Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: Kansas City, Kansas Planning Commission City Staff Date: December 11, 2017 Re: Change of Zone 3154 GENERAL INFORMATION Applicant: Megan Painter Status of Applicant: Representative CHWC 2 South 14 th Street Kansas City, Kansas Requested Action: Change of Zone from CP-2 Planned Business District to TND (T-5) Traditional Neighborhood District Date of Application: October 27, 2017 Purpose: To obtain approval for a change of zone to TND in order to install a permanent structure to be used as a pop-up arts incubator space #3154 December 11, 2017 1
Property Location: 607 and 611 North 6 th Street Existing Zoning: CP-2 Planned Business District Surrounding Zoning: North: CP-2 Planned Business District South: TND Traditional Neighborhood Design District East: R-2 (B) Two Family District West: C-0 Non-Retail Business District Existing Uses: North: Commercial South: Commercial East: Residential West: Office/Government Total Tract Size: 0.26 acre Master Plan Designation: The City-Wide Master Plan designates this property for urban density development. Major Street Plan: 6 th Street is a designated Class B Thoroughfare Advertisement: The Wyandotte Echo November 16, 2017 Letters to Property Owners November 16, 2017 Public Hearing: December 11, 2017 Public Opposition: Staff has not been made aware of public opposition at this time. PROPOSAL Detailed Outline of Requested Action: Ms. Painter, with CHWC, is seeking approval to rezone the two parcels to TND in order to build an arts business incubator space on the lot that currently houses Epic Park. Bathroom facilities and parking will be shared with the existing Epic Arts studio space. City Ordinance Requirements: Article XXII Sections 27-1001 27-1419 and Article XXI Sections 27-501 - 27-1000 FACTORS TO BE CONSIDERED 1. Neighborhood character. The character of the neighborhood is the urban core of Kansas City, Kansas. 2. The zoning and uses of properties nearby and the proposed use s expected compatibility with them. #3154 December 11, 2017 2
This area is primarily commercial and residential use though it has a mix of uses commonly found in urban centers, including governmental office use. This project would allow for more dense development and a more vibrant mix of uses in the urban core. 3. The suitability of the property for the uses to which it has been restricted. Will removal of the restrictions detrimentally affect nearby property? This is not foreseen to be an issue. 4. The length of time the property has remained vacant as zoned. This property is not vacant but has been underutilized for a number of years. 5. The extent to which the proposed use is reasonably necessary for the convenience and welfare of the public and will not substantially or permanently injure the appropriate use, visual quality or marketability of nearby property. Downtown Kansas City, Kansas has seen many decades of disinvestment and empty lots or underutilized storefronts. CHWC is proposing ancillary use for the Epic Clay Studio and the Dotte Agency s community room by installing a permanent pop-up arts incubator space. This type of reinvestment in downtown properties as well as the variety of new commercial uses is an example of rejuvenating development that staff is eager to help facilitate in the urban core. 6. The extent to which the proposed use would increase the traffic or parking demand in ways that would adversely affect road capacity, safety, or create parking problems. The proposed uses will likely increase traffic to the site, however, staff feels there is enough available parking and transit access in the urban core to facilitate this demand. 7. The degree of conformance of the proposed use to the Master Plan. This change would be in conformance with the Master Plan. 8. The extent to which the proposed use could cause environmental harm or enhance the environment. This is not foreseen to be an issue. 9. The extent to which utilities and public services are available and adequate to serve the proposed use. a. Water service #3154 December 11, 2017 3
Existing b. Sanitary sewer service Existing c. Storm water control Existing d. Police Police service is provided by Police District #115 e. Fire Fire service is provided by District #1 f. Schools Kansas City, Kansas USD 500 g. Streets See item #6 above 10. The economic impact of the proposed use on the community. The proposed use would likely increase the tax revenue for the site as well as have other, positive catalytic impacts on the urban core. 11. The capability of the proposed use to meet applicable ordinance requirements. The proposed use is expected to meet applicable ordinance requirements. 12. The relative gain to the public health, safety, and welfare as compared to the hardship imposed on the individual landowner or landowners. It could be argued that increased economic activity as well as a livelier, more active streetscape would be a gain for the public safety and welfare of the community. #3154 December 11, 2017 4
NEIGHBORHOOD MEETING The applicant held a meeting on November 20; one person attended. General concerns over design and landscaping were noted, but the attendee seemed supportive of the project and future engagement with the project team. No opposition was recorded. KEY ISSUES TND Review Neighborhood cooperation STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments: 1. Staff suggests the applicant team continues to work closely with the Strawberry Hill Neighborhood Association regarding design of the site. 2. Final site and architectural plans will have to be approved by the TND Board. a. Landscaping, parking, and materials must be compatible with the TND requirements. Cladding of the container is expected. This project must include residential-grade materials. 3. The general plans submitted with this application (see attachments) must be followed with limited variation to be approved by the TND board. Any significant site layout, design, or material and architectural changes would be required to be presented to the Planning Commission for approval before moving forward. 4. Lot consolidation has been recommended by staff. Documentation of this consolidation shall be provided at time of TND review. Staff and the neighborhood alike see the benefit of this type of project and would like to see it become a successful part of the 6 th Street Corridor. This will require the students and architectural staff at KU to consider the desires and vision of the neighborhood when designing a space that is creative, economically viable, and cohesive with the surrounding development patterns. This project will be most successful when the neighborhood and the project team and the entrepreneurs it supports work toward a common vision. Public Works Comments: A) Items that require plan revision or additional documentation before engineering can recommend approval: 1) None. B) Items that are conditions of approval (stipulations): 1) A final development plan will need to be approved by UG staff and the TND board. Final plans require construction level drawings and final engineering design in accordance with UG standards and criteria. 2) Provide documentation regarding the proposed two lot consolidation into one lot, prior to final plan approval. #3154 December 11, 2017 5
3) Construction plans shall meet UG standards and criteria, and shall be reviewed and approved by UG prior to construction permit acquisition. C) Comments that are not critical to engineering s recommendations for this specific submittal, but may be helpful in preparing future documents: 1) The change of zone is a preliminary development plan. A final development plan will need to be approved by UG staff and the TND board. Final plans require construction level drawings and final engineering design in accordance with UG standards and criteria. Further discussion with staff may be needed. STAFF RECOMMENDATION Staff recommends that the City Planning Commission concur with the findings contained within the staff report related to Factors to be Considered and Key Issues and recommends APPROVAL of Petition #3154 subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Zoning Map Aerial Photo Street View Image Neighborhood meeting notes Overview of project Site plan and renderings REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Board of Commissioners Public Hearing December 11, 2017 January 11, 2018 Rezoning STAFF CONTACT: Jamie Hickey jhickey@wycokck.org MOTIONS I move the Kansas City, Kansas City Planning Commission RECOMMEND APPROVAL of Petition #3154 to the Unified Government Board of Commissioners as meeting all the requirements of the City code and being in the interest of the public health, safety and welfare subject to such modifications as are necessary to resolve to the satisfaction of City Staff all comments contained in the Staff Report; and the following additional requirements of the Kansas City, Kansas City Planning Commission: 1. ; 2. ; And 3.. #3154 December 11, 2017 6
OR I move the Kansas City, Kansas City Planning Commission RECOMMEND DENIAL of Petition #3154, to the Unified Government Board of Commissioners as it is not in compliance with the City Ordinances and as it will not promote the health, safety and welfare of the City of Kansas City, Kansas; and other such reasons that have been mentioned. #3154 December 11, 2017 7
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Image via Google Street View (August 2016) #3154 December 11, 2017 10
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