New proposal received from Mission Gateway developer; retail (with Walmart), residential, hotel and office in latest version

The latest Gateway design that has been received by the City of Mission.
The latest Gateway design that has been received by the City of Mission. The drawings are from two different perspectives. In the bottom drawing, the corner of Roe and Johnson Drive is in the upper right corner.

This June, Tom Valenti said he would bring a new plan for the development of the long-delayed Mission Gateway project back to the city when he had “all of our ducks in order first.” Mission now has the new plan.

Mission has received plans for the development of the Gateway property that call for retail, residential, office space and a hotel as part of the mix, with the controversial Walmart remaining as part of the planned retail.

Drawings submitted to the city show a large retail section dominating the corner of Johnson Drive and Roe Avenue. Valenti confirmed this weekend that the plan still includes a Walmart. Other retail tenants for the new plan were not yet signed, Valenti said, but it does not include other major retailers. It will include small store retailers and restaurants, he said. A multi-story residential component fronts on both Roeland Drive and Johnson Drive, wrapping around the corner of the intersection. The first floor of the residential section is shown as retail space. Valenti said the residential portion will be market-rate apartments.

A hotel sits at the corner of Shawnee Mission Parkway and Roeland Drive, in the southwest corner of the development, and multi-story office space faces Shawnee Mission Parkway to the east of the hotel.

The center of the development is dedicated to parking. Drawings show a multi-level garage and the city says parking is estimated at about 1,550 spaces. The parking will be in a multi-story garage, Valenti indicated.

According to the information the city has received, the hotel will be 200 rooms and the residential component will contain 182 units. The commercial and retail portion is estimated at 350,000 square feet. Valenti said the Walmart would be 155,000 square feet.

Mission City Administrator Laura Smith said the office is prospective, pending a tenant, but would be approximately 50,000 square feet.

Smith said the city has been in contact with the developer to set up calendars to move the plan through the city review process. The plan has not been distributed or reviewed by the planning commission. “The developer has not yet presented an incentive request associated with the new plan,” Smith said, noting the city is in the very preliminary stage of preparing to “review and discuss the project.” However, Valenti confirmed that he will be asking for a public incentive on the financing.

The formal review process will include a number of public hearings along the way, so there will be “ample opportunity for public input in the process,” Smith said.

The last proposal from Valenti was delivered in November. It scaled back the entire project from the previous version approved by the city, but expanded the size of a planned Walmart. The Walmart grew from 150,000 square feet to 175,000 square feet in the November plan. It also eliminated the 300 units of market-rate apartments that were in the original plan, but added the hotel that is still in the latest version.

A Sprouts Grocery also was eliminated in the November plan and Sprouts has since decided to place a store at 95th and Nall Avenue.

The November proposal did not get a positive reception from the city council. Since then, councilors have often inquired about the status of Gateway plans. In January, they exercised an option to begin recouping the city’s $12 million in stormwater investments for the Gateway and begin charging the development $600,000 per year over 20 years. The charge was certified to the county last week along with the city’s 2016 budget and will be included on property tax bills for the Gateway.

The newest plan also shows a different group of architects and consultants. Some of the partners in the previous project are now in litigation with Valenti’s development group over payments. Signs at the Gateway property were recently changed out, eliminating the names of the old contractors, architects and other partners. The new drawings were from el dorado architects.

Gateway rendering