO THE DIFFERENCES HERE IS CUSTOMERS VERSUS EMPLOYEES DAY AND EVENING ACTIVITY VERSUS REGULAR BUSINESS HOURS FOR OFFICE RETAIL DESTINATIONS VERSUS OFFICES, HIGHER WEEKEND ACTIVITY VERSUS LOWER WEEKEND ACTIVITY DELIVERY FREQUENCY.

IT'S GOING TO BE HIGHER IN CP-2 MOST LIKELY. AND THEN WITH CP-2 THERE'S LIKELY CONSTANT VEHICULAR ACTIVITY.

WHEREAS IN AN OFFICE DISTRICT IT'S MORE CONCENTRATED AT CERTAIN HOURS WHEN PEOPLE ARE COMING TO WORK OR LEAVING WORK.

THIS NEXT SLIDE THAT ALSO SPEAKS TO CRITERIA EIGHT.

I KNOW WE HAVE A LOT GOING ON HERE. I'M GOING TO WALK THROUGH EACH ONE OF THESE IMAGES WITH YOU. THE COMPREHENSIVE PLAN VISION REALLY TALKS ABOUT THAT OFFICE AND EMPLOYMENT CENTER CLASSIFICATION. HAVING A NEIGHBORHOOD NODE IN THIS AREA AND PRESERVING THE SCENIC PRAIRIE STAR PARKWAY CORRIDOR.

AS YOU GET AWAY FROM THE INTERCHANGES AT K7 AND K10 ALONG PRAIRIE STAR PARKWAY.

THIS IMAGE HERE, THE LARGEST ONE ON THE BOTTOM OF THE SCREEN.

WE MADE A MAP TO DEMONSTRATE THE OTHER AREAS ALONG PRAIRIE STAR PARKWAY AND THIS GENERAL VICINITY THAT ARE CLASSIFIED FOR COMMERCIAL TYPE USES ALONG THE CORRIDOR. THE PROPERTIES YOU SEE IN PINK HERE ARE CLASSIFIED IN THE COMPREHENSIVE PLAN FOR NEIGHBORHOOD COMMERCIAL.

THIS IS A LOWER INTENSITY TYPE COMMERCIAL, BUT WOULD ALLOW SOME LIMITED TYPE COMMERCIAL USES THAT ARE A LITTLE BIT MORE INTENSE THAN THIS OFFICE AND EMPLOYMENT CLASSIFICATION WE'RE TALKING ABOUT THAT THE SITE IS CURRENTLY CLASSIFIED FOR.

AND THEN IN RED, MOSTLY CONCENTRATED RIGHT AT THE INTERCHANGES, WHICH INCLUDES STARS HERE.

THIS IS K10 AND CANYON CREEK BOULEVARD. THIS IS K SEVEN AND PRAIRIE STAR PARKWAY.

THOSE RED AREAS ARE GOING TO BE YOUR COMMUNITY COMMERCIAL CLASSIFICATIONS.

AND THAT'S GOING TO BE YOUR HIGHER INTENSITY TYPE COMMERCIAL USES.

YOU CAN ACTUALLY SEE HERE JUST ON THE OTHER SIDE OF K SEVEN IS THE SOLERA SITE THAT WE JUST HEARD ABOUT THE CID.

SO JUST TO GIVE YOU AN IDEA, THERE ARE OTHER COMMUNITY COMMERCIAL AREAS IN THE VICINITY.

THIS SITE HERE JUST TO THE NORTHEAST INCLUDES SOME OF THAT.

AND THIS SITE I BELIEVE IT'S CALLED RESERVE PLAZA IS NOT EVEN FULLY DEVELOPED AT THIS TIME.

THERE'S ALSO DEVELOPMENT OPPORTUNITIES IN THIS NORTHEAST AREA OF K SEVEN AND PRAIRIE STAR PARKWAY, AND SOME APPROVED PLANS, OR AT LEAST REZONINGS DOWN HERE AT K TEN AND CANYON CREEK BOULEVARD.

THE NEXT IMAGE I WANT TO SPEAK TO IS THE NEIGHBORHOOD NODE BULLET POINT.

THIS IS JUST AN EXCERPT OF A LARGER NEIGHBORHOOD NODE MAP.

AND THESE BLUE TARGET EYEBALL LOOKING THINGS HERE YOU SEE ON THIS MAP ARE JUST A FEW OF THE NEIGHBORHOOD NODES.

IN THIS PARTICULAR VICINITY YOU CAN SEE THE SUBJECT SITE HAS A NEIGHBORHOOD NODE OVER IT HERE.

AND THERE'S ANOTHER ONE TO THE WEST, ANOTHER ONE TO THE EAST AT MONTICELLO.

SO THERE ARE SEVERAL KEY POINTS WITHIN THE CITY OF LENEXA, WHERE WE'VE IDENTIFIED AREAS WHERE WE CAN ESTABLISH A NEIGHBORHOOD NODE.

AND WE HAVE ONE QUESTION, PLEASE. THANK YOU STEPHANIE, THAT WESTERN NODE.

WHAT STREET IS THAT? THAT IS. IS THAT SHADY BEND? IT MIGHT BE SHADY BEND. YEAH. YEAH. SHADY BEND.

ARE THERE SOME FARTHER WEST OF THAT ALSO, BEFORE YOU GET DOWN TO HIGHWAY TEN? I BELIEVE THERE'S ONE OTHER ONE. I DIDN'T WANT TO PUT THE ENTIRE MAP ON THE SCREEN HERE, BUT I WANT TO SAY WE HAVE MAYBE A DOZEN DIFFERENT NODES ON OUR MAP IN THE COMPREHENSIVE PLAN. WELL, JUST THINKING OF PRAIRIE STAR, YOU GOT SOMETHING THERE?

[00:50:02]

JUST FOR THAT PURPOSE. THERE YOU GO. YOU'RE RIGHT.

WE GOT A BUNCH. YEAH. WHAT I'M SHOWING, BILL, IS THE ENTIRE NEIGHBORHOOD NODES MAP, WITH ADDITIONAL ONES GOING TO THE WEST. IT DOESN'T LOOK LIKE THERE'S ANOTHER ONE TO THE WEST, BUT THANK YOU.

THANK YOU. MAYOR. OKAY. WE WANTED TO HIGHLIGHT ONE AREA THAT WE CONSIDER HAS SOME SUCCESSFUL NODES THAT'S EXISTING, AND THAT IS IN THE SOUTH LAKE BUSINESS PARK.

YOU CAN SEE IN THE BOTTOM RIGHT CORNER OF THE SCREEN HERE.

I JUST GRABBED AN AERIAL IMAGE OF PART OF THAT BUSINESS PARK TO SHOW YOU KIND OF WHAT WE MEAN BY HAVING AN OFFICE AREA WITH A NODE.

AND I WOULD LIKE TO HIGHLIGHT HERE A LOT OF THE PEDESTRIAN TRAILS THAT GO AROUND THE LAKES IN SOUTH LAKE.

THEY ALSO CONNECT TO THOSE EMPLOYMENT CENTERS HERE.

THERE'S A LOT OF OFFICE BUILDINGS IN THIS PARTICULAR AREA, AND THEY CAN ALL HAVE THEIR EMPLOYEES AND EVEN MEMBERS OF THE PUBLIC ENJOY THESE TRAILS THROUGHOUT THE DEVELOPMENT. THE LAST THING I WANTED TO POINT OUT IS THE PRAIRIE STAR PARKWAY CORRIDOR, AND JUST THE ESTHETIC BEHIND WHAT THE COMPREHENSIVE PLAN AND STAFF IS TRYING TO CARRY OUT WITH THE PLAN HERE.

THIS IS A CURRENT OR SOMEWHAT CURRENT STREET VIEW OF THE PARTICULAR AREA.

THE SUBJECT SITE IS ON THE LEFT SIDE OF THIS VIEW HERE.

THIS IS THE UNDEVELOPED LAND. AND THEN YOU CAN KIND OF SEE SOME OF THE HOUSES THAT ARE NORTH OF THE SITE.

AND THAT'S APPROXIMATELY HERE ON THE MAP. IF YOU'RE WONDERING WHERE THAT IMAGE IS KIND OF TAKEN FROM ON THE STREET VIEW, BUT WE HAVE SORT OF A BOULEVARD TYPE FEEL OF PRAIRIE STAR PARKWAY, AND THE INTENSITY FOR COMMERCIAL IS SUPPOSED TO BE FOCUSED TOWARD THOSE INTERCHANGES.

SO AGAIN, WHERE YOU SEE THOSE YELLOW STARS AT K7 AND K10, AND THEN THERE WILL BE SOME AREAS IN PINK THAT WOULD FACILITATE MORE NEIGHBORHOOD LEVEL INTENSITY COMMERCIAL.

THIS PARTICULAR SUBJECT SITE IS NOT IDENTIFIED AS ONE OF THOSE AREAS AT THIS TIME.

MARK. THANKS, STEPHANIE. CAN YOU ELABORATE A LITTLE BIT ON THE NEIGHBORHOOD COMMERCIALS? LIKE WHAT KIND OF USES CAN GO IN THERE? YES. SO NEIGHBORHOOD COMMERCIAL WOULD BE SOMETHING WE LOOK AT, MAYBE LIKE A CP-1 TYPE ZONING. AND CP-1 ZONING IS GOING TO ALLOW, FOR EXAMPLE, A RESTAURANT, BUT NOT A DRIVE THRU RESTAURANT. A BANK, BUT MAYBE NOT A DRIVE THRU BANK.

SO IT'S NOT GOING TO BE AS AUTO CENTERED AS WHAT THE APPLICANT IS PROPOSING, BUT IT WILL ALLOW SOME LIMITED LIKE RETAIL AND SERVICE TYPE USES. THANK YOU. SO IN CONTRAST TO WHAT THE COMPREHENSIVE PLAN CALLED FOR ON MY LAST SLIDE HERE IS THE APPLICANT SITE PLAN WITH A COUPLE THINGS I'D LIKE TO HIGHLIGHT.

GIVEN THIS DEVELOPMENT WITH THE NINE PAD SITES, THE MAJORITY OF THE SITES INCLUDE AUTO CENTRIC USES WITH DRIVE THRUS.

THOSE ARE CIRCLED IN YELLOW ON THE SCREEN. SO PAD ONE HAS A DRIVE THRU.

PAD TWO. PAD THREE IS A BANK WITH A DRIVE THRU PER THEIR PLAN.

PAD FOUR HAS A DRIVE THRU, PAD NINE HAS A PHARMACY DRIVE THRU, AND THEN OBVIOUSLY HAVING A GAS STATION AS AN AUTO CENTRIC USE AS WELL.

AT THIS TIME THE PAD SIX, SEVEN, AND EIGHT ARE CALLED OUT MORE FOR JUST MULTI-TENANT TYPE COMMERCIAL USES AND ARE NOT SHOWING DRIVE THRUS.

BUT AGAIN, IF REZONE TO CP-2, THEY COULD ASK FOR DRIVE THRUS IN THAT AREA OF THE SITE AS WELL, POTENTIALLY. THERE'S PARKING THROUGHOUT THE SITE AS EXPECTED AND MANY PLACES WHERE THERE COULD BE PEDESTRIAN AND VEHICULAR CONFLICTS BECAUSE OF ALL OF THE DRIVE THRUS THAT YOU SEE.

HERE IS ANOTHER COMPARISON SLIDE TO KIND OF WRAP UP THE DISCUSSION ON THE REZONING CRITERIA.

THE LEFT SIDE OF THE SCREEN HERE IS THE COMPREHENSIVE PLAN.

AND THEN THE RIGHT SIDE IS COMPARING TO THE APPLICANT'S PLAN.

THE ZONING AND THE FUTURE LAND USE CLASSIFICATIONS ARE DIFFERENT HERE.

IDEALLY, THE COMPREHENSIVE PLAN WOULD SEE NPO OR CPO ZONING HERE.

THE APPLICANT'S PLAN PROPOSES CP-2 ZONING. THERE'S MORE EMPLOYMENT FOCUSED USES PER THE COMP PLAN VERSUS RETAIL, RESTAURANT, GAS STATION AND DRIVE THRUS IN THE APPLICANT'S PLAN.

THE THERE IS A WALKABLE NEIGHBORHOOD NODE NOTED IN THE COMPREHENSIVE PLAN AT THIS LOCATION.

WHEREAS THESE ARE MOSTLY AUTO ORIENTED PAD SITES CONNECTED PUBLIC GATHERING SPACES VERSUS PARKING LOTS AND DRIVE AISLES THAT SEPARATE THE BUILDINGS, OFFICE AND EMPLOYMENT OPPORTUNITIES VERSUS REDUCING THE LONG TERM EMPLOYMENT POTENTIAL WITH TYPICAL OFFICE DEVELOPMENT.

[00:55:07]

AND THERE'S PREDICTABLE WEEKDAY COMMUTER TRAFFIC WITH THE COMPREHENSIVE PLAN DESIGNATION VERSUS CUSTOMER TRAFFIC THROUGHOUT THE DAY AND EVENINGS AND WEEKENDS WITH THE APPLICANTS PLAN. AND LASTLY, COMMERCIAL IS USUALLY CONCENTRATED NEAR THE INTERCHANGES, NOT FURTHER AWAY FROM THEM PER THE COMPREHENSIVE PLAN, AND IN THIS CASE, THE COMMUNITY COMMERCIAL IS NOT NECESSARILY DIRECTLY ADJACENT TO THE INTERCHANGE. SO THAT WAS THE DISCUSSION ON THE REZONING REQUEST.

I'LL GO THROUGH THE PLAN AND PLAT QUICKLY HERE TO GIVE YOU A LITTLE BIT MORE CONTEXT ABOUT THAT COMPONENT OF THE APPLICANT'S REQUEST THIS EVENING.

AS MENTIONED, THE PRELIMINARY PLAN SHOWS THESE NINE PAD SITES WITH VARIOUS COMMERCIAL TYPE USES.

IT ALSO INCLUDES THIS NORTH SOUTH ROAD OFF PRAIRIE STAR PARKWAY AND THEN AN EAST WEST SPINE ROAD, IF YOU WILL. THAT TURNS DOWN A LITTLE BIT FURTHER SOUTH OF PAD NINE TO GET TO DUNRAVEN STREET HERE.

THERE'S ALSO A DETENTION AREA THAT YOU SEE IN BLUE ON THE SOUTH SIDE OF THE SITE.

THE PRELIMINARY PLAT SHOWS THE LOT LAYOUT HERE, AND I'VE HIGHLIGHTED WITH RED ARROWS THOSE ACCESS POINTS AGAIN IN CASE YOU'D LIKE TO SEE THE PUBLIC STREET ACCESS. I'D LIKE TO HIGHLIGHT A FEW THINGS ABOUT SITE DESIGN HERE.

THE APPLICANT DID SHOW A LOT OF SIDEWALKS THROUGHOUT THE SITE.

AS MENTIONED, THAT ALSO MEANS THERE'S A LOT OF CONFLICT POINTS WITH VEHICLES AND PEDESTRIANS POTENTIALLY THROUGHOUT THE SITE.

THE APPLICANT IS ALSO SHOWING WHAT THEY ENVISION AS THEIR NEIGHBORHOOD NODE BETWEEN PAD SEVEN AND PAD EIGHT, WHERE THEY'VE PROVIDED SOME PUBLIC OUTDOOR SPACE.

DEVIATION WISE. THIS GRAPHIC SHOWS A FEW RED ARROWS WHERE THE APPLICANT IS REQUESTING DEVIATIONS.

BECAUSE EACH OF THESE PAD SITES IS ON ITS OWN PROPERTY, ITS OWN PARCEL LINES, THERE ARE SOME SETBACKS THAT AREN'T MET.

THIS IS PRETTY TYPICAL IN THIS TYPE OF MULTI SITE COMMERCIAL DEVELOPMENT.

USUALLY WE'D SEE THESE MORE LIKE A PLANNED UNIT DEVELOPMENT OR PUD, AND WE WOULDN'T NECESSARILY CALL THEM OUT AS DEVIATIONS.

IT WOULD JUST BE PART OF THE OVERALL DEVELOPMENT PLAN.

GENERALLY WITH THIS TYPE OF DEVELOPMENT STAFF IS SUPPORTIVE OF THE LESSER SETBACKS.

GIVEN THIS DEVELOPMENT COMING IN AS A WHOLE AND AS A COHESIVE PLAN.

AND THEN WE ALSO HAVE SOME SAMPLE ARCHITECTURE ON HERE.

I DIDN'T PUT ALL OF THE ELEVATIONS ON HERE, BUT THIS IS TO GIVE YOU A GENERAL IDEA OF WHAT THE LOOK OF THE BUILDINGS WOULD BE MASONRY WITH A LOT OF GLAZING AND FLAT ROOFS. I DO WANT TO CLARIFY BEFORE MENTIONING THE RECOMMENDATION HERE THAT STAFF RECEIVED ONE EMAIL REGARDING TRAFFIC PRIMARILY FOR THIS THIS PROJECT FROM THE PUBLIC.

THERE WAS NO ONE THAT SPOKE AT THE PUBLIC HEARING, EITHER IN SUPPORT OR OPPOSITION OF THE PROJECT.

AND STAFF AND THE PLANNING COMMISSION RECOMMEND DENIAL OF REZONING THE PROPERTY.

AND ALSO DENIAL OF THE PRELIMINARY PLAN AND PLAT.

ONE LAST THING STAFF DID ALSO TRY TO WORK WITH THE APPLICANT ON A COMPROMISE WHERE STAFF SAID THAT THERE COULD BE MAYBE THREE ACRES OR SO OF PROPERTY ZONED CP-1 TO ACCOMMODATE SOMETHING LIKE A GAS STATION THAT COULD BE WITH A SPECIAL USE PERMIT IN CP-1.

HOWEVER, THE BALANCE OF THE SITE SHOULD BE ZONED THEN CPO OR NPO TO CARRY OUT THAT OFFICE AND COMMERCIAL TYPE OR SORRY OFFICE AND EMPLOYMENT TYPE USE.

THE APPLICANT DID NOT PURSUE THAT COMPROMISE AND INSTEAD IS PURSUING THEIR ORIGINAL REQUEST OF CP-2 WITH THE PLAN YOU SAW THIS EVENING IN THE PRESENTATION.

SO WITH THAT AGAIN THE RECOMMENDATION FROM STAFF IS DENIAL AND THE GOVERNING BODY ACTIONS ARE ON THE SCREEN FOR YOUR CONSIDERATION TO EITHER ADOPT THE RECOMMENDATION OF DENIAL, OVERRIDE THE RECOMMENDATION, OR RETURN TO THE PLANNING COMMISSION WITH SPECIFIC DIRECTION.

AND THAT CONCLUDES MY PRESENTATION. THANK YOU.

THERE ARE QUESTIONS FOR STEPHANIE BEFORE WE MOVE ON TO THE APPLICANT.

AVERY. STEPHANIE, THAT LAST POINT REALLY RESONATED WITH ME.

I'M SOMETIMES BAD WHEN IT COMES TO ACREAGE AND COMPARING.

CAN YOU GO BACK TO THE MAP AND GIVE ME A SORT OF A PERSPECTIVE AS TO WHAT THAT THREE ACRES LOOKS LIKE? THAT WOULD BE THE COMPROMISE THAT WAS APPARENTLY REJECTED.

SURE. THE OVERALL SITE IS ABOUT 17 ACRES. AND SO WHAT WE WERE ENVISIONING WAS THAT MAYBE THIS UPPER CORNER, YOU CAN SEE PAD FIVE IS 2.26 ACRES. MAYBE THIS NORTHEAST CORNER OF THE SITE BECOMES CP-1 BECAUSE IT'S THE CLOSEST TO THE INTERCHANGE,

[01:00:08]

ALTHOUGH IT'S AGAIN, NOT DIRECTLY ADJACENT TO THE INTERCHANGE.

BUT THAT FELT THE MOST COMPATIBLE. IT'S AWAY FROM THE SCHOOL AND THE RESIDENTIAL AREA.

AND SO IF THERE WAS GOING TO BE ADDITIONAL AUTO CENTRIC USE THAT FELT TO US LIKE THE MORE APPROPRIATE AREA OF THE SITE TO PROPOSE THAT CP-1 THERE.

AND AGAIN, THE REMAINDER OF THE SITE WOULD IDEALLY, FROM THE COMP PLANS PERSPECTIVE, BE ABLE TO BE OFFICE RELATED ZONING.

OKAY. THANK YOU. I NOTICED SORT OF A THEME IN SOME OF WHAT I READ AS WELL, THAT SEEMED AS THOUGH THE PROPOSAL ALSO BY THE APPLICANT ALSO MAY NOT YIELD AS STRONG OF A, BE AS STRONG OF A JOBS PRODUCER FOR OUR COMMUNITY.

COULD YOU MAYBE TALK TO ME JUST BRIEFLY ABOUT THAT AS WELL? OR DID I MISUNDERSTAND SORT OF WHAT I READ? YEAH.

NO, I DON'T THINK YOU MISUNDERSTOOD. I THINK A KEY COMPONENT OF THE COMPREHENSIVE PLAN IS TO KIND OF EARMARK OR RESERVE CERTAIN AREAS OF THE CITY FOR CERTAIN TYPES OF USES SO THAT, YOU KNOW, JUST BECAUSE MAYBE SOMEONE WANTS TO DEVELOP COMMERCIAL SOMEWHERE OR WANTS TO DEVELOP MULTIFAMILY SOMEWHERE, AND THAT'S THE MOST VIABLE THING IN THE MARKET TODAY.

AND THEY WANT TO MOVE FORWARD WITH THAT. THE COMPREHENSIVE PLAN IS LOOKING AT A LARGER, LONGER TIME SPAN OF MAKING SURE THAT THERE IS A VARIETY OF LAND DEVELOPMENT OPPORTUNITIES AND DIFFERENT USES TO DIVERSIFY THE TAX BASE AS WELL.

AND WITH THESE TYPES OF COMMERCIAL USES, YOU'LL OBVIOUSLY HAVE PEOPLE WORKING AT THE RESTAURANTS, WORKING AT THE BANK, WORKING AT THE PHARMACY, THAT TYPE OF THING. THOSE MIGHT NOT BE THE SAME TYPE OF JOBS THAT YOU WOULD GET WITH SOME MORE ESTABLISHED OFFICE USERS THAT MAYBE HAVE LONGER TENURES, MAYBE HAVE HIGHER SALARIES, THOSE TYPES OF THINGS. AND THAT SORT OF BRINGS ME TO MY NEXT QUESTION, WHICH IS, I DON'T WANT TO MAKE THIS A WHOLE DISCUSSION ON WHAT OUR COMPREHENSIVE PLAN IS SUPPOSED TO BE, BUT COULD YOU IS THERE PERHAPS SOME HISTORY AS TO WHY THIS SPECIFIC PLOT OR PIECE OF LAND WAS EARMARKED FOR OFFICE AND, SAY, NOT COMMERCIAL OR RESIDENTIAL COMMERCIAL? IF YOU GO BACK TO THE SLIDE THAT SHOWS THE SORT OF RED AND THE PINKS I'M, YOU KNOW, I DON'T LIVE OVER THERE, BUT I'LL SAY, YOU KNOW, IT'S VERY NOTICEABLE THAT IN THAT SPACE, THERE AREN'T VERY MANY RESTAURANTS OR PLACES TO GO.

AND I AM TRYING TO STILL UNDERSTAND WHILE CERTAINLY THERE IS, YOU KNOW, THE NEW DEVELOPMENT GOING ON JUST EAST OF K SEVEN TO THE WEST OF THAT YOU KNOW, I'M NOT ENTIRELY SURE WHERE WE SEE, SAY RESTAURANTS OR OTHER NEIGHBORHOOD NODE CHARACTERISTICS. AND I'M JUST TRYING TO UNDERSTAND WHEN YOU USE THE, THE I'M BLANKING ON THE NAME OF THE DEVELOPMENT IN THE BOTTOM RIGHT.

HELP ME HERE. IN THE BOTTOM RIGHT. SO YEAH, NO NO NO, I'M SORRY.

THE ACTUAL IMAGE OF SOUTH LAKE, IS IT? YEAH. HOW EXACTLY IS IT SOUTH LAKE THAT DEVELOPMENT OR COMMERCIAL OFFICE SPACES? HOW DOES THAT PROMOTE A NEIGHBORHOOD NODE? COULD YOU MAYBE GO INTO THAT JUST BRIEFLY? IT MAY NOT BE A RESIDENTIAL NEIGHBORHOOD, BUT IT IS THE NEIGHBORHOOD OF THAT OFFICE DISTRICT, IF YOU WILL. SO WHEN WE ALL SPEND QUITE A LOT OF TIME IN OUR OFFICE DISTRICTS, IF YOU WILL, SO THAT IS CARRYING OUT THE VISION OF A NEIGHBORHOOD NODE BY PROVIDING THE TRAILS FOR PEOPLE TO WALK DURING OR AFTER OR BEFORE THE WORK DAYS THERE AND HAVING THAT SORT OF PUBLIC COMMUNITY SPACE AND NOT ALL OFFICE DEVELOPMENTS HAVE THAT.

SO THAT'S SOMETHING THAT THE CITY WANTS TO PROMOTE ELSEWHERE.

AND HAVE THAT PAIR WITH LIKE A NEIGHBORHOOD NODE DOESN'T HAVE TO BE JUST IN A RESIDENTIAL AREA.

IT CAN BE IN A COMMERCIAL AREA. IT CAN BE EVEN IN AN INDUSTRIAL AREA, POSSIBLY WE WANT TO HAVE THESE NICE AMENITIES, BUT IT'S NOT TIED TO A CERTAIN TYPE OF LAND USE OR ZONING.

IT'S JUST STRATEGICALLY PLANNED THROUGHOUT THE CITY ON OUR COMPREHENSIVE PLANS MAP.

ONE OTHER POINT YOU HAD MENTIONED, YOU KNOW, YOU ASKED WHY IS THIS PARTICULAR SITE NOT EARMARKED OR PLANNED AND CLASSIFIED FOR A COMMERCIAL TYPE USE? IN, IN SHORT, AGAIN, LIKE I MENTIONED, THOSE MORE INTENSE TYPE COMMERCIAL USES ARE TO BE CONCENTRATED NEARER THE INTERCHANGES OF K7 AND K10.

AND YOU CAN SEE THERE ARE SOME PINK AREAS HERE THAT ARE STRATEGICALLY EARMARKED ALONG MORE OF THE RESIDENTIAL CORRIDOR.

THOSE ARE MEANT TO SERVE THOSE ADJACENT NEIGHBORHOODS WITH SOME OF THE SERVICES THAT PEOPLE ABSOLUTELY WOULD LIKE TO HAVE.

AND LIKE I MENTIONED BEFORE TOO, WE HAVE SOME OF THESE AREAS THAT DO HAVE ZONING ENTITLEMENTS THAT COULD BE DEVELOPED CONCEIVABLY WITHIN THE NEXT YEAR.

SHOULD WE HAVE SOMEONE YOU KNOW THAT IS RIPE FOR DEVELOPMENT WITH A PLAN WE COULD GET MORE RESTAURANTS IN THIS AREA.

[01:05:05]

WE HOPE TO GET, YOU KNOW, SOLERA'S DEVELOPMENT WITH WORK, MORE COMMERCIAL AS WE JUST TALKED ABOUT.

SO THERE ARE AREAS IN THIS GENERAL VICINITY THAT ARE PLANNED FOR THAT.

STAFF JUST DID NOT FEEL THAT THIS PARTICULAR SITE WAS SUITABLE FOR THE PROPOSED PLAN IN FRONT OF YOU THIS EVENING.

SURE. AND THEN JUST TO ADD SOME SPECIFICITY AROUND, PARTICULARLY THE, THE COMMERCIAL NEIGHBORHOOD COMMERCIAL, EXCUSE ME A VERY LARGE PORTION OF THAT LAND IS A CHURCH.

IS IT NOT? AM I MISTAKEN? SO THERE IS A CHURCH IN THIS AREA.

THERE'S ALSO SOME COMMERCIALLY ZONED PAD SITES THAT ARE UNDEVELOPED NORTH OF CASEY'S.

YEAH. IF I CAN FIND A DIFFERENT MAP HERE YOU CAN KIND OF SEE IT ON THIS.

JUST TRYING TO UNDERSTAND SORT OF THE REALISTIC POTENTIAL FOR OTHER COMMERCIAL DEVELOPMENT IN THAT AREA.

SO IF I, STEPHANIE, IF I MAY PART OF THE COMPREHENSIVE PLAN DISCUSSION WAS AROUND WHAT OUR BIG BOULEVARDS AND CORRIDORS LOOK LIKE. 87TH STREET PARKWAY, WHICH EVERYONE IS FAMILIAR WITH, IS A LONG STRAIGHT ROAD WITH A LOT OF PAD SITES, A LOT OF DRIVE THROUGH, A LOT OF COMMERCIAL.

PRAIRIE STAR PARKWAY, ESPECIALLY IN THIS AREA, IS NOT INTENDED TO BE THAT.

THAT'S WHY WE HAVE THESE ROUNDABOUTS. IT'S SORT OF A WINDING ROAD AND THE NODES ARE INTENDED TO BE FOCUSED PLACE PLACES FOR COMMERCIAL.

SO YOU DON'T HAVE THAT SORT OF LINING UP OF DRIVE THRU'S AND COMMERCIAL USES ALONG THAT ROAD.

IT'S JUST MEANT TO BE SORT OF A DIFFERENT VIEW CORRIDOR, DIFFERENT EXPERIENCE OF DRIVING DOWN THAT BOULEVARD WHERE YOU HAVE A MIXTURE OF USES, SOME OF THEM BEING LESS INTENSE RATHER THAN SORT OF THAT LINING UP LIKE YOU SEE ON 87TH STREET PARKWAY.

SURE. NO, I APPRECIATE THAT FULLY. I THINK SORT OF TO THE POINT A RESIDENT MADE EARLIER IN THIS AREA, YOU KNOW, ACCESS TO, SAY, GROCERY STORE AND OTHER AMENITIES THAT I THINK OF WHEN I THINK OF A NEIGHBORHOOD NODE UNDERSTANDING.

AGAIN, EVERYONE'S VERSION OF THE NEIGHBORHOOD MIGHT BE SLIGHTLY DIFFERENT. BUT REALISTICALLY, I JUST, I DO SEE A GAP AND I WAS JUST TRYING TO UNDERSTAND WHAT THE INTENT WAS BEHIND THAT ORIGINAL ZONING IN THAT COMPREHENSIVE PLAN.

SO I THINK YOU ANSWERED IT. THANK YOU. MAYOR.

I'M SORRY, COULD I ADD SOMETHING TO STEPHANIE'S COMMENTS? YES PLEASE. I THINK IT'S IMPORTANT TO NOTE THAT COMMERCIAL FOLLOWS ROOFTOPS.

AND THERE'S A REASON YOU DON'T SEE A LOT OF THINGS OUT THERE TODAY.

IT'S BECAUSE THE ROOFTOPS ARE STILL BUILDING UP IN AN AREA WHERE IT'S GOING TO BE COMFORTABLE FOR COMMERCIAL DEVELOPERS TO COME IN AND PROPOSE DEVELOPMENTS.

SO WHEN YOU THINK ABOUT WHAT'S HAPPENED HERE THE CASEY'S STORE IS RELATIVELY NEW.

THE MEDICAL OFFICE ON THE NORTH SIDE OF PRAIRIE STAR IS RELATIVELY NEW.

THE ENTITLEMENTS WERE GRANTING TO THE COMMERCIAL ZONING THAT WERE GIVING AT BOTH ENDS OF THIS SECTION OF PRAIRIE STAR, AND THE INTERCHANGES IS JUST A COUPLE OF YEARS OLD AND IN DEVELOPMENT.

SO IT'S ALWAYS DIFFICULT WHEN WE TALK COMPREHENSIVE PLAN TO THINK OF FUTURE SCENARIOS, NOT 87TH STREET AS IT IS TODAY, BUT PRAIRIE STAR AS IT WILL BE. AND SO WHEN WE TALK ABOUT THE COMPREHENSIVE PLAN IS A GUIDE, UNLESS THERE'S A COMPELLING REASON TO STRAY FROM IT.

AND FROM OUR PERSPECTIVE, THAT MEANS ARE WE SUPPLYING THE OPPORTUNITY FOR ENOUGH NEIGHBORHOOD, COMMERCIAL AND COMMUNITY COMMERCIAL IN THIS AREA TO MEET THE NEEDS OF THE RESIDENTS? WE BELIEVE THE PLAN DOES. IT JUST NEEDS TIME TO FULFILL ITSELF.

AND SHOULD WE STRAY FROM THAT? YOU KNOW, THAT'S FINE.

BUT WE NEED TO RECOGNIZE THAT WE DON'T BELIEVE WE'RE AT A POINT WHERE THERE'S A COMPELLING REASON TO, TO GET OFF OF THAT PLAN. THANK YOU MAYOR. OKAY.

ANY OTHER QUESTIONS BEFORE WE HEAR FROM THE APPLICANT, MARK.

STEPHANIE CAN YOU IS THERE ANY HISTORY THAT YOU CAN GIVE US IN REGARDS TO THE PINK NEIGHBORHOOD COMMERCIALS? HAVE THOSE CHANGED OVER THE YEARS? I DON'T HAVE A PHOTOGRAPHIC MEMORY TO WHERE I CAN UNDERSTAND EACH CORNER OVER ALONG PRAIRIE STAR PARKWAY.

IF THEY'VE SHIFTED, THEY'VE CHANGED A LOT OF TIMES DEVELOPMENTS HAPPEN.

AND I REMEMBER BACK IN 2018, THERE WAS SOME STUFF GOING ON WITH THE POTENTIAL BASEBALL FIELD WEST OF SAINT JAMES.

WE WERE CONCERNED ABOUT THAT NEIGHBORHOOD COMMERCIAL GETTING SMALLER AND SMALLER.

AND IT SEEMS, I DON'T KNOW IF THAT'S STILL THE SAME SIZE, BUT IT LOOKS LIKE IT'S ONLY ABOUT A FOUR ACRE SITE.

THE ACREAGE TO THE NORTHEAST OF CLARE AND PRAIRIE STAR.

THAT'S A LOT MORE SIGNIFICANT OF A SITE TO TO HAVE THE ABILITY TO HAVE SOMETHING MORE SIGNIFICANT THERE.

IS THERE ANY DOCUMENTATION? I KNOW I'M SURE THERE IS, BUT I DIDN'T GO BACK AND LOOK OF ANY OF THOSE CHANGING OVER THE YEARS.

[01:10:08]

I'M CERTAIN WE HAVE DOCUMENTATION. I DON'T HAVE THAT HANDY WITH ME THIS EVENING.

WHAT I CAN TELL YOU IS OF THE PINK AND RED PROPERTIES THAT YOU SEE ON THIS PARTICULAR IMAGE, SOME OF THEM ARE ALREADY ZONED FOR THOSE TYPES OF USES SOME OF THEM ARE NOT.

THE CITY AT THIS POINT, SINCE OUR COMPREHENSIVE PLAN IS ONLY TWO YEARS OLD.

AND AGAIN, WE REVIEW IT ANNUALLY TO MAKE SURE IT'S STILL ALIGNED WITH OUR GOALS.

WE DON'T FORESEE ANY AMENDMENTS TO THAT AT THIS POINT.

THERE HAVEN'T BEEN A WHOLE LOT OF DEVELOPMENT REQUESTS FOR COMMERCIAL LATELY EXCEPT FOR WHAT IS ALREADY RECENTLY BEEN APPROVED IN THE LAST COUPLE OF YEARS AND REZONED. SO I GUESS TO ANSWER YOUR QUESTION, IT CHANGES A LITTLE BIT OVER TIME, BUT NOT SO SIGNIFICANTLY THAT WE'VE COMPLETELY YOU KNOW, THIS WAS NOT NECESSARILY RESIDENTIAL LAST YEAR AND NOW WE'VE CHANGED OUR MIND AND IT'S COMMERCIAL AND IT'S, YOU KNOW, TURNED PINK TO NEIGHBORHOOD COMMERCIAL.

IF ANYTHING, WE'RE TRYING TO PRESERVE THAT COMMERCIAL AND WE HAVE SOMETIMES PEOPLE THAT WOULD LIKE TO, YOU KNOW, REQUEST RESIDENTIAL DEVELOPMENTS IN THOSE AREAS.

AND WE'VE HELD TIGHT TO POTENTIAL DEVELOPMENTS THAT HAVE COME IN ASKING ABOUT THAT, THAT WE WOULD LIKE TO MAINTAIN COMMERCIAL SO THAT WE CAN GET SOME OF THOSE SERVICES OF LOWER INTENSITY IN THOSE AREAS, SPECIFICALLY FOR THOSE NEIGHBORHOODS.

STEPHANIE, I CAN HELP YOU WITH THIS TOO, BECAUSE I BROUGHT MY HANDY COMPREHENSIVE PLAN TONIGHT.

WE DID PUBLISH A AREA OF CHANGE MAP IN THIS DOCUMENT, AND THIS LOCATION WAS NOT HIGHLIGHTED AS AN AREA OF CHANGE.

THERE'S CERTAINLY THAT THAT HAPPENS AT K TEN AND K SEVEN 91ST AND CLARE, THERE ARE SOME OTHER AREAS, BUT NOT THIS BEND SPECIFICALLY. THANK YOU. MAYOR.

THANK YOU. OKAY. GOOD TO HEAR FROM THE APPLICANT.

OKAY, I THINK I SAW CURTIS. NO. OKAY. GOOD EVENING GENTLEMEN, IF YOU WOULD PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD. THANK YOU MAYOR, MEMBERS OF THE COUNCIL. THANK YOU FOR YOUR TIME.

AARON MESMER, BLOCK REAL ESTATE SERVICES, 4622 PENNSYLVANIA, SUITE 700, KANSAS CITY, MISSOURI.

WITH ME TONIGHT. JOHN MULLAN, ALSO A BLOCK REAL ESTATE SERVICES.

CURTIS HOLLAND OF POLSINELLI, JIM COYLE OF COYLE PROPERTIES AND PATRICK REUTER OF KLOVER ARCHITECTS.

I APPRECIATE YOU PUTTING OUR SLIDE UP ON THE DEAL HERE.

AS STAFF MENTIONED, WE'VE GOT A PROPERTY HERE THAT'S JUST WEST OF K SEVEN HIGHWAY, SOUTH OF PRAIRIE STAR PARKWAY.

ZOOMING IN A LITTLE BIT CLOSER, THIS GIVES YOU A CLOSE LOOK AT THE PROPERTY.

YOU'VE GOT THE CASEY'S TO THE NORTHEAST AND THE ADVENT TO THE EAST DIRECTLY.

THE PROPERTY HERE WAS ACQUIRED BY A THIRD PARTY CLIENT OF OURS.

SO I DO WANT TO MAKE A DISTINCTION. I KNOW I'M HERE A LOT OF TIMES FOR BLOCK REAL ESTATE IN OUR PROJECTS.

THIS IS A THIRD PARTY THAT HAS ENGAGED US TO HELP THEM WITH THE PROJECT.

THEY'VE ALSO ENGAGED PULSINELLI AND KLOVER. AND THIS IS A CLIENT THAT HAS OWNED THE PROPERTY SINCE 1999.

HE IS A LOCAL RESIDENT. HIS KIDS WENT TO OLATHE NORTHWEST, WHICH IS THE DISTRICT THAT THIS PROPERTY IS LOCATED IN.

AND YOU KNOW, HAS OWNED THE PROPERTY FOR 27 YEARS.

SO WHAT WE HAVE IS A PLAN FROM SOMEONE WHO IS REALLY NOT A LAND SPECULATOR, BUT SOMEONE WHO IS A LOCAL MEMBER OF THE COMMUNITY AND WHO WANTS WHAT'S BEST FOR LENEXA.

WE WERE GLAD TO PARTICIPATE IN THE EXERCISE WITH HIM AND OUR TEAM TO COME UP WITH THE PLAN BEFORE YOU.

WHAT YOU'LL SEE HERE, AS STAFF MENTIONED, IS NINE DIFFERENT USES, NINE DIFFERENT PARCELS.

THERE ARE A COUPLE OF CONSIDERATIONS THAT WE HAD TO TAKE INTO ACCOUNT WHEN MAKING THE PLAN.

ONE OF THOSE IS MEETING THE DRIVEWAY OF ADVENT ON THE EAST SIDE.

AND SO WHEN YOU SEE THE BEND IN THE ROAD AND WHAT THAT DOES TO SOME OF THE SIDEWALK AND HOW YOU HAVE TO ACCESS THE SITE WE WERE LIMITED TO A CERTAIN DEGREE BY MAKING SURE THAT WE MADE THAT CONNECTION WHILE STILL MAKING A CENTER ENTRANCE THERE ON THE WEST SIDE AND A CENTER ENTRANCE ON THE NORTH SIDE.

I ALSO WANT TO POINT OUT JUST A COUPLE OF FEATURES OF THE PROPERTY HERE.

WE VERY MUCH UNDERSTAND THE INTENT OF PRAIRIE STAR PARKWAY.

WE VERY MUCH UNDERSTAND WHAT'S WHAT'S HAPPENING IN THAT CORRIDOR AND THE IDEA THAT THE ROAD MOVES.

AND NOT EVERYTHING IS A COMMERCIAL OR RESIDENTIAL, BUT THERE'S A MIX OF BOTH ALONG THERE.

WE ARE ADJACENT TO COMMERCIAL IMMEDIATELY TO THE EAST.

WE'VE GOT THE HOSPITAL, OBVIOUSLY TO THE NORTHEAST. WE'VE ALREADY GOT A CASEY'S GAS STATION THERE.

[01:15:02]

AND YOU KNOW, WHEN WE LOOKED AT THIS, WE FELT LIKE, OKAY, WHAT WAS GOING TO BE THE BEST USE THAT NOT JUST SERVES THIS PROPERTY, BUT SERVES THE OVERALL AREA. THERE WAS A LITTLE BIT OF DISCUSSION ABOUT WHAT THE DIFFERENCE BETWEEN A NEIGHBORHOOD NODE AND AN OFFICE AND EMPLOYMENT CENTER WAS, AND HOW TO OVERLAY THE TWO OF THOSE TOGETHER.

AND WHAT WE DID WAS TRY TO COME UP WITH SOMETHING THAT WE FELT LIKE THREADED THE NEEDLE WITH THAT.

AS STAFF POINTED OUT, YOU KNOW, THERE ARE A NUMBER OF DIFFERENT PATHS THAT HAVE DIFFERENT TYPES OF USES.

BUT IF YOU REALLY BREAK IT DOWN TO THE USABLE SQUARE FOOTAGE OF THE BUILDINGS YOU KNOW, WE'VE GOT THREE RESTAURANT PADS WITH REALLY FOUR RESTAURANTS.

PAD TWO HAS A TWO BUILDING OR TWO RESTAURANT CONCEPT ON IT.

WE HAVE OBVIOUSLY THE BANK, THE GAS STATION, THE PHARMACY.

AND I THINK THE PHARMACY IS A PERFECT COMPLIMENT WHEN YOU HAVE A HOSPITAL DIRECTLY ACROSS THE STREET AND A NEIGHBORHOOD IMMEDIATELY TO THE WEST AND TO THE NORTH.

BUT WHEN YOU LOOK AT THE PERCENTAGE OF THE BUILDING SQUARE FOOTAGE, WE'RE 15% RESTAURANT, WE ARE 25% RETAIL AND WE ARE 60% OFFICE. IF YOU LOOK AT THOSE BUILDINGS ON THE SOUTH SIDE OF THE DEAL THERE.

SO I THINK THAT WE LOOKED AT THAT AND SAID, OKAY, WE WANT TO DO THIS IN A WAY THAT WE THINK MAKES SENSE.

AND AS WE WENT THROUGH THE PROCESS WITH STAFF, YOU KNOW, THEY, THEY ENCOURAGED US TO INCORPORATE SOME OF THESE WALKABLE ELEMENTS.

AND ONE OF THOSE THINGS THAT WE STARTED WITH, OBVIOUSLY IS THE 50 FOOT SETBACK FROM PRAIRIE STAR.

SO YOU'VE GOT A HUGE GREEN SIGN BAN OR GREENWAY BAND THERE THAT RUNS ALONG THE SOUTH SIDE OF PRAIRIE STAR PARKWAY.

YOU CAN SEE WHERE THAT EXTRA WIDE SIDEWALK IS.

THERE'S A TON OF GREEN SPACE BETWEEN THAT AND ANY OF THE DEVELOPMENT THAT WOULD ACTUALLY OCCUR. WE ALSO INCORPORATED AFTER STAFF'S PROPOSAL TO MAYBE TAKE SOME OF THIS AND MAKE IT C-1 AND SOME OF THIS AND MAKE IT CPO AND THAT KIND OF THING.

WE DIDN'T RESPOND BY CHANGING THE ZONING OR COMING BACK WITH A DIFFERENT ZONING CLASSIFICATION, BUT WHAT WE DID DO WAS INCORPORATE SEVERAL ELEMENTS OF THE PROJECT THAT WE FELT LIKE REALLY DID ATTEMPT TO MEET THAT NEIGHBORHOOD NODE SPECIFICATION, THAT PLACE WHERE YOU WANT TO GO MEET UP. AND SO I'M GOING TO LET PATRICK TALK A LITTLE BIT ABOUT THAT, BECAUSE HE REALLY IS THE ONE THAT HAD THE VISION FOR A LOT OF HOW THAT WOULD WORK AND HOW IT WOULD BE INTEGRATED INTO THE PROJECT HERE. SO I'M GOING TO GIVE HIM THE FLOOR FOR JUST A FEW MOMENTS, AND THEN I'LL COME BACK AND KIND OF FINISH IT OFF. THANK YOU.

AARON. PATRICK REUTER, KLOVER ARCHITECTS ADDRESS 8813 PENROSE LANE, SUITE 400, LENEXA.

SO AS AARON MENTIONED, WE STARTED LOOKING AT THE COMP PLAN AND NEIGHBORHOOD NODE REQUIREMENTS AND THE GOALS OF CREATING THAT THIRD SPACE.

SO WE DEVELOPED THIS ALONG WITH FEEDBACK FROM STAFF FROM OUR PRE APP MEETINGS TO COME UP WITH THIS SCHEME. OVERALL, IT'S ORGANIZED AROUND TWO MAIN AXES THAT NORTH SOUTH AXIS WITH THAT RIGHT IN RIGHT OUT OFF OF PRAIRIE STAR AND THEN THE EAST WEST AXIS THAT CONNECTS OVER TO THE HOSPITAL.

NORTH SOUTH AXIS IS REALLY INTENDED TO BRING PEOPLE STRAIGHT DOWN FROM PRAIRIE STAR.

THAT NORTH SOUTH ROAD IS FLANKED BY GREEN SPACE ON EITHER SIDE.

AND THEN THE TRAFFIC PORTION OF THAT KIND OF TERMINATES ALONG THAT EAST WEST PIECE AND THAT CIRCULAR ELEMENT THERE IN THE MIDDLE.

THERE IS INTENTIONALLY NO SEATING HERE BECAUSE WE DO NOT FEEL THAT THE INTERSECTION OF OUR TWO MAIN ROADS WAS THE BEST SPOT TO HAVE PEDESTRIANS, ALTHOUGH IT IS A VITAL CROSSING. SO WE WANTED TO MAKE SURE THAT IT STILL HAD SOME INTEREST THERE.

ULTIMATELY THAT NORTH SOUTH CONNECTION CULMINATES IN OUR PROGRAM PLAZA ON THE SOUTH THERE, AND NUMBER FOUR BETWEEN PADS SEVEN AND EIGHT, WHICH I'LL GET TO A FEW MORE DETAILS AND RENDERINGS OF THAT HERE IN A MOMENT.

THE EAST WEST, WHICH IS KIND OF SHOWN IN NUMBERS THREE AND FIVE HERE.

ASIDE FROM THE ROAD, WE HAVE A 50 TO 60 FOOT WIDE GREEN SPACE LINKAGE THAT TIES EVERYTHING TOGETHER.

THERE'S A SCENIC TRAIL THAT GOES THROUGH THAT, THAT CONNECTS OUT TO THE PUBLIC ROADS ON EITHER SIDE, AND THEN ALSO OFFERS ACCESS TO ALL THE DIFFERENT SITES WITHIN THE DEVELOPMENT.

THIS GREEN SPACE, AS THE PLAN DEVELOPS, CAN HAVE DIFFERENT SEATING AREAS, RAIN GARDENS, POCKET PARKS, BUTTERFLY GARDENS. AND I HAVE A FEW EXAMPLE POTENTIAL IMAGES FOR THOSE HERE IN A MOMENT.

BUT THE IDEA BEHIND THIS IS THAT THESE ARE INTENDED TO CREATE A WALKABLE COMMUNITY ORIENTED AROUND THE DESTINATIONS THAT PROVIDE OPPORTUNITIES FOR RESIDENTS TO GATHER, ACCESS ALL THOSE SERVICES AND ENGAGE IN THE CIVIC AND RECREATIONAL ACTIVITIES CLOSE TO WHERE THEY LIVE.

THE GREENWAY CORRIDOR, ALONG WITH CONNECTIONS OUT TO THE PUBLIC SIDEWALKS, ACCOMPLISHES THIS GOAL AND INTENT BY PROVIDING A PEDESTRIAN ACCESS FOR THE SURROUNDING NEIGHBORHOODS AND ADJACENT HOSPITAL TO NOT ONLY THESE OUTDOOR GREEN SPACE THIRD PLACES, BUT TO ALL THE SERVICES THIS DEVELOPMENT PROVIDES AS WELL.

ON THAT PROGRAM, PLAZA NUMBER FOUR, HERE ON THE SCREEN, WE THIS IS OUR IDEA OF CREATING A POCKET PARK THAT WILL PROVIDE WITH A LANDSCAPED TRELLIS LANDSCAPED SEATING AREA. AND THIS IS INTENTIONALLY, YOU KNOW, FURTHER SOUTH FROM THE REST OF THE DEVELOPMENT, FURTHER AWAY FROM THE ROADS. AND THEN THAT'S AN ACCESSIBLE, MORE QUIET THIRD PLACE.

[01:20:07]

LASTLY ON THAT, WE HAVE A POND ON THE SOUTH ALSO INTENTIONALLY SITUATING OUR THIRD PLACE ADJACENT TO THAT TO GIVE IT THAT MORE NATURAL FEEL.

SO HIGH LEVEL, THIS IS KIND OF A SUMMARY OF EVERYTHING I WALKED THROUGH THE ASPECTS OF THE WALKABILITY AND THE GREEN SPACE AND HOW WE WERE JUST KIND OF USING THAT AS OUR ORGANIZING PRINCIPLE BEHIND THE SITE PLAN. AND THIS IS THE CONCEPT RENDER OF THAT THIRD PLACE BETWEEN THE PAD SEVEN AND EIGHT THERE.

SO AS YOU CAN AGAIN, WE HAVE PROPOSING SOME FESTOON LIGHTS THERE, PARTIALLY COVERED TRELLIS AREA SEATING, NATURAL LANDSCAPING, AND YOU CAN KIND OF SEE THAT POND SPACE THERE IN THE BACKGROUND.

I THINK I HAD SOME ADDITIONAL IMAGERY HERE THAT MAY HAVE GOTTEN MOVED.

BUT OVERALL FOR THE GREENWAY, AGAIN, WE'RE LOOKING AT DIFFERENT POCKET PARK DESIGN, WHETHER THAT'S SEATING, MAYBE SOME FOUNTAIN ELEMENTS DIFFERENT LANDSCAPE FEATURES.

POTENTIAL RAISED BEDS AND LOOKING FORWARD TO KIND OF HAVING THOSE ELEMENTS ACT AS A GUIDING INSPIRATION AND WHAT WILL START TO CONNECT THOSE GREENWAYS TOGETHER AS THOSE PAD SITES FURTHER DEVELOP. WITH THAT, I'D LIKE TO TURN IT BACK OVER TO AARON TO CONTINUE GOING THROUGH SOME OF THE OTHER ASPECTS OF THE PLAN.

THANK YOU. PATRICK. YOU KNOW, NORMALLY WE REALLY DON'T WANT TO COME IN HERE AND BE AVERSE TO STAFF OR PLANNING COMMISSION.

AND I THINK IF WE WERE ONLY TALKING ABOUT 15 ACRES AT THE INTERSECTION OF PRAIRIE STAR PARKWAY AND DUNRAVEN, I THINK THAT THEIR POSITION MIGHT BE A LITTLE BIT STRONGER IN TERMS OF KIND OF MEETING THE INTENT OF THE OVERALL COMPREHENSIVE PLAN.

IT WAS INTERESTING IN THE PLANNING COMMISSION MEETING THAT ONE OF THE PLANNING COMMISSIONERS, THE VICE CHAIR, SAID, YOU KNOW, WE WE REALLY ENVISION THIS WHOLE AREA STARTING WITH ADVENT AND OUR SITE EXTENDING DOWN TO K TEN, K SEVEN AND WRAPPING AROUND WHERE THE MASTER PLAN CALLS FOR THIS EMPLOYMENT CENTER AND THEN ALSO RESEARCH AND DEVELOPMENT.

WHAT DOES THAT LOOK LIKE? AND WHAT WE DID WAS WE ACTUALLY MAPPED CORPORATE WOODS ONTO THIS INTERSECTION HERE.

THE COMPREHENSIVE PLAN ACTUALLY CALLS FOR PART OF THIS AREA TO BE EMPLOYMENT CENTER AND AS WELL.

SO IT WRAPS THIS CORNER A LITTLE BIT. IT DOESN'T COME STRAIGHT DOWN GLEASON THERE, BUT WHAT YOU HAVE ON THE IMAGE BEFORE YOU ON THE LEFT IS CORPORATE WOODS FULLY ENCAPSULATED IN THAT THAT'S 2.1 MILLION SQUARE FEET OF OFFICE DEVELOPMENT THAT HAS ALREADY BEEN ACCOMPLISHED WITH SEVERAL MILLION SQUARE FEET THAT COULD BE BUILT. IN SOME OF THOSE OTHER AREAS I KNOW THE OWNERS.

THEY ARE CONTEMPLATING DOING ADDITIONAL DEVELOPMENT TO CREATE ADDITIONAL DENSITY WITHIN CORPORATE WOODS. FURTHERMORE, ON THE RIGHT SIDE OF THE SCREEN HERE, YOU HAVE ALL OF WHAT IS THE SPRINT CAMPUS, RIGHT? SO AGAIN, THIS MAJOR EMPLOYMENT CENTER THAT WAS BUILT WITH A CAMPUS ENVIRONMENT.

AND WHETHER YOU LIKE THE ESTHETIC OR NOT, THAT'S A DIFFERENT QUESTION. BUT THIS IS AGAIN, THAT DESIGNED INTENT OF AN EMPLOYMENT CENTER WITH THIS, IN THIS CASE, 4.2 MILLION SQUARE FEET. AND SO WHEN YOU LOOK AT THAT, YOU KNOW, EVEN CORPORATE WOODS, WE'VE HIGHLIGHTED HERE, THEY'VE GOT ABOUT 40,000FT OF RETAIL SPACE ON THE COLLEGE BOULEVARD PORTION OF THAT AT THE SOUTHWEST CORNER.

ACROSS THE STREET FROM THAT, THEY ACTUALLY HAVE THE DOUBLETREE, WHICH HAS A RESTAURANT. AND THEN IF YOU LOOK IN THE NEIGHBORHOOD AROUND CORPORATE WOODS, YOU HAVE A QUICK TRIP, YOU HAVE A BP, YOU HAVE A BURGER KING, YOU HAVE Q 39, YOU'VE GOT A BIG BISCUIT, AN EINSTEIN, AND BANK OF AMERICA. AND SO WHEN YOU THINK ABOUT THE COMPREHENSIVE PLAN AND WHAT IT MEANS TO HAVE MILLIONS OF SQUARE FEET OF OFFICE OR RESEARCH OR EMPLOYMENT IN THIS CORNER OF LENEXA, THOSE FOLKS ARE GOING TO NEED SERVICES.

THEY'RE GOING TO NEED A PLACE TO EAT. THEY'RE GOING TO NEED A PLACE TO FILL UP.

THEY'RE GOING TO NEED A PLACE TO GET THEIR PRESCRIPTIONS. THEY'RE GOING TO NEED A PLACE TO DO THEIR BANKING. AND IF YOU LOOK AT OUR 15 ACRES IN THE CONTEXT OF THE WIDER OFFICE AND EMPLOYMENT AREA THAT IS CALLED OUT FOR BY THE MASTER PLAN, I THINK THAT WE'VE DONE A PRETTY DECENT JOB OF TRYING TO ADDRESS THOSE SERVICES.

I THINK THAT WE DO HAVE MORE OPPORTUNITY TO SERVE AS THAT NEIGHBORHOOD NODE.

[01:25:07]

I DON'T KNOW, THE LAST TIME YOU MET UP WITH YOUR FRIENDS AT AN OFFICE PARK TO HANG OUT, BUT YOU KNOW, THE LAST TIME I DID, I WAS AT JOHNNY'S OR THE ICE CREAM SHOP WITH MY KIDS, OR YOU GO GET TACOS AND SIT ON THE PATIO. SO I CAN TELL YOU THAT FROM A NEIGHBORHOOD STANDPOINT, I THINK THAT IN THE CONTEXT OF THE BROADER PLAN, WE MAY MEET THAT INTENT.

IT'S ALL JUST NOT GOING TO BE ON THIS 15 ACRES, RIGHT? WE DON'T HAVE 15, YOU KNOW, WITH 15 ACRES, WE DON'T HAVE ROOM TO BUILD A POND WITH A WALKING TRAIL.

WE DON'T HAVE ROOM TO BUILD MASSIVE OFFICE BUILDINGS AND THINGS LIKE THAT.

BUT WHAT WE CAN BE IS THE CATALYST FOR THESE DEVELOPMENTS.

WE CAN PROVIDE THE SERVICES THAT, AS OTHER FOLKS COME AND LOOK AT THIS AND SAY, HEY, I WANT TO PUT MY OFFICE HERE.

I WANT TO HAVE A PLACE TO EAT. I WANT TO HAVE A PLACE TO GO HANG OUT.

YOU KNOW, THIS BECOMES THAT AREA WITHOUT NECESSARILY HAVING TO CROSS TO THE EAST SIDE TO SOLERA.

WHEN YOU THINK ABOUT THE NUMBER OF EMPLOYEES AT A FOUR PER 1000, FIVE PER THOUSAND COUNT AT 2,000,000FT², THAT'S 8,000 EMPLOYEES AT 4.2 MILLION SQUARE FEET, WHICH FITS IN THE ESPERIA CAMPUS.

THAT'S 16,000 TO 20,000 EMPLOYEES EVERY DAY. SO IN AN INTERSECTION WHERE WE HAVE K SEVEN AND PRAIRIE STAR PARKWAY ALREADY BEING STRESSED WITH THE TRAFFIC FROM THE SCHOOL. YOU KNOW, I THINK THIS IS A GREAT PLACE TO PUT SOME OF THAT WHERE THEY DON'T HAVE TO CROSS OVER TO THE OTHER SIDE OF THE HIGHWAY.

AND IN FACT, IF THEY PUT THEIR OFFICE BUILDINGS IMMEDIATELY SOUTH OF WHERE THIS 15 ACRES MIGHT BE, THOSE FOLKS MAY BE, IN FACT, WALKABLE TO THE PROJECT ITSELF.

SO I JUST WANTED TO POINT THAT OUT, BECAUSE I DO THINK THAT WE DON'T NECESSARILY DISAGREE WITH STAFF'S INTERPRETATION THAT THIS AREA IS INTENDED AND WAS INTENDED IN THE COMP PLAN CALLS FOR LONG TERM USE OF THESE EMPLOYMENT CENTERS AND THIS RESEARCH AND DEVELOPMENT.

BUT OUR OPINION IS A LITTLE BIT DIFFERENT IN THAT WE BELIEVE THAT WHAT WE'RE PROVIDING IS THOSE SERVICES.

AND IF YOU LOOK AT THE COMPREHENSIVE PLAN, I HAVE A NOTE HERE.

THE COMPREHENSIVE PLAN RECOGNIZES SUCCESSFUL EMPLOYMENT CENTERS OFTEN BENEFIT FROM NEARBY RESTAURANTS, RETAIL SERVICES, AND OTHER SUPPORTING COMMERCIAL AMENITIES.

AND SO WE WOULD BE THOSE SUPPORTING AMENITIES.

AND PRAIRIE STAR PARKWAY IS THE PLACE TO PUT THAT.

I ALSO DO THINK THAT IF YOU COMPARE THIS PLAN TO OUR ORIGINAL PLAN, OR MAYBE A PLAN THAT WOULD BE MORE TRADITIONAL FROM A COMMERCIAL STANDPOINT, YOU DON'T SEE 250 FOOT WIDE GREEN ZONE BUFFERS WITH WALKABILITY.

YOU DON'T SEE THIS MEETING AREA, THIS COMMUNAL SPACE THAT WOULD BE AVAILABLE TO THE PUBLIC, THAT WE WOULD OUTFIT WITH THE TRELLIS AND THE LIGHTS AND THINGS AND BE SHADED BY THE BUILDING TO THE WEST.

AND SO WHAT WE'RE TRYING TO DO HERE IS SORT OF, LIKE I SAID, THREAD THE NEEDLE BETWEEN WHAT WE THINK A NEIGHBORHOOD NODE LOOKS LIKE, AS WELL AS PRODUCT THAT WE DO THINK SUPPORTS THAT OFFICE AND RESEARCH AND DEVELOPMENT VISION LONG TERM.

BUT THIS IS WHERE WE THINK THOSE FOLKS MAY WANT TO SPEND THEIR TIME.

LASTLY, WE DID HAVE A NEIGHBORHOOD MEETING. COUNCILMAN CHARLTON WAS THERE.

THANK YOU FOR DOING THAT. I DO WANT TO POINT OUT THE COMMUNICATION THAT STAFF REFERENCED EARLIER FROM THE NEIGHBORHOOD WITH REGARDS TO TRAFFIC SPECIFICALLY SAID I AM NOT OPPOSED TO THIS DEVELOPMENT. HER CONCERN WAS REALLY PRIMARILY RELATED TO THE TRAFFIC AT K SEVEN.

AND THEN WE DID HAVE SEVERAL NOTES SENT TO US THAT WE'VE INCLUDED IN OUR PRESENTATION HERE THAT TALK ABOUT THE NEIGHBORHOOD SUPPORT FOR THIS PROJECT.

I DO A LOT OF THESE MEETINGS. I DO A LOT OF NEIGHBORHOOD COMMUNITY FEEDBACK TYPE STUFF FOR WHAT WE DO EVERY DAY.

IT'S PRETTY RARE TO HAVE ONE WHERE WHEN YOU SAY SHOW OF HANDS, WHO LIKES THE PROJECT? SHOW OF HANDS, WHO'S OPPOSED TO THE PROJECT, YOU GET NONE THAT OPPOSE THE PROJECT IN THAT COMMUNITY MEETING AND NO NEGATIVE FEEDBACK.

AND SO I DO THINK IT'S SOMETHING THAT BASED ON THE FEEDBACK THAT WE'VE RECEIVED, IS WELL RECEIVED BY THE COMMUNITY.

I THINK WE'VE TRIED TO GIVE THEM WHAT THEY WOULD WANT AS WELL FOR THE RESIDENTS THAT ARE GOING TO BE THERE, BUT ALSO FOR THE EMPLOYEES OF THE HOSPITAL, FOR THE EMPLOYEES OF THE FUTURE OFFICE DEVELOPMENT, AS WELL AS THEIR GUESTS AND THEIR INVITEES. SO CERTAINLY HAPPY TO, YOU KNOW, TALK THROUGH ANY OF THOSE ISSUES.

BUT SPECIFICALLY BEFORE THAT, I WANTED TO TO TOUCH BASE ON A COUPLE OF THE THINGS THAT STAFF ALSO MENTIONED WITH REGARDS TO THE RATIONALE FOR DENIAL UNDER THE PLAN.

ONE OF THOSE WAS A PUBLIC GAIN BY DENIAL. AND AGAIN, THIS IS JUST SOMETHING WHERE WE DIFFER IN OUR POINT OF VIEW.

I THINK THAT BY HAVING NO SERVICES, NO RESTAURANTS FOR THE NEIGHBORS OR THE BUSINESSES YOU KNOW, IT CONDEMNS THE PROPERTY TO A USE THAT THAT ACTUALLY DOESN'T PROVIDE A PUBLIC BENEFIT OR PUBLIC GAIN.

[01:30:05]

THEY TALKED A LITTLE BIT ABOUT TRAFFIC. I'M GOING TO, I'M GOING TO TELL YOU TWO THINGS.

ONE, YOU REQUIRE A TRAFFIC STUDY. WE PAID FOR IT.

WE SUBMITTED IT. IT SAID THAT BOTH OF THE INTERSECTIONS AT DUNRAVEN AND GLEASON WILL WORK AT AN A, B LEVEL OF SERVICE, WHICH IS WHERE THEY FUNCTION TODAY. SO THE TRAFFIC STUDY DOESN'T POINT OUT ANY ISSUES RELATIVE TO TRAFFIC.

BUT I CAN ALSO TELL YOU, IF YOU PUT 4,000,000FT² OR 2,000,000FT² OF OFFICE BEHIND US, WE'RE GOING TO BE THE GNAT ON AN ELEPHANT, GUYS. SO JUST FROM THAT STANDPOINT, I DON'T THINK THE TRAFFIC OR THE WAY THE TRAFFIC PATTERNS WORK HAS ANY MATERIAL IMPACT.

BUT EVEN IF IT DID, THE TRAFFIC STUDY THAT WE PROVIDED THAT STAFF HAS REVIEWED SHOWS NO DEGRADATION LEVEL OF SERVICE THERE.

AND THEN THE LAST POINT THEY MADE WAS ABOUT THE COMP PLAN, WHICH I THINK I'VE KIND OF GONE OVER JUST IN TERMS OF HOW WE SEE THAT JUST A LITTLE BIT DIFFERENTLY. SO I KNOW WE DON'T HAVE EVERYBODY HERE TONIGHT.

I KNOW WE'RE A LITTLE BIT SHORT IN TERMS OF THE NUMBER OF COUNCIL MEMBERS.

I ALSO KNOW THAT WE'VE GOT A VOTE THAT REQUIRES SIX.

SO WE ARE CERTAINLY HAPPY TO TAKE FEEDBACK INTO ACCOUNT.

WE'RE CERTAINLY HAPPY TO GO BACK TO STAFF. WE'RE CERTAINLY HAPPY TO GO BACK TO PLANNING COMMISSION.

IF THERE ARE ITEMS THAT YOU'D LIKE US TO ADDRESS OR THAT YOU'D LIKE US TO SEE INCORPORATED INTO THAT PLAN AGAIN, THIS IS A LONG TIME RESIDENT OF THE AREA. THIS IS A MEMBER OF THE COMMUNITY.

HE'S NOT LOOKING FOR A FIGHT HERE. HE WANTS TO SEE SOMETHING THAT SERVES THIS WHOLE AREA.

AND SO WE'RE, WE'RE CERTAINLY HAPPY TO TAKE INTO ACCOUNT YOUR FEEDBACK AS WELL.

AND WORK THROUGH THAT AS WE COME UP WITH A PLAN THAT WE THINK MAKES SENSE.

SO WITH THAT, I'LL STAND FOR QUESTIONS. JOHN MICHAEL.

I'LL HAVE TIME. LET'S JUST GET IT OUT OF THE WAY.

LET'S JUST GET IT OUT OF THE WAY. OKAY. LET'S FIGURE OUT WHERE TO START HERE.

ONE APPRECIATE THE PRESENTATION THAT YOU GAVE AND APPRECIATE STAFF'S PRESENTATION AS WELL.

MARK ACTUALLY ALREADY COVERED MY QUESTION ABOUT CP-1 AND WHAT WOULD BE ALLOWED THERE.

LOOKING AT PREVIOUS EXPERIENCE. SO SAME OWNERS SINCE 1999 HAS NEVER SUBMITTED AN APPLICATION ON THIS SITE BEFORE. IS THAT ACCURATE? NOT THAT I'M AWARE OF.

OKAY. OKAY. SO WHEN Y'ALL WENT THROUGH YOUR TRAFFIC STUDY OBVIOUSLY THE SURROUNDING INFRASTRUCTURE WAS DEEMED OKAY, RIGHT? WHAT LEVEL OF DETAIL DID THE TRAFFIC STUDY LOOK AT YOUR INTERIOR CIRCULATION.

I'D HAVE TO REFERENCE THE TRAFFIC STUDY THERE. OKAY.

STEPHANIE, DO YOU REMEMBER. I DON'T THINK THERE WAS ANYTHING THAT WAS MATERIAL CONFLICT OR OUTSTANDING ISSUE THERE? AND FOR CONTEXT, YOU WHILE HE'S COMING UP I HAVE A LOT OF CONCERNS WITH THE CIRCULATION INTERIOR TO THE SITE.

I JUST WANT TO CLARIFY ONE THING. THE STUDY DIDN'T SAY THAT EVERYTHING IS OKAY OUT ON THE SITE.

WE HAVE AN ISSUE AT K SEVEN AND PRAIRIE STAR PARKWAY, AND THAT DOES NOT GET ADDRESSED BY THIS.

AT SOME POINT WE NEED TO ADDRESS THAT ISSUE. SO IT DIDN'T SAY EVERYTHING'S OKAY.

GOOD CLARIFICATION, THAT'S FOR SURE. NO, THAT WAS SOMETHING THAT CAME UP EVEN IN, I WANT TO SAY, OCTOBER WHEN WE APPROVED A SINGLE DUPLEX TRIPLEX SITUATION NORTH OF THERE.

I HAVE A LOT OF CONCERNS WITH THAT INTERIOR CIRCULATION.

WE HAVE AN EAST WEST DRIVE WITH FOUR ACCESS POINTS TO THE SOUTH, FIVE ACCESS POINTS TO THE NORTH, AND THEN THE NORTH SOUTH ARTERIAL. WE HAVE THAT EAST WEST ON THE NORTH END OF THE PROPERTY, JUST SOUTH OF PRAIRIE STAR PARKWAY, WHERE WE HAVE GAS STATION FEEDING DIRECTLY INTO THAT.

ACCESSING THAT NORTH SOUTH, WE HAVE PAD FOUR FEEDING INTO THAT NORTHERN EAST WEST.

PAD THREE, HOW DOES THAT DRIVE THROUGH INTERACT WITH THE NORTHERN EAST WEST COLLECTOR.

SO WHEN YOU'RE SPEAKING ABOUT THIS ONE RIGHT HERE? I MIGHT HAVE HAD MY PADS MISLABELED, BUT EITHER PAD TWO OR PAD THREE.

I MEAN, THE NORTHERN COLLECTOR SEEMS TO FEED DIRECTLY INTO THE PAD TWO, DRIVE THROUGH AND THEN PAD THREE IS THAT COMING IN OR GOING OUT? SO THIS IS ON THE WEST SIDE OF PAD THREE HERE.

THIS SIDEWALK AND A CAR WOULD COME IN, IN THEORY FROM PRAIRIE STAR PARKWAY, AND THEY WOULD WORK THEIR WAY AROUND HERE TO GO TO THE BANK AND THEN BACK OUT ON PRAIRIE STAR PARKWAY. OKAY. AND THEN FOR PAD TWO TO THE WEST THERE, THEY WOULD JUST FEED DIRECTLY INTO THERE.

YEAH. YOU'D HAVE A CAR THAT CAME IN HERE, WENT WEST, WENT THROUGH THE DRIVEWAY, CAME OUT HERE,

[01:35:06]

AND THEN WOULD COME BACK OUT THROUGH THE PROJECT.

OR THEY COULD EXIT OUT HERE AS WELL ON THE WEST SIDE TO GLEASON.

WERE OTHER INTERIOR CIRCULATION PATTERNS CONSIDERED? I THINK THAT THE INTERIOR CIRCULATION. IF THERE'S A SPECIFIC POINT OF CONCERN, THOSE ARE DETAILS THAT WE TYPICALLY WORK THROUGH POST PRELIMINARY PLAN OR POST, YOU KNOW, ZONING. SO WE'RE CERTAINLY HAPPY TO LOOK AT THIS AND SAY, OKAY, SHOULD WE PUT A SIDEWALK HERE INSTEAD OF THERE, THAT KIND OF THING? I THINK WHEN YOU LOOK AT THE OVERALL ROADWAY CONNECTION PATTERN IN TERMS OF HAVING THAT KIND OF T, THAT'S WHAT THE SITE'S GOING TO GOING TO MERIT.

IT'S WHAT IT'S GOING TO NEED BECAUSE YOU'RE GOING TO HAVE ACCESS FROM GLEASON, FROM DUNRAVEN AND THEN OBVIOUSLY FROM PRAIRIE STAR PARKWAY RIGHT IN THE MIDDLE THERE. SO I DON'T THINK THAT THE T IS GOING TO CHANGE NECESSARILY.

I DON'T THINK YOU'RE GOING TO BE ABLE TO LOSE THIS THIS KIND OF DOGLEG HERE, PARTICULARLY BECAUSE WE'RE TYING OUT TO THE THE INTERSECTION THAT THE HOSPITAL HAS TO HAVE. AND SO IN TERMS OF WHERE THESE SIDEWALK CONNECTIONS ARE MADE OR HOW THAT'S DONE, YOU KNOW, FOR EXAMPLE, YOU COULD SEE A SIDEWALK THAT COMES UP BEHIND THESE BUILDINGS ON PAD SIX, SEVEN, AND EIGHT. MAYBE IT'S ALONG THAT, THAT DETENTION AREA.

THAT GETS YOU TO ALL OF THESE DIFFERENT BUSINESSES FROM THE NEIGHBORHOOD SAFELY. SO I THINK IN TERMS OF THE INTERNAL CIRCULATION, THAT'S SOMETHING THAT WE COULD CERTAINLY WORK THROUGH WITH STAFF. I APPRECIATE THAT AND I APPRECIATE THE ATTENTION TO, TO PEDESTRIAN SAFETY WITH YOUR COMMENTS THERE.

ACTUALLY, FOR ONCE, I WAS REALLY ACTUALLY WORRIED ABOUT TRAFFIC CONFLICTS.

THERE IS A DEVELOPMENT NEAR HERE I CAN THINK OF WITH A PRETTY MAZE LIKE INTERIOR CIRCULATION PATTERN THAT IS THE BANE OF MY EXISTENCE AT LEAST 2 OR 3 TIMES A WEEK.

AND THIS I CAN IMAGINE IF I'M A NEARBY RESIDENT, I'M EXCITED.

I STEPPING BACK FOR A SECOND, I CAN BE CONVINCED THAT SOME COMMERCIAL DEVELOPMENT HERE IS A GOOD MOVE.

THE INTERIOR CIRCULATION HERE WOULD MAKE ME WANT TO JUST DRIVE ACROSS THE ROAD TO SOMEWHERE A LITTLE LESS CONGESTED, OR A LITTLE LESS LOOPY. AND THEN I'LL ALSO JUST FLAG IN THAT PAD FIVE, PAD NINE, PAD EIGHT CONGLOMERATION ACCESS POINT. I KNOW IT CAME UP IN THE STAFF REPORT AS WELL, BUT I THINK ALL OF THOSE I WOULD NEED TO SEE SUBSTANTIAL CHANGES TO. TO THIS SECTION RIGHT HERE. YEAH, YEAH.

I WOULD REALLY NEED TO SEE SUBSTANTIAL CHANGES TO THIS PLAN TO FEEL COMFORTABLE WITH IT FROM A SAFETY AND ACCESS PERSPECTIVE.

LIKE I UNDERSTAND THAT YOUR ACCESS TO THE SITE FROM DUNRAVEN, FROM GLEASON, FROM PRAIRIE STAR PARKWAY ARE PRETTY MUCH SET.

THOSE ARE LIMITATIONS YOU GET TO DEAL WITH, FRANKLY, OR HAVE TO IN THIS SITUATION.

BUT THE INTERIOR, A LOT OF CHOICES WERE MADE.

CAN YOU PROVIDE ANY CONTEXT FOR WHY 4 DRIVE THROUGH PADS WERE SELECTED INSTEAD OF STANDALONE RESTAURANTS? YEAH. BEFORE WE MOVE ON TO THAT, I JUST WANT TO MAKE SURE I'M RESTATING YOUR POINT SO THAT WHEN WE GO BACK AND WORK ON THIS WE CAN INCORPORATE THAT.

BUT WHAT YOU'RE LOOKING FOR IS AN UPDATED INTERIOR SIDEWALKS.

AND THEN UPDATED ROADWAY DRIVES THAT REDUCE THE NUMBER OF CONFLICTS.

THAT'S RIGHT. OKAY, I BELIEVE. HE SAID LESS LOOPY.[LAUGHTER].

THE RECORD WILL REFLECT LESS LOOPY. IN SOME RESPECTS TOO WHEN YOU I MEAN MOST COMMERCIAL DEVELOPMENTS DON'T HAVE A 50 FOOT GREENWAY IN THE MIDDLE OF THEM, SO WE'RE TRYING TO ALSO BALANCE OUT KIND OF WHAT THAT MEANS AND WHAT THAT DOES FOR YOUR ABILITY TO ACCESS AND TAKE A REST HERE.

BUT I THINK I UNDERSTAND YOUR POINT. SO FEWER CONFLICTS ON THOSE THINGS AND WE'LL CERTAINLY TAKE THAT INTO ADVISEMENT.

WOULD YOU RESTATE YOUR NEXT QUESTION, PLEASE? I'M SORRY. CAN YOU WALK US THROUGH HOW YOU ALL CAME TO THE DECISION FOR FOUR DRIVE THRU PADS, AS OPPOSED TO BECAUSE I'M HEARING THAT PADS SIX, SEVEN, EIGHT, AND NINE ARE EITHER OFFICE OR PHARMACY TYPE.

RIGHT. SO FOR THESE ONE THROUGH FOUR RESTAURANT USES, WHY WERE DRIVE THRU RESTAURANTS CHOSEN AS OPPOSED TO NON DRIVE THRU? YEAH. ON THE PHARMACY, NO PHARMACY GOES IN WITHOUT A DRIVE THRU.

RIGHT. SO THAT'S, KIND OF IS WHAT IT IS. AND THEN WHEN YOU LOOK ON THE, THE PADS ONE THROUGH FOUR REALLY JUST TRYING TO SERVICE THE FOLKS THAT WE BELIEVE ARE, ARE MOST LIKELY TO USE THE PROPERTY. SO IF YOU GO TO AN ANDY'S CUSTARD, ANDY'S HAS A DRIVE THRU.

IF YOU GO TO A STARBUCKS, STARBUCKS HAS A DRIVE THRU.

IF YOU GO TO A BANK, MOST BANKS WILL NOT GO ANYWHERE NOW UNLESS THERE'S A DRIVE THRU.

SOME OF THEM ARE ONLY DRIVE THRU. YOU CAN'T ACTUALLY GO INSIDE THE BANK. AND THEN YOU DO HAVE THE ONE RESTAURANT HERE THAT DOESN'T HAVE THE DRIVE THRU THAT'S PART OF THIS TWO BUILDING PAD CONFIGURATION. SO IF I WERE GOING TO ELIMINATE ONE OF THE DRIVE THRUS KIND OF RIGHT OFF THE BAT, IT WOULD PROBABLY BE IN THIS DEAL HERE. AND THAT'S WHERE ON PAD TWO, YOU MIGHT COME BACK AND SAY,

[01:40:01]

OKAY, WE'RE GOING TO DESIGNATE THAT FOR YOUR CALL IT YOUR NEIGHBORHOOD BAR, YOUR JOHNNY'S, YOUR, YOU KNOW, YOUR SAINTS, YOU KNOW, SOMETHING LIKE THAT, WHERE IT IS MORE OF A SIT DOWN ENVIRONMENT WITHOUT THAT DRIVE THRU COMPONENT.

BUT IN TERMS OF THE WAY THAT YOU KNOW, THIS PAD IS CONFIGURED, YOU KNOW, IT'S PRETTY NARROW, IT'S PRETTY SKINNY. THAT'S MORE OF A COFFEE TYPE CONFIGURATION THERE.

SO THAT'S EITHER GOING TO OR FROM, YOU KNOW, KIND OF A THING.

YOU'RE GRABBING THAT BANK AGAIN, WON'T RELOCATE WITHOUT A DRIVE THROUGH.

AND THEN YOU KNOW, THIS JUST MEETS WHAT WE THINK IS IN THE MARKET.

SO THAT WAS OUR, THAT WAS OUR RATIONALE. OKAY.

I APPRECIATE THE CONTEXT THERE. I THINK THAT'S IT FOR, FOR NOW.

I'LL PROBABLY HAVE SOME PROCEDURAL QUESTIONS AT THE END. OKAY.

MARK. OBVIOUSLY, I'VE HAD A LITTLE BIT MORE TIME TO ABSORB SOME OF THIS BY MEETING WITH YOU, MEETING WITH NEIGHBORS AND STUFF. AND SO I'VE APPRECIATED THE FACT THAT I'M PRO-DEVELOPMENT.

I WANT TO SEE THINGS HAPPEN. I GUESS THE, WHEN YOU DID THE OVERALL LAYOUT OF CORPORAL WOODS ON THIS SITE, THAT THREW ME INTO ANOTHER LOOP IN REGARDS TO THINKING ABOUT THIS SITE.

I HAVE NO IDEA THAT CONCEPT THAT THAT WAS THAT LARGE OF A SITE TOO.

AND THIS IS KIND OF THE, ROADWAY LEADING INTO THIS, THIS IS KIND OF THE MAIN ENTRANCE LEADING INTO THAT.

AND SO I'M A LITTLE TAKEN BACK OF WONDERING IF THIS COULD INADVERTENTLY AFFECT THE DEVELOPMENT OR MAKE IT, MAKE IT EVEN MORE VIABLE.

SO I'M A LITTLE I'M A LITTLE TAKEN BACK BY THAT, THAT, THAT PLAN THAT YOU DID THERE.

AND I DIDN'T SEE THE CONCEPT IN THAT. AND SO, MY CONCERN IS KIND OF THE OVERALL LAYOUT AND INTERESTS FROM BOTH SIDES TO WHERE IT ALMOST SEEMS LIKE WE NEED SOMETHING GRANDIOSE RIGHT DOWN THE MIDDLE HELP HEADING INTO THAT MAJOR, YOU KNOW, BUILDING OF CORPORAL WOODS AT THIS SITE.

AND SO I DON'T WANT TO GET INTO THE WEEDS OF WHETHER A RESTAURANT OR A DRIVE THRU OR A, OR QUICK TRIP OR A CASEY'S WILL WORK THERE. I'M MORE CONCERNED WITH THE OVERALL VIABILITY OF WHAT'S SOUTH OF THERE AND SO I'M SORT OF IN AGREEMENT WITH THE STAFF'S RECOMMENDATION NOW THAT I THINK ABOUT IT TO WHERE, YOU KNOW, WE WANT SOME COHESIVE THOUGHT PROCESS THAT THAT, YOU KNOW, IS INVOLVED WITH AN ENTIRE DEVELOPMENT TO THE SOUTH.

AND I'M JUST AT THIS POINT, I'M A LITTLE CONCERNED THAT THIS DEVELOPMENT COULD HAVE POSITIVE OR ADVERSE I DON'T KNOW, I DON'T KNOW THE ANSWER. I WISH I HAD A CRYSTAL BALL MARK.

I WAS GOING TO SAVE MY COMMENTS FOR THE END ON THIS, AND I APPRECIATE THE SCALE OF THOSE TWO DEVELOPMENTS.

I THINK ANYBODY WHO'S AN EXPERT IN OFFICE TODAY WOULD TELL YOU THAT THEY WOULD NEVER BUILD CORPORAL WOODS OR THE CAMPUS THE WAY THAT IT IS NOW.

WHAT THEY ARE DOING IS PROVIDING AMENITIES, INTERIORS TO ALL OF THOSE CAMPUSES.

SO THE COFFEE SHOP IS IN THE BASE OF THE BUILDING.

THERE'S A VERY LARGE CAFETERIA COMMISSARY IN THE BASE OF THOSE OFFICE BUILDINGS, SO THAT PEOPLE DON'T HAVE TO LEAVE THESE CAMPUSES AND GO SIT IN A DRIVE THRU LINE AT CHICK FIL A THAT'S, YOU KNOW, TEN MINUTES AWAY.

SO APPRECIATE THIS. THE CONTEXT AND THE SCALE.

I DON'T THINK THAT YOU ALL BEING THE FIRST RESTAURANT OUTSIDE THE EXIT IS PROBABLY A REALISTIC WAY TO THINK ABOUT THIS.

CERTAINLY. I MIGHT BE ABLE TO GET ON BOARD WITH A COUPLE OF NICER SIT DOWN RESTAURANTS BECAUSE PEOPLE DO LEAVE CAMPUSES LIKE THIS TO HAVE BUSINESS MEETINGS.

BUT YOU WOULDN'T BE THE ONLY STARBUCKS IN THE NEIGHBORHOOD, AND NOR WOULD WE WANT 8000 PEOPLE SITTING IN LINE TO GET IT.

YEAH. AND I THINK THAT WE INCLUDED THE CORPORATE WOODS SPECIFICALLY BECAUSE AT PLANNING COMMISSION, THEY MENTIONED THAT WAS KIND OF THE VISION FOR WHAT THIS WAS SUPPOSED TO BE UNDER THE COMPREHENSIVE PLAN ON A LONG TERM BASIS. YOU WOULDN'T BUILD IT THAT WAY TODAY, BUT YOU DO SEE IT ESPERIA FOR EXAMPLE THEY ARE NOW DEVELOPING THE RETAIL ON THE OUTSIDE OF ESPERIA.

RIGHT. SO THERE ARE A NUMBER OF CASES WHERE YOU, EVEN IF YOU DO HAVE THAT OFFICE SETTING WHERE YOU HAVE SOME OF THOSE RESTAURANT OR CAFETERIA OR COFFEE AMENITIES INSIDE OF THAT COMPLEX, YOU'RE STILL GOING TO HAVE STUFF FOR PEOPLE THAT ARE COMING AND GOING, THAT KIND OF THING. SO AGAIN, IN THE THIS WAS REALLY MEANT TO JUST SHOW THE BROADER CONTEXT, WHICH IS THAT THERE IS GOING TO BE WHATEVER IT IS, IF THE COMPREHENSIVE PLAN IS FULFILLED, THERE WILL BE MILLIONS OF SQUARE FEET OF SOMETHING TO THE SOUTH OF US ON THESE HUNDREDS OF ACRES.

AND SO WHEN YOU LOOK AT THAT IN THE CONTEXT OF THOSE HUNDREDS OF ACRES, OUR 15 ACRES ISN'T SERVING THAT ENTIRE VISION,

[01:45:05]

BUT IT'S A PIECE OF THAT VISION. IT SUPPORTS THAT VISION.

AND I DO THINK THAT IF YOU START TO SEE SOME OF THOSE SERVICES COME ALONG, THEN SOMEONE COULD MORE REALISTICALLY SAY, OKAY, I WANT TO LOCATE MY COMPANY OVER THERE BECAUSE I CAN GO GET SOMETHING WHILE THAT, YOU KNOW, LARGER CAMPUS OR LARGER THING IS EVENTUALLY GOING TO BE DEVELOPED, WHATEVER THE THING MIGHT BE. SO THIS IS, I MEAN, CORPORAL WOODS TOOK 40 YEARS AND IT'S STILL DEVELOPING.

ESPERIA HAS BEEN GOING ON FOR 30 NOW. SO YOU KNOW, THESE ARE THINGS THAT WILL EVOLVE OVER TIME.

THIS WHOLE AREA WILL EVOLVE OVER TIME. BUT COUNCILMAN CHARLTON TO YOUR POINT, I DON'T THINK THAT WE'RE NECESSARILY PLANTING THE FLAG IN THE WRONG DIRECTION.

I THINK WE'RE PROVIDING SERVICES HERE FOR THE NEIGHBORS THAT ARE ALREADY THERE, THE STUDENTS THAT ARE ALREADY THERE, THE HOSPITAL AND THEIR EMPLOYEES THAT ARE ALREADY THERE, AS WELL AS WHAT WILL COME.

AND THEN AS IT RELATES TO THE TRAFFIC, YOU'LL HAVE TO TALK TO STAFF AND YOUR FOLKS, BUT MY GUESS IS THEY'RE GOING TO WANT THE TRAFFIC TO COME NORTH AND SOUTH ON DUNRAVEN AND GLEASON, AS WELL AS EAST TO WEST, BACK OVER TO CANYON CREEK, WHERE YOU'VE GOT THE OTHER KIND OF RED NODE ON THAT MASTER PLANNING EXERCISE.

SO THEY CAN SPEAK MORE TO THAT. BUT, YOU KNOW, PUTTING A BIG BOULEVARD RIGHT THROUGH THE MIDDLE OF THIS SITE, I DON'T THINK ALSO ACCOMPLISHES THAT OR ALLEVIATES THE TRAFFIC THERE.

I THINK THAT TRAFFIC IS GOING TO BE HANDLED ON THOSE MAJOR ARTERIALS. MAYOR.

MAYOR. I'M SORRY, CAN I INTERJECT WHILE THE WHILE THE SLIDE IS UP AND I APPRECIATE THE EXERCISE AND THE PLANNING AND POINTING TO THE PLANNING COMMISSION DISCUSSION OF THIS.

BUT THAT AREA WHERE WE'VE OVERLAID CORPORAL WOODS ISN'T CLASSIFIED FOR OFFICE OR OFFICE EMPLOYMENT.

IT'S ACTUALLY CLASSIFIED FOR BUSINESS PARK. SO WHEN VICE CHAIR BERSIN BRINGS OUT THE VISION FOR CORPORAL WOODS TYPE, CAMPUS LIKE STRUCTURE, HE'S TALKING ABOUT THE AREA CLASSIFIED FOR THAT, WHICH IS NORTH ON THIS SUBJECT SITE AND THE SITE SOUTH.

SO I JUST WANT THE RECORD TO CLARIFY THAT WHERE WE'RE TALKING ABOUT IS ACTUALLY CLASSIFIED FOR BUSINESS PARK.

AND IT DOES HAVE A VERY LONG TIMELINE FOR DEVELOPMENT, WHETHER IT BE BUSINESS PARK OR ANOTHER GREAT LAND USE THAT'S NONRESIDENTIAL COMES IN AND FILLS IN THE ELBOW OF THE TWO STATE HIGHWAYS.

BUT I JUST WANTED THE RECORD TO BE CLEAR OF WHAT WE'RE ACTUALLY TALKING ABOUT IN THE COMP PLAN. AND AGAIN, THIS WAS SOMETHING THAT WAS POINTED TO US AT PLANNING COMMISSION. SO WE JUST THOUGHT IT WAS A GOOD EXAMPLE TO PUT HERE FOR CONTEXT. YEAH. NOW, DON'T GET ME WRONG IN REGARDS TO THE SERVICES THAT YOU'RE WANTING TO PROVIDE HERE, I THINK THEY'RE NEEDED. I JUST I'M JUST TRYING TO UNDERSTAND WHERE THEY AND THE BROADER CONTEXT, I THINK WHERE THEY SHOULD BE. YOU KNOW, I HEAR A LOT OF NEIGHBORS OUT THERE WANTING ALL THIS.

OVER THE YEARS YOU SEE SOUTHLAKE, YOU KNOW, SOUTHLAKE IS STILL DEVELOPING.

IF SCOTT, YOU'RE TALKING ABOUT SOUTHLAKE AND YOU KNOW, THERE HASN'T BEEN THAT THERE'S BEEN THE NEIGHBORHOOD NODE OF WALKABILITY AND STUFF LIKE THAT. BUT YOU KNOW, THE COFFEE SHOP IN THE BOTTOM OR THE ADRIAN'S IN THE BOTTOM OF THAT OFFICE BUILDING.

IS THAT SUCCESSFUL ENOUGH TO MAKE THIS DEVELOPMENT? YOU KNOW, AND I DON'T KNOW THE ECONOMICS OF ANYTHING IN REGARDS TO ALL THIS, WHETHER I HAVE A CRYSTAL BALL ON IT. BUT THERE'S A LOT OF OPPORTUNITIES AT THIS SITE.

AND I, YOU KNOW, I THINK SOUTH LAKE WOULD HAVE BEEN POTENTIALLY EVEN BETTER IF IT HAD, IN ADDITION TO NEIGHBORHOOD NODE, MORE OF A RESTAURANT, LARGER DEVELOPMENT LIKE THIS POTENTIALLY.

AND SO I'M NOT DISCOUNTING THIS. IT'S JUST ARE WE GETTING THE CART BEFORE THE HORSE? BECAUSE LIKE, YOU KNOW, A LOT OF THOSE CAMPUSES YOU'RE TALKING ABOUT ARE NOW DEVELOPING THE RETAIL.

AND WHEN YOU READ THE THE COMPREHENSIVE PLAN AND YOU READ THE OFFICE EMPLOYMENT AREA, AND THEN YOU READ THE NEIGHBORHOOD NODE AREA THERE, YOU KNOW, I UNDERSTAND SOUTH LAKE HAS A WALKING TRAIL.

I'D BE CURIOUS TO KNOW HOW MANY PEOPLE USE IT ALL THE TIME, BUT IT IS NOT NECESSARILY A PLACE WHERE I WOULD THINK ABOUT GOING TO HANG OUT WITH MY FRIENDS AS A NEIGHBORHOOD NODE, RIGHT? AND SO WE'RE TRYING TO THREAD THE NEEDLE BETWEEN BOTH OF THE OVERLAYS THAT HAPPEN TO EXIST ON THIS PARTICULAR PARCEL.

AND SO AGAIN, WE'VE GOT A CLIENT THAT, YOU KNOW, WANTS TO BE A GOOD NEIGHBOR, WANTS TO BE A GOOD MEMBER OF THE COMMUNITY.

I THINK HE'S HAPPY TO TAKE THE FEEDBACK FROM THIS CONVERSATION INTO ACCOUNT.

AND IF WE NEED TO MAKE SOME TWEAKS TO THE PLAN WE'RE CERTAINLY HAPPY TO DO THAT AS WELL.

SO IF YOU GUYS HAVE DIRECT FEEDBACK COUNCILMAN HANDLEY.

I APPRECIATE YOUR COMMENTS. FOR EXAMPLE, WE'RE HAPPY TO PULL THOSE INTO THE DEAL OR MAYOR IF YOU SAID, HEY, WE WANT TO SIT DOWN RESTAURANT IF THE IDEA IS OKAY, LET'S TAKE PAD NUMBER TWO AND MAKE THAT A NON DRIVE THROUGH SIT DOWN.

YOU KNOW, WE CAN CERTAINLY DO SOMETHING LIKE THAT AS WELL. SO I THINK THAT WE'VE GOT SOMEBODY HERE THAT IS WILLING TO WORK WITH COUNCIL.

WE'RE WILLING TO WORK WITH YOU, LISTEN TO TO WHAT YOU GUYS WOULD LIKE TO SEE. YOU KNOW, WE'RE NOT SITTING HERE SAYING IT'S THIS OR NOTHING.

BUT I DO THINK THAT LOGICALLY, WHEN YOU THINK ABOUT WHERE THOSE COMMERCIAL RESTAURANTS OR SERVICES ARE GOING TO GO,

[01:50:02]

BEING AT THAT PRAIRIE STAR INTERSECTION, AS OPPOSED TO BEING TUCKED INTO THE CORNER OF THE HIGHWAY INTERCHANGE, IS GOING TO BE A LITTLE BIT MORE LOGICAL. I KNOW STAFF MADE THE POINT SEVERAL TIMES THAT THIS IS NOT ON THE INTERCHANGE.

BUT IT REALLY IS WHEN YOU LOOK AT IT IN THE CONTEXT OF THE HOSPITALS, THE ONLY THING THAT SITS BETWEEN IT AND THE INTERCHANGE, IF YOU LOOK AT THE NORTHWEST CORNER IN THE COMP PLAN, YOU KNOW, IT'S GOT LIGHT PINK BEFORE IT'S GOT ALL RED AWAY FROM THE INTERCHANGE, YOU KNOW, THAT KIND OF THING. SO I THINK THIS IS THE FIRST PLACE IF PEOPLE ARE GOING TO THAT OFFICE EMPLOYMENT AREA, IF THEY'RE GOING TO THE BIO LAB, WHATEVER, IT IS.

YOU KNOW, THIS IS WHERE THEY'RE GOING TO COME IN AND OUT IF THEY'RE COMING IN OFF PRAIRIE STAR PARKWAY AS OPPOSED TO CANYON CREEK. AND SO I THINK FOR THAT REASON, YOU KNOW, IT'S KIND OF THE CLEAR LOCATION WHERE YOU DO WANT TO MEET SOMEBODY FOR COFFEE, YOU DO WANT TO MEET SOMEBODY TO GO SIT DOWN AND HAVE A MEAL, WHETHER IT'S BREAKFAST OR LUNCH OR SOMETHING LIKE THAT FOR A BUSINESS LUNCH.

SO IF WE CAN GET SOME DIRECT FEEDBACK ON HOW YOU GUYS WOULD THINK ABOUT THIS, HOW YOU'D MODIFY THIS, WE'RE CERTAINLY HAPPY TO WORK WITH YOU AND WORK WITH YOUR STAFF AND WORK WITH PLANNING COMMISSION TO COME BACK WITH SOMETHING THAT WE THINK MEETS THAT VISION.

I'M STARTING TO HEAR REMAND. IS THERE ANYTHING FROM SOUTH END THAT YOU'D LIKE TO ADD BEFORE WE.

AVERY. YEAH, I GUESS JUST YOU'VE SAID A FEW TIMES YOU'RE WILLING TO WORK WITH STAFF, BUT I'M STILL NOT ENTIRELY UNDERSTANDING WHY REALLY WHAT THE FRICTION POINT WAS AS TO WHY ULTIMATELY, YOU KNOW, I'D HEARD STAFF PROVIDED THE APPLICANT'S TEAM A COMPROMISE, ESSENTIALLY. WHY WAS THAT REJECTED? YEAH. SO THE C1 ZONING DOESN'T ALLOW FOR A LOT OF WHAT'S ON HERE, AND IT WAS ONLY FOR A VERY SMALL PORTION OF THE PROJECT.

I THINK IF WE GO BACK AND WE WORK WITH STAFF ON THAT, WE WOULD STILL HAVE A MIX OF DIFFERENT ZONINGS THROUGHOUT THE PROJECT HERE.

BUT IN TERMS OF WHAT WE HAD IN MIND FOR PADS ONE THROUGH FIVE AND THEN PAD NINE, YOU KNOW, THAT THAT OBVIOUSLY LOOKS A LOT DIFFERENT THAN WHAT A C1 WOULD ALLOW FOR.

SO ARE YOU SAYING, I GUESS ULTIMATELY, THOUGH, FUNDAMENTALLY, WHY IS THE ECONOMICS OF DOING A BUSINESS PARK AND A PORTION OF THAT BEING CP-1 NOT CONDUCIVE TO WHAT THE PROPERTY OWNER IS LOOKING TO DO? I'M TRYING TO UNDERSTAND THAT. I THINK IT'S A COMBINATION OF TRYING TO MEET THE MARKET WHERE THE MARKET IS, AND ALSO PUT FORTH A PLAN THAT MAY NOT FIT INTO THE C1 ZONING ITSELF, AT LEAST FOR PORTIONS OF IT.

SO, YOU KNOW, WHEN YOU TALK ABOUT A SMALL PORTION OF THIS BEING C1 AND THE REST BEING, YOU KNOW, OFFICE, YOU LOSE A LOT OF THIS AS WELL OVER HERE, YOU LOSE THE COHESIVENESS OF THE PLAN.

AND FRANKLY, I DON'T THINK THERE'S ANY OFFICE DEVELOPMENT THAT'S GOING TO HAPPEN AT THIS MOMENT ANYWAY, JUST BASED ON WHERE WE ARE IN THE REAL WORLD.

BUT, YOU KNOW, I THINK THAT THE STAFF PROPOSAL WAS SOMETHING THAT WE LOOKED AT AND WE SAID, WELL, IF WE CAN'T ACCOMMODATE THAT, LET'S INCORPORATE THE CENTRAL GREENWAY, LET'S INCORPORATE, YOU KNOW, WHERE WE HAVE THIS 50 FOOT WIDE GREEN BAND, LET'S INCORPORATE THIS MEETING SPACE, LET'S CONSOLIDATE THE DETENTION SO THAT WE HAVE SOME KIND OF WATER FEATURE ON THE SOUTH END.

THERE WERE SIGNIFICANT CHANGES MADE AFTER THAT PROPOSAL BUT NOT TO THE POINT WHERE WE WANTED TO CHANGE THE ZONING PROPOSED, AT LEAST AT THIS POINT. I'LL SAY I CERTAINLY AGREE WITH YOU.

I DON'T HANG OUT IN BUSINESS PARKS ALONG THE NATURE TRAILS, BUT I'LL SAY SORT OF TO THAT POINT.

I FIND IT ODD A LITTLE BIT THAT YOUR COMMUNITY MEETING POINT IS IN WHAT APPEARS TO BE THOSE BUSINESSES.

AND IT'S ALSO VERY FAR BACK FROM, YOU KNOW, WHERE I WOULD ENVISION MOST OF THE ACTIVITY IS.

YEAH. I THINK IF YOU LOOK AT THE, AGAIN, THE CONTEXT OF THE NEIGHBORHOOD HERE.

LET ME GO TO THIS SLIDE DOWN HERE. SO REALLY, A LOT OF THE FEEDBACK THAT WE RECEIVED WERE FROM THE NEIGHBORS THAT LIVED IN THIS AREA HERE. AND THEN THE FOLKS THAT LIVED IN THIS NEIGHBORHOOD ON THE NORTH SIDE, AND WHETHER THEY'RE WALKING ACROSS PRAIRIE STAR FROM THE NORTH OR WHETHER THEY'RE COMING IN FROM THE SOUTHWEST SIDE. YOU KNOW, THAT'S, A PLACE WHERE THEY WOULD BE ENTERING IN FROM.

AND SO WHEN YOU LOOK AT THE PLAN, THE IDEA WAS NOT TO STICK THAT NEIGHBORHOOD GATHERING RIGHT WHERE ALL THE CARS ARE GOING TO BE FLYING BY ON PRAIRIE STAR PARKWAY.

BUT TO TRY TO MAKE IT A MORE TRANQUIL SETTING, TUCK IT BETWEEN SOME BUILDINGS WHERE YOU CAN, YOU KNOW, YOU DO THE STRING LIGHTS AND YOU DO THE TRELLIS. YOU PUT IT NEXT TO THE THE DETENTION AREA SO THAT YOU'VE GOT A LITTLE BIT OF A WATER FEATURE THERE AND CREATE WHAT I THINK IS A LITTLE BIT MORE OF AN INTIMATE SPACE IN A LARGER PROJECT.

AND SO KIND OF STICKING THEM OUT ON AN ISLAND UP WHERE ALL THE CARS WOULD BE MOVING, OR EVEN IN THE GREENWAY THAT SITS BETWEEN THOSE DRIVE THRUS AND THE COMMERCIAL BUILDINGS.

DIDN'T FEEL AS NATURAL AS THIS, WHERE WE COULD CREATE THIS SORT OF POCKET PARK AREA WHERE IF YOU DID GO AND GET A COFFEE OR AN ICE CREAM,

[01:55:01]

YOU COULD COME AND SIT HERE IN THE SHADE AND DO THAT KIND OF THING OR THAT SORT OF DEAL.

SO IT BECAME SORT OF THE CALM POINT WITHIN THE OVERALL PROJECT.

YEAH. THAT'S FAIR. I'LL SAY. YOU KNOW, THIS HAS BEEN A VERY THOUGHT PROVOKING CONVERSATION.

I'LL SAY I ALSO WOULD LIKE TO SEE POTENTIALLY YEAH, SOME SIT DOWN RESTAURANTS.

I FEEL LIKE WHAT WE'RE SEEING HERE IS A LOT OF DRIVE THRUS.

AND IT DOES CONCERN ME PREDOMINANTLY AGAIN, WHAT AS COUNCILMEMBER HANDLEY HAD SUGGESTED, IT'S RATHER LOOPY.

THERE'S A LOT GOING ON IN THIS SPACE. I WOULD PREFER IT TO BE IF IT IS A DESTINATION FOR PEOPLE, NOT SOMETHING THAT THEY'RE IN AND OUT. IF IT'S A MEETING POINT, IT'S A COMMUNITY NEIGHBORHOOD NOT NEIGHBORHOOD POINT.

WHAT IS THAT WHAT WE CALL IT? NODE. THANK YOU.

IT SHOULD BE THAT DESTINATION, NOT A PLACE YOU GO THROUGH AND LEAVE.

SO. MAYOR. YES? MAY I INTERJECT AGAIN? THERE'S BEEN A LOT OF DISCUSSION ON NEIGHBORHOOD NODES.

AND I THINK WE DON'T TALK A LOT ABOUT THEM, FRANKLY.

SO I WANT TO OFFER YOU A DIFFERENT PERSPECTIVE ON THEM FROM THE COMP PLAN AND VISION 2040.

NODES ARE CONTEXT BASED, RIGHT? SO WE DON'T HAVE ONE VISION OF A NODE AND TRY TO MAKE IT FIT DIFFERENT LAND USE TYPES.

WHAT WE DO IS WE TAKE A NODE AND WE START WITH THE BASE LAND USE.

AND IF IT IS COMMERCIAL, FOR EXAMPLE, YOU MAY GET ELEMENTS SIMILAR TO WHAT YOU SEE HERE FOR PEOPLE TO GET TO THAT, COMFORTABLE AREA OF, SITTING AND CONVERSING. IF IT IS AN EMPLOYMENT CENTER LIKE AT SOUTH LAKES, IT'S A COMPLETELY DIFFERENT KIND OF THIRD PLACE FOR THE PEOPLE LIVING AT WORK IN THAT AREA FOR THE TIME THEY'RE IN THAT PLACE.

IT'S NOT REALLY INTENDED TO DRAW REGIONALLY PEOPLE FROM A NUMBER OF DIFFERENT LAND USES TO THAT AREA AND HANG OUT.

IT'S FOR THE PEOPLE THAT ARE KIND OF THERE IN THEIR IN THEIR DAY.

AND SO I JUST WANTED TO KIND OF MAKE THAT POINT THAT NODES AREN'T DEFINED BY RETAIL SALES.

GO HAVE A SEAT. OR, YOU KNOW, THE HOT DOG STAND AND OR EVEN A PARK LIKE SETTING.

IT'S JUST VERY CONTEXT BASED. BUT WE START WITH THE LAND USE AND WHAT WE'RE TRYING TO DO FROM A LAND USE POSITION, AND THEN BUILD THAT NODE AROUND WHAT THOSE FACETS OF THAT LAND USE ARE.

THANK YOU MAYOR. AS A FOLLOW UP, IT'S A GOOD POINT.

I'LL SAY I STILL FEEL LIKE THAT THE COMMUNITY ADJACENT TO THIS AREA COULD STAND TO BENEFIT FROM SOMETHING ELSE.

TO THAT END YOU SAID ON JUNE 22ND YOU HAD ESSENTIALLY UNANIMOUS SUPPORT OR UNANIMOUS, EXCUSE ME, UNANIMOUS SUPPORT FROM RESIDENTS IN SOME SORT OF COMMUNITY MEETING.

HOW MANY PEOPLE WERE THERE? I THINK 25 TO 30.

OKAY. IT WAS WELL ATTENDED. COUNCILMAN WAS THERE.

25-30. YEAH. AND DID I CHARACTERIZE THAT RIGHT? YOU SAID ALL 25, 30 PEOPLE WERE POSITIVE FOR THIS.

CORRECT. THERE WERE NO NEGATIVE COMMENTS BROUGHT FORTH ABOUT THE PLAN IN THAT MEETING OR IN ANY SUBSEQUENT COMMUNICATION THAT WE'VE HAD WITH THE NEIGHBORS.

THANK YOU. YEAH. CRAIG. I'M NOT OPPOSED TO DEVELOPMENT. AND I THINK THIS IS A SITE THAT CERTAINLY IS VACANT AND HIGH ON THE LIST FOR DEVELOPMENT. I AM REMINDED THAT SOME 20 OR SO YEARS AGO, PRIOR GOVERNING BODIES WERE FACED WITH SIMILAR DISCUSSIONS ABOUT HOW TO DEVELOP A CITY CENTER.

AND BEFORE CITY CENTER GOT GOING, THERE WERE OPPORTUNITIES TO DEVELOP BIG BOX STORES OUT HERE, BUT A WALMART OUT HERE AND A LOWE'S NEXT TO IT.

AND, THOSE GOVERNING BODIES AT THE TIME SAID, THIS IS NOT WHAT WE HAD IN MIND.

WE CAN WAIT. WHEN I LOOK AT THIS PARTICULAR SITE PLAN, IT REMINDS ME, FRANKLY, OF THE COUNTRY HILL SHOPPING CENTER AND THOSE FEW BUILDINGS ON BEYOND THE BANK.

SO IT TAKES IN THE VET BUILDING AND CAT FED AND, AND THAT'S COMPLETELY VEHICULAR.

AND I DON'T SEE ANYBODY WALKING AROUND IN THERE.

AND SO I'M KIND OF OF THE OPINION THAT THIS ISN'T JUST THE RIGHT THING AT THE RIGHT TIME FOR THIS SITE.

UNDERSTOOD. OKAY. YOU SAID YOU MAY HAVE MORE LATER.

ARE WE BACK? I CAN ASK MY PROCEDURAL QUESTIONS.

[02:00:04]

THIS IS GOING TO BE MORE FOR FOR STAFF. AND I THINK REALLY THE QUESTION IS IF COUNCIL WERE TO.

I GUESS. CAN WE GO THROUGH WHAT OUR OPTIONS ARE BETWEEN APPROVE OR.

DENY.

DO NOT. RIGHT. YES. LET ME PULL THAT SLIDE BACK UP FOR YOU.

THERE YOU ARE. AND SO, STEPHANIE, IF WE WERE TO ADOPT THE RECOMMENDATION OF DENIAL WITH SPECIFIC FEEDBACK, WHAT IS THE APPLICATION KIND OF RESTRICTIONS? SO WHAT YOU'RE SAYING IS IF YOU WENT WITH OPTION ONE AND YOU ADOPTED THE DENIAL, BUT YOU HAPPENED TO OBVIOUSLY YOU ALL, YOU ALL HAVE MADE FEEDBACK TONIGHT THAT THE APPLICANT HAS HEARD THEY COULD MAKE A NEW APPLICATION.

HOWEVER, IT WOULD HAVE TO BE DIFFERENT THAN WHAT THEY SHOWED THIS EVENING.

OKAY. AND THEN. THANK YOU. SORRY. WHEN WE SAY THAT, LIKE, HOW DIFFERENT IS THERE A LEVEL OF SUBSTANTIALLY DIFFERENT. I'LL, JUMP IN ON THAT.

SO IF IT IS VOTED DOWN, THEY HAVE A ONE, THEY CANNOT REAPPLY FOR ONE YEAR WITH THE SAME PLAN.

AND THEN THEY CAN COME BACK WITH A DIFFERENT PLAN.

AND THAT'S GOING TO BE A JUDGMENT CALL ON STAFF'S PART.

BUT I THINK IF YOU HAD DIFFERENT TYPES OF ZONING DIFFERENT TYPES OF INTENSITIES, THAT COULD BE A DIFFERENT PLAN.

IT'S HARD TO TELL YOU EXACTLY WHAT WOULD BE DIFFERENT, BUT IT COULDN'T BE THE SAME PLAN.

THIS PLAN COULDN'T SHOW UP PARTICULARLY LIKELY IF IT WAS COMPLETELY TO CP-2, IF THAT'S WHAT WE'RE GOING.

THAT CLARIFIES THAT. THANK YOU. HOPEFULLY. THANK YOU. YEAH. AND THAT CLARIFIES IT AS WELL FOR ME BECAUSE I THINK THE CHALLENGE THAT I WOULD HAVE ALSO WITH A REMAND TO PLANNING COMMISSION, IS THAT I DON'T KNOW IF THE AMOUNT OF CHANGES TO THE PLAN MIGHT NECESSARILY JUSTIFY A REMAND. I THINK THE PLANNING COMMISSION DID THEIR JOB.

AND I'M SENSITIVE TO WHEN COUNCIL REMANDS THINGS TO PLANNING COMMISSION HAVING BEEN REMANDED TO A COUPLE OF TIMES.

BUT I WANTED TO GET ALL OF THOSE GROUND RULES OUT OF THE WAY AND HEAR WHAT OTHER PEOPLE THOUGHT.

THANK YOU, STEPHANIE AND SEAN. MAYOR, IF I COULD JUST JUMP IN ON THAT.

IF THE COUNCIL IS INCLINED TO REMAND, IT REALLY SHOULD BE WITH SOME FAIRLY SPECIFIC DIRECTION TO THE PLANNING COMMISSION.

OTHERWISE, YOU'RE JUST SENDING IT BACK AND THEY HAVE NO IDEA WHAT THEY'RE SUPPOSED TO BE WORKING ON TO REVISE THE PLAN.

SO I THINK TO COUNCIL MEMBER HANDLEY'S POINT, UNLESS YOU HAVE SPECIFIC FEEDBACK, I DON'T KNOW THAT WE WOULD ACCOMPLISH MUCH WITH THE REMAND. AND IT'S NOT THE PLANNING COMMISSION'S JOB TO CHANGE THE PLAN. IT WOULD BE THE APPLICANT. OKAY.

BILL? YEAH. THANK YOU, EVERYBODY, FOR THE PLANS TONIGHT AND TALKING ABOUT IT. AND I APPRECIATE THE EFFORT, THE EFFORT THAT YOU WENT TO TO MAKE IT MORE, NODE, LIKE TO A CERTAIN POINT, IT, LOOKS TO ME LIKE THERE WERE TOO MANY COOKS IN THE KITCHEN WHEN YOU'RE TRYING TO DO THAT. BUT REALLY, I, LIKE THE PLAN. I LIKE THE PLAN BECAUSE I'M ONE OF THE PEOPLE THAT LIVE OUT THERE THAT, YOU KNOW, LIKE A RESTAURANT, LIKE, YOU KNOW, WE HAVE TO COME TO TOWN TO COME TO CITY CENTER, YOU KNOW. SURE. SO BUT JUST TWO YEARS AGO, WE DID OUR COMP PLAN, AND OUR COMP PLAN ENVISIONS THIS TYPE OF IMPROVEMENT AND DEVELOPMENT NEAR THE THE HIGHWAYS TEN AND SEVEN. AND WE JUST I THINK LAST YEAR WE LOOKED AT IT AND WE EVEN MADE SOME AMENDMENTS TO THE COMP PLAN. I KNOW THERE WERE SOME AT PRAIRIE STAR AND RIDGEVIEW AND SOME AT 87TH.

SO I AGREE WITH THE STAFF REPORT THAT GOOD PLAN, BUT IT NEEDS TO BE OUT BY THE HIGHWAYS. THANK YOU BILL. CHRIS ANYTHING.

I'D LIKE TO SEE IT REMANDED. BUT I AGREE WITH A LOT OF FOLKS HERE THAT THE INTENTION IS RIGHT,

[02:05:07]

YOU KNOW, TO PROVIDE THE SERVICES BUT YOUR CONCEPT NEEDS TO EVOLVE SO THAT IT'S YOU KNOW, DOES MEET THE COMPREHENSIVE PLAN NOT AND ONE OF THE SLIDES EARLIER YOU KNOW, THERE WAS A STATEMENT THAT WE COULD CONSIDER DOING SOMETHING DIFFERENT IF THERE WAS SOMETHING EXTRAORDINARY AND THAT'S NOT THE RIGHT WORD, BUT YOU KNOW WHAT I'M TALKING ABOUT. AND SO I WOULD ENCOURAGE YOU TO, YOU KNOW, TAKE A STEP BACK AND SAY, HEY, YOU KNOW, WE ARE, AND I HATE TO USE THE TERM LIMITED, BUT YOU'RE DIRECTED TO THE ZONING AND LAND USE. AND BECAUSE I THINK THERE MIGHT BE SOME THINGS AND I'M NOT TRYING TO PUT MYSELF IN YOUR SHOES AS A DEVELOPER, BUT I DO THINK THERE ARE SOME THINGS THAT WOULD INCREASE THE LIKELIHOOD THAT WE COULD YOU KNOW, RECONSIDER THIS TRULY NOT JUST SAY, OH, YOU JUST MOVED SOME CHAIRS AROUND ON THE DECK OF THE TITANIC BECAUSE THAT'S GOING TO GET YOU NOWHERE. IT'S ALWAYS GOOD WHEN THE COUNCIL COMPARES YOUR PLAN TO THE TITANIC.

[LAUGHTER] THAT'S GREAT. SO I APPRECIATE THAT.

YEAH. OKAY. I MEAN, YOU KNOW, KIND OF THE BOTTOM LINE IS IT WAS A GOOD SWING, BUT I THINK, YOU KNOW, OUR PROCESS WOULD LEAD US TO NOT APPROVING YOU AS IT IS.

AND SO MY HOPE IS THAT YOU, YOU KNOW, TOOK TO HEART SOME OF THE THINGS THAT WE WERE SAYING.

AND IT'S, YOU KNOW, WE DON'T I MEAN, I'M IN FAVOR OF DEVELOPMENT.

AND I DO THINK DEVELOPMENT IS NECESSARY, BUT THERE IS THE OVER ALL STRATEGIC DIRECTION THAT WE'VE SET AND YOU HAVE TO ADHERE TO THAT.

WELL, I DO THINK THAT WE HAVE SOME VERY SPECIFIC FEEDBACK.

I WOULD LIKE THE OPPORTUNITY TO BE REMANDED. WE'VE GOT AN OWNER IN THE COMMUNITY FOR 27 YEARS.

THAT IS COMING FORTH WITH A PLAN FOR THE FIRST TIME.

I WOULD TELL YOU THAT OF THE NOTES THAT I HAVE FOR SPECIFIC FEEDBACK, IT WOULD BE TO CONCENTRATE THE COMMERCIAL USES ON THIS NORTHEAST SIDE, WHICH I THINK IS CONSISTENT WITH STAFF COMMENTS FROM EARLIER PRESENTATION.

LOOK AT WAYS WHERE WE CAN CREATE MORE OF A SIT DOWN ENVIRONMENT, MAYBE ON THIS NORTHWEST SIDE HERE WITH THOSE SIT DOWN RESTAURANTS AND POTENTIALLY WORK OUT THE SIDEWALK PLANS SO THAT THE WALKABILITY ISN'T SO WONKY.

ARE THERE OTHER SPECIFIC THINGS THAT YOU'D LIKE TO SEE AS PART OF THAT? YEAH. I MEAN, I THINK MY GENERAL OPPOSITION TO THIS IS JUST THE DENSITY ON THE PRAIRIE STAR SIDE THAT NOTION THAT I MENTIONED EARLIER ABOUT THE SORT OF LINING UP OF THESE SMALLER PAD SITES ALONG PRAIRIE STAR PARKWAY IS NOT IN ALIGNMENT WITH OUR COMPREHENSIVE PLAN.

AND WHY I WOULD CHOOSE TO DENY RATHER THAN REMAND SO THAT YOU COULD TAKE A MOMENT AND JUST CONSIDER THIS NORTH SIDE IN A DIFFERENT WAY.

WITH THE FEEDBACK THAT WE DO WANT TO SEE SERVICES THAT RESTAURANTS ARE SOMETHING THAT THE COMMUNITY IS INTERESTED IN.

IT'S JUST NOT AT THIS INTENSITY. I WOULD CERTAINLY APPRECIATE THE OPPORTUNITY FOR A REMAND AS OPPOSED TO A DENIAL, SO THAT WE CAN WORK WITH STAFF AND NOT HAVE TO START COMPLETELY OVER. BUT I UNDERSTAND YOUR POINT IS WELL TAKEN, AND WE WOULD BE HAPPY TO GO BACK TO THE DRAWING BOARD, SO TO SPEAK, ON CERTAIN COMPONENTS OF THIS, WHERE WE DO HAVE, I THINK, SPECIFIC FEEDBACK ON THOSE POINTS.

SO SPEAK TO THAT ONE MORE TIME. CAN THEY REDRAW THE PLAN? YEAH. I WOULD. GET A REMAND TO LESSEN THE INTENSITY.

I WOULD STRESS THAT THIS IS ABOUT THE ZONING DISTRICT.

THE PLAN CAN CHANGE, AND IF YOU CAN THINK OF A PLAN THAT HASN'T CHANGED AFTER YOU GRANT REZONING, WE WOULD STRUGGLE TO GET THERE. THIS IS ABOUT THE ALL OF THE AUTO ORIENTED DRIVE THROUGH USES THAT CP-2 ALLOWS. WE DON'T DO CONDITIONAL ZONING, SO WE DON'T LOCK IN THE PLANS TO A CONDITION UPON REZONING.

WHAT PART OF WHAT I MAY, I THINK I'M HEARING IS YOU WANT COMMERCIAL SERVICE USES AT A LOWER INTENSITY LEVEL.

JUST NOT CP-2 USE. SO NOT CP-2 USES PERHAPS CP-1 USES.

AND PERHAPS THAT'S LARGER THAN OUR THREE ACRE COMPROMISE THAT WE OFFERED.

BUT WHAT I'M HEARING IS HOLDING TO THE PLAN OF PRIMARILY OFFICE ZONING AND DEVELOPMENT WITH SOME AMOUNT OF SERVICES THAT WE CAN WORK ON, ON PORTIONS OF THE PLAN.

THAT TO ME IS NOT A REMAND ITEM. THAT IS A DENY THE ZONING REQUEST ITEM, HAVE THEM COME IN WITH A SUBSTANTIALLY DIFFERENT ZONING

[02:10:09]

REQUEST AND PLAN. THEY WOULDN'T HAVE TO WAIT A YEAR AND THEY COULD BEGIN THAT PROCESS OF WORKING BACK THROUGH THE, THROUGH THE PROCESS. OKAY. OKAY. TAKE A MOTION.

NO. OH, AND SCOTT, WHY WOULDN'T THEY HAVE TO WAIT A YEAR? BECAUSE THE CODE REQUIRES IF YOU DENY THEIR REQUEST, THEY CANNOT BRING THE SAME PLAN FORWARD WITH.

INSIDE A YEAR, THEY CAN BRING A DIFFERENT PLAN AND A DIFFERENT ZONING DISTRICT REQUEST BACK IMMEDIATELY.

AND SO THAT'S A REMAND THAT'S A DENIAL. COME BACK IMMEDIATELY WITH CP-1.

THAT'S DENY THIS APPLICATION. REMOVE IT FROM CONSIDERATION AND COME BACK WITH A BRAND NEW APPLICATION.

GOTCHA. CAN I ASK A QUESTION TO STAFF? DOES THE PHARMACY AND THE GAS STATION FIT INSIDE OF THE C1 ZONING, OR IS THAT A C2 ZONING? GIVE US ONE SECOND. I HAVE A SLIDE FOR THAT.

JUST TO ADD SOME CLARITY, LET ME SHOW YOU A SLIDE THAT SHOWS ALL OF THE CP-1 USES.

YOU HAVE SECRET SLIDE. STEPHANIE. MAYBE. SO FOR CP-1, YOU CAN SEE THE INTENT ON THE LEFT SIDE OF THE SCREEN HERE.

AND I'VE HIGHLIGHTED THE PERMITTED USES. I BOLDED THE ONES THAT THE APPLICANT MAY BE INTERESTED IN BASED ON WHAT THEY SHOWED ON THIS PLAN.

THEIR GASOLINE SALES THAT THEY'RE PROPOSING WOULD TAKE A SPECIAL USE PERMIT INSTEAD OF BE A PERMITTED USE, BUT IT STILL COULD BE CONSIDERED IN CP-1. IT WOULD PROHIBIT DRIVE THRU RESTAURANTS, WHICH IS THE BIGGEST THING THAT WOULD BE DIFFERENT.

THEY WOULDN'T BE ABLE TO SHOW DRIVE THRUS EVEN AS A SPECIAL USE.

DOES THIS PHARMACY WITH THE DRIVE THRU QUALIFY AS RETAIL? YES, THE PHARMACY WOULD AND IT'S REALLY AN ACCESSORY, I WOULD THINK.

WE HAVEN'T REALLY STUMBLED UPON THAT SPECIFIC QUESTION AS OF LATE, BUT I WOULD THINK, GIVEN THE FACT THAT THE MAJORITY OF THE SALES ARE NOT OCCURRING THROUGH THE DRIVE THRU AND THE DRIVE THRU'S ACCESSORY, THAT'S SOMETHING WE COULD WORK OUT WITH THE APPLICANT IF THE COUNCIL FELT COMFORTABLE WITH THAT LEVEL OF DRIVE THRU. SO YOU'VE GOT WHAT YOU'RE SHOWING AS A BANK PHARMACY WITH THIS ACCESSORY DRIVE THRU.

AND THEN THE REST OF IT IS SORT OF WHAT WE'VE TALKED ABOUT HERE TONIGHT. SO I THINK THAT'S FEASIBLE TO ASK YOU TO COME BACK AS CP-1 IS THE DRIVE THRU AN ACCESSORY ON THE BANK SIDE AS WELL. WITH STEPHANIE, SHOW THE CP-2 SLIDE TO SEE IF THERE'S DISTINCTIONS.

SO NEITHER OF THE RETAIL OR THE BANKING SERVICES IN THIS CASE ON THE LIST OF USES SHOWS DRIVE THROUGH ON THOSE.

I DO THINK IN OUR DEFINITIONS OF THE USES, WE PROBABLY DO INCLUDE DRIVE THROUGH IN THE DEFINITION.

SO I WOULD BE COMFORTABLE ASSUMING THAT A DRIVE THROUGH IN AN ACCESSORY FORMAT RATHER THAN, YOU KNOW, THE DRIVE THROUGH YOU SEE AT CHICK FIL A OR CULVER'S OR SOMETHING THAT'S KIND OF THE DIFFERENTIATOR HERE BETWEEN DRIVE THRU USES.

IF YOU WANT TO SEE, SORRY, IF YOU WANT TO SEE NPO AND CPO, I CAN PULL THOSE UP TOO.

OKAY. CRAIG, ARE YOU READY FOR A MOTION? YES, PLEASE.

I MOVE, WE DENY. OKAY. WAS THAT A SECOND FROM JOHN MICHAEL OR MARK? JOHN MICHAEL. YES. I WANT TO MAKE SURE THAT THE MOTION WAS MADE RIGHT.

I MEAN, WE'RE APPROVING WE'RE APPROVING THE PLANNING COMMISSION RECOMMENDATION, CORRECT? MOTION TO DENY REZONING THE PROPERTY FROM AG TO CP-2.

OKAY. AND THEN WE'RE GOING TO DENY THE PRELIMINARY PLAN.

WE'VE PROVIDED THE FEEDBACK THAT THEY CAN COME BACK IMMEDIATELY WITH CP-1.

AND THEN THIS OFFICE USE AT THE BACK KIND OF AS IT IS, THE PLAN JUST NEEDS TO CHANGE.

GOOD. OKAY. MOTION AND A SECOND. ALL THOSE IN FAVOR? AYE. THOSE OPPOSED? MOTION PASSES. ENTERTAIN A MOTION TO DENY THE PRELIMINARY PLAN AND PLAT FOR PRAIRIE STAR PARKWAY CENTER.

SO MOVED. SECOND. MOTION BY CRAIG. SECOND BY AVERY.

ALL THOSE IN FAVOR? AYE. THOSE OPPOSED? MOTION PASSES.

WE'LL SEE YOU SOON. THANK YOU GUYS. THANK YOU.

I'M GOING TO ASK FOR A FIVE MINUTE RECESS BEFORE WE GET INTO OUR NEXT ITEM OF BUSINESS.

OKAY, EVERYBODY, IF I CAN HAVE YOU START MOVING BACK TOWARDS YOUR SEATS IF YOU'RE GOING TO STAY, PLEASE.

[02:15:05]

YOU'RE WELCOME. WE'LL SEE YOU GUYS LATER.

ALL RIGHT.

GENTLEMEN, BY THE TIME BILL REACHES HIS CHAIR, WE'RE GOING TO GET GOING HERE.

NO. ITEM NUMBER 11 IS A RESOLUTION APPROVING ADJUSTMENTS TO THE PAY RANGES CONTAINED IN THE FISCAL YEAR 2026 PAY PLAN,

[11. Resolution approving adjustments to the pay ranges contained in the fiscal year 2026 Pay Plan and authorizing the City Manager to implement the updated pay plan ]

AND AUTHORIZING THE CITY MANAGER TO UPDATE THE IMPLEMENTED PAY PLAN.

KRISTIN, HELLO. THANKS FOR WAITING. GOOD EVENING, MAYOR AND COUNCIL.

KRISTIN CROW, HR DIRECTOR. TONIGHT WE ARE HERE PRESENTING A RESOLUTION FOR YOUR CONSIDERATION TO ADOPT THE ADJUSTED PAY STRUCTURES AND TO AUTHORIZE THE CITY MANAGER TO APPROVE THE EMPLOYEE PAY ADJUSTMENTS. AS A REMINDER TO STAY COMPETITIVE WITH OUR SALARIES, WE DO SMALL SALARY STUDIES ANNUALLY. AND THEN EVERY 4 TO 5 YEARS, WE DO A LARGER STUDY WHERE WE BENCHMARK MORE POSITIONS. THIS WAS THE YEAR FOR US TO DO THE COMPREHENSIVE SALARY STUDY.

WE CONTRACTED WITH CBIZ AS A CONSULTANT TO DO THAT.

WE'VE BEEN WORKING WITH THEM FOR THE PAST SEVERAL MONTHS ON THIS ON THIS PROJECT.

THE SALARY, THE STUDY INCLUDED A REVIEW OF OUR STRUCTURES AND ANALYSIS OF THE MARKET COMPETITIVENESS.

I WOULD LIKE TO RECOGNIZE OUR HR STAFF THAT WORKED ON THIS PROJECT AND ARE HERE TONIGHT.

LISA ROBERTS, OUR HR MANAGER. AND HEATHER HOWELL, OUR HR SPECIALIST.

JOE RICE IS OUR CONSULTANT WITH CBIZ. HE'S HERE THIS EVENING AND HE'S ACTUALLY GOING TO COME UP AND PRESENT ON THE SALARY STUDY.

AND HE'S GOING TO WALK THROUGH, WALK THROUGH THE STUDY, THE METHODOLOGY AND THE RECOMMENDATIONS.

SO I'M GOING TO HAVE JOE COME ON UP AND I'LL BE AVAILABLE FOR QUESTIONS AFTER THE PRESENTATION.

THANK YOU. THANK YOU. GOOD EVENING EVERYONE. I WILL KEEP THINGS MOVING HERE. SO JUST REAL QUICK ABOUT STEVENS COMPENSATION CONSULTING, WHERE NATIONAL FIRM WITHIN CBIZ, WE ARE DEDICATED EXCLUSIVELY TO PERFORMING THE TYPE OF WORK THAT WE'VE DONE WITH THE CITY HERE.