ࡱ> ` 3<bjbjss :h3Znnnnnnn8dFDZd]]]]-]`c$ehHhcno$o$o$cnnd'''o$nn]'o$]''fU2nn [ 0WL2$ XH@]L*d0ZdX@h&lh [hn8[|('lZ!cco'XZdo$o$o$o$&&nnnnnn  STAFF REPORT February 21, 2006 ( 46, 47 ) PRIVATE  RE: a) Case No. 644-S b) Case No. 211-S-14 DevelopMENT PLAN: Grand McGee Urban Renewal Plan (LCRA) Applicant: Robert D. Long Land Clearance for Redevelopment Authority 10 Petticoat Lane, Suite 250 Kansas City, Missouri 64106 Location: About a 3 acre area generally located in the block bounded by South Truman Road on the north, McGee Street on the east, 16th Street on the south and Grand Boulevard on the west Request: a) Case No. 644-S: To consider approval of the Grand McGee Urban Renewal Plan, as required by the Land Clearance for Redevelopment Authority Law of Missouri, Section 99.300 through 99.715, inclusive, R.S.Mo. b) Case No. 211-S-14: Amending the Downtown Industrial Area Plan for about a 3 acre area generally located in the block bounded by South Truman Road on the north, McGee Street on the east, 16th Street on the south and Grand Boulevard on the west, by changing the recommended land use from light industry to mixed use Major Street Plan: * Identifies Interstate 70 as a Freeway/Interstate * Identifies Grand Boulevard as a Parkway/Boulevard AREA PLAN: Downtown Industrial Area Plan: adopted by the City Council by Resolution Number 49188 on June 15, 1978 and last amended on January 5, 2006 by Resolution No. 051467, recommends Light Industrial. Note: Case No. 211-S-14 requests that the land use be changed to Mixed Use (commercial/residential). ARTERIAL STREET IMPACT FEE: Benefit District: Note: This entire area is within an Exempted Area and will therefore not be subject to the Arterial Street Impact Fee for future development. HISTORY: Case No. 12808-A 1531 Grand: At its regularly scheduled meeting on July 23, 2002, the Board of Zoning Adjustment GRANTED a variance to the required number of off-street parking spaces in the amount of 20 parking spaces to allow conversion of an existing commercial building into a theater, in accordance with Exhibit 12 and subject to the following conditions: That the variance to the required number of off-street parking spaces be restricted to only the hours between 6 PM and 11 PM; and, That the variance to the required number of off-street parking spaces be restricted to only Friday, Saturday, Sunday and Monday. Case No. 11439-A -- 1517 Grand Request approval to expand a legal nonconforming use issued for an adult theater At its regularly scheduled meeting on December 14, 1993, the Board of Zoning Adjustment UPHELD the decision of the Codes Administrator that remodeling of the second floor constitutes an expansion of a legal nonconforming use. Note: June 27, 1977. Certificate of Occupancy for Lawful Nonconforming Use was issued for property located at 1517 Grand, (N 24.75 ft. Lot 266, Block 19, McGees Addition, for the purpose of an adult movie theater. The first district in which said use is permitted outright is C-X. A certificate for adult cabaret was later issued after changes to adult entertainment regulations were made in 1997. SURROUNDING LAND USES: North: Truman Road, I-70, Sprint Arena, under construction, Zoned C-4 South: Surface parking lot, Kansas City Star, Zoned URD, C-3a2 East: Kansas City Star Production Building, Zoned URD and M-1 West: Grand Boulevard, Padgett Instruments, Rosemann and Associates, 1-4 story office buildings, Zoned C-3a2 PLAN Review: The request is to approve this one block area as an Urban Renewal Plan (URP). The benefits of being in a URP are two-fold: 1) A developer may request eminent domain powers from the Land Clearance for Redevelopment Authority (LCRA), and 2) Tax Abatement. The maximum tax abatement for LCRA projects is 10-years. Tax abatement for LCRA projects are administered by freezing the assessed valuations of property. Therefore, any property taxes on improvements that a developer would be required to pay are abated. The plan area consists of one full block with 19 parcels. The block is bordered by Truman Road on the north, McGee Street on the east, 16th Street on the south and Grand Boulevard on the west. The block is bisected by a north/south alleyway. Many of the business structures within the area were constructed in the early 1900s. The existing businesses along Grand Boulevard include: Royal Cleaners, Thai Paradise, Temptations, Cigar Box, The Contract Studio, Late Night Theater, Suzys Deli, Starr Image and Tattoo Piercing Gallery. Along McGee Street are three buildings and four parking lots. The buildings are at, 1516 1520. There are two parking lots north of the buildings and south of Truman and two parking lots south of the buildings and north of 16th Street. The proposed plan simply calls for a mixture of commercial and residential uses. The plan does not specifically identify any particular project but suggests that redevelopment will entail the rehabilitation of some or all of the existing buildings, new construction on the vacant or parking lot areas, or the rehabilitation of existing parking lots to more current standards. Both on and off-street parking in this area is scarce. Buildings were constructed at a time when there was less influence by the automobile. The owners in the area are hoping to combine their efforts, purchase some of the existing parking lots, then rehabilitate and use them for future businesses. They believe that this location will inevitably succeed, given its close proximity to the Sprint Arena and downtown Kansas City. All Urban Renewal projects must be found to be blighted by the City Council. Beginning in late 2005, City Development Department staff stopped making recommendations regarding the blighting aspects of redevelopment projects which were submitted by the Economic Development Corporation. The reason is that responsibilities for economic development and blight were with EDC staff and responsibilities for planning issues were to be with City staff. The EDC staff completed the blight study for this project. The blight study reaches the conclusion that the area meets or exceeds the blight definition established by State Statute 99.320(3). This report will include some of those blighting aspects so as to provide the City Plan Commission and City Council a review of the aspects contained in the report. The blight study states that, most of the buildings are experiencing deterioration of masonry materials, such as crumbling or missing mortar, cracked or spalling bricks, loose or missing stones from foundations, broken or missing coping tiles, and cracks at and above windows and doors, which indicates uneven settling. Wood window and door lintels, frames and sills were deteriorated especially on upper stories and the rear facades along the alley. There is roof damage and roof drainage problems on several buildings as evidenced by broken gutters, drainpipes. The building at 1520 McGee had a partially missing storefront that was only partially boarded up, leaving the interior open to birds, animals and the weather. There is graffiti on several buildings. Several storefronts are vacant. The intent of the plan is to: eliminate adverse conditions enhance the tax base of the municipality by allowing for the highest and best use promote health, safety, order, convenience, prosperity and the general welfare of the community. The area plan (Downtown Industrial Area Plan) calls for Light Industry. All projects within this general area in the past have amended the plan to change the proposed use of Light Industry to Mixed Use (residential/commercial). City staff agrees that this change is needed in this case as well. The property has two zones, C-4 (Central business district) for about the north one-half block and C-3a2 (Intermediate business, high buildings district) for about the south one-half block. Although the plan states that in order to qualify for tax abatement the site must rezone to District URD, the language is slightly different than that which the City Council most recently approved for a similar case. The RCC recommends that the LCRA plan include the same language as the most recent Planned Industrial Expansion Authority (PIEA) plan Film Row. That language is as follows: As part of this Plan, it is not anticipated that any immediate changes in the zoning of the Planning Area will be necessary. For purposes of implementation of this Plan and in order to reinforce their objectives, developers will have to apply for District URD (Urban Redevelopment District) zoning in order to be eligible for tax abatement benefits described herein if their projects meet either one of the criteria listed below: 1. A new residential project of 5 or more units, but excluding any new residential units that are to be constructed within an existing building. 2. Any project that involves construction of new buildings or expansion greater than 10% or 1,000 square feet of existing building or buildings (whichever is less). The requirements to obtain URD Zoning for projects which are smaller than projects described in Nos. 1 & 2 above may only be waived by the Director of City Development upon the recommendation of the Executive Director of the LCRA. Prior to granting a waiver, the Director of City Development must consult with the Planning, Zoning & Economic Development Committee. Additionally, no rezoning to District URD will be required if the project is listed on or eligible for the National Register of Historic Places, is being developed with the use of historic tax credits and is being developed using the standards of the Secretary of the Interior for such redevelopment. In addition, under the Design Guidelines section wording should be added as follows: Design guidelines for redevelopment within the Grand McGee Urban Renewal Planning area will follow urban design guidelines set forth in this plan. Prior to tax abatement being granted for any project within this plan area, the LCRA will submit a copy of the proposal to the Director of City Development for his review and recommendation regarding the proposals compliance with the Citys adopted plans and design guidelines in this plan, unless the project is zoned URD (Urban Redevelopment District). The Director must submit his recommendation, if any, to the LCRA within 30 days of the date of the LCRA submittal to him or at least one day prior to the LCRA meeting at which such application will be considered, whichever occurs first. Guidelines which have been included within the plan cover such aspects as; building materials, windows, awnings and canopies, modulation, signage, waste recycling receptacles, parking lot landscaping, lighting, etc. The plan states that eminent domain may be used for two parcels: * the existing surface parking lot located at 1530 McGee Street, and * the existing surface parking lot located at 1534 McGee Street. The plan area contains one billboard. The plan includes standard language re: billboards generally, that the owner of the billboard cannot receive tax abatement. RECOMMENDATIONS: The Redevelopment Coordinating Committee met on January 30, 2006, to discuss this case and makes the following recommendations: a) Case No. 644-S: Approval with the following motions and conditions: 1. (EDC Staff Recommendation) That the area be found to be a BLIGHTED AREA as set forth in the Blight Study for the Grand McGee Urban Renewal Plan., and, 2. APPROVAL of the Grand McGee Urban Renewal Plan with the following condition: 1. That the plans be revised in the following manner and that eight (4) copies of the revised plan be submitted to the City Development Department prior to ordinance request: a. Page 4, Remove Jim Rowland as City Councilman b. Page 5, 3rd para., Change wording to remove that there is a CX zone. c. Page 7, 2nd para., make the following revision, The Grand McGee Urban Renewal Plan also does conform.. d. Page 10, Proposed Land Use Plan, remove as amended from the 1st sentence. e. Page 11, Parking Design, 3rd sentence, state Chapter 52 instead of Sec 52.9052.110. f. Page 12, Zoning, include the same wording regarding the rezoning and design criteria as stated above and as approved in the Film Row PIEA plan, as required by City Development Department staff. g. Page 13, state the other forms of development assistance offered by the LCRA. h. Page 15, Proposed Financing Plan, add a typical square foot estimate and arrive at a total estimated cost of construction or reconstruction. Further, add language that LCRA staff has reviewed the proposed financing plan is assured that it meets or exceeds the information required in State enabling legislation and cite the section. i. Exhibit A-1, add the owners of the parcels. j. Exhibit C, Include buildings in the key and write parking lot where they are located. k. Exhibit E, Remove the CX zone. l. Exhibit F, Remove the CX zone and write URD in the area. m. Cover page, add dates for RCC and City Plan Commission hearings. b) Case No. 211-S-14: Approval with no conditions. 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