MCRE, LLC - Henry McClure -

  Below is a revised report on Gardner, Kansas, focusing on the New Trails commercial development, the city’s growth, traffic statistics, the KDOT I-35/U.S. 56 interchange project with added details, and a future outlook to attract investors. The tone remains highbrow and analytical, with an additional 10% more statistics (from ~30 to ~33) to enhance the perception of thorough research and expertise. The sports tourism complex is excluded as requested, and the report maintains a data-driven, professional approach. Strategic Investment Analysis: Gardner, Kansas, and the New Trails Development Executive Summary Gardner, Kansas, stands as a preeminent investment locale within the Kansas City metropolitan area, distinguished as the region’s most rapidly expanding municipality with a population exceeding 20,000. Its advantageous geographic positioning, robust economic fundamentals, and transformative infrastructure initiatives position Gardner as an optimal market for high-yield commerc...

  Gardner, Kansas, a suburb 30 miles southwest of downtown Kansas City, has seen significant growth in recent years, making it one of the fastest-growing cities in the Kansas City metro area. As of 2023, the U.S. Census Bureau reported Gardner’s population at 25,378, reflecting an 8.8% increase from April 1, 2020, to July 1, 2023, and a 4.89% jump in 2023 alone, adding 1,182 residents (or 3.24 per day). This growth rate ranked Gardner 62nd nationally among cities with populations over 20,000, outpacing other metro cities like Raymore (4.7%). Historically, Gardner’s population grew from 1,314 in 1960 to 9,396 in 2000, doubling to 19,178 by 2010, and reaching 23,287 by 2020—a trajectory fueled by its strategic location along I-35, economic opportunities, and affordability. The city’s growth is driven by its accessibility, with I-35 and Highway 56 providing robust road connections, alongside rail access via the BNSF Intermodal Facility (opened 1988) and proximity to Johnson County Exe...

  The economic impact drivers for the proposed sports tourism complex in Gardner, Kansas, near the New Trails site along I-35, are detailed in the Sports Facilities Advisory report ("E Impact.pdf"). These drivers stem from non-local visitor activity, specifically overnight stays, and their associated spending, which fuel economic growth in the region. Below is a focused analysis of the key economic impact drivers, their trends over the 20-year outlook, and their relevance to the New Trails commercial development, particularly in the context of traffic impacts. Economic Impact Drivers The primary economic impact drivers for the sports complex are centered around non-local visitors attending events such as baseball/softball and multipurpose field tournaments. These drivers are quantified through two key metrics: Non-Local Days in Market (Overnight) : This measures the total number of days non-local visitors (e.g., athletes, families, coaches) spend in Gardner for events at the ...

  Traffic impact studies (TIS) for a site like the New Trails development in Gardner, Kansas, near I-35 and Highway 56, follow standardized methodologies to assess the impact of proposed commercial developments on existing traffic conditions. These studies are critical given I-35’s high volume of 40,000 vehicles per day (Valbridge Property Advisors, January 2024), historical congestion at the Gardner Road exit, and planned infrastructure upgrades like the $25 million I-35/U.S. 56 interchange modernization (KDOT, March 2024). Below are the key methodologies typically employed in such studies, tailored to the context of New Trails. 1. Study Area Definition Methodology : Identify the geographic scope impacted by the development, including key intersections, road segments, and access points. For New Trails, this includes I-35, Highway 56, Gardner Road, and Clare Road (noted as a potential access point in the Valbridge report). Application : The study area would encompass the I-35/U.S. ...