Downtown Mission/ The Gateway

[mjbauer95]

I'm going to take my concerns to staff & mayor before the next council meeting. I encourage anyone willing to voice your opinion to write or come to a meeting (Johnson Drive Open House Feb. 17, 5:30-7:30pm, Powell Community Center; City Council meeting Feb. 19, 7-9pm, City Hall). I could use help on this one to be quite frank. We have adopted goals related to Safe Streets for All grants, climate action, complete streets, Cities for All Ages/Abilities, and so on, and I don't feel like we are collectively finding the conviction to buck the status quo on this project in order to serve those goals.

I will definitely try to make the open house! Will especially be interested in where the sidewalks will go around Big Biscuit - that's a missing area in the sidewalk network.

[bchociej]

Will especially be interested in where the sidewalks will go around Big Biscuit - that's a missing area in the sidewalk network.

The plans I've seen actually do improve that stretch relatively well. Some rearranging of parking and signage to drastically shorten the lengths of curb cuts between Metcalf and Broadmoor. And in general that's the theme... some welcome improvements, but missing a big opportunity to make fundamental change that we probably won't be able to afford to revisit for a couple of decades.

[bchociej]

As for Johnson Drive, we're mainly snarled in trying to figure out if the federal funding is still secure, and meanwhile determining exactly how little flexibility is left in this particular project without having to go back to square one for funding. Signs point to the project either proceeding largely as designed or else losing the majority of the funding and delaying for years. Not what I hoped to hear but the plan on the table is strictly an improvement, and this segment is in too poor shape in all respects to let it go another 5 years.

The upside is that my efforts to steer this project toward something better are getting taken seriously. Staff are not keen to get this far into a project before facing major objections again, and we all agree this could've and should've been considered earlier. I'll admit it's been a learning experience for me that I need to be loud, clear, and prompt about my concerns, or else these projects have a tendency to go on autopilot. But I have certainly succeeded in rocketing our Complete Streets plan, Safe Streets for All (SS4A) grant planning, and Bike/Pedestrian Plan up the priority list.

The sum is that I'll keep pushing for any and all improvements to the design that don't kill the whole project, and on balance give a mea culpa and ask for you all to forgive me not getting this one right as I learn how these projects work.

[bchociej]

Now for something different. The Wild Oats building at the southwest corner of Johnson Drive and Roeland Drive has new owners who have initiated the development and incentive negotiation process with the city. There are essentially no details beyond an indication that it will remain retail focused, and at this time we've only greenlit (advanced from committee) our usual Funding Agreement which requires the developer to establish escrow for reimbursing the city for time and cost in evaluating forthcoming proposals. We're obligated to entertain valid proposals, and this kind of agreement serves merely to ensure that it's done at the applicant's expense. As I've got no idea what they'll put forth, I have no opinion on the project or any incentives yet.

[Cratedigger]

Have wondered why that has sat for so long. Go to hear, wish it luck

[bchociej]

Have wondered why that has sat for so long. Go to hear, wish it luck

I've heard from multiple knowledgeable folks who tell me the they're pretty sure I'll like the proposal. Nobody's willing to spill the details yet.

[bchociej]

Should also mention the 56th & Foxridge development from Block that's been in the works for a while now. Staff indicated Wednesday night that they are much closer to a draft agreement they'd be willing to bring to the council, which logically suggests significant progress on some of our incentive criteria, such as sustainability certifications, affordable housing, or various forms of cash flow back to the city on completion so we can push our goals forward in the vicinity. No additional firm details have emerged since we last heard a presentation from the developer. That iteration was largely met with resistance, owing in my opinion to the council's perceived gap between the incentive ask and the community benefits proposed.

[bchociej]

Quick summary of development business from last week's City Council meeting on 3/19.



Block's 56th & Foxridge project, which secured all its planning permission some time ago, has now received approval for their incentive plan. Council passed the TIF ordinance and IRB resolution Wednesday evening. Staff brought forward a significant revision to the previous proposal that adjusts the TIF percentages over time, sustainable building expectations, and cash to the city in the form of an IRB origination fee. This agreement brought the project in line with the council's view of what's appropriate to expect for the level of incentives requested, and the measures passed unanimously, I believe. I voted yes.

The TIF will be pay-as-you-go, no bonds. The projected TIF revenue will be about $19.5 million, with 24-28% of that going to the city along with $350k-500k in IRB origination fee proceeds, exact numbers dependent on targets met by the developer. It was not too hard to see the benefit as this parcel has been vacant for about 2 decades and is currently generating $5,800/year in property tax.



The requested CID for the Mission Mart shopping center was approved. The 1% special sales tax will help finance improvements and maintenance to the facade, landscaping, parking, common areas, roof, and mechanical. This project will also be pay-as-you-go and is capped at $3.5M in reimbursements for the estimated $7M in improvements and repairs, though the actual projections are optimistically about $2.75M. The applicant pledged not to request any additional CID taxes and to submit all reimbursement requests under the plan by July 2030. I voted yes.

Next, a small note about Wild Oats at Johnson Dr & Roeland Dr. Still nothing put before council or (as far as I'm aware) the Planning Commission yet. But if you exercise your Google abilities you can turn up some newer leasing materials of interest: https://vadllc.com/wp-content/uploads/2 ... ts-MIN.pdf

Finally, construction updates:

Mission Flats (77 units, previously "58/Nall") at 58th and Nall appears to have concrete foundation work nearly complete, and much of the first floor framing is in place. They've got an early marketing page: https://www.athomeaptskc.com/community/mission-flats/

Mission Vale townhomes (19 rental units) on the other side of 58th and Nall are very nearly complete, and last I heard they are working on their occupancy certification.

Popeye's rebuild at Johnson Dr & Broadmoor is starting to look quite complete, as is Swig soda shop at Martway & Barkley across from Hy-Vee, so I'm hoping to hear about those establishments opening in the near future.

Our 3/19 City Council packet (large PDF) and Current Projects page are the places for more info.

That's all for now!

[mgsports]

Good to know.