[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.