[0:04] All right. Good evening. Welcome to the
July 14th meeting of the Nixa City
[0:08] Council. Call the meeting to order. Mrs.
Coffee. Roll call, please.
[0:11] » J
>> here.
[0:13] » Kelly Morris here. John
>> here.
[0:17] » Peterson
>> here.
[0:18] » Best
>> here.
[0:21] » Please join me for the pledge of
allegiance.
[0:27] I pledge allegiance to the flag of the
United States of America and to the
[0:32] republic for which it stands, one nation
under God, indivisible, with liberty and
[0:38] justice for all.
[0:50] We got a night of presentation, so we'll
go ahead and get this kicked off. Uh,
[0:55] first up tonight we have the
presentation by Nixa Land Holdings
[1:00] Development. So, I don't know who is up
first on that one. Guess I'm Mr. King.
[1:23] One more thing to remember. All right.
Can you hear me?
[1:30] So, I'm Brad King and I represent the
development group associated with the
[1:34] project we're presenting today. Um, a
little bit about myself. I was born and
[1:38] raised in Clever, Missouri. Um, been a
custom home builder and developer for
[1:41] the last 25 years. Uh, kind of cut my
teeth in the high-end residential
[1:46] market. Um, and as I was doing that, I
was watching the price of housing
[1:49] skyrocket for years. I just always
thought there was a better way to uh
[1:54] design smaller footprints in uh great
communities. And so I've always believed
[1:59] in the community aspect of development.
Traveled all over the country um to see
[2:04] great mixeduse developments. Um I just
saw there was no reason why we couldn't
[2:09] bring this type of a project to
Southwest Missouri. And so that's one of
[2:14] the reasons why I'm here. After years of
patience and reviewing and seeking out
[2:20] the sites, um it takes a lot of time to
identify a site for this type of
[2:25] community development. And um it was
super important that we could find
[2:30] something that had uh the right size, uh
the proximity to major thoroughares,
[2:38] um potential for intersections,
proximity to a great school district and
[2:44] what you have here. Uh supportive
community and community leaders that
[2:49] have compreh comprehensive plans that
allow us to do these types of
[2:53] development and support it. Um, and then
just population growth alone, just 25%
[2:59] growth over the last 10 years, great
median household income, uh, the age is
[3:04] perfect, proximity to Branson
Springfield, just all these great things
[3:07] that you have going for this area. So
once we finally identified the property
[3:12] that we'll talk about today, a lot of
great people that I'm going to introduce
[3:15] to you that have helped us through this
process. Um I I just I really want to
[3:21] acknowledge them and how we've gone
about this process from the start of
[3:24] this. Um it's one thing to come up with
an idea. It's another thing to be able
[3:29] to surround yourself with amazing
[clears throat] people. Uh to be able to
[3:32] bring an idea to fruition. I watched
over the years um in development that
[3:37] there there were always some missing
pieces that um in development you always
[3:41] had one but not the other. Well, I think
in this case we've assembled a team of
[3:45] professionals from around the country
that have really um supported um me and
[3:51] everyone associated with me along the
way uh including your city staff and the
[3:56] team that you guys have here. So, with
that being said,
[4:02] someone should have told me to
[4:08] what? Yeah, it's on
[4:20] regardless of this. Um, [clears throat]
it'll probably work here in just a
[4:24] second, but ultimately I'm going to tell
you what it says on the screen here
[4:27] anyway. Hopefully, it'll work here in
just a moment, though. Um, so I want to
[4:32] start with um the land planning team
that we hired. Um, this type of mixed uh
[4:40] use development, commercial associated
with uh residential,
[4:45] um, retail, entertainment, all of those
things combined. It's a unique skill
[4:49] set. Thank you for that. It's a unique
skill set in development and
[4:53] architecture and design um that not
everyone has or has seen. And so through
[4:59] my research, I found a team that was
actually out of Washington DC and it was
[5:05] Michael Watkins and Scott Leighton with
Michael Watkins Architecture. They're
[5:09] going to talk a lot a lot about our land
plan and how we came about that and the
[5:13] process to get there. Um we hired a
company with Gibbs Planning Group. His
[5:19] name is Bob Gibbs. He did a retail
market study for us for um as we were
[5:24] listening to the city and the
perspectives as to what you want here in
[5:27] the city. Uh we knew that it would be
important that we bring on somebody to
[5:31] do a retail study for us to actually
help to identify the need and what what
[5:35] can actually happen here in the city of
Nixa. Um we hired Palmer and Parish to
[5:41] do our site evaluation, our sinkhole
studies. Our civil engineer is Clayton
[5:46] Hines with Schaefer and Hines and he's
representing here today as well. Our
[5:50] traffic study, so we performed a traffic
study in cooperation with the the city
[5:54] as well as Otto. Uh Crawford, Murphy,
and Tilly performed that traffic study.
[6:00] Uh and Sarah Fields of course was
supportive in the uh with the Ozarks
[6:04] transportation organization. We have a
legal team here which is Pulson
[6:09] Pulsonelli law for uh Pulseneelli law
firm. Ben Bigum and Curtis Peterson.
[6:15] [clears throat] They've been supporting
us through the package that we have put
[6:19] together and helping us along uh every
step of the way. Show me Christian
[6:24] County and Kristen Hessle and her team
have been instrumental in this process
[6:27] and helping us to uh make sure that we
navigate um the system and just
[6:31] supporting us in any way that we can
possibly be supportive. They've been
[6:35] there for us. Our entertainment district
site planning and development team is
[6:39] Billy Ang and Joshua Ang. uh and their
background and what they've done over
[6:44] the years is instrumental in this
process and all the things that they've
[6:47] done all over the world. Our investors
are local business owners. Um they own a
[6:52] company uh in Springfield called
Springfield Sign Neon and same with them
[6:57] they've done projects all over the
country. Uh and they're instrumental.
[7:01] They're great friends of mine. They're
great clients. It's Mark Wessle and Lisa
[7:04] Watts and they have without them we
couldn't have assembled assembled this
[7:09] team that I just spoke of. It's because
of them that we're able to do this
[7:12] development and do it the right way. So,
now I would like to introduce uh Scott
[7:18] Leighton. Scott's a representative of
the land planning firm and he's going to
[7:21] tell us all about the project.
Thanks, brother.
[7:28] Good evening. My name is Scott Leighton.
Just like Brad said, um you can go ahead
[7:33] and advance to the next slide, I think.
[7:44] I will try to keep ahead of them and and
I'll just give you a signal for the next
[7:47] one. It's okay. Um I work for a small
urban design firm located just outside
[7:52] of Washington DC and uh the the thing
that motivates my company is uh building
[7:57] community and so when we design places
everything that goes into designing
[8:02] those places is uh revolves around that
building of community and that's what uh
[8:06] we have come here to help Brad do. So,
we're excited to present some of the
[8:10] early design concepts. You can go ahead
to the next slide, and you can sort of
[8:15] just keep moving through the first five
or so. So, you know, I believe where
[8:18] where the site is. This is just south of
uh US14 on 160. It's that kind of upside
[8:23] down Lshape um big piece of land. And
that's going to be really important in
[8:29] terms of how the design shaped up
because it's a really great piece of
[8:32] land for the possibility of commercial
being located there.
[8:36] Um, just touching a little bit on some
of the constraints we had to work with.
[8:40] We always make sure we're working with
the natural constraints and try to
[8:44] design around things like existing trees
as best as we can. And sink holes are a
[8:49] big thing here. We learned we don't have
those as much in Washington DC, but we
[8:53] did our best to incorporate them into
the community and uh make them into an
[8:57] amenity. So, you'll see that that winds
up being a lot of green space that the
[9:01] community will have access to. And then
also storm water. So those two big blue
[9:05] blobs on there are storm water
management that we have to make sure we
[9:09] incorporate into the design.
As we look at the scale of the site, you
[9:15] can go to the next one. Uh as we look at
the scale of the site, we like to think
[9:20] of things in terms of the 5-minute walk.
That's basically how long Americans will
[9:25] how far Americans will walk. Beyond
that, they'll get in a car. They'll walk
[9:29] further for transit. If you live within
5 minutes of your daily eats, you might
[9:32] actually walk to get your milk and bread
or walk to drop your kid off of the
[9:36] daycare or things like that. So, if as
we think about building community, the
[9:41] best way to do that we believe is
walkability. If you walk past your
[9:45] neighbor's house and they're sitting on
the porch, you might say, "Hey," and
[9:48] they might invite you up for a cup of
coffee or a glass of wine. And it's a
[9:51] great way to build community, get to
know your neighbors, and it's that sort
[9:55] of American small town that we all uh uh
are are looking for. Um, but the best is
[10:02] when there's something to walk to, not
just when you're walking the dog, but
[10:05] like I said, that that location for the
commercial that this site is so good
[10:09] for. Um, we try to locate those at the
center of these 5-minute walks so that
[10:14] people have a reason to be out, not
other than just walking the dog or
[10:18] getting exercise.
Good. Uh these these slides show a
[10:23] little bit now that we know you know
about the site and what we have to work
[10:26] around physically then we try to figure
out okay what's going to go on this site
[10:31] and yes there will be some retail uh we
know there's uh serious demand for that
[10:36] as population growth like Brad said but
then we also worked very closely with
[10:40] Bob Gibbs to identify the retail demand
and there is significant retail demand
[10:45] so this is us just putting those on a
page to see how they scale next to one
[10:50] another. You can go ahead to the next
two slides as well. And these are just a
[10:54] graphic showing sort of how that all
fits onto um this is the retail one. Uh
[11:01] how that might fit onto the slide. And
then of course we're tasked with
[11:04] designing a neighborhood that is
walkable, incorporates all these things
[11:08] and is designed around the physical
constraints of the of the property.
[11:13] next.
And so this is our current master plan
[11:16] uh as we've worked with Brad and and the
whole team to come up with. Um and in
[11:22] order to make it walkable, what we do is
we uh begin by locating the lower
[11:28] intensity uses such as single family
detached homes closer to other single
[11:32] family detached homes. So in the top
left you'll see near the sink holes,
[11:36] those are all single family detached.
And then as you move to the right and
[11:40] down the master plan, it gets a little
bit more intense gradually.
[11:45] [clears throat] So, so let's say you're
walking from the top left down to the
[11:49] bottom right. You might walk past some
larger single family detached homes with
[11:54] garages in the front and then you may
move towards smaller detached houses
[11:59] with garages in the rear on an alley
which uh makes for a more
[12:03] pedestrian-friendly street because you
don't have the interruption of the
[12:06] driveway. And then you may continue past
some missing middle forplex uh units.
[12:13] And then finally, when you arrive at the
darkest purplish color, maroon color,
[12:18] you've arrived at the town center. Now,
the town center is very carefully
[12:21] located next to the brightest orange on
the right side, which is all commercial.
[12:27] So commercial and retail. There are sort
of two types. They're what we like to
[12:31] call the regional commercial, and that's
things like maybe some restaurants on
[12:36] pad sites. They may even have a
drive-thru. That's up for up for
[12:40] discussion.
There's uh potential for a grocery
[12:44] store, we think, based on the market
study we received. And then all of those
[12:48] really need that highway visibility and
really need that full intersection. So,
[12:52] we worked with the information from uh
the transportation master plan that
[12:57] called for a connection of Pemrook
Avenue through the project and out to
[13:02] 160. And so, there's a full intersection
there. With a full intersection, you can
[13:06] get uh a lot more retail tenants. So,
that's the reason for that primary
[13:11] intersection being located there. And
that is also where the most intensive
[13:15] intense uses are. [clears throat]
From there, moving back into the
[13:20] neighborhood, that darker maroon color
is the sort of walkable retail. So,
[13:25] that's the local, that's the the cheese
shop or the uh the local restaurant that
[13:30] is owned by someone who may have started
in 14 mil market and now needs their own
[13:34] brickandmortar retail. Um, it's the
smaller footprint sort of thing and it
[13:38] may even be two to three stories with a
residential above it, a residential unit
[13:42] above it. So what happens by locating
the walkable retail, the local retail
[13:47] with the regional commercial right next
to each other is they form a symbiotic
[13:52] relationship. The parking can be shared.
People can walk even to the grocery
[13:55] store. Think about the 13-year-old who
can't drive yet can walk and go get
[14:00] their energy drink or whatever without
having to cross any incredibly busy road
[14:05] and uh risk their life to do so. So,
um, that's the reason for locating all
[14:10] the all of the commercial, uh, next to
each other.
[14:14] You can go on to the next one. And this
shows a little bit of how it ties back
[14:19] to those walk circles. So, um, the
5-minute walk locates right on the
[14:24] neighborhood retail and then also on a
park in the residential piece of the
[14:29] neighborhood. That park may act as a
second center. The first center, of
[14:34] course, being a local commercial that
everybody walks to and from in the
[14:37] evening or for their for their errands.
But there's also civic uh civic uses
[14:44] such as a park or maybe a pavilion, a
picnic pavilion, things that you might
[14:48] go to uh during the afternoon on
Saturday. And so those two centers are
[14:52] working together to anchor the two
pieces of the neighborhood there.
[14:59] Thanks.
>> Sorry, I'm expecting you to to be able
[15:03] to predict, but I've never given this
presentation to you either. No, you're
[15:06] doing excellent. You're doing excellent.
>> This diagram shows uh the the amount of
[15:11] pedestrian facilities, and it's a little
bit hard to see the lighter green, but
[15:14] what what you're looking at here, the
solid green lines are pedestrianon
[15:18] thoroughares. So, things like trails,
paths that houses might face, uh which
[15:24] we have an image of coming up later. And
then the dashed are sidewalks on
[15:28] streets. Every street's going to have
dedicated sidewalks. And that network
[15:32] that connects you around the entire
neighborhood connects you from your
[15:35] front door to that local shop to that
grocery store and to a fantastic network
[15:40] of parks and greens and squares that are
shown in lighter green with that will
[15:45] all have trails in them like I mentioned
with the the the sink holes. Next.
[15:52] And this slide shows everything that's
accessible to the community. It's not to
[15:56] say it's publicly owned necessarily, but
it's things that anyone can can go to.
[16:01] So, the commercial, the grocery store,
the restaurants, the the retail shops,
[16:06] all of that is shown in green, teal, and
the darker purple color. Everything
[16:11] that's white is privately owned
residential or or uh things that are not
[16:16] accessible to the general community. And
you can see the vast majority of the
[16:19] site is available to the community as a
whole. Next,
[16:25] now I'm just going to briefly zoom in on
a a few uh elements of the plan. This
[16:30] this park um is is providing that
necessary [clears throat] storm water
[16:34] next. And instead of just having a kind
of a storm water pond with a chain link
[16:38] fence, what we like to do is incorporate
it as an amenity. So this is one of our
[16:43] favorite. We work from precedent a lot
and this is one of our favorite
[16:47] storm water management ponds that
actually acts as a park. When the water
[16:50] fills it up, you can't use it. But when
it's when there's when there's no flood,
[16:54] which is most of the time it's a park.
There's a playground, there's a lawn,
[16:57] there's plenty of trees, and it's those
houses around it are actually the most
[17:02] uh desired houses in the neighborhood
where this exists. Next, and this is
[17:06] what that could potentially look like.
Houses facing that that park. And next,
[17:13] another element of the plan, there's an
existing road that has some really
[17:16] beautiful existing trees along it. And
we thought, let's try to save these. So,
[17:21] if we can save those trees and face some
houses next onto a path, it could look
[17:26] something like this. So, this is one of
those pedestrian only thoroughares that
[17:30] I mentioned earlier with the solid green
line. Next,
[17:36] a cottage court. That's essentially just
a small green with cottages, single
[17:40] family, detached houses facing it. And
it could look something like this. Next.
[17:48] And next, there is a bit of a multif
family component to this that uh is is
[17:54] in the northeast corner of the site. And
the reason for that is because where I
[17:58] mentioned the full intersection is
available, that's where the commercial
[18:01] really needs to be. Uh they really need
access to that full intersection next.
[18:06] But up in the top corner, it makes sense
to it may make sense to where retail is
[18:10] not available. Not not typically going
to like that that portion of the site.
[18:14] Multif family may be a better use and it
could look something like this. Um next
[18:19] and then that town square next.
Zooming in a little bit on the detail
[18:24] there next.
Again, working from precedent from
[18:28] spaces that are similar size that we
know work excellently. This is a a
[18:32] fantastically popular uh retail square
in a neighborhood that we designed in in
[18:37] uh that we work in in in Louisville and
uh it's very successful. Next, and this
[18:42] is what the the square in Nixa could
look like.
[18:47] Next, looking very briefly a little bit
at a few numbers here, not drilling into
[18:52] the details, but looking just at the
percentage of commercial. So, there's
[18:56] about 14% of the land is is dedicated to
that. Um, and then there are some other
[19:01] components as well. Um, the the largest
one at the bottom, the pink one, is is
[19:06] an entertainment piece that uh Kurt is
going to speak on in just a moment next.
[19:11] And finally, the PUD ordinance, the PUD
standards are what allow this to happen.
[19:16] Next,
uh, the map of the regulating plan that
[19:20] you're looking at here, it's a map that
essentially takes the rules that require
[19:23] everything I just spoke to. So, it's it
not only have we designed things that we
[19:28] want to be walkable, we're going to make
them be walkable. And that's what the
[19:32] regulating plan and PUD go together to
do next.
[19:36] And with that, that's a very brief
overview of of the design here. So, with
[19:40] that, I'll hand it over to you, Kurt.
[19:47] Mayor and Council, good evening. Kurt
Peterson here on behalf of the
[19:50] development team. Um, rounding out our
overview of the concept plan that we
[19:54] just walked through. You'll see our
anchor tenant on the screen, which is an
[19:59] adventure park. I'm speaking of the 29
acres at the very southern tip of all
[20:04] those maps you saw. And it's an indoor
outdoor adventure park with uh lots of
[20:10] I'd call them familyfriendly activities.
This things like zip lines, bike trails,
[20:16] pump tracks. I didn't know what a pump
track was, by the way. If you if you
[20:19] YouTube it. I have five kids. They're
going nuts. They're like, "We want to go
[20:21] to that." But pump track, uh, ropes
course, climbing, things like that,
[20:26] gathering, eating options. So, the idea
of this anchor tenant space at the
[20:31] southern end, uh, southern gateway of
the project is certainly for Nixa
[20:36] families, full stop. But it is also
something we really think would attract
[20:41] some others to come into Nixa and to
spend money and and spend time in the
[20:46] community. So, uh, Brad mentioned this
at the beginning, but I wanted to make
[20:49] extra sure just because of the, you
know, sort of gravitas and experience he
[20:53] has. Billy, who's here, right here in
this row, um, I mean, he's a he'd be a
[20:58] co-developer of this piece and just to
having seen some of his work, he's had
[21:02] 40 plus years of experience on projects
just like this. Um,
[21:07] not only domestically, but actually
internationally. So, he's our
[21:10] co-developer that would help with this
specific anchor tenant space. And with
[21:14] that, that is kind of turning the page
now. That was our trying to be efficient
[21:17] but also give you a sense for over all
these months of design and concepts and
[21:22] design sharets what we've come up with
as an overall concept plan for you to
[21:26] consider tonight. But as I turn the
page, we go from the overall vision and
[21:31] concept plan to a sense for the
obstacles that we're facing with this
[21:35] particular project on this site with
this land with the current condition
[21:39] it's in and the extraordinary amount of
infrastructure that will have to come to
[21:44] fruition to make us be able to put that
plan into place. So stating what you
[21:49] know, the 192 acres today is entirely
unimproved. It generates less than, drum
[21:56] roll, for an entire year. Everything you
see within the red hash boundaries,
[22:00] about $400 in taxes per year. Next
slide.
[22:05] We have unstable soils. We have
significant erosion as you can see on
[22:09] the screen. We have trespassing. We have
trash dumping. We have graffiti. We have
[22:13] sinkholes. I feel like sinkholes is the
theme tonight, but sinkholes. Uh we have
[22:18] standing water. Next slide. We have
deteriorating pavement. We have street
[22:23] that's blocked off, which you may
recognize. Overall, this the sense
[22:27] you're getting is accurate. It's not in
good shape. And most importantly, right
[22:30] now, it's not doing anything for the
citizens of Nixon. Next slide, please.
[22:38] So, aside from the nature of the site
itself, we have a real barrier in the
[22:46] form of infrastructure or lack thereof
to bring this project to life. I'm going
[22:51] to divide it up into off-site
infrastructure. So, everything that's
[22:53] not within the balance of that land, but
then also on-site in infrastructure. So,
[22:58] starting with off-site infrastructure,
focus on Highway 160, we have early
[23:03] estimates are approximately $5 million
of work to do at the minimum in terms of
[23:10] uh signalization at Penroke, which you
can see sort of 2/3 the way down where
[23:15] you see the double arrow on the on the
road there. and then turn lanes all
[23:20] along there. But at the same time, we're
been in talks with MDOT and as you know,
[23:24] everybody in this room respects MDOT.
They help keep us safe. They work at a
[23:29] pace that is not the same as maybe
everyone else works. I think very
[23:33] deliberate if you're following me. We
have been in talks with them for some
[23:37] time and we look forward to bringing
those to conclusion at the right time.
[23:40] But my point is there's potentially in
those conversations an additional on top
[23:45] of the 5 million what we'd estimate to
be $10 million of work that may need to
[23:49] be done there. Mostly focused on
possibly widening. We're not necessarily
[23:53] inviting that. We're going to let the
process work through. But we wanted you
[23:55] to know when we talk about off-site
infrastructure, whether on the low end
[23:58] or the high end, we have a lot of public
infrastructure that has to be done to
[24:02] make this project reality. Next slide,
please. That's off-site infrastructure.
[24:07] In terms of on-site infrastructure, you
know, we're starting with a green field.
[24:10] We're starting with a blank slate. Um,
all the public infrastructure in this
[24:14] kind of situation has to be delivered.
So, we're talking streets, we're talking
[24:18] sanitary, storm water, detention, water
lines. Next slide, please. And overall,
[24:24] we estimate that this is probably around
early estimate about $33 million of
[24:29] infrastructure. Now, that would be
phased. A project like this, you know
[24:33] this intuitively, doesn't just show up
in a year. It gets phased out
[24:36] methodically and so would the on-site
infrastructure. But when all is said and
[24:40] done, it's significant. And I'll say we
didn't even get into the micro
[24:43] infrastructure like fiber and electric
and gas. That was just the the major
[24:49] on-site infrastructure. So that's on top
of the 33 million um to make this
[24:53] project a reality.
Now,
[24:57] the current state of the land, the
daunting public infrastructure on-site,
[25:01] off-site required to make this project a
reality
[25:06] will prevent private development at
least of this scale. Onesie, twoozy, you
[25:10] know, little things can be put on a
piece of land like this. That that's
[25:13] possible. But to do something like what
we've shown you tonight, this vision, it
[25:18] takes an extraordinary amount of money.
And it doesn't. It doesn't. That's why
[25:22] you don't see projects like this in this
situation very often unless we can come
[25:27] up with a public private partnership.
And fortunately, the Missouri
[25:30] legislature over time has given Nixa and
other cities various tools to use. Now,
[25:35] do you have to use them? No way. They're
discretionary. That's in your toolbox.
[25:40] So, our job, what we do is we come in,
we say, what are the barriers and is
[25:44] there even a way to bridge that gap and
what tools would be needed? So, we've
[25:48] spent quite a bit of time on that in the
background as the design team has been
[25:52] trying to design the project to the
site. So, I wanted to give you, you
[25:57] know, by the way, not to be
presumptuous, if you find at the end of
[26:00] the day that this is a compelling
vision, right? If you don't, then you
[26:03] can tune me out honestly. But if that's
a compelling vision and we want to see
[26:07] can we figure out how to make it happen,
here are the tools that we've
[26:10] identified. There's four of them to put
together to make this project happen.
[26:15] The first is tax increment financing.
The second is community improvement
[26:19] district. The third is transportation
improvement district. And the fourth
[26:23] fourth is chapter 100. Now what I just
said to some of you may be like, I got
[26:28] it. I know what each of those things
are. But in case some of those are not
[26:31] familiar for you, I thought I'd spend
just a surface level tonight giving you
[26:34] a sense for what I mean when I mention
those four tools.
[26:38] First, tax increment financing.
What does it do? I will say in so many
[26:43] places this just because I am a finance
person real estate development for for a
[26:47] living many nights in front of governing
bodies just like you and for in so many
[26:52] instances this can be almost a I was
going to say four-letter word but you
[26:57] know what I mean threeletter acronym um
but hear me out because I really think
[27:01] that there's a lot of times where it
takes on a life of its own which it
[27:04] becomes something it's not in this case
it captures new emphasis on new new
[27:10] property tax that's generated by the
developer building a project. It also
[27:15] captures half of the new sales tax that
is generated by the project on the site.
[27:21] By the way, the other half of the sales
tax flows to the taxing jurisdictions,
[27:24] the state, county, and the city. And
then the revenues that are generated
[27:30] over a long period of time under the
tiff are then used to reimburse
[27:35] infrastructure and other costs of the
project. Again, over a long period of
[27:39] time. Next slide. I'm going to lump the
second and third tools together because
[27:43] while they have different acronyms,
different names, they are mechanically
[27:47] the very same thing. And and what is
that? Transportation development
[27:50] district and community improvement
district which is C and TDD both add an
[27:56] extra sales tax in this case up to 1%
each on charges on taxable charges
[28:03] within the project. So what is it not?
If somebody goes to the grocery store or
[28:07] some other business right now in the
community, if this project were to move
[28:11] forward, just as we're saying, using
these tools, this would be irrelevant.
[28:14] It's only when they come on to the
project. Things that Brad and his team
[28:17] bring to the site, then have cash
registers. It's there that you would
[28:20] have an additional sales tax. And those
additional sales tax dollars would be
[28:24] collected over a long number of years
and again would be used to reimburse
[28:28] certain costs of the project over that
period. So that was the second and the
[28:31] third tool. The fourth and final tool is
referred to as chapter 100, which is
[28:36] just referring to where in the Missouri
statutes this tool exists. The sole
[28:39] purpose of this, there's actually
another way you can use that tool, which
[28:42] we're not using, and I won't talk about
it cuz it's irrelevant. The only purpose
[28:46] for this tool for this project would be
sales tax exemption, Missouri sales and
[28:50] use tax exemption on construction
materials that go into everything that's
[28:55] built within the project.
So, it's these four tools together that
[28:59] making make up what I would call the
financing structure that would make this
[29:04] project uh financable and make it
something we can move forward with.
[29:09] So, in in closing, I I just was
reflecting on on all of this because
[29:14] we're clearly using a fire hose.
Hopefully, you appreciate it and know
[29:18] that we're not we want to get a lot of
information out there and I just did a
[29:21] lot um in just a few minutes. But I
thought about if I had heard all that
[29:27] associated with this conceptual plan
that you just heard tonight, what would
[29:32] be going through my mind? So rather than
coming up with 10 question answer, I
[29:35] have two two things that would be going
through my mind if I were you possibly.
[29:40] The first is
there's a lot of commercial here and
[29:43] that's a focal point of this project
which we've talked about.
[29:49] We can't seriously actually and this
comes from a career worth of experience.
[29:54] If you go out before you even have the
uh you know sort of uh conceptual buy in
[29:59] and support from a city both in terms of
the concept plan, the vision and the
[30:06] financing aspect of it and you go try to
get businesses and retailers and then
[30:11] you say well wait I'm not there yet. I
don't know really I I you go prematurely
[30:16] you literally can lose credibility for
that project and it probably makes
[30:18] intuitive sense. Then you go back later
and like no really we're ready this time
[30:22] and and they don't take you seriously.
So we are at the point where we're
[30:26] trying to look for by
holding discussions holding this
[30:30] discussion get the kind of general
support. Yeah there's something here we
[30:33] understand these tools we understand
this plan and then that will allow us as
[30:37] we move closer to approval if we get
there that we can go out and start
[30:41] recruiting these businesses and the
tenants and we we don't doubt for a
[30:45] second that they will come. They will
want to be here. we just can't do that
[30:48] right now in terms of sequence.
So that was the first question that came
[30:53] to my mind. The second one that came to
my mind is is probably the most
[30:57] prevalent which is is this and this is
the kind of thing oftenimes I see in
[31:02] social media or other uh venues like
that which is is this what was presented
[31:08] tonight these tools specifically are
they really just I don't know a giveaway
[31:12] I hear that phrase a lot is this a
giveaway from a great city to a
[31:17] developer
and just kind of lines their pockets
[31:20] using literally those are the kind of
words that you would see used. This is
[31:24] by far the number one biggest
misconception and honestly it's not your
[31:30] job. It's our job as the development
team over time to give the details and
[31:36] explain how all of this would work so
people don't have the misconception. So
[31:39] we have that burden not not you all but
doing a a surface level tonight
[31:44] treatment of it to get started with the
answer. The city actually doesn't hand
[31:49] out any money that it has right now.
None. remember the city's portion. We'd
[31:53] have to look at the percentages probably
like what 10% of the mill levy,
[31:56] something like that. Um, and this is
generating what, $400 a year in property
[32:00] taxes and no sales taxes. There's
nothing there today. Nothing that's
[32:04] being requested as part of these tools
exists today. It has to be created and
[32:08] it has to be created by somebody that
goes and takes out huge construction
[32:12] loans and puts huge construction
guarantees on personal guarantees on the
[32:16] line and brings retailers and tenants
and causes cash registers to go and
[32:20] causes people to move into the housing
and the parks have to be created. All
[32:24] that has to happen before any of these
tools are effectuated.
[32:30] This is not a tiff bond deal. I like you
have read many times about other cities
[32:34] even in the general region of our state
that have gotten into tiff bond deals
[32:39] and they guarantee the bonds a lot of
times and that can go well sometimes and
[32:43] sometimes it doesn't go well. This is
this has nothing to do with that that
[32:46] there's no proposal for tiff bonds there
won't be tiff bonds.
[32:50] So again the developer only has access
to revenues that in a sense that it
[32:54] generates through its risk and heavy
capital investment. All the risk is on
[32:59] the developer here. All the risk is on
the developer. Meanwhile, as residents
[33:05] and visitors are attracted to the
project, residents
[33:10] really I this is a term that I use a
lot, maybe some of you do too, the idea
[33:13] of leakage. Another uh synonymous
concept would be if somebody said, "Wow,
[33:18] you know, we're more of a bedroom
community." That means that when we wake
[33:22] up in the morning and need to go buy
something here or get this service or
[33:25] get this entertainment with my family, I
have to leave the community. It's it's
[33:29] considered leakage, right? Sales tax
dollars, uh, economic activity is
[33:34] leaking out of the community. So, back
to what this helps us do is keep
[33:39] residents here and stop as much leakage
as is happening today from Nixa for
[33:44] entertainment and for retail and and the
like. Also, when we attract people here
[33:51] and when more Nixa residents stay here,
it's a huge injection into our current
[33:56] businesses, right? not just the what
will happen here but it's more economic
[33:59] activity in the city which helps promote
promote the existing businesses that are
[34:04] here today and overall over time it's a
massive investment in the city's tax
[34:09] base both from a sales tax and from a
property tax perspective.
[34:14] So with that that's a lightning round.
We were all quick hopefully efficient
[34:18] enough for you but substantive. That is
our vision. That's our proposed public
[34:23] private partnership. We are nothing
short of thrilled to be here. Each one
[34:28] of us on this team alongside Brad. Um
this is a project that hopefully you'll
[34:34] share in our vision has a project to be
extraordinarily impactful. You know,
[34:38] this is sort of one of those
generational projects for Nixa. Um and
[34:42] at this point, subject to the mayor
running the meeting, we could answer any
[34:45] questions you have. Uh but again, thank
you for taking the time to let us
[34:49] present like this tonight.
Anybody have any questions?
[34:58] We're good. Thank you very much.
>> Thank you, mayor. Thank you, council.
[35:02] » And thank you to the whole group. It's
been it's been great. It's I can't even
[35:07] remember how long ago we started this,
but it seems like it's gone really fast.
[35:11] I know it's been a while. Um it's been
very interesting to see the whole
[35:16] process go out. It's also been
very unique to have you get so many
[35:21] people in the community involved in
helping form this. That's not something
[35:26] that's often done. So greatly
appreciated
[35:34] and it's very exciting by the way. Wish
we could have watched the video as well.
[35:38] That one was pretty cool.
All right.
[35:45] Well, next up we will move on to our
next presentation which is Mr. ORF the
[35:50] Forest Heights Virginia Lane update.
[36:28] Okay, there we go. All right. Good
evening, mayor and council. Um, as I'm
[36:33] sure you're all aware, uh, the city
dealt with a very complex issue, um,
[36:37] starting in August of last year. Um now
that it's all been resolved, Mr. Lyles
[36:43] has asked me to give a presentation
update um to all of you um discussing
[36:48] all the work that was done to get the
the sewer main repaired on the forest
[36:52] sites um development. So this
presentation will look at the the
[36:56] complexity of this project. Um it'll
also go over the general timeline of
[37:00] events. um they'll look at the the three
phases that staff used to address this
[37:05] uh this issue and finally provide an
overall uh of total costs for this
[37:10] project. Um so for the overview um this
this repair was very complex um
[37:16] [clears throat] in part due to the
proximity to two existing homes and also
[37:21] being very deep. It was 17 ft deep and
um there was only a 23 ft uh distance
[37:27] between the two houses. Um the stewart
repair complexity was compounded by the
[37:32] fact that it sat next to a raveling
erosion dome um which is essentially the
[37:36] precursor to a sinkhole. Um it just
hasn't reached the surface yet. Um uh
[37:42] the erosion dome ended up being closed
on October 16th as part of the phase 1
[37:47] work that was done. Um so with the sewer
man being so deep uh traditional methods
[37:52] uh of excavation couldn't occur uh as
the dig would affect the foundations of
[37:56] those homes as well.
So, staff engaged with several
[38:00] contractors and engineers to develop a
three-phase plan um to finally repair
[38:04] the sewer line. Phase one being filling
the voids um in the soil with compact
[38:09] route that would close the erosion dome.
Phase two being underpinning the
[38:13] foundations of the homes to protect them
during uh the excavation. And finally,
[38:18] phase three um excavating and repairing
that line.
[38:23] So, as you can see with this lot map of
the forest heights phase five or phase
[38:28] four, the red line um in between the two
manholes was the portion of the serum
[38:33] main that collapsed it. Let's see if my
laser works. It was right in this area
[38:39] here
um where the issue occurred.
[38:43] Um at the time of the collapse, 17 homes
were actively utilizing this line. This
[38:49] is a very new fairly new development. So
all the lots throughout this were either
[38:54] complete or through uh various phases of
construction at the time. Um but 17 of
[38:59] them were actively utilizing the line
and were being lived in at the time. Um
[39:04] so all the lots within this phase do
flow through that compromised sewer line
[39:09] with the exception of three. So once the
um compromised sewer main was
[39:13] discovered, uh staff placed restrictions
on further construction activities
[39:18] um within the development mainly to
eliminate the potential for additional
[39:23] flow through that line. Um these include
restrictions on sewer ditch inspections,
[39:29] um halting the new or the installation
of new water meters and also not
[39:33] allowing any new certificates of
occupancy until the um the the main
[39:39] could be repaired.
So outside of this, the the developer
[39:42] was allowed to continue building while
city staff worked on a solution towards
[39:46] those repairs. And as you can see with
that red line there, um there is a
[39:50] manhole just at the very north end of
that line. Um the homes within the
[39:54] culde-sac were south of that manhole um
where we were able to set a bypass pump.
[40:00] So we unfortunately had to shut off
their water service as we could not
[40:03] capture their their flow um into the
compromised surain.
[40:10] So moving back to the start of the
project or started where we discovered
[40:13] the issue um the issue was discovered on
August 13th um where a homeowner um
[40:21] experienced a backup in the drain of
their their home after uh calling a
[40:27] plumber. The plumber discovered mud in
their lateral line uh which indicated
[40:30] that it had separated from the sewer
main. The the the main was then came and
[40:35] that's when the the collapse was
discovered.
[40:38] Um on August 15th uh staff implemented
an emergency purchase order to expedite
[40:43] an assessment of why the main failed as
well as engaging with contractors to try
[40:48] and fix the sewer main. Um, upon
implementation of this order, city staff
[40:52] worked with Cochran Engineering
throughout this process uh to identify
[40:56] and develop plans to fix it.
Um, on August 25th, we had own
[41:03] engineering out performing a soil test
to better understand why the
[41:06] infrastructure had failed. There's a
video on on this slide. Um this video
[41:11] shows the core sampling that was done uh
where they uh tap into the soil to um
[41:16] one test it strength but also to see if
any voids are present. Um when uh the
[41:22] ground was was very soft here which
indicated the presence of a carsted
[41:26] feature that was later determined to be
the raveling erosion dome. Um staff also
[41:31] smelled sewage near the the holes which
indicated that the compromised mane was
[41:36] leaking into the surrounding soil.
So, with the presence of an
[41:40] environmental hazard posed by the
collapsed sewer main, staff had to
[41:44] inform the home homeowners in the
culde-sac that were south of the main
[41:47] that their public water and sewer
service would have to be shut off as
[41:50] we'd be unable to capture their flow
>> [snorts]
[41:53] » um from the bypass pump that was set up.
From that point on, staff was in contact
[41:58] with these uh these five homes on a
daily basis um until service could be
[42:03] restored.
[42:07] So just trace off through there.
On August 29th, um we got the
[42:13] geotechnical report back which can
identified a raveling erosion dome um
[42:19] present and that the compromised surain
was located within the rim of that dome.
[42:24] So that report also provided
recommendations to staff on how to
[42:28] remediate the dome which included
compaction grouting and um foundational
[42:33] underpinning. uh those recommendations
would later become our respective phase
[42:37] one and phase two portions of the serial
repair plan.
[42:44] So using the um recommendations from the
geotechnical report, Cochran Engineering
[42:49] began reaching out to companies to
perform um compaction gring services. Uh
[42:54] staff received quotes from two companies
and ultimately chose Ren Engineering out
[42:58] of St. Louis to perform the phase one
work. And the the photo on this slide um
[43:03] is the bypass pump that was set up at
that manhole.
[43:08] So um from August to September, we were
kind of working through what needed to
[43:12] be done. By October uh 6th, we had ren
engineering out. Um the video on this
[43:20] slide shows the the drill rig that
drilled six primary holes into the soil
[43:24] and then pumped the compaction grout
into uh into the the erosion dome. um at
[43:31] a certain pressure or until a certain
pressure was hit. Um by hitting that
[43:35] pressure, Ren was able to determine that
the grout wasn't just flushing into an
[43:40] additional void in the ground, but was
in fact filling the erosion dome as
[43:43] indicated and as intended. Um all
drilling locations did hit the pressure
[43:48] that needed to be hit um to to close
that dome. Um and it no longer exists.
[43:55] In total, phase one cost the city
$126,264.68.
[44:02] Um, a little more than 6,000 of that
being the compaction material and the
[44:06] rest being green engineering services.
So after the 16th, um, that leads us
[44:12] into phase two, um, which is the
underpinning the the foundations of the
[44:18] homes so that phase three could occur.
Uh, Ren Engineering also was the
[44:23] engineering firm um that did the phase 2
work and performed this work on behalf
[44:28] of the city. Um, after working with the
homeowners, Ren Engineering was able to
[44:32] get back on site on November 17th of
last year. And between then and December
[44:37] 5th, um, when they concluded their work,
they drove 18 piles to Bedrock until
[44:44] certain pressures were hit. So those
piles were then attached to the home
[44:47] foundations um effectively transferring
the house load from the soil to the the
[44:52] bedrock below. Uh this prevents the
foundations from shifting or becoming
[44:56] compromised since we had to dig so close
to the houses for phase three. In total
[45:01] phase two with the underpinning um cost
the city $148,614.50
[45:07] 50 cents
[45:11] moving into phase three. Um it phase
three actually started the very next
[45:15] week that the underpinning was
concluded. So it started on December 8th
[45:18] with excavation repair work being
performed by Hamilton and dad. Um they
[45:23] were able to fully repair the surain and
place the line back into service on
[45:26] December 12th which allowed the five
affected homes in the culdesac to have
[45:31] their water and sewer service restored.
So they had been out since October
[45:35] August 28th.
So, the repair and restoration work
[45:39] performed by Hamilton and DAD totaled
$252,265.
[45:45] Um, there's restoration work that led
into uh this year. Um, so it wasn't
[45:51] fully which it was fully completed on
June 4th uh when the sod was laid. Both
[45:56] phase 2 and phase 3 were pretty
intrusive to the nearby homes. Uh, which
[46:00] is why there's quite a bit of
restoration work that needed to be done
[46:02] to complete the process.
uh city staff performed the dirt work um
[46:08] here and then Ryan's lawn and tree
service performed the sod installation.
[46:12] Um in total phase three with Hamilton
and dad performing the repair work was
[46:17] $261,45.84.
[46:22] So for the total cost for repair, um
this includes all the phases of of the
[46:28] the project including equipment rentals,
um engineering fees and other
[46:32] miscellaneous items was $62,973.
[46:37] Um this doesn't include all the time
that staff spent going out there and
[46:40] coordinating the process, but um for for
dollar amounts, that's that was the
[46:45] total process or total project cost. Um,
as you'll see later tonight, we have a
[46:50] budget amendment that will just be for
the amount that was expensed in 2026,
[46:54] which is why it's a bit lower. Um, but
that amount ends up being $266,
[46:59] um,723.
[47:03] So, does council have any questions?
[47:14] Thank you. I believe so. Thank you.
And Mr. Gorf, I want to thank you again
[47:19] for all your help on that project.
No, that was not Well, we don't want to
[47:26] get back into that, do we?
But I made some new friends. Bob, love
[47:32] you guys.
[47:39] Keep going.
Okay. Just let me know.
[47:44] All right,
we will move on to the visitors section.
[47:48] Mrs. Coffee, do we have anyone signed up
to speak?
[48:01] » Good evening, mayor and council. My name
is Kristen Hazelton and I am the
[48:04] president and CEO of Christian County
Business Development Corporation. We are
[48:09] a nonprofit organization that operates
Show Mech Christian County Economic
[48:12] Development and a tourism platform
called Explore Christian County. We
[48:17] represent 55 investor partners who want
to advance economic growth and quality
[48:22] of life in communities across Christian
County. I appreciate the opportunity to
[48:27] provide some insight from the past year
of working with the development team on
[48:31] the potential development in South Nixa.
Brad King and I have worked together
[48:35] over several years on various projects
throughout the county. When [snorts]
[48:39] this Nixa property was listed just over
a year ago, Brad called and was very
[48:44] excited about the opportunities this
parcel would have for the community. He
[48:48] had a vision for a walkable development
that would be unique in our region. Brad
[48:53] started asking questions about specific
needs and desires in Nixa and the
[48:58] surrounding area actually. and he even
got to work doing local research and
[49:02] talking to strategic partners. He wanted
to approach this development differently
[49:06] by incorporating community feedback from
the beginning and that is exactly what
[49:10] he has done over the past year. The
property has been examined via a
[49:15] sinkhole study, traffic study, land use
analysis and many other ways of
[49:20] analyzing it. So in addition to that,
Brad has put together a team to listen
[49:25] and learn from locals uh from locals
about the needs from both the city and
[49:30] the Nixa community members. He's hired
industry experts to research and analyze
[49:35] the property and the community to create
a viable plan that works for Nixa. All
[49:40] of this work has been done to meet the
needs of the community and to move to
[49:45] the next phase of the large-scale
development. I see this project as an
[49:49] exciting opportunity for Nixa Council to
help enact the vision that has been
[49:53] casted by community members through the
comprehensive plan and through NIXA's
[49:57] internal strategic plan. In these plans
and through the public engagement
[50:02] process, NIXA residents have emphasized
many times that they want more quality
[50:07] parks and green spaces, a walkable
community, more retail, a variety of
[50:12] housing options, and things for families
to do together. This project is a great
[50:17] example of what can be accomplished when
the public and private sectors come
[50:21] together in collaboration to meet
community needs. As this project returns
[50:26] to council for further discussions, the
conversation will turn to a critical
[50:31] stage which is solidifying a public
private partnership and finalizing a
[50:35] development agreement. In any project of
this scale, the development team will be
[50:40] required to make massive upfront
investments into public improvements and
[50:44] infrastructure like roads, utility
connections, water and sewer
[50:48] connectivity, and others. All of these
improvements happen in order to prepare
[50:53] the site to recruit end users like
retailers, restaurants, commercial
[50:56] tenants, and more. When the time comes,
we encourage council to thoughtfully
[51:01] evaluate the developer responsibilities
and consider how the city may partner
[51:06] with the development group to make this
project come to fruition. We are happy
[51:10] to answer any questions along this
process. And I just want to say thank
[51:14] you for your time.
>> Thank you, Kristen.
[51:20] Okay, we do not have anyone else signed
up, but if you would like to speak, you
[51:24] can still do so.
[51:31] And I will close the visitors.
Oh,
[51:36] » we'll run. Jeez. No,
>> it's a bigger room. Hey,
[51:40] » clap. Make a noise. I don't even
>> It's a lot bigger than it used to be.
[51:43] So,
>> I know.
[51:44] » I should have cut through the middle.
Marin Council. Hi.
[51:46] » I thought you were leaving, honestly.
>> I'm like, I'm out.
[51:49] » Um, hi. Wow. Hi. I need to think now for
a second. Start the time. Okay, they
[51:54] started the time. I don't think me
running should have counted, but that's
[51:57] okay. Uh Whitney Geon, I'm the president
of the Nixon Chamber. I just want to
[52:01] take a minute to talk a little bit about
this development because I am stoked. I
[52:05] don't know if you're allowed to say
stoked city council, but I am. Um I
[52:09] think that as Nixa grows with
residential, it's great to see that
[52:14] there's interest in growing our
commercial side as well. And we need
[52:17] that commercial side to support all of
the people who are moving here who want
[52:20] to live here and work here and play
here. And so to see this potential out
[52:25] there is incredibly exciting. A lot of
the feedback that I get probably most
[52:30] often is when are we building more
commercial space? And I'm like I when do
[52:35] you want to build more commercial space
person who's asking me? But it's really
[52:39] just exciting to see this. I mean I'm
excited for the residential part as
[52:42] well, but obviously my heart is a little
bit closer to all the potential that we
[52:46] can see in the growth of Nixa. are going
to grow either way, but if we could have
[52:51] some kind of control over what that
looks like and bring something that's
[52:54] truly unique to our area and unique to
our region, it's incredibly exciting.
[52:59] So, um I'm excited to see where this
goes. And I will not answer any
[53:04] questions because I'm not in charge of
this one, but uh thanks so much and I
[53:08] just wanted to say how excited I am for
that.
[53:12] » Thank you, Whitney.
We'll
[53:17] say I think we're we're in a really good
place right now. We have between Show me
[53:21] Christian County, our chamber, honestly,
our downtown group. We have so many
[53:25] people in Otto. I mean, we have so many
people that want to see Nixa succeed and
[53:30] you have a council that wants to do it,
not by raising taxes, by focusing on
[53:36] economic development and increasing the
tax base. So, that's not very common in
[53:40] this political world we live in. I will
leave the public hearing open just in
[53:46] case anyone else decides they would like
to speak
[53:52] and I will close the visitor section.
Thank you all very much.
[53:58] Still good. All right. Next up, we will
do our first reading of ordinances. Mrs.
[54:03] Coffee, could you please read council
bill 2026-16?
[54:08] First reading council bill number
2026-16
[54:11] an ordinance of the council of city mix
amending the 2026 April budget in the
[54:16] amount of $266,723.34
[54:22] to appropriate funds for all items
expense in the 20 in 2026 related to
[54:27] forest sites repair project presenting
as project facilitator.
[54:32] » Good evening mayor and council. Um, as I
presented earlier, um, the the entire
[54:37] project cost was, uh, $62,973.
[54:42] However, um, the items that were the
expenditure items that were finalized
[54:47] this year, um, primarily includes an
invoice from Cochran for geotechnical
[54:52] engineering services. Um, all the work
that was performed by Hamilton and dad
[54:56] for that phase three. Um, and then the
site res restorative work. Um, as I said
[55:02] previously, the expenditure items that
were finalized in 2025, which don't go
[55:06] towards this um, budget amendment, was
the phase 1, phase 2 items, um, some of
[55:10] the rental equipment and other things
like that. So, staff is requesting a
[55:15] budget amendment for $266,723.34
[55:20] all the items expensed in 2026 related
to the Forest Heights sewer repair
[55:25] project. Any questions?
>> Any questions?
[55:31] You better hope we approve this, huh?
You going to take it back?
[55:35] » Yeah. [laughter]
No.
[55:37] » No.
>> No.
[55:40] » Money we didn't want to spend, but money
well spent for sure. All right. No
[55:45] questions. I will open up the public
hearing. If you would like to speak on
[55:48] this budget amendment, feel free to do
so at this time.
[55:53] And I will close the public hearing.
Anything further from council? Anything
[56:01] further from staff?
[56:04] All right. Further moving on. Mrs.
coffee. Could you please read council
[56:08] bill 2026-17267
[56:25] district
[56:32] mayor council? Good evening. Uh if you
have an energy drink, feel free to take
[56:35] a big swig cuz I've been told I get
pretty boring. So,
[56:40] but with the uh the presentation
earlier, this is kind of convenient
[56:43] because now we're talking about a
downtown overlay zoning district. Um so,
[56:48] if you may have noticed in our downtown
area that there have been some buildings
[56:52] come up missing due to um some dangerous
building proceedings that, you know,
[56:57] property owner decided to demolish
rather than try to repair as they were
[57:00] in severe disrepair.
Um, so therefore, when you get into
[57:06] those situations in your typical
downtown environment where you have lots
[57:10] that were created and buildings that
were created long before building codes
[57:13] or land development codes, it gets hard
to try to recreate that environment
[57:17] during with current uh codes. So with
that in mind, staff teamed up with our
[57:22] planning partners, Southwest Missouri
Council of Governments, to come up with
[57:26] this downtown overlay district. Now, I
will admit majority of the heavy lifting
[57:30] was performed by uh Simco, which was
represented by Mr. Thomas Hughes back
[57:34] here. Um, but so in this zoning overlay
district, again, this is an overlay.
[57:40] It's not replacing the underlying
zoning. This is basically a blanket that
[57:45] goes on top to kind of give relief on
certain uh code requirements. Um, so we
[57:51] didn't address every little thing, but
we addressed a lot of the big things
[57:54] that we heard concerns about or that we
know are concerns. Um, one of the things
[57:59] that we heard about was a concern, not
necessarily directly from to us, but
[58:03] we've heard through community members
that land use um how we classify uh land
[58:09] uses and how we look at land uses via
our table of approved uses. Our current
[58:14] code is very specific on our table of
approved uses. So it gets down to a
[58:18] candy store, a candle shop, a a bar with
restaurant or restaurant with a bar. Um
[58:24] it's very specific in that manner. So
it's not very open to interpretations
[58:29] when it comes to new development of new
proposed developments that may not, you
[58:34] know, fit the general mold that we have
seen in the past. So what we are
[58:37] proposing with this overlay district is
to kind of be a little more generalized
[58:41] in how we look at land uses. So rather
than getting specifics, we're looking at
[58:46] um a general commercial category, a food
and beverage category, personal
[58:51] services, uh business and professional
services, cultural facilities, uh
[58:56] residential uses, and the introduction
of mixed uses, which is again another
[59:00] big component that this is going to
allow u mixed uses, which is commercial
[59:05] on the ground floor building with
residential uses above it. Um, again,
[59:10] that's something that's not directly
allowed in our code, but this overlay,
[59:13] if approved, will allow that concept to
exist in this downtown overlay district.
[59:19] Um, another concept that we are u
looking at in here is signs. Now, we're
[59:24] not changing a lot when it comes to
signs. Um, we are getting a little more
[59:29] specific on the signs that are typically
found in a downtown environment. Um, so
[59:35] that's every way from your your sandwich
signs that go on your sidewalk to your
[59:40] projecting signs. I'm talking to a sign
expert, so I feel kind of weird, but in
[59:46] the downtown environment,
but if there are large enough lots that
[59:50] can that can handle the setback
requirements for freestanding signs, we
[59:54] want to make that an option for them as
well. Uh, the big one that we ran into
[1:00:00] is building setbacks.
So this is where in order to recreate or
[1:00:06] or continue with the typical downtown
environment, we needed to provide some
[1:00:11] relief to building setbacks. Uh the big
one is when you are adjacent to a
[1:00:17] existing structure that is on the
property line, whether it's the side or
[1:00:21] the front, you are allowed to connect to
it if you so choose and you can also
[1:00:26] enjoy that f same front setback that
that neighboring structure is utilizing.
[1:00:31] So again, in that downtown environment
of South Main Street, if those three
[1:00:36] lots that are now vacant, if somebody
wanted to redevelop on them, they can
[1:00:40] redevelop in the same manner as the
structures that were previously on it u
[1:00:43] due to the fact that their neighboring
structures are enjoying this zero
[1:00:47] setback uh environment.
That is the big one on when it comes to
[1:00:51] setbacks. Now, when it comes to if
you're not uh abudding another structure
[1:00:56] that is on the lot line, um you have
your typical or not typical, but the
[1:01:02] setbacks that are found within this
overlay district. So, again, we're
[1:01:06] trying to create that separation from
structures. Um if that existing
[1:01:12] structure is not on that property line,
then then you can't try to abut to it or
[1:01:16] get on that property line. You have to
have your the setbacks that are found
[1:01:19] within this overlay district. Um,
another big concept that um, we are
[1:01:24] introducing is with when it comes to
parking. Now, we know parking is limited
[1:01:30] downtown. So, in this overlay district,
we are highly encouraging that new
[1:01:34] developments take advantage of our
satellite parking code. Um, which is
[1:01:38] basically they can contract with a land
user or land or property owner that has
[1:01:44] an abundance of parking available to
them. Um, they can have a contract that
[1:01:49] they can or they're allowed to use that
property. uh based off the terms that
[1:01:52] they come up with in that contract.
Another big concept is that, you know,
[1:01:57] that's it's common to try to reduce
parking minimums right now. Um, and we
[1:02:03] know there's not a whole lot of parking
in the downtown environment, but we also
[1:02:06] don't want to create an environment
where new development has to provide
[1:02:11] every single parking that they need or
require to if there is public parking
[1:02:16] available. Now, we have municipal
parking lots downtown. We can't reserve
[1:02:20] those spaces for a specific business,
but we are allowing those new businesses
[1:02:24] that are within 200 feet of a municipal
parking lot to count those towards their
[1:02:30] overall parking requirement counts. But
again, they're not reserved for them.
[1:02:34] It's just a way to reduce that parking
requirement burden on new development in
[1:02:40] that area. So, that's kind of a quick
overview. Now, this downtown overlay is
[1:02:45] meant to kind of evolve and change as we
start to see development pattern
[1:02:49] redevelopment patterns occur. So, it's
it's going to be it may come back again
[1:02:54] once we start seeing some redevelopment
and we identify some issues or or uh get
[1:02:59] some better feedback from the community
as they or developers as they start to
[1:03:03] develop within uh the downtown overlay
area. So, at the June or July 7th
[1:03:08] planning and zoning commission meeting,
um a property owner uh within
[1:03:14] that's going to be within the area that
is designated as the downtown overlay,
[1:03:18] which will be the next agenda item, um
made suggestions to the planning and
[1:03:23] zoning commission to seek relief for
setbacks on freestanding signs and also
[1:03:29] um proposed
a change to the building setback for
[1:03:34] when there is an existing structure that
is say not on the property line but
[1:03:38] within a couple feet of the property
line like not within the proposed side
[1:03:42] setback of of 5T or whatever it is there
may be like 2 ft from the property line
[1:03:48] that property owner wanted to be able to
enjoy that same setback from the side
[1:03:51] property line as that existing
structure.
[1:03:56] That's what was proposed. Um, planning
and zoning commission uh did vote 4 to
[1:04:01] zero to recommend approval with the uh
recommendation for staff to look into
[1:04:06] those possible revisions uh to the
building setback and the freestanding
[1:04:10] sign setback. Um
staff has looked into those. Uh we're
[1:04:15] not in favor of modifying either of
those setbacks at this time. Uh it
[1:04:20] creates issues with the fire code when
it gets into those building setbacks
[1:04:23] that we're not uh a big fan of right
now. So, but [clears throat]
[1:04:28] if council recommends that we we uh
propose an amendment, we'll definitely
[1:04:32] look into it. But the uh proposed code
update does serve uh to provide an
[1:04:37] easier path for redevelopment activities
in the downtown area. Um so with that,
[1:04:42] staff does recommend approval. If you
have any questions, be more than excited
[1:04:47] to answer them.
Scott, I just want to kind of look at
[1:04:52] this the the two requests from the land
property owner. Um you said you guys
[1:04:56] aren't in favor of the staff's not in
favor of that. Um, can you explain a
[1:05:00] little bit more about that that setback?
Because the way I interpret it is that
[1:05:04] we talk about
currently they can go up to their
[1:05:08] property line if the other development
is up to the property line, but the in
[1:05:14] the specific example given that that
this person 2 ft off of their property
[1:05:18] line,
does that mean that the new development
[1:05:23] still has to be 5 ft from the property
line? Is that how it currently reads?
[1:05:27] » Correct. If your neighboring structure
is not on that property line, you do not
[1:05:31] get to enjoy the same or you're not
going to abut to that structure. You
[1:05:35] don't get to enjoy that same setback.
So,
[1:05:37] » you can't go up to that property line
and put it right there. Okay. Correct.
[1:05:41] » Make sure I understood that correctly.
Um, and the other was about the
[1:05:43] freestanding sign and just talking
about, hey, we have setbacks and we want
[1:05:47] to stick to that. Correct.
>> Yeah. The idea behind that is that if if
[1:05:50] a freestanding sign were to fall, you'd
rather it fall on your own property
[1:05:53] versus on somebody else. So that's why
we're not necessarily looking for any
[1:05:57] relief on that setback. Um something I
did forget to mention, uh we will be
[1:06:01] bringing an amendment uh to the next
meeting, but it's based off of some
[1:06:05] language that we've read over 200 times
and just missed, but um it would address
[1:06:10] this situation that we're talking about
right now with the building setbacks
[1:06:13] right now. The way the reads that a
freestanding sign can have or not sign
[1:06:18] building can have a sideyard setback of
zero feet when a putting a commercial
[1:06:22] and manufacturing zoning district. So
that's misleading. It's meant to be
[1:06:26] probably at least 5 to 7 ft based off of
fire code requirements. So that is an
[1:06:31] amendment we'll bring for sure next
time.
[1:06:36] [clears throat]
So the 200 ft um from a municipal owned
[1:06:42] parking lot, is that how is that
defined? Does it define like the
[1:06:47] consumption and sale of alcohol close to
a daycare or something where you have to
[1:06:53] be the legally
like traveled road cuz it's you have to
[1:06:58] go down to the crosswalk over and back
or is it as the crow flies? Uh we would
[1:07:02] look at it as the crow flies. Okay.
Property line to property line.
[1:07:06] Just wanted to make sure. Thank you for
that clarification.
[1:07:12] Any
other questions?
[1:07:20] Thank you.
>> Thank you, mayor.
[1:07:24] No other questions. I will open up the
public hearing. If you would like to
[1:07:29] speak on the overlay district, do so at
this time.
[1:07:37] [clears throat]
>> Hi, I'm Thomas Hughes. I'm with SIM COG
[1:07:39] um Southwest Missouri Council of
Governments. Um I really don't have much
[1:07:43] to say. I just wanted to say um it's
been really great working with Scott and
[1:07:47] his staff. Uh they've been super helpful
and this process has been great to great
[1:07:53] to go through. Um so any questions I can
answer, I'll try. Um but just let me
[1:07:59] know. Thank you.
[1:08:04] » Thank you very much, Mr. Hughes.
All
[1:08:13] right, nobody else. I will close the
public hearing.
[1:08:18] Anything further from council?
Anything further from staff?
[1:08:24] Right. Nothing further. We will move on.
Mrs. Coffee, could you please read
[1:08:28] council bill 2026-18?
[1:08:32] First house
18
[1:08:41] district in the area including adjacent
to the intersection of main street and
[1:08:47] the city
>> mayor council good evening on this one I
[1:08:52] have a visual aid for you which I know
you're excited about. So if you can
[1:08:55] scroll down to the visual aid.
[1:09:00] So again, this is where we are proposing
our overlay district to be. Again, this
[1:09:06] is not replacing the underlying zoning.
It is simply sitting on top of it to
[1:09:10] provide um land use uh relief on some
topics that we've already discussed. Um
[1:09:16] this area was specifically chosen um
because the downtown overlay district
[1:09:22] does not provide any benefit to single
family residences. So therefore, we try
[1:09:28] to stick within the commercially zoned
areas or industrially zoned areas in the
[1:09:32] downtown environment. Now, we are aware
that there are some non-conforming land
[1:09:37] uses such as homes that are still used
as a single family residence when the
[1:09:41] underlying zoning is commercial. Again,
those can remain. We are not kicking
[1:09:45] anybody out of their house. Um we are
not buying houses. These are um
[1:09:50] questions that have been asked. um those
non-conforming land uses can still occur
[1:09:55] and as if they're residential, they can
still be bought, sold, and even repaired
[1:10:00] as residential. Um again, this will not
impact single family residents. Um but
[1:10:05] this is the extent that we are
proposing. If you scroll down a little
[1:10:09] bit, you'll see a a feature along South
Main where we put a little tail. Um
[1:10:16] again during the planning and zoning
commission uh we had some members of the
[1:10:21] Nixon downtown revitalization committee
um recommend that we increase the size
[1:10:27] of the proposed uh layout um with that
tail going down just our rideway. It's
[1:10:34] an easy way to allow property owners to
reszone their property into this overlay
[1:10:40] if they so choose. Um, we did that down
south main, but we can also do that in
[1:10:45] other directions if needed. Um, but with
that, the planning and zoning commission
[1:10:51] did recommend 40 to recommend approval
to city council and staff does recommend
[1:10:56] approval. Uh, the intent of this is to
start small and then expand as uh,
[1:11:01] redevelopment patterns start to occur
and show themselves. So, if you have any
[1:11:05] questions, again, super excited to be
here to answer them.
[1:11:10] Any
questions?
[1:11:15] » Oh, I do. Uh Thomas didn't mention it,
but he's a Nixa resident.
[1:11:21] Super excited to have you here.
Thank you, Mr. Governor.
[1:11:29] All right, no further questions, I will
open up the public hearing. If you would
[1:11:33] like to speak on this,
hop on it
[1:11:39] and I will close the public hearing.
Anything further from council?
[1:11:45] Anything further from staff?
[1:11:49] All right. I have been asked that we
take a quick 10-minute bathroom break.
[1:11:56] So, we will see you back here in about
10 minutes.
[1:12:00] We will call the meeting back to order.
[1:12:05] And
>> okay, next up, Mrs. Coffee, could you
[1:12:10] please read Council Bill 2026-9?
>> First reading, council bill number
[1:12:14] 2026-9
in order of the council of the city of
[1:12:19] amending the 2026 annual budget $7,000
to appropriate funds this year.
[1:12:26] Presenting is assistant waters,
superintendent from
[1:12:34] » Good evening, mayor and council.
>> Uh, we fell $7,000 short on our skid
[1:12:39] steer.
>> You want to turn the mic on?
[1:12:42] » Thanks.
[1:12:45] » And I break it, too.
>> You're good.
[1:12:46] » Uh, but we fell $7,000 short on our skid
steer for the recycling center. Uh, but
[1:12:51] we saved $10,000 on a trailer for the
water department. So, we're wanting to
[1:12:55] transfer funds from the water department
trailer to the recycling center at
[1:12:59] Skidster.
>> Pretty short and sweet.
[1:13:03] » Any questions?
>> Any questions?
[1:13:04] » That's perfect. That's how we like it.
>> Exactly.
[1:13:07] » Okay. Any questions?
>> So much longer.
[1:13:09] » Pretty self-explanatory. So,
>> all right. Thank you.
[1:13:12] » All right. Thank you.
>> All right. No further questions. I will
[1:13:16] open up the public hearing
and I will close the public hearing.
[1:13:21] Anything further from council? Anything
further from staff?
[1:13:25] Fantastic.
All right, moving on. Mrs. Stafy, could
[1:13:28] you please read council bill 2026-20620
[1:13:35] and ordinance of the council that amend
the 2026 annual budget in the amount of
[1:13:41] $174,256
[1:13:44] to appropriate funds for newer
presenting issue?
[1:13:50] » Mayor and council, good evening. Uh this
budget amendment request is for the
[1:13:54] purchase of a new bulldozer. Our current
uh bulldozer being 24 years old has been
[1:14:00] removed from service. Uh it had uh some
issues back uh late this wintertime and
[1:14:08] it was deemed uh unusable by a John
Deere mechanic and so we have taken that
[1:14:12] out of service. Um this amendment uh is
a request to pull funds from our storm
[1:14:19] water department. Um the uh Cherry
Street form water project was budgeted
[1:14:25] for 2026 for $1 million.
Uh that was figure was come up with by
[1:14:32] our engineers estimate and uh
considering the additional easements
[1:14:36] that were needed. Luckily, first time in
history for the street department. The
[1:14:42] bids came in well below what we had
anticipated. Uh KMBB was awarded the
[1:14:48] final phase of the Cherry Street
Stormwater project for 521,000,
[1:14:52] leaving 478,000
in our storm water budget. And so this
[1:14:59] request would be to transfer funds from
that project to the street department so
[1:15:05] that we can purchase the new doer to
replace the one that's been taken out of
[1:15:08] service. And that amount is $174,256.3.
[1:15:15] Be happy to answer any questions.
>> How long once it's ordered will it take
[1:15:21] to come in?
Um they actually said that it would
[1:15:25] probably be close to this winter, but
they're also going to look to see if
[1:15:30] they can have one shipped in. So if this
if they can find one, it would be
[1:15:35] relatively quick. If not, be this fall
or winter.
[1:15:42] » So it just continue to rent until we get
the unfortunately. Yes.
[1:15:50] So that's where this other 300,000 is
going to go.
[1:15:54] [laughter]
>> That's for you all to decide.
[1:15:56] » That'll come up later. I'm sure.
>> Yeah.
[1:16:00] » Any further questions?
>> Thank you, Mr. Russo.
[1:16:07] No other questions. I will open up the
public hearing. If you would like to
[1:16:10] speak on this new dozer, feel free to do
so.
[1:16:18] And I will close the public hearing.
Anything further from council?
[1:16:23] Anything further from staff?
>> Mayor, there is a typo in two lines of
[1:16:27] the words that was taught on the last
box of the 2024 budget and then the
[1:16:34] section one is of the 2024 budget.
That's the typo. As we move forward to
[1:16:40] the first reading, we have corrected
that typo for the second reading. the
[1:16:44] bill will be correct state 2026 budget
next.
[1:16:48] » Perfect. Thank you.
Uh before we move on to the resolution
[1:16:54] section, kind of a trend here of you
know skid steer dozer and you know
[1:16:59] making sure our staff has the right
equipment to be successful is very
[1:17:04] important. Um so I actually wanted to I
had something else that I wanted to kind
[1:17:08] of throw out uh this evening. Um, Chris
Huitt, I actually uh recently found an
[1:17:15] extra loud and extra large alarm clock
um that I would like to give you. Uh, I
[1:17:23] actually ordered it while we were
waiting on you when you slept in. So,
[1:17:26] um,
>> yeah, I'll give this to you after the
[1:17:29] meeting.
Told you what?
[1:17:37] And moving on,
Mrs. C, could you please read resolution
[1:17:42] 2026-32?
>> Resolution number 2026-32.
[1:17:48] That resolution of the council of the
city of Nesa grants a permit to public
[1:17:53] schools that authorizes the display of
fireworks for the 2026 high school
[1:17:57] football season. Presenting as planning
and development director,
[1:18:02] » mayor, council, good evening. Uh this is
kind of becoming routine, but the Nixon
[1:18:08] public schools has requested to shoot
off fireworks at their home football
[1:18:11] games. Um this will be after every
touchdown and every victory. Uh the
[1:18:16] dates are on the screen, August 28th,
September 11th, October 1st, and October
[1:18:21] 9th. Uh these will be performed by a a
competent pyro technic tech technician
[1:18:31] that word um am pyrochnics
[1:18:36] um they have uh assured me that am pyro
techchnics will be available to do these
[1:18:41] shows for them as there's recent news
going around about them but they are
[1:18:46] have committed to this project and and
we'll see it through. Um the rest of
[1:18:51] this is kind of nerd stuff so about
setbacks.
[1:18:54] So I I'll save you but there is a visual
aid again. Um this is uh where we are
[1:19:01] proposing uh please scroll down. Uh this
is where we're proposing they uh launch
[1:19:07] their launch site. Um is where the
fireworks will be launched from. This is
[1:19:11] the same spot as last year. Uh the
school district said it worked well for
[1:19:15] them and it provides a buffer to the
apex to make sure that we don't cause
[1:19:19] any problems there. Um staff does
recommend approval uh if you have any
[1:19:23] questions unavailable.
[1:19:27] Any questions?
[1:19:31] Thank you, Mr. Yi. Thank you.
All right, no further questions. I will
[1:19:37] open up the public hearing. If you would
like to speak on these fireworks, do so
[1:19:40] at this time.
And I will close the public hearing.
[1:19:44] Anything further from council?
Anything further from staff?
[1:19:51] Nothing further. I'll accept a motion.
[1:19:56] » So made
second.
[1:19:58] » First by Mr. Peterson, second by Mr.
Morris. All in favor?
[1:20:04] » Those opposed?
Eyes have it. Motion carries.
[1:20:12] All right. Next up, Mrs. Coffee, could
you please read resolution 2026-33?
[1:20:18] » Resolution number 2026-33,
a resolution of the council of the city
[1:20:23] of MAC consenting to the mayor's
appointment to the plan zoning
[1:20:27] commission presenting the development
director.
[1:20:31] » Mayor, council, good evening. Uh, we
made Mr. Evans wait this long, so I'm
[1:20:36] going to delay this as long as possible.
Uh [laughter]
[1:20:40] uh we recently had a PNZ commissioner
resign due to uh moving outside of Nixon
[1:20:45] city limits. Uh he was recently
appointed back in November. So his term
[1:20:50] uh actually doesn't end till November of
2025 or 2029. Um Mr. Clyde Evans who has
[1:20:56] come highly recommended to us from
numerous individuals uh including
[1:21:00] another one in the room. Uh but uh
through my conversations with Clyde I've
[1:21:04] learned that he is
he's a former planning director. So, I'm
[1:21:08] going to have my hands uh full with this
guy. He's going to keep an eye on me for
[1:21:13] you guys. So, you're welcome. Um, but
staff does recommend appointing it to
[1:21:18] the planning zone commission to serve
out the remainder of uh Mr. Ives term.
[1:21:22] Um, if you have any questions, more than
happy to help you.
[1:21:27] Any questions.
All right. Thank you, Mr. Godby.
[1:21:34] No questions. I will open up the public
hearing if you would like to speak
[1:21:39] on Mr. Evans appointment
and I will close the public hearing.
[1:21:45] Anything further from council said does
he want it but he's here so I'm assuming
[1:21:49] he does wonder.
[1:21:53] [sighs]
>> All right if nothing further I will
[1:21:56] accept a motion
>> second or first by Mr. Lucas and second
[1:22:00] by Mr. Vest. All in favor? Those opposed
have it. Motion carries. Thank you very
[1:22:08] much for your willingness to
donate your time to the city. It's
[1:22:14] actually a really good time. It was the
first thing I ever did when I came along
[1:22:17] and to be on PNZ for a while. Um, and it
was You're welcome. It was a lot of fun.
[1:22:23] Yeah,
I listen to him. And good luck with Mr.
[1:22:27] Godby. That's all I got to say. Try to
keep
[1:22:34] Did you want to swear him in now or now
or after?
[1:22:39] » Go ahead and do it now.
>> Summer, do you care?
[1:22:44] There's
>> a microphone out there.
[1:22:47] » Jonathan, do you care?
[1:22:54] » You want me to bring this microphone up?
[1:23:15] I can see here you
>> raise your right hand. Repeat after me.
[1:23:22] I state your name. I, Clyde Evans,
>> do solemnly swear
[1:23:25] » do solemnly swear
>> that I will support the Constitution of
[1:23:28] the United States
>> that I will support the Constitution of
[1:23:31] the United States
>> the Constitution of the State of
[1:23:33] Missouri
>> the Constitution of the State of
[1:23:35] Missouri
>> and the ordinances of the city of Nixa
[1:23:37] » and the ordinances of the city of Nixa
>> and I will faithfully demean myself
[1:23:42] » and I will faithfully
>> demean myself
[1:23:44] » dean myself
>> in the office of planning and zoning
[1:23:46] commissioner
>> in the office of planning and zoning
[1:23:49] commissioner
>> for which I was appointed
[1:23:51] » for which I was appointed
>> on the 14th day
[1:23:53] » on the 14th day
>> of July 2026
[1:23:56] » of July 2026.
>> Thank you.
[1:24:03] [applause]
[1:24:20] Perfect.
[1:24:25] Well, I know I know I joke, but I also
want to thank uh Chris and Travis. Um,
[1:24:30] we recently attended the American Public
Power Association National Conference,
[1:24:34] and it I always learned something. Um,
it was another very fast but great trip.
[1:24:41] Um, I appreciate you guys for everything
you do.
[1:24:45] Even after that, it's still mine
now. the the knowledge that they have
[1:24:50] and the respect that they have in that
world is absolutely amazing. Um we
[1:24:55] should all be proud of that. Um anything
further from staff?
[1:25:03] May I got a couple things for you? Uh
July 24th is our final strategic plan
[1:25:09] wrap up with our large comm joining us
for that. um as well as the rest of that
[1:25:15] committee as we review all the action
steps and all the action um items that
[1:25:19] came out.
Uh it'll be a day um here in the House
[1:25:23] of Cuber on the 24th. And so we're we're
excited to get it wrapped up one, but
[1:25:28] this group is put in a lot of time and
effort into that. So we'll be presenting
[1:25:32] that to you a little bit after that as
we wrap up that paperwork and get things
[1:25:37] aligned to present to you guys. We'll
bring that forward. And then uh July
[1:25:41] 25th uh so a week from this coming
Saturday is our next movies in the park.
[1:25:45] We'll be showing a Minecraft movie at
Holly Park uh pre movie starts around
[1:25:51] 6:30 with a movie starting
>> dark.
[1:25:55] I always get that question about 8:30
give or take a little bit. So look
[1:25:59] forward to maybe seeing you guys.
Thank you.
[1:26:05] All right. Nothing further from staff.
Anything cancel?
[1:26:13] Fair enough.
Thank you all very much. Um, honestly,
[1:26:18] for everything. We are in here. We have
audio. We're getting it all fixed. Um,
[1:26:24] there's been a lot of people involved in
getting this done and getting a lot of
[1:26:30] things that we talked about today
completed. Um, appreciate all of you
[1:26:34] guys more than you'll ever know.
And I believe that is all. Meeting a
[1:26:39] journey. Have a good night.