ࡱ> ` Tbjbj ^K$@000P81l1@Wjl2$3:3:3:34s5|5@W W W W W W W$XhZ[$-WrHm4"4rHrH-W:3:33BWLLLrH8:3:3WLrHWLLrRTS:3`2 Q50H?SkTXW0WMSV~\I~\S~\S/6+<FLq@lC/6/6/6-W-WbLj/6/6/6WrHrHrHrH@@@d!)D@@@)@@@ COMMUNITY PROJECT/ZONING Ordinance Fact Sheet Ordinance Number Case No. 13389-URD Brief Title Rezoning the Italian Gardens site to URD for a City Center Square Parking Garage Specific Address About 0.4 acres on the west side of Baltimore Avenue between 11th and 12th Streets (11061110 Baltimore). SponsorTom Coyle, AICP, Director City Planning and DevelopmentReason for Project To allow for the demolition of the Italian Gardens building and the new construction of a parking garage for City Center Square and a skywalk connecting the two. Programs, Departments, or Groups Affected  Council District(s) 2nd (Cooper, Fairfield) Other districts (school, etc.) Kansas City, Missouri School District HISTORY: In June 2005 the Tax Increment Financing Commission (TIF) passed a resolution to approve the First Amendment to the Hotel Phillips TIF. This amendment allows for financing assistance on the acquisition and construction of the City Center Square parking garage. REPORT: Existing Conditions and Background: The site is on the west side of Baltimore Street, mid-block between 11th Street and 12th Street. The site measures 100 feet N/S and 142 feet E/W. The site contains a vacant 1-story stone building, which contained the Italian Gardens Restaurant and a 9-space, on-surface asphalt parking lot, leased by Central Parking Systems. The site has direct frontage on Baltimore Street on the east and a 16 foot asphalt alleyway on the west. The 11-story Brookfield Building is adjacent on the north and the 8-story New Yorker Building is adjacent on the south. In June, 2005, the Tax Increment Financing Commission voted to recommend approval of the First Amendment to the Hotel Phillips TIF, to allow for the demolition of the vacant Italian Gardens restaurant and the subsequent new construction of a 225 space, 6 story parking garage with a street-level commercial use and drive access onto Baltimore.Applicants / Proponents City Center Square Parking, LLC represented by: Kathleen Hauser Lathrop & Gage LC 2345 Grand Boulevard Kansas City, MO 64108 Opponents Groups or Individuals AIA Kansas City and City Staff (skywalk only) Basis of Opposition AIA, opposed to garage and skywalk Staff opposed to skywalkStaff Recommendation  FORMCHECKBOX  For with conditions  FORMCHECKBOX  Against Board or Commission Recommendation By: City Plan Commission, July 19, 2005, 6-0, Martin, Archie, Diaz, Holwick, Jenks and Hernandez.  FORMCHECKBOX  Approval  FORMCHECKBOX  Denial  FORMCHECKBOX  Approval, with conditionsCouncil Committee Actions   FORMCHECKBOX  Do Pass  FORMCHECKBOX  Do Pass (as amended)  FORMCHECKBOX  Committee Sub.  FORMCHECKBOX  Without Recommendation  FORMCHECKBOX  Hold  FORMCHECKBOX  Do not pass  Details Policy / Program Impact Following a policy of the City Council and the Economic Development Corporation, the applicant is requesting the rezoning the site from an open district (C-4, Central business district) to a planned district (URD, Urban redevelopment district). This rezoning request allows the City Plan Commission and the City Council the opportunity to comment on land use and design aspects on tax incentive cases which are approved by separate commissions or corporations. The applicant for this rezoning request is City Center Square Parking, LLC, an association with Time Equities. In December 2003, Time Equities purchased both the City Center Square building and the site of the Jones Store property, located across the intersection of 12th and Main Streets. According to the applicants representative, Phillip Gesue, the City Center Square building does not have enough on-site parking spaces to be competitive with other Class A office buildings. Time Equities therefore hoped to demolish the Jones Store building and build a new parking facility on that site to satisfy the parking demand of the City Center Square Building. The City Center Square building has 650,000 sq ft of rentable square feet and 325 parking spaces on-site, below grade, which are all committed to existing tenants. Policy or Program Change FORMCHECKBOX  No  FORMCHECKBOX  Yes Operational Impact Assessment  Finances Cost & Revenue Projections Including Indirect Costs Financial Impact Fund Source and Appropriation Account Costs Is it good for the children?  FORMCHECKBOX  Yes  FORMCHECKBOX  No Project Start Date Case Initially filed: May 20, 2005 City Plan Commission hearing: July 19, 2005 Plans revised and resubmitted: Have not been resubmitted at this writing Projected Completion or Occupancy Date Fact Sheet Prepared by: Date: 08/04/2005 John Eckardt Planner Reviewed by: Virginia L. Walsh, Manager Development Management Division Reference or Case Numbers: 13389-URD As an example of parking need and this buildings shortage, the Zoning Ordinance requires 1 parking space/1,000 SF of office space, therefore, by use, this building would normally require 650 parking spaces. The applicant states that the minimum industry office parking standard is 2 parking spaces/1,000 SF, or 1,300 parking spaces. In addition, owners report that due to lease expirations, City Center Square is expected to be over 56% vacant at the end of next year and it will be difficult to lease this space without parking. Following the purchase of City Center Square and the Jones Store site by Time Equities, the TIF Commission condemned the Jones Store site for the recently approved KC Live Entertainment District. The exact proportions of land use for the Jones Store site are not established, but a parking garage is one of the definite uses proposed for the site. The garage will be publicly owned. Representatives of the City attempted to make parking spaces available in the proposed Jones Store site parking garage to tenants in City Center Square but both parties could not agree on the terms. In addition, Time Equities representatives state that they have contacted other owners of parking garages in the area to lease spaces but state that none are available which meets their criteria. The settlement cost of the purchase price for the Jones Store site could also not be agreed upon. The Court has awarded an amount, but currently, both parties have filed an exception to the amount. A final agreement to the purchase price of the Jones Store site from Time Equities to the TIF Commission is expected soon. In addition to parking constraints at City Center Square, are parking issues with the adjacent Phillips Hotel. Built in1931, in an era with little dependence on the automobile, the Hotel Phillips currently relies totally on valet parking in a parking lot located about 1 blocks north of the hotel. Due to the need for additional parking for both City Center Square and the Hotel Phillips, a request was made and approved by the TIF Commission to amend the Hotel Phillips TIF Plan to allow for financial assistance regarding acquisition and construction of the proposed parking garage at the Italian Gardens location. Although not firmly established, it is expected that City Center Square tenants will use the parking facility during the day and the Hotel Phillips and general public will use the facility at night. This case (Case No. 13389-URD), is the URD rezoning for the First Amendment to the Hotel Phillips TIF project. If approved by the City Plan Commission, the URD will proceed forward to the City Council for approval, where it will be heard as a companion case with the recently approved TIF amendment. The Plan: The developer proposes to demolish the vacant Italian Gardens building and construct a 225 space, 6 story parking garage with a street-level commercial use and drive access onto Baltimore. The total land area of the site is 14,200 SF. The proposed garage floor plate will nearly cover the entire site with a typical floor plate of 14,129 SF. At 6 floors and 76 ft in height, the total square footage will be 93,424 SF. An east elevation (Baltimore) view of the garage shows a retail tenant at the ground floor on the south, garage entry towards the center and a walkway stairs and elevator on the north. The retail tenant is expected to use about 2,400 SF. Some discussions for the use of the retail space include a day-spa associated with the Hotel Phillips, but that is not definite. Architects for the project state that the exterior of the garage will be pre-cast concrete with an architectural finish. They state that it will likely be similar to the existing George Wolf parking garage at 11th and Oak Streets. The plan also calls for a pedestrian skywalk bridge which will connect the 5th floor of the parking garage to the City Center Square Building. Although this zoning request does not approve structures within the right of way (the bridge), approval of the plan would, or would not approve the opening in the east faade, allowing for the link. The applicant states that the connection via the bridge between the parking garage and City Center Square is very important to the success of City Center Square. They report that tenants in the building would prefer not to walk in inclement weather to get to work. They prefer the safety afforded of a skywalk. They also state that design aspects such as raising the bridge to the 5th floor and using exterior materials such as clear glass will cause the bridge to be relatively un-noticed and further, would not impair views down the important Baltimore view corridor. They applicant states that they would have preferred to construct a garage with more than 225 spaces but could not find a site nearby which would allow for one. Due to this sites constraints, the applicant states that this garage will be expensive and will not allow for a higher structure with more spaces. They state that above ground spaces typically cost between $12,000 and $15,000 per space. This garage is expected to cost about $35,000 per space. The applicant reports that this cost is due to the small site, the larger spaces being created and the required percentage of incline in the connecting drive. Experts in garage design state that given the measurements of the garage, 6 levels are the maximum that a driver can safely and conveniently negotiate from the top to the bottom. ANALYSIS: City Development Department staff recommends approval of the land use (parking garage, retail tenant) and density (6 stories and 2,400 SF retail), but does not recommend approval of the proposed 5th level skywalk bridge. Please note that the City Plan Commission did not agree with staff recommendation on the skywalk and did recommend that the skywalk remain in the plan as requested. Further, City staff believes that the design of the faade could be improved. The applicant has done a good job of including a commercial use at street level which appears to have an abundance of glass. City staff encourages street level activity. The Skywalk: City Development Department staff understands the convenience and utility that the owner and tenants of City Center Square would enjoy with the skywalk over Baltimore but believes that the Citys downtown would be better without this bridge. Staff believes that a skywalk at this location is counter to the Citys emphasis of creating an active walkable downtown as outlined in the Citys Downtown Streetscape Master Plan and the Kansas City Walkability Plan. The following are general design guidelines from these plans: Develop secure pedestrian settings by developing a well-lit inhabited pedestrian network and by mitigating the impacts of vehicles. Streets should appear inhabited to the greatest extent possible. In mixed-use buildings retail elements like large windows, canopies, and integrated signage add activity by enhancing the shopping experience. Moving the pedestrian activity from the street level to fifty feet above ground is counter to these guidelines. Staff also believes that even though architects renderings depict a low visual impact down the Baltimore corridor, each obstruction when built, tends to be more pronounced following construction. Because it would remove important street activity and likely inhibit the pedestrian Baltimore view corridor (New York Life Building), staff opposes the skywalk. Building Design: The architect of the parking garage states that the faade materials and design along Baltimore have been subdued so as not to detract interest from the adjacent New Yorker Building on the south and Brookfield Building on the north. City staff believes that most of the faade is subdued to a point of being uninteresting and monolithic. Since no building materials are shown on the plan, it is difficult to tell what the materials areother than the verbal description of the plan in meetings. The developer states that the project will be pre-case concrete and it is assumed that the covering will be some type of perforated metal screens. It is also unclear what the covering material for the stairwell on the north will be, whether glass, screening or open. All buildings should have distinguished bases, shafts and cornices and hopefully relate in design to the scale, material and rhythm of the adjacent buildings. Regarding the base, the applicant has done a good job of including retail in over 50% of the frontage along Baltimore. This proposed retail appears to include an abundant amount of glass but the material is not identified, only assumed. The signage proposal for the site is also not clear as to location and scale. The entry and ground level of the commercial area is about 36 inches below the sidewalk level, therefore, no canopies are likely and signage becomes more important. The opportunity to create street level interest through both attractive signage and exterior lighting of the faade exists. Regarding the building exterior shaft, nearly the entire 100 foot of faade appears to be covered by perforated metal screening but the plan does not state this. There also appears to be little relationship to the adjacent New Yorker Building to the south. The faade would relate better if it borrowed from either or both, the horizontal and vertical elements of the adjacent building into a rhythmic relationship on the subject building. That is not occurring. The building should also state what the covering material for the stairwell openings is going to be as agreed to be the City Plan Commission or as authorized by them by the CPC to City staff. The building proposes no cornice or top therefore not only is there no relationship to the neighboring buildings, there is no identifiable characteristic of the buildings top. Note that these design aspects are all being worked on by the applicant and City staff as requested by the City Plan Commission. Historic Significance of Italian Gardens: City staff has received phone calls regarding the removal of a building which appears to be both quaint and historic in exchange for a parking garage--and whether this is a good exchange for the City. According to City Landmarks Division records, the 1994 Central Business District Historic Resource Survey determined that the Italian Gardens at 1108-12 Baltimore was not eligible for listing on either the Kansas City or National Register of Historic Places. New information about the history of a building can change a previous determination. Anyone may file an application to request the designation of a building to the Kansas City Register of Historic Places and present that information to the Landmarks Commission; who will then determine if the property meets the criteria for historic designation. As a point of reference for what constitutes an historic structure, the following is the definition used by the City: Historic, cultural, aesthetic or architectural significance means that quality present in buildings, structures, sites, objects and historic districts which displays the integrity of location, design, setting, materials, workmanship, feeling and association that reflect the community's history, culture, aesthetic values and architecture, and that: 1. Are associated with events that have made a significant contribution to the broad patterns of our history; 2. Are associated with the lives of persons significant in our past; 3. Embody the distinctive characteristics of a type, period or method of construction, or that represent the work of a master or that possess high artistic values, or that as a district represent a significant and distinguishable entity whose components may lack individual distinction; or 4. Have yielded, or may be likely to yield, information important in prehistory or history. RECOMMENDATION: At its regularly scheduled meeting on July 19, 2005 the City Plan Commission recommended approval of Case No. 13389-URD with the following conditions: Note changes in either bold for additions or strikethroughs for deletions from the staff report. 1. That five folded, collated and stapled copies of the approved plan be submitted to the City Development Department with the following revisions: Change the scale of the plan to an engineer scale instead of an architectural scale as agreed upon by City Development Department staff as required by Section 80-172(b)(4). Add revision dates Identify the written dimensions of the width from centerline and total width of existing perimeter and interior streets, other rights-of-way, and existing easements. Show dimensioning for the retail area. Include a detail of the walkway changes and the proposed street lights and street trees along Baltimore Street as agreed to by the City Development Department which includes a design in compliance with the known aspects of the Downtown Streetscape Plan. Show Existing Conditions (including width of all R/W's, easement, roadways, etc., and show center lines). Show sidewalks as they exist adjacent to project frontage, and correctly w/in R/W. Also, label proposed sidewalks or sidewalks, which need to be constructed/reconstructed. Include written identification for all building materials. Specifically show the proposed signage and faade lighting as required by City Development Department staff. Develop a faade design acceptable to Add faade design treatment and cornice treatment as approved by City Development Department staff to be approved with the rezoning ordinance. Remove the listing of a pedestrian link to City Center Square. 2. That the developer secure permits to repair sidewalks, curbs and gutters as necessary along Baltimore Street as required by City Development Department in accordance with Chapters 56 and 64 of the Code, prior to the issuance of a building permit. 3. That the developer submit a streetscape plan for approval and permitting by Development Services prior to beginning work in the public right of way. That the developer 4. That the developer submit a final plan to the Director of City Development for approval, including detailed information on building materials, landscaping, grading, signage (including elevations), and building elevations and a trash enclosure of materials to match the building if applicable). 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