Lenexa City Center

Copaken, White & Blitt

JE Dunn

BNIM Architects

Wallace, Roberts, & Todd

July 1, 2005

At our first interview, we posed the question “Why us?” Why should Lenexa choose the CWB team to take the Lenexa City Center vision from an idea to reality? Our answer to that has not changed: We have exceptional team expertise and experience, a proven commitment to the community, a marketdriven development approach, and a passion for the project.

As you know, the development process is not linear – it requires the ability to collaborate, think, listen, adapt, create, re-create and balance. Our initial conceptual plans contained in this proposal should be thought of as just that: a collaborative starting point; a beginning and not an end. It is a blueprint of our team’s collective thinking, but one that will change and evolve based on additional City input, additional team thought, user input and market response.

A conceptual site plan, by definition, needs to be flexible. It needs to accommodate as many different uses and formats as possible, consistent with our vision. For that reason we have various sized retail uses ranging from a full block format to a storefront only format; we have office use ranging from stand alone to on top of retail; residential from above retail to stand alone; and significant public open space, city streets, parks and boulevards.

Our Proposal is organized in accordance with the April 29, 2005 Steering Committee meeting agenda, and includes the following sections:

• Project Vision and Essential Elements: team’s overall vision, guiding principles and objectives and how they mirror those of the City.

• Conceptual Plan: and components, why we chose to mix certain uses and not others, our approach to street parking and structured parking, and our approach to public streets, boulevards and open space. Included in this section are a conceptual site plan and conceptual architectural sketches. The conceptual Plan is preceded by an analysis of existing conditions that have influenced this plan.

• Project Phasing: to phasing the project.

Lenexa City Center Conceptual Plan

2

tHE CI t

• Preliminary Financing Plan: This section projects the monetary/ economic benefits to the City. In turn, this section also includes our initial thoughts on: cost reimbursement by the City during the predevelopment phases, financial arrangements for acquiring/ leasing development sites from the City and anticipated public incentives. It also includes a preliminary financial model for both Phase I and full development, including tax increment generated by use and phase.

• Master Development Agreement: This section contains an outline of certain terms that are specific to this project. This is not an exhaustive list, but one that touches on the economic or

n A PROPOSAL TO IMPLEMENT LENEXA’S VISION

Similar to the 2005 governing body’s desire to “promote the development of a premier destination point, a City Center that serves as a community gathering place integrating a variety of uses,” we believe Councilman Tom Nolte also stated it accurately in the charette when he said City Center must be an “investment driven, responsible development that is economically feasible.” Simply put, our job is to draw on our development team’s experience and expertise and marry the vision of the governing body with the demands and expectations of the market.

This proposal describes the response by the CWB team for a compact, mixed-use development that fulfills the goals that the City of Lenexa has for its City Center. This proposal seeks to balance social values, environmental sustainability, and economic viability – the triple bottom-line – to produce a truly urban place that realizes the objectives in the City of Lenexa’s aspirations for high quality architecture, community-oriented open spaces, and pedestrian friendly streets.

J.C. Nichols, creator of Kansas City’s Country Club Plaza, understood place making. Nichols was a student of the public realm and designed the Plaza around the streets, sidewalks, plazas and other places where shoppers and residents interact, people-watch and enjoy. He masterfully created places for people to enjoy community. The fundamental issues of community and public realm are the same today.

The vision for City Center is modeled upon the principles Mr. Nichols understood so well. We applied these principles in a manner that enables City Center to be a contemporary environment that is truly integrated with our culture, the Kansas prairie and environment, and Lenexa’s aspirations for a civic gathering place.

An aerial view of the proposed City Center development.

Principles

In order to meet the goals of Lenexa to develop a diverse and vital mixed use City Center we have used the following six design principles to influence our proposal.

Analysis

n Regional Context

The Lenexa City Center site is part of the rapidly growing southwest quadrant of the Kansas City metropolitan area as well as part of a larger area relating to the interchange of Interstate 435 and 87th Street Parkway, considered Lenexa’s main street. Lenexa’s Comprehensive Plan and FutureLand Use Map designates the Renner City Center Activity Center around the intersection of 87th Street Parkway and Renner Boulevard.

There are two initiatives at the regional level from the Mid-America Regional Council (MARC) that relate to the Lenexa City Center:

SmartMoves is a regional transportation plan that will link Johnson County to the rest of the metropolitan area primarily by using buses and a possible commuter rail route with a planned station a mile from the Lenexa City Center. Additionally, FreewayFlyer coaches will operate express services between regional centers using the highway system and I-435 is on the proposed run. The Lenexa City Center can be an intensely developed destination that will be an appropriate stop for these transit services.

MetroGreen is the officially adopted greenway system of biking and hik tions that can be made northward from the City Center site to the 2,000-acre

Map of Greater Lenexa.

Proximty map to Kansas City.

n Local Context & Adjacent Development

The City Center site is at the core of Lenexa’s strategy to establish an inviting urban, mixed-use environment and is surrounded by several proposed development projects that will only add to the Center’s viability.

• To the east is the proposed City Center East commercial development, as well as two existing residential complexes – The Trails and the Reserve.

• To the south is a proposed regional hospital.

• To the west is the proposed Golf Club of Kansas City, which will include residential, recreational, and office uses.

• To the north are vacant parcels zoned for Future City Center use. The design of the proposed City Center takes these future development potentials into account and is designed to make strong connections to them.

Adjacent Development

City Center Precinct

69 Acres

10 Acres

4 Acres Golf Course

City Center

The Civic Center site is one on the highest points in Johnson County and resides at the top of two important watersheds. A ridge runs diagonally across the site dividing the site and watersheds. To the southwest the land slopes 81 feet and evolves from old world meadows and remnant woodlands at the higher elevations to a riparian corridor at the lower elevations where surface water leaves the site near the southwest corner of the site.

The north slope also begins along the ridge and forms a low lying wetland. The north slope falls at about five per cent slope for a drop of around 38 feet. The north slope is primarily pasture currently and like the rest of the property has the gentle slopes originating from its prairie roots.

It is apparent that the existing topography, vegetation and soil conditions play an important role in storm water management downstream in each watershed and in the immediate area. Future design decisions should improve storm water management for the area and downstream.

n Streets, Access and Circulation

Access to Lenexa City Center is proposed at the ridge line that intersects both 87th Street Parkway and Renner Boulevard. Design speeds and street hierarchies played a role in determining where the various points of access occurred. It is proposed that access should occur at high vantage points, making the ridge line a natural choice. Elevated access points make for higher visibility, leading to safer vehicular, pedestrian circulation, and a more inviting entry to the public. Circulation through the Lenexa City Center site is based on a hierarchy of streets and the existing ridge line. The ridge line serves as a major thoroughfare through the site that connects both arterial streets. Secondly, the proposed Main Street was established as the retail core that has extended from the City Center East. This retail core will include two major “anchor stores”, as well as vertical mixed-use integration. The next level of hierarchy is based on the possibility of future expansion - which is what led to the North- South Avenue. Finally, the proposed side streets are delineated with smaller widths, they have parallel parking, less traffic flow, and break urban elements down into a more pedestrian scale.

Lenexa City Center Conceptual Plan

tHE CI t Y OF LENEXA

Topography Features

n Orientation & Environmental Forces

Building orientation plays a key role in the City Center. Buildings can continually take advantage of their relationship to the sun’s rays to be more efficient, economical, and comfortable. In this part of the world, it is most desirable for buildings to have elongated east-west axes. This places a

majority of solar exposure on the building’s south façade. Sunlight from the south is the easiest to control in terms of shading. A wide variety of shading concepts and devices can be used to provide adequate shading. This particular orientation also enables the use of passive solar heating and cooling. These techniques provide for human comfort and reduce the money associated with heating and cooling buildings. Our design is marked by elongated east-west block plates, which can translate to buildings with the same orientation. Buildings should be exposed to southern sun throughout the winter, and shaded from it in the summer. Though this is a simple concept, it is integral to the development of a design that takes site, climate, and environment to heart.

Environmental Forces

n Geology

The site is rolling prairie lying over limestone and shale plates. As is typical for this area the underlying stone steps and follows the large-scale terrain of the land -form. The stone consists of multiple layers of bedrock and is generally high quality and mined for use in construction.

Part of the land to the west has been undermined and is not suitable for development. We have also been informed that a high-pressure gas line runs along the northern edge of the site that runs parallel to 87th Street Parkway connecting to its right of way on the opposite side of Renner Boulevard. This gas line is a significant development constraint, as it requires a 66-foot easement, although roads can be built to cross the pipe. The gas line to the west of Renner Boulevard will need to be relocated to ensure there is an optimal relationship between the City Center and the 87th Parkway – Renner Boulevard intersection.

Subsurface Conditions

Gas Line

Undermined Land

Conservation of prairie resources and hydrology at the City Center site play an integral role into the successful design and ultimate function of the community. Recognition that stormwater management is a critical factor in site sustainability that plays an important factor in creating an environment that is both pleasing to the residents and visitors to the City Center, and protective of the community. To achieve this, our design recognizes the natural hydrology and water features at the property, from small streams and wetlands on the north end of the property, to more significant drainage that bisects the southern portion of the land.

Secondly, though equally important, is that conservation of green space using native vegetation provides aesthetic quality that retains the natural heritage of this location while also providing passive recreation for the residents through parks and walking trails.

Our design incorporates green space and parks that provide community recreation, added aesthetic value, and highly-valued stormwater management. Our team has extensive experience in design, construction, and management of this very important component of the site design, assuring that it will be a successful and important part of the Lenexa City Center environment.

n Visual Analysis

The visual quality of any site can, and should, be utilized as an extremely powerful design tool. Views can be directed, accentuated, blocked, enclosed, framed, and even sequenced throughout a site. This approach allows other forms of visual perception and spatial experiences to emerge. Views that future users would/could encounter was the main focus for the adjacent diagram.

Hydrology

South Watershed

North Watershed

Ridgeline

n Ecology

As the site is formerly prairie land, a palette of local landscape material, such as diverse short-grass prairie, will be appropriate for the areas of the site that are left as parks or open space.

Preserving open space and natural ecosystems enhances the quality of our lives by making our communities more worthwhile and enjoyable places to live, work and play. Open space becomes increasingly important as it is recognized as the last vestige of nature in a developing urban or semi-urban setting. Thus, good stewardship of these lands becomes a paramount concern to the community as surrounding open lands become scarcer each year.

Preservation and restoration of healthy natural resources within developments offer a multitude of benefits ranging from increased property values and reduced infrastructure costs (i.e., curb and gutter, storm sewer systems, etc.) to improved wildlife habitat, a more attractive aesthetic and higher quality of life values. When planned and implemented from an ecological perspective, conservation developments offer a seamless transition from the built environment to the natural one. Human needs are met while healthy ecological systems are sustained.

n Open Space

Open space development is an alternative site planning technique that concentrates dwelling units in dense areas, in hopes of preserving undeveloped space elsewhere on the site. In this technique, lot sizes, setbacks, and frontage distances are minimized to allow for open space. The typical open space development creates less impervious cover and reduces the need to clear and grade major portions of the site. Open space areas are often used for neighborhood recreation, stormwater management facilities, and land conservation purposes.

Ecological Zones

Conceptual Plan

n Development Program

The preliminary locations of the various uses shown on this proposed site plan are an attempt to place the uses in a strategically mixed arrangement. Our rationale is that retail stores, by their nature, desire and thrive at locations with high activity, access and visibility. Offices also find good visibility and public access important. Residential uses generally prefer quieter locations with easy access to recreational spaces and retail and other services. We believe we have a great preliminary mixed-use plan and look forward to continuing to work with the City on the plan.

The proposed site plan includes:

 Mixed-Use Buildings

• 204,000 sf First Floor Retail

• 100,000 sf Upper Floor Office

• 163,200 sf 136 Upper Floor Residential Units

Retail

• 170,000 sf Anchor 1

• 57,270 sf Anchor 2

• 90,000 sf 150 Room Hotel

Shell Office Buildings

• 372,000 sf Multiple Buildings

Residential

• 540,000 sf 300 Mid-Rise Condominium Units

• 334,000 sf 167 Townhouse Units

Civic

• 90,000 sf Civic Building and 5 community building, pool or park sites

tHE CI t Y OF LENEXA

Lenexa City Center Conceptual Plan

Site Plan

Lenexa City Center Conceptual Plan

Aerial View Looking Southwest

LENEXA CITY CENTER

THE COPAKEN, WHITE, & BLITT TEAM

Aerial View Looking Northwest

Neighborhoods and town center districts that are compact, mixed use and walkable create environments that are appealing to residents and businesses. Compact development and land use increases the population, encourages community interaction and stewardship and enhances the viability and sustainability of the businesses and other services that serve the community.

Residential densities—no less than eight units per acre for portions and much higher densities in other areas of the neighborhood characterize the plan. Buildings are placed close to the street and streets are designed to encourage walking. Neighborhood businesses are located close to residential dis-

Compact Development

Aerial View of Main Street

Many studies have shown that people will willingly walk much longer distances if their route takes them past store fronts or the doors and windows of residences, or past interesting views and landscapes, rather than along blank walls or beside parking lots.

The street sections illustrate how walkability is promoted throughout the plan. Ample landscaped sidewalks and a variety of interesting design events to keep people interested as they walk. The design approach for each street section is intended to provide appropriate pedestrian environments for the each district. Each street design provides a generous sidewalk, street trees, on street parking and rain gardens for storm water management.

Each section is appropriately scaled for its intended use and neighboring building heights. The residential streets anticipate townhouses and other residential uses at or near the sidewalk. The shopping streets are designed to encourage shopping, dining, people watching and other activities. The boulevard is designed as a single sided street located along the ridge that links the open prairie with City Center.

tHE CI t Y OF LENEXA

Lenexa City Center Conceptual Plan

View Down Main Street

LENEXA CITY CENTER CONCEPTUAL PLAN

THE COPAKEN, WHITE, & BLITT TEAM

Boulevard Section

Avenue Section

Side Street Section

Main Street Section

n Parks and Open Spaces

The Public Open Space Plan uses sustainable principles to create a system based on topography and the flow of water across the site.

The future golf course to the west provides extensive views for much of the development. The water courses running to the south connecting to Mill Creek Streamway and north to Shawnee Mission Park are critical elements and become the foci of the community open spaces.

n Retail

The retail component is key to the planning and development of City Center. The plan includes a broad range of opportunities for national and local retail ers to find a home in City Center—in either the central retail core or by serving the neighborhood needs of the residential precinct.

A anchor store is proposed linking City Center with Renner Boulevard. Sur rounding are various sizes and types of street front and mixed-use retail spaces. The streets and park areas within the retail core are designed to encourage walking and active community life. Parking is provided on street, in garages and in open parking areas.

Buildings, signage, street lighting, street furniture and other elements of the public realm will be designed to encourage shoppers and residents to have a pleasant and memorable experience. The retail precinct will be home to spe cial events—art shows, celebrations and festivals. The design anticipates use during these and normal periods and will be comfortable with various sizes of populations using the public spaces of City Center.

Lenexa City Center Conceptual Plan

tHE CI t Y OF LENEXA

Parks and Open Spaces

Retail

A variety of housing options are proposed to serve the needs of future residents. The plan accommodates families with children, singles, couples and addresses the needs of a broad range of ages. The residential plan includes ownership and possible rental opportunities. The approach is market sensitive and flexible to accomodate the needs of the diverse future residents of City Center.

In the retail core there are flats above retail. These units are closely connected to street life and provide close proximity to retail activities and other services.

Mid-rise residential buildings and the townhouses form a dense residential district further to the south that encourages a sense of community.

A hotel is proposed along the west edge of the retail district. The market study indicates that 150 room hotel will complement the needs of City Center and serve the surrounding market. The hotel will have the normal complement of meeting facilities and associated services to provide for the needs of its guests.

Its location in City Center will be benefit to the precinct by providing 24 hour use where guests will shop, dine and use the other services of City Center. Guests will enjoy walking into the lively district and finding a coffee shop, café or shopping immediately at their doorstep.

n Hotel

Mid-rise Condominiums

Typical Residential Street

Offices and Green Space

View of Civic Green

Civic Green and Civic Hall

City Center has a balanced parking strategy that relies on four types of parking to serve the community: on street, surface, structured, and townhouse enclosed. In general the parking is shared among uses and are situated throughout City Center along all streets. Surface parking spaces are sprinkled around City Center. Public parking garages are located to serve multiple uses and are designed as both open and enclosed garages. Townhouse enlcosed parking is located along alleys in the town home neighborhoods.

Structured Parking 1,560 cars

Mixed-Use Enclosed Parking 630 cars

Townhouse Parking 334 cars

Street & Surface Parking 1,990 cars

Streets and Surface Parking

Lenexa

Structured Parking

Phasing

As mentioned in our first interview, we believe it is important to establish development momentum within the next year. In order to best accomplish this, we have chosen to focus on retail, based on our belief that urban village retail development best drives the City Center vision. In additional, we feel market acceptance of this product is at an all time high.

Development of the Lenexa City Center will take place in 3 market-driven phases, beginning at the northern end of the site. Phase IA will be a mixeduse retail and residential building that can be started within one year without being dependent on major site preparation and utilities needed for the rest of the development. Phase IB will include a mix of office, retail and residential buildings, with much of the destination retail being completed during this phase. Phase IB also includes a hotel, which will support mixed-use by adding 24-hour activity as well as events and restaurants. Phase II includes the office development facing the park space along 87th Parkway on the northern part of the site. Phase IIIA includes more residential with some ground-floor retail, and the first group of townhouses. It will also include another office building and a civic building. Phase IIIB will include the remaining townhouses at the southern portion of the City Center.

Important to starting construction of Phase IA and IB will be the speed at which the design of the project can be completed. Also critical to starting Phase IA will be the relocation of the gas line to the north. Offsite design for and construction of the 87th Parkway and Renner Boulevard will also play an important part in the project phasing.

Note:

This is a preliminary Phasing Plan and is segregated to illustrate areas of emphasis. Actual phasing may vary.

Phased Construction

Phase IA

19,800 sf

First Floor Retail

45,600 sf 38 Upper Floor Dwelling Units

85 Parking Spaces

Phase IB

90,000 sf Hotel

170,000 sf Anchor Retail Store 1

57,270 sf Anchor Retail Store 2

101,600 sf First Floor Retail

93,600 sf 78 Upper Floor Dwelling Units

100,000 sf Upper Floor Shell Office

1,810 Parking Spaces

1 Public Space Site

Phase II

282,000 sf Small Shell Office

304 Parking Spaces

1 Public Space Site

Phase IIIA

90,000 sf Small Shell Office

82,600 sf First Floor Retail

24,000 sf 20 Upper Level Dwelling Units

293,400 sf 163 Mid-Rise Condominium Units

90,000 sf 45 Townhouse Units

90,000 sf Civic Building

295 Parking Spaces

Phase IIIB

246,600 sf 137 Mid-Rise/Condominium Units

244,000 sf 122 Townhouse Units

Construction Phasing Street Phasing

Development Strategies

n Preliminary Financing Plan

The City will derive its financial and economic benefits through the following:

1. Direct Purchase of its Ground or Annual Ground Lease Payment by the Developer

2. Additional Real Estate Tax Generation from the Project

3. Additional Sales Tax Generation from the Project

Direct Purchase of its Ground or Annual Ground Lease Payment

We have dedicated a majority of our site to public open space, wetlands and generous streets, boulevards and parkways. Of the land in the project, we currently anticipate that less than half (46%) will be used for buildings. We have chosen this method because of our team’s and Lenexa’s commitment to public spaces and our beliefs that such spaces will enhance the overall value of the built environment. This concept has direct bearing on our land acquisi tion proposal. It is our understanding that the City has $10,250,000 in land acquisitions costs.

We propose that upon commitment of the Developer to a space user(s), at Developer’s option, the ground associated with that portion of the develop ment will be either: (1) purchased by Developer at the City’s proportionate land cost, or (2) ground leased to the Developer at an annual return of 8% of the City’s proportionate land cost. The ground lease will be long-term, triple net and contain an option to buy at the City’s cost.

This provision will apply only to land that is used for building development. All land reserved for open space, boulevards or streets will be improved by the Developer as necessary to accommodate the development, but will remain owned and maintained by the City. The cost of such improvements will be reimbursed with TIF bond proceeds.

Land: Full Development Purchase Price Estimate - $4,715,000 (100% of developable ground, 46% of the total site), or Full Ground Lease Estimate - $377,000 annually

View South Along Renner Boulevard

Main Street View

LENEXA CITY CENTER - PRELIMINARY ANNUAL REAL ESTATE TAX GENERATION ESTIMATES

Per the schedule below, at full development estimated annual real estate tax increases can be expected to exceed $7.9 million for all Johnson County jurisdictions and $2.1 million for Lenexa only. Current Parcels

ID - #IF241231-3001$140$9,411

#IF241231-3002$852$20,971

#IF241231-3013$129$975 $2,003

#IF241231-3014$169$11,584 $49,995

#IF241231-3015$1,667$1,267 $21,372

$198,142

$5,642

#IF241231-3016$47 - $572 Total $3,004$44,208 $147,104

$1,015,033

Additional Sales Tax Generation Estimate

Per the schedule below, at full development estimated annual sales tax can exceed $2.8 million for the County and Lenexa and $1.45 million for Lenexa only.

LENEXA CITY CENTER - PRELIMINARY ANNUAL SALES TAX GENERATION ESTIMATES

LENEXA CITY CENTER - PRELIMINARY TAX FINANCING

We anticipate our primary public development incentive to be Tax Increment Financing for public infrastructure, such as structured parking, streets, boulevards, open space, parks, site work associated on the public land and other eligible improvements. A detailed accounting of such costs is included in Appendix 2. Per the schedule below, we anticipate that at full development, $64.4 million in net TIF proceeds will be available through bonding. We project these bond proceeds will be used to offset the projected $62.7 million in eligible public costs, thus a remainder of benefit of $1.6 million would exist for the City. We have segregated the net bond proceeds by use: retail, office, residential; and by phasing: IA, IB, II, IIIA and IIIB. We anticipate that the City will enhance the TIF bonds, so that the bonds can carry the lowest possible interest rate. All tax estimates are projections based on current information to illustrate potential tax generation. ESTIMATED REAL ESTATE TAX

Johnson Cty Parks$186,860

Johnson Cty Library$233,359 2.956 /1,000

Base Tax ($26,912)

Total Increment$6,286,241

BOND AMOUNT

Less: Debt Service Reserve - 10%($8,002,806)

Captlzd Interest Reserve - 7.5%($6,002,104) - Est. 18 Mos Bond Costs - 2% ($1,600,561)

BOND PROCEEDS

At this time, we are not anticipating any additional incentives being used. It is possible that we may elect to create a TDD if a TIF increment for a certain phase is not sufficient to pay for required costs. A TDD has its benefits and drawbacks. One major benefit would be that those that shop the retail (use the service) pay for it through an additional sales tax levy. A significant drawback, however, is certain retailers react negatively to an additional tax, no matter how small: the cost of their goods would be slightly higher in Lenexa vs. another city or in this part of Lenexa vs. another part of Lenexa.

n Financial Model and Proforma

Please note that these are preliminary estimates and will change as the project evolves and as more information becomes known.

Appendix 1 contains the financial summary pages of our consolidated development proforma and product type summary pages. Each calculates estimates for project costs, income projections, timing and phasing. It organizes the components of the project, so they can be summarized, reconciled, evaluated and conclusions drawn. The proforma can be run to estimate the project by phase (i.e., Phase I, Phase II…) and/or by use (i.e., retail, office...). The summary pages represent the highest level of project information. A copy of our entire proforma is not enclosed; it is too massive and detailed for inclusion. We would be happy to review the entire proforma with the Steering Committee if desired and if our team is selected.

n Pro Forma Highlights include:

In summary, the total project cost is approximately $429 million, principally comprising 431,000 rentable square feet of retail, 434,000 rentable square feet of office, and 603 residential units in approximately 1.0 million square feet. A detailed accounting of such project costs is included in the JE Dunn Cost Summary in Appendix 2.

Present value of the annual Tax Increment generated is estimated to be $80 million and Net Tax Increment Financing proceeds are $64.4 million

Total Private Project Costs are $342 million; net private costs are reduced to $163 million after residential sales of $175 million.

n Master Development Agreement

Our objective is to create the best possible plan from which to build, which means the best people, the best planners and the best designers putting forth a true master planning and marketing effort. We believe we are well on our way to this goal. To date, our team has spent approximately $150,000 in time, effort and costs in formalizing our proposal and creating a master plan with supporting documentation for the City. The next phase of planning is operationalizing the master plan.

We know that the Steering Committee and City officials will want to review, give input, tweak and otherwise contribute to the planning process and master plan. Additionally, we will need to continue to refine the plan, test certain assumptions, revise adjacencies, design certain components more than others, all in order to take the conceptual plan to a more substantive document that can be relied upon to market the project and when appropriate, commence specific development design of the buildings.

In order to do this, we propose the following over the next six months:

• All time and expenses by CWB and J. E. Dunn will be without cost to the City. Based on previous experience, both companies combined will contribute in excess of an additional $125,000 in manpower to the project.

• All time and expenses by the design team of BNIM, WRT, TetraTech, Applied Ecological Services and other engineers or designers that are deemed appropriate, will be reimbursed by the City.

• All design materials will be owned by the City in the event the Development Agreement is terminated (see #6 below).

• The City will be billed monthly based on actual invoices up to a maximum of $225,000.

Additional Development Agreement terms are summarized below. This is

not meant to be an exhaustive list, but one that highlights certain major deal points.

1. For a three year term, Developer will have the exclusive right to develop, build, lease and enter into all transactions on the City Center project.

2. Streets and open space will remain owned and be maintained by the City, at the City’s cost, in accordance with mutually agreeable use restrictions, maintenance standards and Developer’s rights to use the facilities.

3. It is our understanding that all ordinances currently allow the proposed mixed-use development. In the event they do not, the City will modify such ordinances without cost to the development team.

4. If the Developer’s estimate shows that enough statutory TIF increment can be projected to offset the public improvement costs of any project within the development, but the City does not approve that project, then Developer will receive a substantial Development Agreement Termination Fee.

5. If statutory TIF proceeds are reasonably projected to cover public improvement costs, but ultimately do not, then the City will appropriate City sales tax increment from the project to make up the deficiency until such time as the TIF proceeds are adequate.

6. In the event the Development Agreement is terminated, the City will own all design and marketing materials produced by the development team for any part of the project not built or not already under construction.

Conclusion

We hope that our proposal dem onstrates the depth and breadth of our team’s design, financial, construction and development capabilities. We do not believe you will find another group that can so comprehensively view and evalu ate the project from each of its essential components and vantage points. Our development proposal can become a real urban and civic center for Lenexa where people can live and work, shop, find recreation and entertainment and a real sense of community.

As with any project of this scale and importance, there are many “pushes” and “pulls.” Our team has attempted to take the ideas and concepts that we have heard from you, combine those with our own experience and vision, and balance them with some general expecta tions of the market. The resulting conceptual plan and project pro forma is a starting point that will allow the team and City to measure and gauge project feasibility and vi ability as we work together to turn our vision into reality.

View of Residential Square

Credits and Acknowledgements

City Planning and Development Department:

The City of Lenexa

Prepared for:

The City of Lenexa

Prepared by:

Copaken, White, & Blitt:

Keith Copaken

Chuck Harmon

JE Dunn Construction:

Dirk Schafer

Martin Blood

BNIM Architects:

Steve McDowell, FAIA

Mark Shapiro, AIA

Kay Edwards Wallace, Roberts, & Todd, LLC:

Ralph Richardson

Copaken, White, & Blitt, JE Dunn, BNIM Architects, and Wallace, Roberts, &Todd, LLC

Jonathan Barnett, FAICP, FAIA

Ferdinando Micale, AIA, AICP

Kyle Gradinger

Doug Stevens, AIA

Tim Duggan, BLA

Evan Weir

Consultants Advisory Team:

Ted Hartsig

Applied Ecological Services

Don Horine

George Butler & Assoc.

John Browning

Tetra Tech

n Consolidated Proforma

$299,449,878

$29,267,515

$57,827,457

$38,654,484

$425,199,334

$4,662,138

$429,861,473

($24,435,400)

$405,426,073

($62,786,744)

$342,639,329

($179,977,586)

$162,661,743

## Yr 1 65.73% 105,597,300(5,292,830)100,304,470

## Yr 2 19.72% 31,497,680(1,587,849)29,909,831

## Yr 3 13.15% 20,912,020(1,058,566)19,853,454

## Yr 4 19.72% 31,497,680(1,587,849)29,909,831

## Yr 5 - - -## Yr 6 - - -## Yr 7 - - - -

Lenexa, Kansas

June 27, 2005

n Parking- Structured Parking

Lenexa City Center

Lenexa, Kansas June 27, 2005

Lenexa City Center Conceptual Plan

Lenexa City Center

Lenexa, Kansas June 21, 2005

Civic Building

• Butler Co. Courthouse $181/SF (62,000SF)

• Lyon Co. Courthouse $189/SF (98,000SF)

Average = $185/SF

Community Building and Pool

• $2,500,000/5 locations

2 Story Shell Office Building