This week’s Independence Avenue Community Improvement District (CID) centerfold, describes a development project within Zone C and how it complies with the Zone C overlay design guidelines. This week focuses on the Taco Bell restaurant and parking lot at the SW corner of White and Independence Avenues. This single-use project was completed prior to the implementation of the Independence Avenue Corridor Overlay — approximately one year before the overlay was formally adopted. However, much like the owners of McDonalds, they complied with the Independence Avenue East Special Review District that preceded the Overlay. These guidelines were imported into the Overlay District as shown in the following photos.

This Taco Bell restaurant includes a drive-thru, which is allowed via a special use permit, sought by the developer, and was granted. The underlying zoning of the land plays an important role, and in this case, the site is zoned M1-5ICO — with the owners complying with Chapter 88-140 of the Kansas City Development Code when the restaurant was constructed in 2015. Among the underlying specifications are lot and building standards, floor area ratio and minimum rear yard setback. Please review the development code for the entire set of standards online: https://library.municode.com/mo/kansas_city/codes/zoning_and_development_code?nodeId=ZODECOKAMI_300_SERIESUSRE_88-340DRROFA.  

The standards of the overlay district this development meets include building signage and façade articulation. The structure utilizes primary and secondary materials. Building element standards apply to front and side street facades. There are two or more exterior finishes and awnings. The building complies with transparency requirements. As this is a corner lot, 70% of the façade must consist of windows that allow a clear view of the interior. Monument signs are not permitted within Zone C, but wall mounted and rooftop signs are allowed. This site complies with these standards. The primary entrance includes a change in building materials and a transom window above the entrance. The overlay district also includes standards on vehicular access points (curb cuts) and site entrances comply with these. 

This project synopsis is not meant to be an all-inclusive discussion of the Independence Avenue Corridor Overlay District. All of the requirements are viewable on the Northeast Kansas City Chamber of Commerce webpage: https://nekcchamber.com/commercial-property/ and the City of Kansas City Municipal Codes webpage. 

This is the final article in a series published to inform the Northeast community on land use and site design standards along the Independence Avenue Corridor. Mike Spady, Urban Planner for the Independence Avenue CID, has provided the interpretation of the Overlay standards and examples of development within each zone.