The central focus of the meeting was the redevelopment of the Southtown Shopping Center. The proposed plans include a 120,000 square foot retailer, known as Dick’s House of Sport, and a future phase featuring a 104,000 square foot medical office building. The development plan also introduces an outdoor athletic field and substantial pedestrian enhancements, such as new landscaping and a sidewalk connecting the BRT trail to the shopping center. These changes aim to improve accessibility and the pedestrian environment within the site.

Mr. Centenario presented the redevelopment details, noting that the development plan falls slightly below the agreed-upon minimum floor area ratio (FAR) of 0.4, coming in at 0.37. This discrepancy was a point of contention, with some commissioners expressing concerns about the implications for future development phases. The applicant, Bob Cunningham, clarified that achieving the 0.4 FAR would necessitate further development phases and emphasized that the current proposal is part of a broader plan for the shopping center’s long-term redevelopment.

Traffic and pedestrian safety were major discussion points. Condition 13 of the report mandated an extension of an ingress lane beyond a pedestrian crossing near a proposed Kohl’s department store, resulting in three traffic lanes. The applicant argued against this condition, proposing an alternative solution based on a traffic study by Fulton and Manke, which suggested a raised pedestrian crossing at the same location. The applicant emphasized the need for a comprehensive solution, arguing that the proposed lane extension would not enhance traffic flow or pedestrian safety and would result in the loss of retail parking.

The anticipated closure of Penn Avenue due to I-35 and 494 improvements was also discussed, with suggestions that traffic would reroute through Knox Avenue. The applicant pointed out that they were reducing overall retail space by removing 180,000 square feet and only introducing 120,000 square feet in the current phase, justifying the proposed adjustments. The proposed alternative plan aimed to replace the third ingress lane with a design extending only one parking bay, which they argued would still allow safe pedestrian access while retaining electric car charging stations.

Commissioner Curry inquired about the potential impact of the new Dick’s House of Sport on the existing Dick’s Sporting Goods store across the street. The applicant clarified that the new store would offer a distinct format, different from the previous store, and would serve as a significant anchor for the Southtown area. The high traffic volume at the intersection of I-494 and I-35W was cited as a prime location for the proposed medical office building, which could only proceed once sewer limitations were resolved, potentially by the end of 2027.

The commission also discussed engineering perspectives on the proposed lane changes, focusing on safety concerns regarding pedestrian crosswalks and traffic flow. The engineering analysis reiterated the importance of maintaining safety measures for pedestrians, with a representative noting, “It’s primarily a safety issue than it is more an operational type issue,” emphasizing the need for careful consideration of pedestrian safety in conjunction with traffic management.

Public input was an aspect of the meeting, with Robert, a member of the public, expressing concerns that the proposal did not align with the Pan American Plan guidelines. He questioned the financial viability of the future phases and the proposal’s adherence to modern design standards. Bill Griffith, representing Krause Anderson, responded by providing historical context and emphasizing the need for flexibility in development due to existing commercial site constraints, including high-tension power lines and a fault zone.

The commission engaged in further dialogue about the phased development approach, with concerns raised about the potential for future phases to remain undeveloped. The commission ultimately approved the redevelopment plans, incorporating modified conditions regarding raised crossings and adjusted right-turn lanes. The motion passed with a vote of four to zero.

The meeting also featured discussions on proposed ordinance amendments aimed at streamlining the development approval process. One focus was the transition of several conditional uses to permitted uses. The proposed ordinance included a significant re-evaluation of how different uses would be classified within city regulations, with the goal of reducing barriers in the development process.

Outdoor dining regulations drew discussion, with staff proposing that while outdoor dining would generally become a permitted use, rooftop dining would remain a conditional use due to historical noise complaints. The proposal included a requirement for noise mitigation plans for outdoor dining areas with more than 16 seats located within 250 feet of residential uses.

The commission also discussed administrative review processes for site plans, favoring an approach that expanded the Planning Manager’s approval authority while ensuring public input opportunities remained intact. The proposed changes aimed to streamline the approval process without compromising public notification standards.

Ultimately, the commission recommended the adoption of the streamlined development ordinance with the stipulation that 45 uses transition from conditional to permitted status. The motion passed by a vote of five to zero.