[4:20] Okay, just as a reminder for everyone that's here tonight, if you want to

[4:24] speak, please at any time beforehand, there's a sheet in the back to write

[4:28] your name and information on. So, please do that.

[9:08] Good evening. I'd like to call the August 24th, 2026 meeting of the City of

[9:12] Gardener Planning Commission to order. Please rise and join me reciting the

[9:16] pledge of >> allegiance

[9:22] to the flag of the United States of America and to the republic for it

[9:28] stands one nation under God indivisible with liberty and justice for all.

[9:42] Beginning to my right, do a roll call. >> Commissioner Lansburg, present.

[9:47] » Commissioner Vanders, present. >> Commissioner Sza, here.

[9:51] » Commissioner Junan, present. >> Commissioner Oluchi, present.

[9:56] » We have a quorum. [clears throat]

[10:00] All matters listed within the consent agenda have been distributed to each

[10:04] member of the planning commission for study. These items are considered to be

[10:07] routine and will be enacted upon one motion with no separate discussion. If

[10:12] separate discussion is desired on an item, that item may be removed from the

[10:15] consent agenda and placed on the regular agenda. Are there any items a member of

[10:19] the commission would like to remove from the consent agenda?

[10:26] Hearing none, may I have a motion to approve the consent agenda?

[10:29] » So moved. >> Second.

[10:33] [clears throat] Motion made by Commissioner Junan, seconded by

[10:36] Commissioner Lansburg. All in favor? >> I

[10:39] » I >> opposed.

[10:42] Abstensions. The motion carries 6.

[10:48] The first item on the agenda tonight is Flint Trails Revised Final Development

[10:52] Plan. Does the applicant have a presentation?

[10:58] Would

[11:04] [clears throat]

[11:06] the staff then give their presentation?

[11:20] the slides. >> The Flint Trails development is before

[11:25] you this evening because they are requesting an additional deviation. So,

[11:29] it's a revised final development plan. The overall project consists of 264 town

[11:36] home units and the site grading and installation of infrastructure is

[11:41] currently underway. We found that when we were reviewing the

[11:46] building permit applications that several of the decks and or patios are

[11:52] that are proposed encroach into the rear setback. Therefore, the for this evening

[11:57] is that additional deviation request to the next one. Thanks. This slide is

[12:04] just looking at the buildings on the perimeter of the development that are

[12:10] encroaching into that 20 foot setback. The different colors represent either a

[12:16] patio or a deck that encroaches into that setback. And it in this case would

[12:22] be just a single um patio or deck would require the encroachment or would

[12:29] require the deviation for the encroachment. The next slide looks at

[12:34] the interior of the development. And if the developer were to divide the lot

[12:42] further, which they're not proposing at this time, again, the yellow and orange

[12:47] ovals represent the buildings that would have an encroachment. In this case, the

[12:52] buildings are all still they're at least 28 feet between a deck

[12:58] and/or patio with one exception. And if you see on the far right side of the

[13:04] slide, there's two orange ovals. Those two buildings back up to open space. And

[13:11] those two buildings have encroachments that would be as close as 5T to the

[13:17] property line. However, when you've got that open space immediately adjacent, it

[13:21] doesn't feel that crowded, if you will. So with that, staff is recommending

[13:26] approval of the revised final development plan with the rear setback

[13:31] deviations as outlined in the staff report for both the perimeter uh

[13:36] deviation of up to five feet for a 15 foot setback and the interior if the

[13:41] applicant were to subdivide as shown. If you have any questions, I'd be happy to

[13:46] answer them. >> Do any of the commissioners have

[13:49] questions for staff?

[13:56] Okay, thank you. While a public hearing is not required for this item, is there

[14:01] anyone in the audience who would like to comment on this item? If so, please come

[14:04] forward and state your name and address for the record. After you've spoken, or

[14:09] if you've done that already, please make sure you've signed in on the signin

[14:12] sheet at the back of the room. Individual speakers will have three

[14:15] minutes. The speaker representing a group will be allotted seven minutes.

[14:19] Please address your comments and any questions to the planning commission.

[14:28] Okay, seeing no one approaching the podium, I'd like to bring this to the

[14:33] planning commission for discussion.

[14:38] Discussion.

[14:42] » Okay. I would entertain a motion for this

[14:45] item. [clears throat] I'll make the motion

[14:48] » that the Gardener Planning Commission approved the revised final development

[14:52] plan with the rear setback deviation is outlined in the staff report.

[14:57] » Second >> motion made by Commissioner Aluchcci,

[15:01] seconded by Commissioner Junan. All in favor?

[15:04] » I >> opposed.

[15:08] Extensions. Motion passes 6. The final the final

[15:15] revised development plan for Flint Trails is approved.

[15:19] [clears throat] The next item on the agenda is resoning and preliminary

[15:23] development plan application for Prairie Brook 2. Does the applicant have a

[15:27] presentation?

[15:34] And good evening, Doug Evan with Phelps Engineering here on behalf of Paul

[15:37] Adterbury with Adterbury Homes. Uh no formal presentation. Uh just here to ask

[15:42] for your support for reszoning five duplex lots which would had 10 units

[15:47] into five uh forplex lots. So a total of 20 units. So an increase of 10 units at

[15:52] 174th in Kil Creek Road. Um similar uh resoning was done to the units just

[16:00] to the north. Those were duplexes. They were converted to forplex lots. So just

[16:04] trying to do uh something consistent there. Uh the lots have sat vacant there

[16:07] for several years. So, uh, Paul would like to put the lot, put the plans in,

[16:12] uh, the buildings in, build the forplexes and and get some units going

[16:15] there. So, with that, myself and Paul are here, and if you have any questions,

[16:18] be free to answer any questions you may have.

[16:22] » Thank you. Do any of the commissioners have questions for the applicant?

[16:26] » Not at this time. >> Okay. Thank you. Would staff give their

[16:31] presentation?

[16:42] Oh, for Pete's sake. >> Good evening.

[16:46] » Good evening. >> We'll wing it this uh this evening,

[16:49] guys. [clears throat] Again, this is uh item two, Prairie Brick 2, uh resoning

[16:55] and plary development plan. project is for uh as you were aware of

[17:02] we're reszoning an associated uh preliminary development plan for a

[17:07] town home development as uh being located on five existing platted lots uh

[17:13] on a total area of right around two acres.

[17:22] Okay. Uh as you can see from the zoning map,

[17:28] uh there's a a mix of uh uses. Uh just to the south, we have a duplex

[17:34] development. Uh in this area right now currently is zoned RP2. Uh directly to

[17:41] the north is RP3 as was mentioned earlier for a town home development. And

[17:45] then you have uh single family. This was all part of an original uh plan

[17:50] development called Prairie Brook uh that was done back in the mid 2000s. Uh I

[17:56] believe the duplexes were built right around 2010 to 2016. Uh the ones to the

[18:03] south and then the forplexes were uh just done just a couple years ago.

[18:14] The comprehensive plan shows this area as actually a medium density development

[18:19] which is defined as single family attached homes or also uh examples of

[18:26] that are I sorry single family attached homes

[18:31] which are examples are duplexes, triplexes and of course what's being

[18:35] presented to you tonight forplexes.

[18:43] This just shows the layout of how the buildings are uh to be placed on the

[18:47] property. Uh again, this is a preliminary development plan. We'll uh

[18:51] get into a little closer review when the final uh development plan is which

[18:57] should be before you next month. Again, this is uh five forplexes for a

[19:04] total of 20 units.

[19:09] And uh as not usually but uh we've received this also with the uh plants.

[19:15] Uh this is a landscape plan. Kind of shows you how the trees are being placed

[19:20] along the road. Okay.

[19:26] Post plan reflects general accepted sound planning and design principles. uh

[19:30] provides multiple access points uh within the development off of uh Gil

[19:34] Creek and also Pratt and is an infill development that does not deter any

[19:39] existing or future development on adjacent lots. The project is consistent

[19:42] with various policies in the comprehensive plan to support future

[19:46] growth

[19:49] and staff recommends approval of the resoning and associated development plan

[19:54] to reszone 2.01 01 acres from RP2 planned planned two family residential

[20:00] district to RP3 planned mixed density district.

[20:09] » Thank you. Do commissioners have any questions for staff?

[20:16] » Thank you. This item does require public hearing. Anyone interested in speaking,

[20:20] please come forward and state your name and address for the record. After you've

[20:24] spoken, or before, if you've done it already, make sure your name and address

[20:27] on the is on the sign-in sheet in the back of the room. Individual speakers

[20:30] will have three minutes. A speaker representing a group will be allotted

[20:33] seven minutes. Please address your comments and any questions to the

[20:37] planning commission. Any questions raised by those speaking will be

[20:40] addressed at the conclusion of the public hearing.

[20:51] My name is Tim Gates. Company name is Agnes Gates Realy, PO Box 4057, Overland

[20:57] Park, Kansas 66204. Uh I'm the uh guy that originally helped

[21:02] the Shuts do the whole subdivision out there and uh we actually built the last

[21:08] duplex that was there. But we we planned that that those two streets there where

[21:12] prairie duplexes are, it was planned for larger duplexes with two-car garages,

[21:17] twocar driveways. And we feel that the we're prodevelopment for sure, but we

[21:22] feel the density and the amount of driveways in that two two block or two

[21:27] lot area is just way too much. We think there's going to be a lot of car sitting

[21:30] on the street because there's single car garages. got two people in each unit and

[21:34] it's going to create a bottleneck coming off Kill Creek for the people that live

[21:38] in the the duplexes back there now and the uh town homes to the north that come

[21:42] back around that way. Staff even mentions in their report that they have

[21:47] concerns about traffic and we just think when you look at that it's just kind of

[21:50] a no-brainer that come off Thrill Creek all of a sudden you got 16 driveways and

[21:55] about 150 ft. It's going to create issues. we we'd ask that you'd have them

[22:01] reconsider and maybe do something better or different with with those driveways

[22:04] and do something different. It just doesn't match with what's there and and

[22:08] it's not what was intended when we first did the those two streets and planned

[22:12] all all that out. And uh when M Mr. Shutsel is here too,

[22:18] he'd like to speak. I can answer any questions if you got them for me. Our

[22:21] main concern is it just doesn't fit the character of the Prairie Brook duplexes

[22:25] right there in those two streets and it's just a lot of a lot of garages, a

[22:28] lot of cars.

[22:33] Any questions?

[22:37] » Thank you.

[22:44] Yeah, my name's uh Abel Schutzel and I live at 12209 Horton in Overland Park

[22:51] and uh you know we have uh developed 10 duplexes there and there's 20 units that

[22:58] my family owns with my brother and sister

[23:01] and uh you know we just feel like you know we spent maybe four and a half five

[23:08] million back in 2005 without any assistance or anything and we ought to

[23:13] have some kind of a say in what goes in next door to us. And uh I don't know,

[23:20] I'd be willing to compromise or something, but uh I don't think I want

[23:25] 10 or 20 units there and all the traffic and all the extra drama

[23:33] and things like that there. Uh, I just hope you'll consider my

[23:39] wishes and my family's wishes and, you know, see if you can help us out a

[23:44] little bit. I appreciate it. Thank you. [snorts]

[23:54] Does anyone else wish to speak on this item?

[24:02] And seeing no one else approaching the podium, is there a motion to close the

[24:05] public hearing? >> So moved.

[24:09] » Second. >> Motion to close the public hearing by

[24:12] Commissioner Aluchcci, seconded by Commissioner Junan. All in

[24:16] favor? >> I opposed.

[24:20] Abstensions. Public hearing is now closed.

[24:32] Do any of the members of the planning commission have questions for staff or

[24:35] the applicant? >> Was there study conducted?

[24:49] » There was, but it wasn't a full traffic uh impact study. I believe that was just

[24:54] a memo, wasn't it, Tim? because one had uh been

[25:01] done years ago for the original development

[25:04] and public works uh determined that it wasn't necessary to go through that full

[25:08] process again.

[25:22] Got a question for the for the applicant. Um, you mentioned going from

[25:25] 10 units to 20 units with forplexes. Do you have an have a number on the number

[25:30] of bedrooms if it was, you know, that it used to be to what it will be now?

[25:35] » Threebedroom units. The threebedroom units, I don't know. I imagine if they

[25:39] had two car garages before, they had at least three bedrooms. I don't know what

[25:42] we didn't do the original plan, so I don't know how many bedrooms the units

[25:45] before had, but I if they were that large, I I would say they had at least

[25:49] three. >> But what you're proposing will have

[25:51] three bedrooms per unit. Yes. Okay. >> And just to speak to the traffic if I

[25:57] could real quick. U so we did do the memo and in the uh in the AM peak it's

[26:03] four additional trips and the PM peak gets five additional trips. So it's not

[26:07] you know over an hour. That's not a lot of cars being added by by these extra

[26:12] units.

[26:16] Thank you.

[26:24] I mean, I get I get some of the concerns about having cars parked on the street.

[26:28] » I mean, um, but I mean, as far as like the character of the neighborhood, it's

[26:33] we have the same thing directly to the north. And this is closer to that

[26:36] collector street. >> So, the traffic isn't going to be going

[26:39] through those neighborhoods and impacting those um neighborhoods. It's

[26:43] just going to be, you know, maybe maybe you might see some more cars parked

[26:46] there on the street or, you know, hopefully they can get on the driveways,

[26:48] but I know that we can't always make that happen.

[26:51] » But, you know, they can't block driveways either, so there's not like

[26:55] really a ton of room to park. So,

[26:59] » I have a question for Tim. I think um when Wendy's was coming in down south,

[27:06] one of the questions was having the left the right turn lane off of Gardener Road

[27:11] to go in and it was too close to the intersection.

[27:15] When you're in a residential neighborhood like this, does that factor

[27:18] in the numbers of driveways and how close they are to the

[27:23] » We don't have any specific requirements.

[27:28] So there are requirements um just

[27:35] state law as far as how close you park and that's regardless of what the

[27:41] development is. I can't remember 25 ft maybe from the the corner. Um but no, I

[27:48] mean I I think there's concern just about ability to that but there is no

[27:53] room to park in that area but other than that we don't have any any restrictions.

[28:00] » Okay.

[28:09] Okay. Uh no more discussion. I'd entertain a motion for this.

[28:24] I can make that motion. Um, planning commission recommends

[28:28] approval of the resoning and associated preliminary development plan. Um,

[28:40] » before I ask for a second. >> Yeah. Um,

[28:44] this will be addressed in more detail with the final development plan. Is that

[28:47] correct? >> Okay. Okay.

[28:53] » Second. >> So, I have a motion by Commissioner

[28:56] Junan, second by Commissioner Aluchcci. All in favor?

[29:00] » I >> I

[29:01] » opposed. Abstensions.

[29:07] Prey Brook 2 resoning and associated preliminary development plan is

[29:10] recommended for approval. This recommendation will be forwarded to the

[29:14] city council for consideration at their September 21st meeting.

[29:21] The last development related item on our agenda is the velocity arts resoning and

[29:25] preliminary final development plan. Does the applicant have a presentation?

[29:42] Good evening and thank you for your time. I'm Josh Shibler with Velocity

[29:46] Arts. We're excited to introduce to you our project and what we are proposing

[29:49] here in Gardener and what it means for this community. Our team from Kimley

[29:53] Horn will answer any technical questions related to the application after I give

[29:57] you some brief introduction to the project. Uh just in case there's any

[30:00] questions or follow-ups. Uh we're an arts organization at our

[30:04] core. Thank you, Victoria. Uh we are creating educational programming in the

[30:08] arts and entertainment industry and making them accessible to aspiring

[30:12] artists and technicians. That's the mission. The district around it is the

[30:17] venues, the hotel, the retail shops are the engine that drive the mission and

[30:21] keep it running for the long term. We're building building experiences that can't

[30:25] be downloaded through genuine performance and we think Gardener is the

[30:27] right place to do it. The Kansas City Metro is growing and the opportunity to

[30:31] integrate this programming into a community is in Johnson County. So

[30:35] everything we show you tonight comes back to that. The commercial side funds

[30:39] it, but the arts and our students are the point.

[30:44] We are not a developer building this to hand off to someone else. We design it,

[30:49] we build it, we run it. We have a team of experienced professionals that have a

[30:53] real world experience in the industry to ensure that we what we build is able to

[30:58] deliver on the program. We're in it for the long haul, the launch, the

[31:02] operations, all of it because we want to build something that creates jobs and

[31:07] enriches the community's education options. The people in front of you

[31:10] tonight are the same people who will be running it for years to come.

[31:16] We've worked with Populace and Kimley Horn to create the site plan we

[31:19] submitted with the preliminary development plan. Our site is right off

[31:22] of I35 and 175th Street between the railroad tracks and the interstate. This

[31:27] location provides easy access for out of town visitors and gardener residents.

[31:31] Our program is one connected experience around an arts and education campus.

[31:35] It's anchored by a 15,000 seat indoor concert pavilion with year-round

[31:39] programming, a 2500 seat performing arts center to host Broadway touring shows

[31:44] and locally produced productions, as well as an 8 acre lagoon with a walkable

[31:48] retail entertainment prominade and hotel. It's walkable and it's active

[31:53] yearround. The point isn't any one building, it's how it all works together

[31:57] to provide a destination for both locals and out of town visitors.

[32:03] Key to our mission is keeping our focus on preparing the next generation. Our

[32:07] community bridge programs programs are designed to enable the community to

[32:10] explore the artistic side while providing real world opportunities for

[32:13] performance. We're establishing arts and entertainment programming for both

[32:17] gardener and the Kansas City region in addition to restaurants, shops, and the

[32:22] lagoon water feature to host events all year round. Because we run it ourselves,

[32:26] we are programming a calendar of events to engage the community and create new

[32:30] opportunities for local engagement in entertainment and education.

[32:35] Equipping the next generation of creatives and performers is the heart of

[32:38] the program. We call it kids comes first. Our goal is quality arts

[32:42] education open to every kid starting in first grade. It's built on five

[32:45] disciplines: instrumental performance, theater, media, vocal performance, and

[32:50] dance. We will establish a youth symphony, a community choir, and classes

[32:54] for adults to engage in their creative interests. Our programs establish a

[32:58] pathway. A first lesson can lead to real training and a real career. Not every

[33:02] path is a four-year degree, and this is a real alternative that concludes in a

[33:05] job. The venues you see in this programming

[33:10] not only provide economic benefit, they do double duty. They're also the

[33:14] classrooms for our students to train alongside working professionals on real

[33:17] stages in real studios with the appropriate technology to make sure our

[33:22] students are equipped with real world training in real venues. That makes the

[33:25] venues more than economic assets. It's where the mission comes to life.

[33:34] A project of this size has to fit the community and infrastructure has to be

[33:38] built into the plan. We're designing to keep traffic and parking on our own

[33:41] property. Our design team is working with KDOT to integrate our district into

[33:45] the plans for 175th Street Junction and the surrounding area. We're offering to

[33:50] build fire and police facilities that would serve the area as a part of our uh

[33:53] project construction. We're here for the long term and are mindful of ensuring

[33:57] our project is clear. It has a clear benefit to the community.

[34:03] We take being a good neighbor seriously. So, let me name a few of our

[34:05] commitments. Safety planned from day one. We will be actively engaging with

[34:10] the police and fire department to ensure we are providing the appropriate

[34:12] facilities for them to deliver essential services to us and the broader

[34:16] community. A design that fits gardener with appropriate uh landscape buffers,

[34:21] open spaces, responsible lighting, and architectural influences that complement

[34:25] the area and its roots. Our design team will take into account local influences

[34:30] to integrate the district into the community. We're here to integrate in

[34:33] the community, enhance the programs that are already here.

[34:37] Tonight is the beginning of a of the public process and we are committed to

[34:40] staying in an open ongoing conversation with the city and the wider community.

[34:44] Thank you so much for your time and your consideration. With that, I'll hand it

[34:48] over to Kimley Horn or staff, whoever is going to take next.

[35:07] Is that is applicants engineer going to speak? I didn't know.

[35:15] Sounded like he that was a segue, but I wasn't sure. [laughter]

[35:19] » Hello, commissioners. Uh Ben Gasper with Kimley Horn. Uh we're here to answer any

[35:24] technical questions you may have. We'll let the staff present the report and

[35:26] then if you guys have any questions as far as the uh traffic impact study or um

[35:31] storm water utilities, things like that, we're here to answer answer any

[35:34] questions. >> Thank you. Thanks.

[35:36] » Do any of the commissioners have questions for the applicant before we

[35:40] hear the staff presentation?

[35:45] When you when you speak of students students from the surrounding school

[35:50] districts, are you working with in conjunction with them with their music

[35:54] programs and their programs? >> Yes. The goal is to really integrate

[35:58] into the community and provide the facilities and opportunities that aren't

[36:02] largely available in public education. We'll have our own youth symphony,

[36:06] practice spaces, uh places for people to per perform. Um, yes, we'll work with

[36:11] the local school districts to promote their programs and provide the venues

[36:14] and spaces available to them as well. >> Thank you.

[36:19] » I have a question for you as well. Um, in the package you talked, sorry,

[36:24] » you get your steps in. Um, in the package you talked about the public

[36:29] safety part with events both exiting, entering and exiting the area. And you

[36:36] talked about having um I don't want to say police because I

[36:40] don't want to presume police, but how are you man kind of managing it? Would

[36:43] it be police? Would it be trained velocity arts staff? Would it be

[36:47] volunteers? What would it be? >> Uh staff as well as law enforcement. Uh

[36:52] we've got uh we'll start conversations with the services that already exist in

[36:56] the community for uh offduty officers that are able to help facilitate that

[37:01] we'll hire as a part of our program as most of the large venues in town would

[37:04] would operate. Uh that's pretty common practice to tap local law enforcement

[37:09] and then also have our own staff that's responsible for the onampus and then the

[37:13] the larger safety protocol with the police department.

[37:16] » Okay. Thank you. >> Is there going to be any type of campus

[37:19] security? >> Yes.

[37:20] » Okay. As far as a ongoing presence,

[37:25] » I know the police can't be there 247, but when you when you see venues like

[37:30] this, they have some type of security force.

[37:34] » Yep. You know, it'll be 24-hour security just with the nature of the school and

[37:39] the different pieces of this development. Again, that's a key item

[37:42] for us to make sure uh just as a responsible party and a responsible

[37:46] business that we'll have security available and on site for all those

[37:49] hours. Uh it is a by the nature of what it is, but we need to make sure that

[37:53] we've got that covered and everybody feels safe coming and going.

[37:56] » Thank you.

[38:01] » I won't interrupt you this time on the way back.

[38:03] » You're good. [laughter] >> All right. Thank you.

[38:07] » Would staff please give their presentation.

[38:12] So, the velocity arts application includes a request to reszone the

[38:16] property and for your consideration is a preliminary development plan for the

[38:21] mixeduse project that encompasses approximately 215 acres. The property is

[38:27] located in the northwest quadrant of the I35 and 175th Street interchange. It's

[38:34] bounded by the railroad and industrial bypass on the west, 167th Street on the

[38:39] north, Clear Road on the east, and roughly I35 and the interchange on the

[38:46] south. Next, in this slide, I've got two

[38:50] graphics. On the left is the zoning map and it shows you the current zoning of

[38:55] the property is both rural, single family and agricultural in the county

[39:01] which is the rur and then agricultural within the city. The

[39:06] properties that we're talking about are outlined in blue. the surrounding

[39:10] zoning, you've got a mix of both the RUR, which is still in the county, as

[39:16] well as some commercial and industrial across the railroad and bypass. The

[39:23] right side of the screen is our future land use map from the I35 and 175th

[39:30] Street interchange sub area plan. And the property is outlined also in blue on

[39:36] this slot on this picture. The designation per that plan for the

[39:42] subject property is regional commercial which is the sort of reddish maroon

[39:46] color and heavy commercial and industrial which is the purple color.

[39:51] The when we're considering the activity center planned zoning district

[39:57] designation there needs to be a reference to one of our base zoning

[40:02] districts. And in this case, the applicant has selected the C3 or heavy

[40:07] commercial zoning district. The C3 is consistent with the regional commercial

[40:13] land use category and therefore the proposed zoning may be considered

[40:18] appropriate based on the proximity to the I35 and 175th Street interchange as

[40:24] well as the visibility that it would have from the interstate. And those are

[40:30] some things that were talked about in the land our land development code

[40:35] relative to the activity center planned district. Lastly, there's four bullets

[40:40] on the lower right hand corner of this slide and I pull those out because we

[40:44] don't often see the activity center plan zoning district. However, that district

[40:50] in within the context of the land development code states that it should

[40:55] accomplish one or more of these bulleted items. Those include creating broader

[41:01] community benefits by integrating both regional and/or commercial serving uses

[41:06] along or near key commercial corridors. Supporting multimmoal transportation

[41:12] services. Implementing improved public realm designs along key commercial

[41:17] corridors including streetscape open space, civic spaces and the relationship

[41:22] of buildings to and sites to those spaces. And lastly, ensuring

[41:27] compatibility between between the uses through building placement and design

[41:32] landscape solutions and arranging things to provide transition between lower and

[41:37] higher intensity uses. Going to the next slide. The proposed velocity arts

[41:43] project is a mixeduse development that I as I previously stated. It includes a

[41:49] mult multiple events, entertainment and recreation venues, commercial uses, a

[41:54] hotel, rental vacation villas, and a media oriented college with dormitories.

[42:00] I show this color site plan because it helps to illustrate some of the

[42:04] different areas. The green obviously is their open space and their landscaping.

[42:10] The what I'll call white boxes represent the proposed buildings. The gray areas

[42:17] are different roads and/or surface parking. And the dark gray ring road, if

[42:24] you will, along the perimeter of the project is a public road.

[42:30] Looking from this perspective, you can see both an interior and an exterior

[42:34] ring road. All of the lighter colored streets are proposed to be private. So

[42:40] the majority of the infrastructure related to roads in this development is

[42:45] proposed to be private. The project is intended to be developed as a unified

[42:50] campus with details such as their architecture and streetscape that would

[42:55] provide that unified theme. And next slide looks at open space and civic

[43:01] spaces. There's several different types of open space on or within the velocity

[43:07] arts development. There are 10 foot wide pathways that are shown in either blue,

[43:12] the the green or the yellow and they have the arrows and the dashed lines.

[43:17] They they run through the what's called the main street, more of the commercial

[43:21] area and around the water feature in that area. They the green is a walkway

[43:29] around the lagoon that would connect the lagoon to the vacation villas and the

[43:34] hotel. And lastly, the yellow is within more of the college campus

[43:40] [clears throat] connecting some of the event venues to the college. And I point

[43:45] all of these out because open and civic space is an important part of any plan

[43:50] development as well as within the activity center plan zoning district.

[43:56] The next slide is the applicant's pedestrian and vehicle access diagram.

[44:03] I've added a couple of circles, if you will, to point out where this project

[44:08] accesses the public road system. So, the orange dot at the very top of the

[44:14] development is at the intersection of Clare Road and 167th Street. You can see

[44:19] that this yellow outline of the public road along the perimeter of the

[44:25] development connects into 167th Street. There's a lot of infrastructure

[44:31] specifically related to roadways that will be the responsibility of the

[44:35] developer in order to provide um a transportation network, if you will. The

[44:41] two red dots along Clare Road are where the private road system connects into

[44:48] the Clare Road public road system. And then the blue dot in the lower left

[44:54] corner of the project is where the public road system that's on the within

[45:00] the site connects to the public road system outside of the site. So it's

[45:05] where we make that connection between on and off site. You see that there's two

[45:10] roundabouts in that lower portion and oftent times roundabouts are used to

[45:15] help with the flow of traffic as opposed to a signalized intersection. um the

[45:21] actual design of those in terms of number of lanes, widths, as well as

[45:28] where the actual roads connect into the roundabouts would be something that we

[45:32] would be looking at closer at final development plan. So, this is really

[45:36] more of their concept of how it would all come together.

[45:40] The next slide I've got is just text. I won't read it to you, but I wanted to

[45:45] touch base on the infrastructure related improvements. Typically we don't talk

[45:50] about utilities such as electric water or wastewater but based on the scale of

[45:55] this development we are in conversations with the applicant because we may not as

[46:01] a city be able to serve the development with our utilities and

[46:06] so they are also talking with for example Evergy may be the provider for

[46:12] electric the uh same with the water and wastewater. So

[46:18] that's again something that needs to be finalized with the final development

[46:22] plan. How is it going to get that infrastructure?

[46:25] Lastly, the traffic, sorry, still on this one because I wanted to talk a

[46:30] little bit about traffic. And we do have a preliminary traffic impact study. It

[46:35] looked at the types of development, the peak hours for that development, but it

[46:41] did pull out the entertainment venues, the the different event venues because

[46:46] of their different peak times. And so that was looked at a little differently.

[46:51] What I've put on here, and it was included in the staff report, was the

[46:54] first four bullets. These are impro or first four numbers in the middle of the

[46:59] screen. The traffic impact study assumed that those would all be in place when

[47:05] the development opens. In terms of traffic signals and improvements at the

[47:11] interchange of 175th and I35, for example, as well as um the 175th Street

[47:20] improvements. The traffic study also talks about

[47:25] additional uh infrastructure that needs to be constructed to support the

[47:30] development and that includes widening of Clare Lane um paving of 167th Street

[47:36] for example. Lastly, the traffic study does acknowledge that having an

[47:41] additional interchange at 167th Street and I35 would provide for significant

[47:48] additional access and flexibility for large events. So, all of that is a a lot

[47:54] to consider. We are still working with their traffic engineer and our traffic

[48:00] consultants to look at the traffic impact of this development. And I I

[48:06] would again just reiterate that the applicant or developer is responsible

[48:11] for this infrastructure. The next slide

[48:17] um is just an aerial view that the applicant showed because I wanted to

[48:24] point out again that the project itself, all of the building square footage is

[48:30] approximately 2.5 million gross square feet of building area. that includes the

[48:36] event venues, the multi-story hotels, all or hotel, excuse me, it's a single

[48:40] one. All of the proposed building, the commercial component is approximately at

[48:47] this point um less than 300,000 square feet. There's a diverse mix of uses and

[48:55] a project of this scale is often going to go through a series of changes as the

[49:00] development plans are refined. Specific details relating to building

[49:04] architecture, the provision of parking, landscape plans, and other site details

[49:10] are something that will be required with the final development plan submissions.

[49:16] The applicant requested three deviations. We are not proposing to

[49:21] consider those at this time. They relate we we think it's more appropriate to

[49:26] consider those with the final development plan. And therefore, though

[49:30] they were mentioned in your staff report, I'm not going to talk about them

[49:34] this evening. With that, I would wrap it up um by speaking about some of the

[49:40] recommended conditions on the last slide that I have. Ultimately, staff is

[49:46] recommending approval of the resoning and associated preliminary development

[49:50] plan for the velocity arts development subject to the four conditions that have

[49:56] many sub items to them that were in your staff report. I didn't list all of the

[50:02] specific conditions because it would have taken about three slides and I

[50:07] figured it's in the staff report. So, if you've got any specific questions about

[50:11] the conditions, I'd be happy to answer them. And with that, that will conclude

[50:16] our presentation. Any commissioners have questions for

[50:21] staff as far as improvements to roadways

[50:26] surrounding a lot of those roadways aren't within

[50:29] the city limits of Carter. Not off clear road is 67th Street is

[50:35] not. Is this something we're in discussion with with the county as far

[50:38] as getting those improvements?

[50:42] » Uh, we haven't gotten to that phase of it in terms of conversations with the

[50:47] county. I would note that their project they are looking to expand potentially

[50:55] to the other side of Clare Road. That's not part of the proposal this evening

[50:59] because it's not in the city of Gardner and therefore you can't consider that,

[51:03] but that may occur in the future.

[51:10] » I have a couple questions for you. There's already a hotel to the south of

[51:13] the project by the Walmart. >> Are there any plans to to connect that

[51:19] to this or account for foot traffic during events? That that's a really good

[51:26] question from the standpoint of the plan for the 175th Street and I35

[51:34] interchange. There are several preliminary, [cough]

[51:38] excuse me, preliminary designs that are being considered. That has not been

[51:43] finalized, nor has the time frame for that. So that's something that could be

[51:49] considered, but at this stage it's not actively being discussed.

[51:54] » Okay. My second question, the presumed traffic impact study improvements that

[52:02] are presumed to be available when it opens, are they going to be a barrier to

[52:07] this opening if they're not ready? If they are not in already in place or

[52:13] installed constructed, the applicant would be the developer would be

[52:18] responsible for them because they will be needed in order for the traffic to

[52:24] flow as best it can. >> Okay. Right. Thank you.

[52:30] » So, is the city of gardener responsible for the utilities to support?

[52:36] » Not necessarily. the they are within our electric service area,

[52:42] » right? >> However, if we cannot serve them, we

[52:45] could give that service area, if you will, to

[52:50] EverGy and they could provide potentially provide those services. The

[52:55] I believe it's the wastewater is split between Johnson County wastewater and

[53:02] our wastewater utility. Um, so again, if we can't serve it all, we could

[53:09] give up that service. And with water, it's either I'm sorry, I can't recall if

[53:14] it's the water or the waste water is split. And so let's say it's the water

[53:18] is um our service area. If we cannot serve it again, they could discuss that

[53:25] with water one. They have started those conversations. Um, but we've not

[53:30] finalized anything at this point. We're they've given us some preliminary

[53:34] numbers of what the development may require and at this point our utilities

[53:41] department does have some concerns with serving it.

[53:49] » That's that's a massive project thinking about

[53:55] all the cities towns around rely water.

[54:02] That's to me it's a major concern that

[54:10] » is definitely something that with the final development plan will need to be

[54:16] figured out and answered if you will before a final development plan should

[54:21] be considered. Commissioner Sosa, I'll just add in this

[54:25] situation. The the fortunate item of this is is there a number of providers

[54:29] that are out there so we can assess it from the standpoint of what the city has

[54:33] capabilities to do, what we do not have capabilities to do on all fronts of

[54:38] those utilities. What's nice is in this particular case, there are other utility

[54:43] providers that serve those services too. So if we have an issue, Water One is a

[54:47] much bigger service provider than we are. So the ability to handle a project

[54:52] like this within the water one system is a very different scale than what we

[54:56] encounter through our system. So the good news is when we're looking at our

[55:01] side of this equation first if there are issues there the providers that are the

[55:06] backup providers if you will or the providers that have service area there

[55:11] water one everg some others are all larger scale elements that have that

[55:16] capacity that goes way beyond what we have.

[55:28] Okay. Thank you. This item requires a public hearing. Anyone interested in

[55:33] speaking, please come forward and state your name and address for the record.

[55:36] After you've spoken, if you haven't already done it, please write your name

[55:40] and address on the signin sheet at the back of the room.

[55:53] I'm sorry, I forgot to say individuals have three minutes. [laughter]

[55:58] » Speaking speaking for a group is seven minutes. Yes.

[56:01] » Bill Andrew, 752 South Cypress Street, Gardener.

[56:06] uh this

[56:11] uh development I don't really have one way or the other

[56:17] but I would like to make an observation

[56:21] I [clears throat] believe in 1970 somewhere in that area the only angle

[56:27] air station closed it was offered to the city of gardener

[56:33] at that time the city of garden gardner didn't think they were big enough to

[56:38] take that on. So, the city gardener made Johnson

[56:42] County very happy. The next thing that came up was a NASCAR

[56:47] racetrack. Again, our governing body,

[56:53] probably with a lot of input from the residents

[56:57] with the idea of keeping it a a small town atmosphere,

[57:02] they turned down the racetrack, which made W County pretty happy.

[57:08] And then the next thing was BNSF

[57:12] interodal which is out here which I believe the

[57:18] city of Gardner had a agreement with. But then some of the

[57:26] uh council members decided before the agreement was signed

[57:32] and passed and everything decided they had a few more questions and and had

[57:37] some questions of BNSF and BNSF said okay.

[57:44] So they decided to go down to Edertton

[57:50] and Panex by them.

[57:56] The inner modal is right where it was proposed to be from the beginning. So we

[58:01] made Edton very happy. If in our

[58:07] council

[58:11] decides against this project,

[58:15] I think Johnson County No Wayther right across 56 highway. Thank you.

[58:21] Thank you.

[58:27] Does anyone else wish to speak on this item?

[58:39] Hi, my name is Andrea Braml. I'm from Gardener. My family moved here in the

[58:43] mid '9s. We always knew Gardner was going to blow up. And your residential

[58:48] population has done exactly that. When I graduated from here in 2001, 140 kids.

[58:54] We were too big. The high school was too big for us. They shut half it down.

[58:59] Now, you guys had 450 students graduate this last May. If that hasn't shown just

[59:05] right there how much your population has boomed, I don't know what else has. But

[59:10] what hasn't boomed here is the commercial development for your

[59:14] residents. Everything around here has boomed for

[59:18] big business, warehouses, data centers, everything interodal. Nothing for your

[59:25] residents. We have floundered over the years, as he just said, several big

[59:30] projects. This project will connect Gardener to tha to the Kansas City

[59:36] metro. If you don't do it, more warehouses are going to build up a wall

[59:41] and we are going to continue being surrounded by what tha wants, by what

[59:46] Spring Hill wants, not by what gardener residents and business owners want. So,

[59:52] I highly encourage us. Let's take the chance. Let's do what everyone always

[59:57] knew Garner was going to be. We're on the cusp of Kansas City. Let's

[1:00:02] join the table. Be part of the metro. >> Thank you.

[1:00:09] [applause]

[1:00:16] » Anyone else wish to speak on this item?

[1:00:21] Okay, seeing no one else approaching the podium, is there a motion to close the

[1:00:25] public hearing? >> So move.

[1:00:28] » Second. >> Motion made by Commissioner Junan,

[1:00:31] seconded by Commissioner Oluchcci.

[1:00:36] All in favor? >> I

[1:00:39] » opposed. Abstensions.

[1:00:43] Public hearing is now closed.

[1:00:48] Now any discussion with the planning commission with questions for staff or

[1:00:53] applicant or just discussion.

[1:01:01] » I have a question for the developer. Um how does the airport's proximity impact

[1:01:06] your development in any way positively or negatively?

[1:01:12] » Um I we don't have any negative impact issues. We're frankly there. Audio would

[1:01:17] or the sound would be the only thing, but we have a railroad on one side and

[1:01:19] interstate on the other. Uh so we're kind of in that that environment anyway.

[1:01:23] Ultimately, I think that as New Century continues to grow and expand they're

[1:01:27] doing that's just going to draw more into the area for our events, which I

[1:01:30] showed potentially. Um we've met with the airport, uh they're aware of the

[1:01:35] project, supportive of what's there. So I think we'll have a good relationship

[1:01:38] with them. >> Yeah. because I I think in in the

[1:01:40] development like you guys are proposing some five-story buildings and and those

[1:01:44] are [clears throat] okay as far as your preliminary research with

[1:01:47] » we've reviewed that with the airport and our uh populace has kept that all the

[1:01:51] RPC requirements in mind. Uh the edge of our property is in the furthest out

[1:01:56] district that's of influence. Um and they had no concerns of height

[1:02:00] restrictions with how far east our our development is from the airport. Thank

[1:02:04] you.

[1:02:21] » Is there has it been addressed or is there any concern with light from this

[1:02:26] impact in the airport operations? >> We've we've discussed it. Ultimately, it

[1:02:30] goes to the operations. Again, we'll be mindful of those kind of things in

[1:02:33] consideration. Um, yeah, no search lights in the sky. Uh, we understand

[1:02:38] there'll be some restrictions uh with being a good neighbor at the airport.

[1:02:42] » Okay. Thank you.

[1:02:52] » More discussion. Okay. I would entertain a motion for this item.

[1:03:27] Planning Commission recommends approval of the reszoning and associated

[1:03:30] preliminary development plan to reszone 214.56

[1:03:34] acres from county RUR county rural agriculture and a agriculture to ACP3

[1:03:41] activity center planned heavy commercial district or mixeduse development subject

[1:03:45] to the following conditions and the conditions are stated in staff report.

[1:03:51] » Second. Have a motion made by Commissioner Luchi, seconded by

[1:03:55] Commissioner Sosa. Is there any discussion of the motions?

[1:04:00] No. All in favor? >> I

[1:04:04] » opposed abstensions.

[1:04:08] The Glossy Arts Reszoning and Associated Preliminary Development Plan is

[1:04:12] recommended for approval. This recommendation will be forwarded to the

[1:04:15] city council for consideration at their September 21st meeting.

[1:04:21] Staff, are there any discussion items?

[1:04:34] » September meeting. We will have a September meeting

[1:04:40] that

[1:04:49] right. If there is no further business, is there a motion to adjurnn the

[1:04:52] meeting? >> So moved.

[1:04:56] » Second. >> Motion to adjourn made by Commissioner

[1:04:59] Aluchcci, second headed by Commissioner Vanders. All in favor?

[1:05:05] » Opposed? Motion passes. Meeting is adjourned.

City of Gardner Planning Commission Meeting 08/24/2026

Transcript