By Paul Thompson
Northeast News
June 23, 2016
KANSAS CITY, Missouri – After another wave of concerns coming from West Side residents, a proposed apartment development at 17th and Madison will have to wait until at least July 13 for a decision from the Planning, Zoning, and Economic Development committee.
If the message from a large swath of West Side residents wasn’t clear during a marathon PZE committee meeting in early June, it certainly was during a second gathering about the development proposal held on Wednesday, June 22. The West Side community filled the 26th floor chamber at City Hall, many of them holding yellow signs that simply declared ‘No’ in reference to the new mixed-use development at 17th and Madison that is seeking a 100% tax abatement.
After several hours of testimony Wednesday, the committee ultimately chose to delay a decision on three measures related to the project: the re-zoning of the one-acre tract to allow mixed-use development, amending the recommended land use designation from residential low to residential high, and declaring the development area to be blighted. 4th District Councilwoman Katheryn Shields offered the proposal to delay the vote. Both Shields and 3rd District Councilman Quinton Lucas asked pointed questions of the developer during the committee meeting.
Earlier in the meeting, project developers EPC Real Estate noted a handful of factors that would lead to a designation of blight, including the presence of graffiti in the surrounding area as well as prevalent trash, debris, weeds, and overgrown vegetation. The proposed apartment complex would be located on a lot currently occupied by a vacant warehouse. The development group also highlighted the many concessions already made during the planning process, including significant reductions in scope. The development has moved from 60 apartments to 40, 11,000 square feet of commercial space to 5,800, 99 parking stalls down to 60, reduced density by 28%, and has eliminated the entire top floor of the proposed apartment complex.
Area residents relayed their own concerns, which included increased traffic, unaffordable rates, the designation of blight for the area, and the idea of offering tax incentives for the controversial project. In short, many current West Side residents remained unconvinced that the development was in the best interest of the community.
“If this was a project that was going to provide mixed housing, we’d be over here supporting it,” said West Side resident and CEO of Guadalupe Centers Cris Medina. “This project is not going to be accessible for the majority of residents in our community. If you’re going to give them tax abatements, you need to give tax abatements to all of the senior citizens in our community.”
Mattie Rhodes Center President and CEO John Fierro took issue with the blight designation that developers sought in connection to the West Side area surrounding the 17th and Madison property.
“For me, I do find fault with the designation of blight,” said Fierro. “I think the issues as it pertains to blight of that property was related to an irresponsible property owner, quite frankly.”
Not all public testimony provided on Wednesday was negative, however. Shawn O’Byrne, area resident and Vice President of Business Development for the Downtown Council, gave the developers credit for working with the community to put together a compromise plan for the 17th and Madison site.
“I was encouraged by the fact that they were interested in our neighborhood,” said O’Byrne. “These guys have done everything that they possibly can, and I know that they’ve tried their absolute best. We’ve got to think about the message that we’re sending to the development community.”
The PZE committee had previously approved the proposed development, although it was subsequently re-referred to committee by the full City Council. Now the project hangs in the balance as proponents will attempt to further close the gap between area residents and the development group.
