By Leslie Collins
Northeast News
August 24, 2011

With the charred rubble cleared away from 2609 Independence Blvd., the property is now a blank slate for future development. And area residents have ideas.

Earlier in May, a fire destroyed the former Vista Theatre on Independence Boulevard, which housed several businesses. For more than two months, building debris cluttered the site and was finally cleared away in August.

To discuss future options for the property, Kansas City Planning and Development hosted a charrette Aug. 16 at North-East Public Library.

“I was very pleased with the meeting,” City Planner Randy Dunn said. “I thought we had a great turnout. We received really good feedback from those that were in attendance.”

Area residents, neighborhood association presidents, Northeast Kansas City Chamber of Commerce board members, city staff and City Council members Jermaine Reed and Scott Wagner attended the meeting.

“Out of crisis comes opportunity as the Chinese say,” Wagner said during the meeting. “With the fire at Vista Theatre, it presents us with an opportunity of what we want the area to be not just that particular area, but the entire stretch of Independence Avenue.”

Since 2609 Independence Blvd. is privately owned, the only way to control future development there and along Independence Avenue is through a Special Review District (SRD).

Two SRDs exist along Independence Boulevard and include the Independence East SRD from Van Brunt on the west and Winner Road on the east, and the Independence West SRD from the Paseo on the west to Van Brunt on the east.

“I think one of the most important things that will hopefully come out of this process and exercise is the revision of the SRD guidelines,” Dunn told Northeast News. “That’s how we’re really going to have an impact and have the ideas that were expressed last night made into requirements for whomever the property owner is and for properties along the corridor.”

City Planner John DeBush said an SRD is a “zoning overlay” that defines physical characteristics of a property. Anytime a property owner seeks out a new permit, whether it be for a new building, rehabilitation or construction, the property owner must follow the guidelines set forth in the SRD.

An SRD committee will review proposals for compliance with guidelines, DeBush said.

Typical guideline elements address building height and mass, building locations, landscaping, parking lots, fencing materials, signage, building materials, color schemes, among other guidelines, DeBush said.

If a permit doesn’t meet the SRD guidelines, the SRD committee must disapprove the permit application.

“You’re in a zoning district that allows pretty much anything else outside of adult entertainment,” City Planner Jacob Dobsch said.

However, that could change with the Truman Area Plaza Plan. City planners are continuing to seek community input on the plan, which is scheduled to be finalized and submitted to the city council for approval in late October or November.

A timeline has not been set for SRD changes, which would also need city council approval, Dunn said.

A vision for Independence Boulevard

Several attendees said they wanted the future structure at 2609 Independence Ave. to follow the historical architecture in the area. Renee Cinderhouse of Northeast added that in addition to the historical aspect, she’d like to see a building that’s energy efficient and eco friendly.

Asked what businesses they’d like to see at 2609 Independence Blvd., attendees named coffee shops, sidewalk cafes, an upscale wine shop, small, family owned restaurants and an urban farming coop. While some voiced distaste for franchises, Katie Greer, president of the Indian Mound Neighborhood Association, said franchises are a “good idea” and can add “legitimacy” to the neighborhood when they’re mixed in with locally owned stores.

“It makes a neighborhood more accessible,” she said. “If they (tourists) see something familiar, theyr’e a little less afraid and more willing to venture out.”

Attendees voiced disapproval of check cashing, pawn shops, gas stations, car dealerships, strip clubs and adult entertainment shops.

Dunn said the city will continue to meet with the Northeast Chamber, as well as the community, to incorporate ideas into the SRD guidelines and Truman Area Plaza Plan.